prime mar vista house with four 2/1’s in rear - one vacant ... · prime mar vista house with four...

prime mar vista house with four 2/1’s in rear - one vacant unit

oron maherBroKer Director, [email protected]

the oron maher commercial Group, sperrycGa - Brc advisors // 9301 wilshire BlvD, suite 216, Beverly hills, ca 90210 // oronmaher.com

confiDentiality & Disclaimer



12757 matteson ave, los anGeles, ca 90066

confiDentiality & Disclaimer // 2

BRC Advisors operates a commercial real estate business and is an affiliate or franchisee (“Affiliate”) of BRC Advisors Global Affiliates, LLC (“SperryCGA”). BRC Advisors is independently owned and operated. BRC Advisors and the owner (“Owner”) of the property referenced herein (“Property”) present this Confidential Offering Memorandum (“Memorandum”) to assist the recipient(s) (“You” or “Your”) in evaluating the Property and it is intended solely for Your limited use in determining whether you desire to acquire the Property. This Memorandum contains brief, selected information pertaining to the Property and should not be considered all-inclusive or permanent. The information in this Memorandum has been obtained from sources believed to be reliable, but BRC Advisors and SperryCGA have not verified it and Owner, BRC Advisors and SperryCGA do not make any guaranty, warranty or representation, express or implied, as to the accuracy or completeness of this Memorandum or the information contained herein.

You should independently verify each item of information in this Memorandum and have the same reviewed by your tax or investment advisor and/or legal counsel. This Memorandum and any communications You may have with BRC Advisors, SperryCGA and/or Owner and their respective officers, brokers, agents or employees regarding this Memorandum or the Property does not in any way constitute any legal, investment or tax advice to You. All assumptions, projections, estimates and/or opinions in this Memorandum are provided as examples only and all information is subject to change, error, omissions and/or withdrawal without notice. Any references in the Memorandum to area, height, acreage, building or premises size or square footage are approximations only and should be independently verified by You. Any references in the Memorandum to any lease or tenant information, including without limitation the premises, rental rates, rent escalations, common area expenses, percentage rents and lease maturities should be independently verified by You. You should conduct your own investigations and due diligence of the Property, including without limitation environmental and physical condition inspections and reach your own conclusions regarding the suitability of the Property for investment.

BRC Advisors, SperryCGA and Owner assume no responsibility for the accuracy or completeness of any information in this Memorandum. BRC Advisors and Owner expressly disclaim any implied or expressed warranties of merchantability, fitness for a particular purpose or non-infringement of intellectual property relating to this Memorandum. In no event shall BRC Advisors, SperryCGA or Owner be liable for any damages resulting from the reliance on or use of any information in this Memorandum, including but not limited to direct, special, indirect, consequential or incidental damages.

By accepting receipt of this Memorandum, You agree to the following: (a) This Memorandum is of a highly confidential nature, will be held in the strictest confidence and shall be returned to BRC Advisors upon request; (b) You shall not contact any property manager, contractor, employee or tenant of the Property regarding the Property or this Memorandum, without prior approval of BRC Advisors or Owner; and (c) You understand and agree that BRC Advisors represents Owner and not You and (iv) this Memorandum and this information contained therein shall not be used by You in any way that is detrimental to Owner, BRC Advisors or SperryCGA. Neither BRC Advisors, SperryCGA nor Owner shall have any obligation to pay any commission, finder’s fee, or any other compensation to any broker or other person. You may provide information to persons retained by You to evaluate the Property only after first obtaininga signed confidentiality agreement from such persons and providing a copy of such agreement to BRC Advisors.

The Owner expressly reserves the right, at its sole and absolute discretion, to reject any or all expressions of interest or offers to Purchase or Lease the Property, and/or to terminate discussion ith You or any other person or entity at any time with or without notice which may arise as a result of review of the Memorandum. The Owner shall have no legal commitment or obligation to You or any person or entity reviewing this Memorandum or making an offer to purchase, lease, or finance the Property unless and until written agreement(s) for the purchase or finance of the Property that are satisfactory to Owner in its sole and absolute discretion have been fully executed, delivered and approved by the Owner and any conditions to the Owner’s obligations therein ave been satisfied or waived.

taBle of contents




taBle of contents // 3

property informationExecutive SummaryProperty DescriptionProperty DetailsComplete HighlightsAdditional Photos

56789

location informationRegional MapLocation MapsAerial Map

131415

financial analysisFinancial SummaryIncome & ExpensesRent Roll

171819

sales comparaBlesSale CompsSale Comps SummarySale Comps Map

212425

rent comparaBlesRent CompsRent SummaryRent Comps Map

272930

DemoGraphicsDemographic ReportsDemographics Map

3132

section 1 property infoformation




section 1 // 4

executive summary




section 1 // 5

property overview

Perfect for an owner-user or investor, with over 32% upside in rents, 12757 Matteson Ave consists of two buildings with five total units. In front is a 4-bed/2-bath house with tandem parking for 2 cars, accessed from Matteson Ave. The rear building features four 2-bed/1-bath units and four parking spaces, accessedfrom the alley. Two units in the rear building will be delivered vacant at the close of escrow, both of which have been immaculately remodeled. The two buildings are separated by a courtyard with a BBQ area and separate seating area. An owner can add a partition to the front house to create privacy from the backunits. Many units have updates but there is opportunity to rehab the front house or add a second story to add tremendous upside in rents.

The property is zoned R3, so a second story can maybe potentially be added to the front house per zoning (seller makes no warranty).

property summarysale price:number of units:cap rate (current):cap rate (pro forma):noi (current):noi (pro forma):lot size:Building size:year Built:Zoning:market:sub market:cross streets:

$2,650,0005

4.10%6.67%

$108,549$176,627

+/-7,101 SF+/-3,844 SF

1962LAR3

Los AngelesMar Vista

Matteson Ave & Wade St

property hiGhliGhts• Five total units, two buildings

• One unit delivered vacant at COE, which has been immaculately remodeled

• Located in the heart of Mar Vista, just east of Venice Beach

• Close to the trendy shopping and restaurants of Venice Blvd, Abbot Kinney, Venice Beach, and Silicon Beach

• Opportunity to rehab, add-on, and add additional income/value

• Perfect for owner-user or investor

• Detached 4BD 2BA Single Family Residence with private yard perfect for owner user

• Approximately 32% upside in rents

property Description




section 1 // 6

location Description

12757 Matteson is well located near the creative and tech hubs of Venice and Playa Vista, Venice Beach, Abbot Kinney, LAX, and the 405 freeway.

The subject property is close to “Silicon Beach” -- one of the top three tech hubs in the world -- which houses the headquarters of Snapchat, Google, Apple (coming soon), YouTube, Yahoo!, Salesforce, AOL, Electronic Arts, and Hulu, to name a few.

Also nearby is Abbot Kinney, one of the trendiest retail corridors in LA featuring high-end shopping (Burro, Warby Parker, Aesop, Bazar, Gant ) and popular restaurants (Gjelina, The Tasting Table, The Brig, Hal’s Bar & Grill, Salt & Straw), galleries (De Soto Gallery, G2 Gallery, Hamilton Press Gallery) and more.

World famous Venice Beach is directly down the road to the west. A popular destination for locals and tourists, the subject property’s location is sure to be attractive to potential renters and in high demand.

Popular Venice Beach locales include the boardwalk, Muscle Beach, handball courts, basketball courts, paddle tennis courts, Skate Dancing plaza, beach volleyball courts, and the bike path.

12757 Matteson Ave is situated in the heart of the Mar Vista “micro-hood” on Venice Blvd. The “micro-hood” features plenty of window shopping, eateries, and the weekly Mar Vista Farmers Market.

Joining neighborhood staples like Sam Johnson’s bookshop, Mitsuwa Market, and Bowlero Mar Vista arenew popular restaurants (The Mar Vista, Status Kuo, Earl’s Gourmet Grub, Venice Grind Coffee) and newretail shops (Surfing Cowboys, Bikerowave, Vintage) putting the subject property in the perfect locationfor L.A.’s next hot neighborhood.

ZoninGLAR3

property Details




section 1 // 7

property aDDress:

property type:

apn:

lot siZe:

BuilDinG siZe:

ZoninG:

parKinG spaces:

year Built:

numBer of units:

12757 Matteson AveLos Angeles, CA 90066

Multifamily

4236-017-021

+/-7,101 SF

+/-3,844 SF

LAR3

6

1962

5

complete hiGhliGhts




section 1 // 8

property hiGhliGhts

• Five total units, two buildings

• One unit delivered vacant at COE, which has been immaculately remodeled

• Located in the heart of Mar Vista, just east of Venice Beach

• Close to the trendy shopping and restaurants of Venice Blvd, Abbot Kinney, Venice Beach, and Silicon Beach

• Opportunity to rehab, add-on, and add additional income/value

• Perfect for owner-user or investor

• Detached 4BD 2BA Single Family Residence with private yard perfect for owner user

• Approximately 32% upside in rents

photos of house




section 1 // 9

The 4-bed/2-bath 1,028+ SQ FT front house offers many possibilitiesfor an owner-user or investor. The unit currently rents for$3,656 but has a pro forma potential of $6,500/month.The R3 zoning potentially allows for a second story and additional square footage, or conversion to new multi-family 4-Plex in the front.

House could be easily partitioned from the rear units by adding a hedge and/or fencing to create private rear yard/patio behind the house, enjoying both privacy and income from the rear units. Front house has all parking & entry from Matteson Ave, rear 4-Plex has all parking & entry from the alley.

photos of remoDeleD unit




section 1 // 10

• Newly leased unit in rear building

• Immaculately remodeled

• Lease rate: $2,875

upper unit photos




section 1 // 11

section 2 location infoformation




section 2 // 12

reGional map




section 2 // 13

location maps




section 2 // 14

aerial map




section 2 // 15

section 3 financial analysis




section 3 // 16

financial summary




section 3 // 17

investment overview

Price

Price Per Unit

GRM

CAP Rate

Cash-on-Cash Return (yr 1)

Total Return (yr 1)

pro forma

operatinG Data

Gross Annual Scheduled Income

Gross Annual Income

Operating Expenses

Net Operating Income

pro forma

$2,650,000

$530,000

12.20

6.67%

6.67%

$176,624

$217,200

$217,200

$40,576

$176,624

current

current

$2,650,000

$530,000

17.77

4.10%

4.10%

$108,549

$149,125

$149,125

$40,576

$108,549

income & expenses




section 3 // 18

income summary current monthlypro forma

$149,125 $217,200 $18,100

monthly

$12,427GROSS INCOME

*This information has been obtained from sources we believe to be reliable. While Sperry Commercial Global Affiliates – BRC Advisors does not doubt its accuracy, we make no representations or warranties, expressed or implied about it. It is your responsibility to independently confirm its accuracy and completeness.

per sf/year

$38.79

per sf/year

$56.50

expense summary current monthlypro forma

$32,480

monthly

$2,706TAXES

per sf/year

$8.45

per sf/year

$1,598 $133INSURANCE $0.42

$3,172 $264WATER $0.83

$914 $76GAS $0.24

$1,440 $120GARDENER $0.37

$972 $81TRASH $0.25

$40,576 $40,576 $3,381$3,381GROSS EXPENSES $10.56 $10.56

$108,549 $176,624 $14,719$9,260NET OPERATING INCOME $28.91 $45.95

$32,480 $2,706 $8.45

$1,598 $133 $0.42

$3,172 $264 $0.83

$914 $76 $0.24

$1,440 $120 $0.37

$972 $81 $0.25

rent roll




section 3 // 19

unitnumBer

unitBeD

marKetrent

monthlyrent

4

2

2

2

2

$3,656

$2,875

$1,547.98

$0

$1,448.07

$6,500

$2,900

$2,900

$2,900

totals/averaGes $9,527.95 $18,100

$2,900

unitBath

2

1

1

1

1

HOUSE

4

3

2

1

* This unit is currently vacant and has been immaculately remodeled. Pro forma rent for this unit is $2,900.


unit siZe (sf)

1,028

704

704

704

704

3,8446125

*

section 4 sales comparaBles




section 4 // 20

sale comps




section 4 // 21

suBject property

12757 Matteson Ave | Los Angeles, CA 90066

Sale Price:

Year Built:

Building SF:

Price PSF:

Number Units:

Price / Unit:

GRM:

Cap:

NOI:

$2,800,000

1962

+/-3,844

$728.41

5

$560,000

18.46

3.88%

$108,549


3792 Ashwood Ave | Los Angeles, CA 90066

Sale Price:

Year Built:

Building SF:

Price PSF:

Number Units:

Price / Unit:

Cap:

Closed:

$1,465,000

1949

2,499

$586.23

7

$209,285

3.5%

09/22/2016

1

3745 S Centinela Ave | Los Angeles, CA 90066

Sale Price:

Year Built:

Building SF:

Price PSF:

Number Units:

Price / Unit:

Cap:

Closed:

$1,763,000

1959

4,554

$387.13

5

$352,600

3.46%

08/15/2017

23605 Beethoven St | Los Angeles, CA 90066

Sale Price:

Year Built:

Building SF:

Price PSF:

Number Units:

Price / Unit:

Cap:

Closed:

$1,915,000

1985

3,267

$586.16

4

$478,750

3.3%

06/13/2017

3

sale comps




section 4 // 22


11825 Culver Blvd | Los Angeles, CA 90066

Sale Price:

Year Built:

Building SF:

Price PSF:

Number Units:

Price / Unit:

Cap:

Closed:

$1,490,000

1953

1,828

$815.10

3

$496,666

5.05%

08/24/2017

6

12734 Caswell Ave | Los Angeles, CA 90066

Sale Price:

Year Built:

Building SF:

Price PSF:

Number Units:

Price / Unit:

GRM:

Closed:

$2,450,000

1962

6,771

$361.84

9

$272,222

16

01/03/2017

4

3794 Meier St | Los Angeles, CA 90066

Sale Price:

Year Built:

Building SF:

Price PSF:

Number Units:

Price / Unit:

GRM:

Closed:

$1,005,000

1948

1,064

$944.55

2

$502,500

18

08/05/2016

7

4041 Wade St | Los Angeles, CA 90066

Sale Price:

Year Built:

Building SF:

Price PSF:

Number Units:

Price / Unit:

Cap:

Closed:

$3,085,000

1938

7,170

$430.26

5

$617,000

2.08%

07/17/2016

5

sale comps




section 4 // 23


3837 Beethoven St | Los Angeles, CA 90066

Sale Price:

Year Built:

Building SF:

Price PSF:

Number Units:

Price / Unit:

Closed:

$1,075,200

1962

1,296

$829.63

3

$358,400

04/13/2016

8

sale comps summary




section 4 // 24


suBject property


price BlDG sf cap # of units

sale comps price BlDG sf cap # of units close

1 3792 Ashwood Ave | Los Angeles, CA 90066 $1,465,000

$2,800,000 +/-3,844

2,499

$728.41

price/sf

price/sf

$586.23

3.88% 5

09/22/2016

2 3745 S Centinela Ave | Los Angeles, CA 90066 $1,763,000 4,554 $387.13 08/15/2017

3 3605 Beethoven St | Los Angeles, CA 90066 $1,915,000 3,267 $586.16 06/13/2017

4 12734 Caswell Ave | Los Angeles, CA 90066 $2,450,000 6,771 $361.84 01/03/2017

5 4041 Wade St Ave | Los Angeles, CA 90066 $3,085,000 7,170 $430.26 07/17/2016

6 11825 Culver Blvd | Los Angeles, CA 90066 $1,490,000 1,828 $815.10 08/24/2017

7 3794 Meier St | Los Angeles, CA 90066 $1,005,000 1,064 $944.55 08/05/2016

8 3837 Beethoven St | Los Angeles, CA 90066 $1,075,200 1,296 $829.63 04/13/2016

Grm

18.78$560,000

price/unit

price/unit

$209,285

$352,600

$478,750

$272,222

$617,000

$496,666

$502,500

$358,400

3.5%

3.46%

3.3%

2.08%

5.05%

16.8

23.93

14.87

7

Grm

5

4

9

5

3

2

3

totals/averaGes $1,781,025 3,556 $500.85 $374,952 3.48% 18.06 4.75

18.25

18.6

16

18

sale comps map




section 4 // 25


3792 ashwood aveLos Angeles, CA 90066

12734 caswell aveLos Angeles, CA 90066

3794 meier stLos Angeles, CA 90066

3745 s centinela aveLos Angeles, CA 90066

4041 wade stLos Angeles, CA 90066

3837 Beethoven stLos Angeles, CA 90066

3605 Beethoven stLos Angeles, CA 90066

11825 culver BlvdLos Angeles, CA 900663

2

1

6

5

4

8

7

suBject property


section 5 rent comparaBles




section 5 // 26

sale comps summary

prIme ceNTury cITy 9 uNIT BuIlDING WITH 8 DelIVereD VacaNT

The oron maher commercial Group, sperrycGa - Brc advisors // 9301 WIlsHIre BlVD, suITe 216, BeVerly HIlls, ca 90210 // oroNmaHer.com

prIme ceNTury cITy 9 uNIT BuIlDING WITH 8 DelIVereD VacaNT

secTIoN 4 // 22


rent comps




section 5 // 27

suBject property


# Units:

Building Size SF:

Lot Size SF:

Year Built:

Avg. Rent:

Avg Size SF:

Avg. Rent/SF:

5

+/-3,488

+/-7,101

1962

$2,071

768

$2.70

4040 Grand View Blvd | Los Angeles, CA 90066

Lease Rate:

# Beds:

# Baths:

Rent/SF:

$2,950

2

1.5

$3.47

1

12506 Pacific Ave | Los Angeles, CA 90066

Lease Rate:

# Beds:

# Baths:

$2,995

2

2

2Beethoven St at Matteson Ave | Los Angeles, CA 90066

Lease Rate:

# Beds:

# Baths:

Rent/SF:

$3,395

2

1

$3.23

3

unit type

4 br / 2 ba

2 br / 1 ba

# units

1

4

executive summary

prime century city 9 unit BuilDinG with 8 DelivereD vacant



section 1 // 5

sale comps




section 4 // 19


rent comps




section 5 // 28

Lamanda St at Inglewood Blvd | Los Angeles, CA 90066

Lease Rate:

# Beds:

# Baths:

Rent/SF:

$2,895

2

1

$2.63

4

executive summary




section 1 // 5

sale comps




section 4 // 19


rent summary




section 5 // 29

suBject property


unitBeD

unitBath

rent comps

1 3792 Ashwood Ave | Los Angeles, CA 90066 2

12 6

1.5

2 3745 S Centinela Ave | Los Angeles, CA 90066 2 2

3 3605 Beethoven St | Los Angeles, CA 90066 2 1

4 12734 Caswell Ave | Los Angeles, CA 90066 2 1

totals/averaGes 8 5.5

rent

unitBeD

unitBath rent

$2,950

$2,995

$3,395

$2,895

$3,059

rent/sf

rent/sf

$3.47

$3.23

$2.63

$2.70

$3.11

rent comps map




section 5 // 30

suBject property


4040 Grand view BlvdLos Angeles, CA 90066

lamanda st at inglewood BlvdLos Angeles, CA 9066

1

4

12506 pacific aveLos Angeles, CA 900662 Beethoven st at matteson ave

Los Angeles, CA 900663

section 6 DemoGraphics




section 6 // 31

DemoGraphics report




section 6 // 32

0.25 miles

Total Households

0.5 miles 1 mile

Total Persons per Household

Average House Value

Average Household Income

2,021

2.1

$60,366

5,339

2.2

$76,265

16,961

2.2

$92,959

$778,047$774,043

0.25 miles

Total Population

0.5 miles 1 mile

Median Age

Median Age (Femaile)

Median Age (Male)

4,251

34.1

36.0

11,506

35.7

35.8

36,815

38.0

37.8

38.536.133.0

$792,571

DemoGraphics map




section 6 // 33

*Demographic data derived from 2010 U.S. Census

0.25 miles 0.5 miles 1 mile

Total Population

Median Age

Median Age (Femaile)

Median Age (Male)

4,251

34.1

36.0

11,506

35.7

35.8

36,815

38.0

37.8

38.536.133.0

Population Density 11,71914,65021,650

Total Households

Total Persons per Household

Average House Value

Average Household Income

2,021

2.1

$60,366

5,339

2.2

$76,265

16,961

2.2

$92,959

$778,047$774,043$792,571

prime mar vista house with four 2/1’s in rear - one vacant ... · prime mar vista house with four...

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