OFFERING MEMORANDUM Infill Redevelopment Site Los Altos, CA 4896 EL CAMINO REAL LOS ALTOS, CA
NON-ENDORSEMENT & DISCLAIMER NOTICE NON-ENDORSEMENTS Marcus & Millichap is not affiliated with, sponsored by, or endorsed by any commercial tenant or lessee identified in this marketing package. The presence of any corporation s logo or name is not intended to indicate or imply affiliation with, or sponsorship or endorsement by, said corporation of Marcus & Millichap, its affiliates or subsidiaries, or any agent, product, service, or commercial listing of Marcus & Millichap, and is solely included for the purpose of providing tenant lessee information about this listing to prospective customers. ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONSULT YOUR MARCUS & MILLICHAP AGENT FOR MORE DETAILS. DISCLAIMER THIS IS A BROKER PRICE OPINION OR COMPARATIVE MARKET ANALYSIS OF VALUE AND SHOULD NOT BE CONSIDERED AN APPRAISAL. This information has been secured from sources we believe to be reliable, but we make no representations or warranties, express or implied, as to the accuracy of the information. References to square footage or age are approximate. Buyer must verify the information and bears all risk for any inaccuracies. Marcus & Millichap is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. 2017 Marcus & Millichap. All rights reserved. ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONSULT YOUR MARCUS & MILLICHAP AGENT FOR MORE DETAILS. KIRK TRAMMELL Senior Managing Director Investments Palo Alto Office Cell: 650.450.0920 // Office: 650.391.1809 kirk.trammell@marcusmillichap.com License: CA 01038657 DAVID CUTLER Senior Associate Palo Alto Office Cell: 650.269.5637 // Office: 650.391.1753 david.cutler@marcusmillichap.com License: CA 01514751 JOSHUA JOHNSON Senior Associate Palo Alto Office Cell: 650.208.5282 // Office: 650.391.1784 joshua.johnson@marcusmillichap.com License: CA 01930127
OFFERING SUMMARY INFILL REDEVELOPMENT SITE 4 8 9 6 E L C A M I N O R E A L L O S A L T O S, C A ASKING PRICE OPEN BID ZONING COMMERCIAL THOROUGHFARE GENERAL PLAN THOROUGHFARE COMMERCIAL LAND AREA 36,600 SF 4896 EL CAMINO REAL The lease with Jack in the Box runs through April 2023 at a rental rate of $93,000 per year. The single-family residence is leased on a month-to month basis at a rental rate of $3,300 per month. 3 4896 EL CAMINO REAL // MARKET & PROPERTY ANALYSIS
SUBJECT PROPERTY 4896 EL CAMINO REAL // MARKET & PROPERTY ANALYSIS 4
INVESTMENT OVERVIEW Marcus & Millichap has been selected to exclusively market for sale 4896 El Camino Real, Los Altos, a 36,600-square-foot commercial parcel located in the heart of Silicon Valley. 4896 El Camino Real is a 36,600-square-foot commercial site located at the southwest corner of El Camino Real and Jordan Avenue in Los Altos, California. The property is improved with a fast food restaurant that is leased to Jack in the Box and a single-family residence. The zoning and general plan for the site allow for a wide range of potential uses, including retail, office, residential, personal services, and lodging. The property is currently underutilized and has the potential to be redeveloped with a more intense mixed-use project. The site is located near the border of Mountain View and Palo Alto in an area that is currently undergoing dramatic growth, with many large commercial and residential projects being developed on surrounding properties. The El Camino Real corridor has seen extensive construction during the past several years and the trend is expected to continue. There are more than 2,100 residential units and 1.1 million square feet of new commercial space in the planning stages or under construction near the subject property. This includes a 21-unit residential condominium project adjacent to the subject and a proposed 35-unit residential condominium development two parcels to the west. POPULATION OF 145,000 The site has excellent visibility from more than 42,000 vehicles per day WITHIN 3-MILES along El Camino Real, the major retail thoroughfare for the area. The area has become a major retail destination because of its many national tenants, including Target, Walmart, Safeway, Whole Foods, Kohl s, 24 Hour Fitness, and Trader Joe s. The site also benefits from convenient public transportation, as it is near a VTA bus stop and less than one mile from the CalTrain San Antonio Station. 4896 El Camino Real is located in area with excellent income demographics, with an average household income of $185,000 and population of 145,000 within a three-mile radius. More impressive is the daytime (working) population of 213,000 within a five-mile radius. This number is high because of the site s proximity to major Silicon Valley employers such as Google, LinkedIn, Symantec, Microsoft, HP Enterprise, VMWare, Palo Alto Medical Foundation, Synopsis, El Camino Hospital, and Samsung. This asset offers buyers an opportunity to acquire an infill redevelopment site in one of the most desirable residential locations in Silicon Valley. According to the Santa Clara County Association of Realtors, the median home price in Los Altos was $3.40 million at the end of the first quarter 2018. This represents a 19.8% percent increase over the median price of $2.84 million at the end of the same period one year ago. With strong demand for new housing in the area, it is expected that home values will continue to increase in the near future. 5 4896 EL CAMINO REAL // MARKET & PROPERTY ANALYSIS
INVESTMENT HIGHLIGHTS 4896 EL CAMINO REAL INFILL REDEVELOPMENT SITE GENERAL PLAN DESIGNATION THOROUGHFARE COMMERCIAL General plan land use designation of Thoroughfare Commercial allows for retail, office, residential, personal services, and lodging uses. DYNAMIC NEIGHBORHOOD With more than 1,900 residential units and 1,100,000 square feet of new commercial space in the planning stages or under construction. TRANSIT-FRIENDLY PROPERTY Located near a VTA bus stop and less than one mile from the Caltrain San Antonio station. AFFLUENT LOCATION Los Altos has a median household income of $192,067 and a median home price of $3.4 million, making it one of the most affluent cities in the San Francisco Bay Area. MAJOR RETAIL NODE IN LOS ALTOS Major retailers in the area include Target, Walmart, Safeway, Whole Foods, Kohl s, 24 Hour Fitness, and Trader Joe s. CLOSE PROXIMITY TO MAJOR SILICON VALLEY EMPLOYERS Google, LinkedIn, Symantec, Microsoft, HP Enterprise, VMWare, Palo Alto Medical Foundation, Synopsis, El Camino Hospital, and Samsung 4896 EL CAMINO REAL // MARKET & PROPERTY ANALYSIS 6
SUMMARY OF TERMS Interest Offered Fee simple interest in 4896 El Camino Real, a 36,000-square-foot commercial site located in Los Altos, California. Terms of the Sale 4896 El Camino Real is being offered on an open bid basis, all cash to seller, free and clear of existing debt. Property Tours Prospective purchasers are encouraged to visit the subject property prior to submitting offers. However, all property tours must be arranged with the listing agents. Please do not contact the tenants, property management, or staff without prior approval. 7 4896 EL CAMINO REAL // MARKET & PROPERTY ANALYSIS
SUBJECT PROPERTY 4896 EL CAMINO REAL El Camino Real San Antonio Rd 4896 EL CAMINO REAL // MARKET & PROPERTY ANALYSIS 8
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NEARBY DEVELOPMENT PROJECTS 8 7 5 4 6 3 2 1 9 18 13 12 10 19 11 14 15 16 17 1 San Antonio Center, Phase I 2 San Antonio Center, Phase II 3 400 San Antonio Road 4 Domus on the Boulevard 5 2645 & 2655 Fayette Drive 6 2580 & 2590 California Street 7 2700 West El Camino Real 8 4329 El Camino Real 9 4750 El Camino Real 10 2300 West El Camino Real 11 2268 West El Camino Real 12 394 Ortega Avenue 13 2296 Mora Drive 14 Verve Mountain View 15 1701 West El Camino Real 16 Montrose Apartments 17 1696-1758 Villa Street 4856 El Camino Real 18 19 4880 El Camino Real 13 4896 EL CAMINO REAL // MARKET & PROPERTY ANALYSIS
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San Antonio Center Phase I (completed) San Antonio Center Phase II (under construction) 400 San Antonio Road (under construction) Domus on the Boulevard (completed) 1 2 3 4 The first phase of this redevelopment project by Merlone Geier Partners includes 330 multi-family units and 91,200 square feet of retail space on a 16-acre site at the northeast corner of San Antonio Road and El Camino Real. This phase of the project was completed in 2014. The second phase of this redevelopment project by Merlone Geier Partners is currently under construction. When finished, the property will have 360,909 square feet of office space, 107,835 square feet of retail/commercial space, a 1,410-seat theater, and a 167-room hotel. The second phase of development will total approximately 1,080,800 square feet and will be situated on a 9-9-acre site to the north of Phase I. Prometheus has received approval to develop 583 multi-family units and 11,171 square feet of ground floor retail on this 5.7-acre site. The project will replace seven older commercial buildings and a small multi-family property. When complete, the property will consist of two five-story buildings and one seven-story building with underground parking. Summerhill Housing Group developed this 193-unit multi-family property on the site of the former San Antonio Inn. The property, located at 2650 West El Camino Real, is comprised of two four-story buildings over subterranean parking. Construction was completed in 2015. 2645 & 2655 Fayette Drive (proposed) 5 The DeNardi Group has proposed development of a 24-unit condominium project on this 0.65-acre site just off San Antonio Road on Fayette Drive. This residential community will replace a commercial building and six low-density multi-family units currently on the property. The site backs up to the Domus on the Boulevard project. The city council approved the project in 2016, but construction has not yet commenced. 2580 & 2590 California Street (proposed) 6 Greystar has proposed construction of 642 multi-family units and 16,000 square feet of ground floor commercial space on this 8.63-acre site. The property is currently developed with an office building and strip retail center, which will be demolished to make way for the proposed development. The city council is currently reviewing the proposal. 15 4896 EL CAMINO REAL // MARKET & PROPERTY ANALYSIS
2700 West El Camino Real (proposed) 4329 El Camino Real (completed) 4750 El Camino Real (completed) 2300 West El Camino Real (proposed) 2268 West El Camino Real (under construction) 394 Ortega Avenue (under construction) 7 8 9 10 11 12 Summerhill Housing Group recently received approval for a proposed mixed-use project that will include 211 multifamily units and 2,000 square feet of ground floor retail on a 2.2-acre site. This property is currently improved with a motel and vacant restaurant building. Construction is expected to commence by the end of 2017. The 3.63-acre site of the former Palo Alto Bowl was redeveloped with a 138 room Homewood Suites Hotel and 26 single-family residences by Barry Swenson. One of the first redevelopment projects to be completed following the recession, this property was completed in 2014. Sares Regis and Lennar Homes created a joint venture to develop 167 multi-family units, 38 attached single-family residences, and 17,000 square feet of retail on this 5-acre site. The property was previously developed with a restaurant and Los Altos Garden Supply. The single-family residences were completed in 2014 and sold, while the multi-family property was completed in 2015 and recently sold to Stanford University for use as faculty housing. A new 157-room hotel has been proposed for this 0.97-acre site that is currently improved with a 71-room motel. The hotel property will be four stories with one level of underground parking. The city approved the development in June 2017 and is now reviewing the building plans in order to issue permits. Lennar Multi-Family Communities plans to construct a 204-unit multi-family residential property on the site of the former Olive Tree Shopping Center. The project will include a single four-story building with underground parking situated on a 2.6-acre site. The city approved the development in early 2017 and building plans are currently being reviewed. Anton Development Partners received approval to build a 144-unit multi-family property on this 1.62-acre site. The four-story property will include two levels of underground parking. The city is currently reviewing the building plans and construction is anticipated to commence later this year. 4896 EL CAMINO REAL // MARKET & PROPERTY ANALYSIS 16
2296 Mora Drive (proposed) 13 Lennar Homes has proposed development of 75 attached single-family residences on a 5.13-acre site. The property is currently improved with 15 industrial buildings, which will be demolished to make way for the new residential property. The city has approved the project and is currently reviewing building permits for the development. Verve Mountain View (completed) 14 United Dominion Realty built a 160-unit multi-family property on this 2.85 acre site that was formerly a motel. The four-story project includes 4,000 square feet of ground floor retail space and was completed in 2016. 1701 West El Camino Real (under construction) 15 Palo Alto Housing is building a 67-unit affordable housing development on this 0.49-acre vacant site. The development is a partnership with the city of Mountain View and will consist of all studio units. It was approved in late 2016 and construction commenced in early 2017. Montrose Apartments (completed) 16 Prometheus Real Estate Group constructed a 228-unit apartment property on the site of a former motel and appliance store. Technically two adjacent projects separate by a creek, the east site is 2.51 acres and has 162 units, while the west site is 0.99-acres and includes 66 units. The property was completed in late 2016. 1696-1758 Villa Street (proposed) 17 Prometheus plans to develop a 240-unit multi-family property on this 3.16-acre site. The property is currently developed with a small apartment property and three single-family residences. The developer recently submitted a formal development application to the city; this project is in the early planning stages. 4856 El Camino Real (proposed) 4880 El Camino Real (under construction) 18 19 A local developer purchased this 0.72-acre site and plans to build 35 for-sale residential condominiums. The property is currently developed with two commercial buildings. The five-story building is proposed to include five below market rate units. The city of Los Altos is still reviewing the proposed development. Formerly a Chinese restaurant, this 0.45-acre site was purchased for redevelopment with a 21-unit for-sale residential condominium project. The five-story building will include three below market rate units. Construction is underway on the site and is expected to be completed in 2018. 17 4896 EL CAMINO REAL // MARKET & PROPERTY ANALYSIS
LOS ALTOS CALIFORNIA SAN JOSE METRO POPULATION 2+ MILLION THE WORLD S MOST PROMINENT TECHNOLOGY HUB APPROXIMATELY 37 MILES SOUTH OF SAN FRANCISCO 4896 El Camino Real is located in the city of Los Altos, near the border of the cities of Palo Alto and Mountain View, in one of the most dynamic neighborhoods in Silicon Valley. The area has a dense residential population, with approximately 30,000 residents in Los Altos, 81,000 in Mountain View and 69,000 in Palo Alto. In addition, there is a significant amount of development occurring in the area and the population will increase as these new residential projects are completed over the next few years. As with most areas of Silicon Valley, growth has been constrained by the limited amount of vacant land available for development. In recent years, most growth has come through the redevelopment of underutilized sites to higher density residential projects. Located approximately 37 miles south of San Francisco, these three cities are in the heart of the Silicon Valley, an area that is unparalleled in innovation and business success. The immediate area is home to world class companies, including Google, Hewlett-Packard, Facebook, Apple, Cisco, Intel, Oracle, ebay, Netflix, Tesla Motors, LinkedIn, Yahoo, and many more. While technology plays the central role in the local economy, the area is not entirely dependent on the technology sector. The healthcare sector is a major employer, as is the educational sector. El Camino Hospital, Palo Alto Medical Foundation, Stanford Hospitals and Clinics, and the U.S. Department of Veterans Affairs all have major hospital facilities nearby. In addition, Stanford University is a major employer and contributes to the high profile and desirability of this community. This area has a well-educated population, with more than 70 percent of the workforce within a three-mile radius of the property having obtained a bachelor s degree or higher. The high educational attainment of the local population is reflected in the high income of residents. The median household income in the area is estimated at $126,237 and the per capita income is estimated at $77,006. This highly affluent community boasts an abundance of highly educated, politically aware, and culturally sophisticated residents who complement the innovative businesses in the surrounding region. Los Altos is easily accessible from other communities in Silicon Valley; Interstate 280, State Highway 85, and U.S. Highway 101 all provide access to the area. Interstate 280 runs along the south side of Los Altos, between San Francisco to the north and San Jose to the south, while State Highway 85 connects Los Altos with the communities of Cupertino, Saratoga, Campbell, and Los Gatos to the southeast. U.S. Highway 101 runs along the San Francisco Bay and provides access between San Francisco to the north and San Jose to the south. El Camino Real is the area s main retail and traffic artery, with daily traffic counts in excess of 42,000 vehicles. 4896 EL CAMINO REAL // MARKET & PROPERTY ANALYSIS 18
LOCATION HIGHLIGHTS 4896 EL CAMINO REAL L O S A L T O S, C A L I F O R N I A HIGHLY AFFLUENT AREA Average household income within 3-mile radius of site exceeds $184,575 (twice the national average) POSITIONED IN THE HEART OF SILICON VALLEY Home to numerous world class businesses STRATEGICALLY LOCATED Near several highly regarded public school districts STRONG DEMOGRAPHIC AREA Surrounded by dense residential populations of Los Altos, Mountain View and Palo Alto 19 4896 EL CAMINO REAL // MARKET & PROPERTY ANALYSIS
DEMOGRAPHICS // 4896 EL CAMINO REAL 412,075 Total Daytime Population Within 5-Mile 50.12% GENDER 49.88% $184,777 Average Household Income within 5-Mile Radius $125,066 Median Housing Income within 5-Mile Radius 4896 EL CAMINO REAL 116,006 Total Households in 5-Mile Radius 9.66% From 2010 4896 EL CAMINO REAL // MARKET & PROPERTY ANALYSIS 20
POPULATION 1 Mile 3 Miles 5 Miles 2022 Projection Total Population 32,620 147,063 297,562 2017 Estimate Total Population 32,062 144,548 292,003 2010 Census Total Population 29,568 132,599 269,270 2000 Census Total Population 27,360 126,237 256,028 Daytime Population 2017 Estimate 24,737 210,720 412,075 HOUSEHOLDS 1 Mile 3 Miles 5 Miles 2022 Projection Total Households 13,848 61,369 119,114 2017 Estimate Total Households 13,515 60,154 116,006 Average (Mean) Household Size 2.33 2.38 2.43 2010 Census Total Households 12,353 54,468 105,790 2000 Census Total Households 11,591 53,205 102,443 HOUSING UNITS 1 Mile 3 Miles 5 Miles 2017 Estimate $150,000 or More 11.45% 13.40% 12.84% $100,000 - $149,000 12.28% 11.07% 10.43% $75,000 - $99,999 9.55% 8.79% 8.82% $50,000 - $74,999 11.00% 9.78% 9.63% $35,000 - $49,999 6.89% 5.84% 6.14% Under $15,000 7.47% 5.47% 5.80% Average Household Income $158,399 $184,573 $184,777 Median Household Income $105,689 $125,792 $125,066 Per Capita Income $66,591 $53,205 $102,443 HOUSEHOLDS BY INCOME 1 Mile 3 Miles 5 Miles Total Average Household Retail $75,985 $77,579 $78,498 Expenditure Consumer Expenditure Top 10 Categories Housing $22,763 $23,348 $23,618 Shelter $15,260 $15,558 $15,730 Transportation $12,182 $12,564 $12,818 Food $7,974 $8,186 $8,301 Personal Insurance and Pensions $7,556 $8,028 $8,184 Health Care $4,426 $4,619 $4,702 Utilities $3,516 $3,607 $3,647 Entertainment $2,861 $3,009 $3,049 Cash Contributions $2,265 $2,264 $2,310 Apparel $1,913 $1,977 $2,000 POPULATION PROFILE 1 Mile 3 Miles 5 Miles Population By Age 2017 Estimate Total Population 29,839 146,170 294,614 Under 20 23.06% 22.76% 24.07% 20 to 34 Years 22.15% 21.59% 21.94% 35 to 39 Years 8.00% 7.31% 7.26% 40 to 49 Years 15.24% 14.93% 14.44% 50 to 64 Years 17.68% 18.89% 18.11% Age 65+ 13.87% 14.53% 14.18% Median Age 37.96 38.87 37.71 Population 25+ by Education Level 2017 Estimate Population Age 25+ 23,173 105,658 205,262 Elementary (0-8) 3.75% 2.07% 2.51% Some High School (9-11) 3.15% 2.55% 2.74% High School Graduate (12) 9.37% 8.58% 8.74% Some College (13-15) 10.97% 11.07% 11.10% Associate Degree Only 5.89% 4.74% 4.53% Bachelors Degree Only 26.88% 27.82% 28.81% Graduate Degree 38.97% 42.33% 40.69% 21
KIRK TRAMMELL Senior Managing Director Investments Palo Alto Office Cell: 650.450.0920 // Office: 650.391.1809 kirk.trammell@marcusmillichap.com License: CA 01038657 DAVID CUTLER Senior Associate Palo Alto Office Cell: 650.269.5637 // Office: 650.391.1753 david.cutler@marcusmillichap.com License: CA 01514751 JOSHUA JOHNSON Senior Associate Palo Alto Office Cell: 650.208.5282 // Office: 650.391.1784 joshua.johnson@marcusmillichap.com License: CA 01930127