Fully Approved 19 Unit Apartment Project with on-grade Parking, 3 Residential Levels and an Expansive Roof Top Deck Building Permits PAID IN FULL Relocation Fees for the Remaining Tenants PAID IN FULL Fully Approved Architectural & Engineering Plans PAID IN FULL [Buyer to pay construction administration] List Price: $1,699,000
This brochure has been prepared to provide summary, unverified information to interested parties, and to establish only a preliminary level of interest in the subject development opportunity. The information contained in this brochure has been obtained from sources we believe to be reliable. However, Evanisko Realty & Investment, Inc. has not verified, and will not verify, any of the information contained herein, nor has Evanisko Realty & Investment, Inc. conducted any investigation regarding these matters and makes no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All interested parties must take appropriate measures to verify all of the information set forth herein. Please contact Evanisko Realty & Investment, Inc. for additional information and/or guidance pertaining to this opportunity. All offers and correspondence regarding this opportunity are to be directed to: David Melaugh: Melaugh@evaniskorealty.com Phone: (818) 985-9700 Fax: (818) 985-9703 Evanisko Realty & Investment, Inc. BRE 01383591
Page 6: Property Summary Page 7: Proforma Page 8: Site Plan Page 9: Parcel Map Page 10: West Elevation Page 11: See Through Sectional Page 12: Location Page 13: Sun Valley Boundary Map Page 14: Rent Comparable Page 15: Apartment Sale Comparable 1 Page 16: Apartment Sale Comparable 2 Page 17: Property Photos Page 18: Conceptual Renderings Page 19: Transactional Guidance Table of Contents
APN: 2404-019-047 Zoning: LAR3-1 Unit Mix: 1 Bedroom 664-764 Sq. Ft. / 2 Bedroom 933-985 Sq. Ft. (10) 1 Bed / 1 Bath (9) 2 Bed / 2 Bath Topography: Flat Utilities: On Site Entitlement: Fully Approved Plans. Demo and Building Permits Included in the Sale Construction Administration to be paid by buyer - $19,000 List Price: $1,699,000 Shovel Ready - 19 Unit Apartment Development Glenoaks will be delivered as shovel ready 19 unit apartment development located in the Sun Valley submarket of the San Fernando Valley. This opportunity provides a buyer the ability to immediately begin construction upon close of escrow and/or purchase with a construction loan. The four unit structure on site will be demolished in January 2018 tenant relocation fees have been paid in full. Building permits will be paid for and delivered with the sale (Approx. $180,000 value including city fees). The development consists of an on-grade parking structure with 27 Stalls, (10) 1 Bedroom / 1 Bathroom, (9) 2 Bedroom / 2 Bathroom units spread across three residential floors. There are no significant off-site improvements, flat topography and on-grade construction should make this a very cost effective build. Property Summary 6
Number of Units 19 Market Rate Units 19 Land Area Sq. Ft 15,276 Net Rentable Sq. Ft. 15,928 Gross Building Sq. Ft. 22,318 Ground Floor Parking 8,368 Net Buildable Sq. Ft. 30,686 USES Total $/Unit Land Costs $1,699,000 $89,421 LIST PRICE Hard Costs $2,678,160 $140,956 $120.00 Soft Costs $318,560 $16,766 $20.00 Demo/Construction Admin $100,000 Misc. City Fees $100,000 Ground Floor Parking $535,552 $28,187 $64.00 Total Development Costs $5,431,272 $285,856 SOURCES Debt $3,525,158 65.00% LTC Equity $1,898,162 25.00% Total Sources $5,423,320 Rental Income Average Unit Size 838 Avg Rent/psf $2.25 Average Rent $1,886 Gross Monthly $35,838 Gross Yearly $430,056 Effective Yearly Gross Income $408,553 Proforma Taxes $21,238 Insurance $10,043 Utilities $19,000 Repairs & Maintenance $9,500 Management $20,428 Reserve $4,750 Total Yearly Expenses $84,958 Expenses/Effective Gross 21% Untrended NOI $323,595 Untrended ROC 5.96% CAP RATE VALUATION $8,601,120 4.75 $8,171,064 5.00 $7,781,966 5.25 $7,428,240 5.50 $7,105,273 5.75 $6,809,220 6.00 $6,880,896 6.25 $6,616,246 6.50 $6,371,200 6.75 7
Site Plan 8
Subject Property Parcel Map 9
West Elevation 10
See Through Sectional 11
Location 12
Sun Valley Boundary Map 13
8601 Glenoaks Blvd Sun Valley, CA 91352 1 Bed / 1 Bath Rental Rate: $1,725 Unit Size: 750 Sq. Ft. 2 Bed / 1 Bath Rental Rate: $1,950 Unit Size: 850-925 Sq. Ft. Average Price Per Foot: $2.25 12050 Sheldon Street Sun Valley, CA 91352 2 Bed / 1 Bath Rental Rate: $1,599 Unit Size: 650 Sq. Ft. 3 Bed / 1 Bath Rental Rate: $1,799 Unit Size: 750 Sq. Ft. Average Price Per Foot: $2.43 10825 Nettleton Street Sun Valley, CA 91352 Studio / 1 Bath Rental Rate: $1,295 Unit Size: 500 Sq. Ft. 1 Bed / 1 Bath Rental Rate: $1,400 Unit Size: 600 Sq. Ft. Average Price Per Foot: $2.46 Rent Comparable 14
9635 Woodman Avenue Los Angeles, CA 91331 Number of Units: 18 Price Per Unit: $433,333 Cap Rate: 3.73 GRM: 18.75 Days on Market: 154 Year Built: 2008 Sale Price: $7,800,000 9429 Van Nuys Blvd. Panorama City, CA 91402 Number of Units: 40 Price Per Unit: $248,500 Cap Rate: 4.21 GRM: 14.64 Days on Market: 7 Year Built: 1990 Sale Price: $9,940,000 10209 Hillhaven Avenue Tujunga, CA 91042 Number of Units: 10 Price Per Unit: $416,000 Cap Rate: 4.16 GRM: 16.7 Days on Market: 93 Year Built: 2009 Sale Price: $4,160,000 Apartment Sale Comparable 1 15
3030 Montrose Avenue Glendale, CA 91214 Number of Units: 30 Price Per Unit: $272,368 Cap Rate: 3.3 GRM: 17 Days on Market: 72 Year Built: 1973 Sale Price: $10,350,000 14696 Rayen Street Panorama City, CA 91402 Number of Units: 27 Price Per Unit: 174,074 Cap Rate: 5.13 GRM: 11.54 Days on Market: 16 Year Built: 1964 Sale Price: $4,700,000 8751 Langdon Avenue North Hills, CA 91343 Number of Units: 36 Price Per Unit: $154,166 Cap Rate: 4.4 GRM: 12.9 Days on Market: 10 Year Built: 1964 Sale Price: $5,550,000 Apartment Sale Comparable 2 16
Property Photos 17
Conceptual Renderings 18
Evanisko Realty & Investment, Inc. has been retained on an exclusive basis by the owner to handle the marketing and disposition of this land asset. Title: North American Title Taline B. Escrow: Glenoaks Escrow Kristen Hartwick SUBMIT ALL PROPOSALS/INQUIRIES TO: David Melaugh Melaugh@evaniskorealty.com For additional information/guidance on this and other development opportunities contact: Evanisko Realty & Investment, Inc. (818) 985-9700. List Price: $1,699,000 ALL PROPOSALS WILL BE REVIEWED BY LANDOWNER AND BROKER AS RECEIVED. Transactional Guidance 19