realnex investment analysis software

FOR SALESHOPPING CENTER

215 W. ANAHEIM STREET, WILMINGTON

Price: $2,999,000

PETER PAIK, CCIM, CPMManaging Principal(213) [email protected]# 01080324, California

EMILY PARKInvestment [email protected]

PETER PAIK, CCIM, CPMManaging Principal(213) [email protected]# 01080324, California

EMILY PARKInvestment [email protected]

TABLE OF CONTENTS

Property Summary 3Investment Details 4

Property Description 5Property Photos 6

LEASE COMPS 7SALES COMPS 8Regional Map 10Location Map 11

Demographics 12Summary Lease Analysis 13

Lease Rent Roll 14Executive Summary 15

Pro Forma Summary 16Cash Flow Analysis 17

Annual Property Operating Data 18Investment Return Analysis 19

Financial Indicators 20

PROPERTY SUMMARYShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744

PETER PAIK, CCIM, CPM(213) [email protected]

Property SummaryAvailable SF: 1770Building Size: 7,070Lease Rate:Lot Size: 21,736 Sq. Ft.Price: $2,999,000Rentable SF: 7,070Type: Retail

Property Overview

Location OverviewThis retail project is located just north of Long Beach witheasy access from the 110 fwy.

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INVESTMENT DETAILSShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744

The calculations and data presented are deemed to be accurate, but not guaranteed. They are intended for the purpose ofillustrative projections and analysis. The information provided is not intended to replace or serve as substitute for any legal,accounting, investment, real estate, tax or other professional advice, consultation or service. The user of this software shouldconsult with a professional in the respective legal, accounting, tax or other professional area before making any decisions.

Analysis Analysis Date April 2021

Property Property Type Retail Property Shopping Center in Wilmington Address 215 West Anaheim Street City, State Los Angeles, CA 90744 Year Built 1952

Purchase Information Purchase Price $2,999,000 Tenants 5 Total Rentable Sq. Ft. 7,070 Lot Size 21,736 sf Resale Valuation 5.500% (capitalization of noi) Resale Expenses 4.500%

Income & Expense Gross Operating Income $212,910 Monthly GOI $17,742 Total Annual Expenses ($78,495) Monthly Expenses ($6,541)

Financial Information Initial Equity $1,408,293

Loans Type Debt Term Amort Rate Payment LO Costs Fixed $1,590,707 0 years 0 years 0.00% $0

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PROPERTY DESCRIPTIONShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744


CORNER LOT SHOPPING CENTER IN WILMINGTON, CA

This shopping strip center is located on a hard corner of Anaheim St and Fries Ave. The property is amidstseveral national franchises within a one mile radius including Little Caesar's Pizza, Wingstop, Tom's #1Burger, Bank of America, O'Reilly Auto Parts, Wellsfargo Bank, Tommy's Burger, Tutti Fruitti FrozenYogurt, T-Mobile, 99 Cents store,

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PROPERTY PHOTOSShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744

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LEASE COMPSShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744


Wilmington, CA 90744 - Torrance Submarket

2,146 SF Office/Medical Lease Signed Mar 2021 for $21.00 Triple Net (Starting)

1703 N Avalon Blvd - 1st Floor Direct

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Asking Rent: Start Date: Free Rent: Deal Type: Property Type:

Starting Rent: Term: Escalations: On Market: Building Area:

Effective Rent: Exp. Date: TI Allowance: Build-Out: Built/Renov:

Amenities:

Leasing Rep: Landlord:

Tenant Rep: Tenant SIC:

Lease Notes:

$25.80/NNN Apr 2021 New Lease Office Class C

$21.00/NNN 1 Year 1 Mo 2,146 SF

1958/

Coldwell Banker Commercial BLAIR WESTMAC - Patrick Michel, John Eddy Nabil & Beatriz El Sayad

ID# 186325781


600 SF Retail Lease Signed Nov 2020 for $24.00 Triple Net (Asking)

600-614 W Pacific Coast Hwy - 1st Floor Direct

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Lease Notes:

$24.00/NNN Nov 2020 New Lease Retail Class C

3 Years 8 Mos 10,440 SF

Partial Build… 1989/

Sperry Commercial - David Chen Yandan Wen

ID# 183743671

Position: In-Line Dock/Drive In: Parking Ratio: 3.35/1,000 SF


2,146 SF Office/Medical Lease Signed Mar 2020 for $25.80 Triple Net (Starting)

1703 N Avalon Blvd - 1st Floor Direct

3




Amenities:



Lease Notes:

$25.80/NNN Apr 2020 New Lease Office Class C

$25.80/NNN 3 Years 2 Mos 2,146 SF

Full Build-Out 1958/

Coldwell Banker Commercial BLAIR WESTMAC - Patrick Michel, John Eddy Nabil & Beatriz El Sayad

ID# 173445451

Lease Comparables

Copyrighted report licensed to EXP Realty Commercial - 514979.Page 1Page 1

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SALES COMPSShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744


1 339 W Anaheim St - Wells Fargo SOLD

Wilmington, CA 90744 Los Angeles County

D Symbol LlcRecorded Buyer: Recorded Seller: Wells Plaza Llc9 Ultima DrNewport Coast, CA 92657(310) 795-7177

True Buyer: Denis Denisov

339 W Anaheim StWilmington, CA 90744(562) 633-3787Ezzat WassefTrue Seller:

Sale Date:

– Research Status:

PrFrma Cap Rate:

Sale Price:

Actual Cap Rate:

$943.40$4,600,000 - Confirmed07/23/2019 (127 days on mkt) Bldg Type:

Zoning:Sale Conditions:

Year Built/Age:GLA:

-6.68%

Parcel No:Financing:

7416-031-038Down payment of $2,275,000 (49.5%); $2,325,000 from First Bank

Confirmed

RetailBankBuilt 2003 Age: 164,876 SF

LAC2Investment Triple Net

Land Area: 0.36 AC (15,682 SF)Price/SF:

4836843Comp ID:

2 523-527 W Anaheim St SOLD


-True Buyer: True Seller: Muneeb Bokhari11301 W Olypmic BlvdLos Angeles, CA 90064(310) 430-2308

Sale Date:


PrFrma Cap Rate:

Sale Price:--07/16/2019 (914 days on mkt) Bldg Type:

Zoning:

Year Built/Age:GLA:

-

Parcel No:Financing:

--

Research Complete

RetailStorefrontBuilt 1926 Age: 933,000 SF

LAC2Land Area: 0.09 AC (3,920 SF)

Price/SF:

4830592Comp ID:

3 600-614 W Pacific Coast Hwy SOLD


Samsung Properties LlcRecorded Buyer: Recorded Seller: Corinne Horvath Davidson Trust17870 Castleton StCity of Industry, CA 91748

True Buyer: Yandan Wen Corinne Horvath Davidson TrustTrue Seller:

-Recorded Buyer: Recorded Seller: Isabel Sonia Markovits Trust

17870 Castleton StCity of Industry, CA 91748

Yandan WenCorina Horvath

Peter Paik, CCIM213-923-0227 [email protected]

Copyrighted report licensed to EXP Realty Commercial - 514979.

4/23/2021

Page 1

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SALES COMPSShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744


Sale Date:


PrFrma Cap Rate:

Price/SF:

Sale Price:

Actual Cap Rate:

$405.17

$4,230,000 - Confirmed09/18/2019 (93 days on mkt) Bldg Type:

Zoning:

Sale Conditions:

Year Built/Age:

RBA:

-

5.71%

Parcel No:

Financing:

7420-001-028, 7420-001-029

Down payment of $4,230,000 (100.0%)

Confirmed

RetailBuilt 1989 Age: 30

10,440 SF

LAC2

Investment Triple Net

Comp ID: 4897287

Peter Paik, CCIM213-923-0227 [email protected]

Copyrighted report licensed to EXP Realty Commercial - 514979.

4/23/2021

Page 2

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REGIONAL MAPShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744

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LOCATION MAPShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744

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DEMOGRAPHICSShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744


Population 1 Mile 3 Miles 5 MilesMale 20,199 71,363 237,730Female 19,655 70,644 236,870Total Population 39,854 142,007 474,600

Age 1 Mile 3 Miles 5 MilesAges 0-14 10,186 31,013 95,438Ages 15-24 6,480 20,754 65,850Ages 55-64 3,236 14,483 52,745Ages 65+ 2,710 16,383 61,561

Race 1 Mile 3 Miles 5 MilesWhite 16,362 59,415 196,216Black 610 7,674 39,402Am In/AK Nat 125 298 916Hawaiian 98 707 2,793Hispanic 38,284 98,885 260,450Multi-Racial 44,830 115,988 316,456

Income 1 Mile 3 Miles 5 MilesMedian $37,294 $49,535 $52,724< $15,000 1,751 4,922 19,360$15,000-$24,999 1,409 4,509 18,197$25,000-$34,999 1,712 4,743 16,103$35,000-$49,999 1,703 5,782 19,875$50,000-$74,999 1,789 7,575 26,967$75,000-$99,999 811 5,352 19,147$10,0000-$149,999 788 5,561 20,776$150,000-$199,999 110 1,838 7,440> $200,000 82 1,162 5,414

Housing 1 Mile 3 Miles 5 MilesTotal Units 10,340 43,388 167,506Occupied 9,829 41,356 156,821Owner Occupied 3,197 21,689 73,453Renter Occupied 6,632 19,667 83,368Vacant 511 2,032 10,685

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SUMMARY LEASE ANALYSISShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744


Description Year 1 Year 2 Year 3 Year 4 Year 5Year Ending 03/2022 03/2023 03/2024 03/2025 03/2026 Potential Lease Revenue Base Rental Income $165,745 $168,643 $173,904 $179,699 $181,406 Lease-up Vacancy ($21,240) $0 $0 $0 $0 Rent Abatement $0 $0 $0 $0 $0 Turnover Vacancy $0 $0 $0 $0 $0 Expense Reimbursements $68,405 $80,065 $81,666 $83,300 $84,966

Potential Lease Costs Tenant Improvements $0 $0 $0 $0 $0 Lease Commissions $0 $0 $0 $0 $0

Net Lease Cash Flow $212,910 $248,708 $255,570 $262,998 $266,371

Additional Information Sq. Ft. Expires 0 0 0 1,770 1,770 Dollars Expires $0 $0 $0 $45,067 $45,067

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LEASE RENT ROLLShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744


Tenant Suite Size Start Expires $/RSF RentVacant 215 1,770 10/01/21 09/30/24 $24.00 $42,480Nicolas Transito, DDS (NNN Lease) 221 1,197 06/01/14 05/31/24 $15.11 $18,090Smoky Doky BBQ (NNN Lease) 223 1,000 09/16/16 08/31/24 $20.15 $20,147Liberty Mutual (NNN Lease) 225 998 06/01/14 04/30/24 $24.14 $24,095Speedy Cash (NNN Lease) 229 1,920 03/09/14 12/31/23 $31.74 $60,934

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EXECUTIVE SUMMARYShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744


Acquisition Costs Purchase Price, Points and Closing Costs $2,999,000 Investment - Cash $1,408,293 First Loan (Fixed) $1,590,707

Investment Information Purchase Price $2,999,000 Price per Sq. Ft. $424.19

Income, Expenses & Cash Flow Gross Scheduled Income $234,150 Total Vacancy and Credits ($21,240) Operating Expenses ($78,495)

Net Operating Income $134,415 Debt Service $0

Cash Flow Before Taxes $134,415

Financial Indicators Cash-on-Cash Return Before Taxes 9.54% Debt Coverage Ratio N/A Capitalization Rate 4.48% Gross Income / Square Feet $33.12 Gross Expenses / Square Feet ($11.10) Operating Expense Ratio 36.87%

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PRO FORMA SUMMARYShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744


Tenant Annual Scheduled Income Tenant Actual Market Vacant $42,480 $42,480 Nicolas Transito, DDS (NNN Lease) $18,090 $18,090 Smoky Doky BBQ (NNN Lease) $20,147 $19,800 Liberty Mutual (NNN Lease) $24,095 $23,131 Speedy Cash (NNN Lease) $60,934 $60,934 Totals $165,745 $164,434

Annualized Income Description Actual Market Gross Potential Rent $165,745 $164,434 - Less: Vacancy ($21,240) $0 + Reimbursements $68,405 $68,405 Effective Gross Income $212,910 $232,840 - Less: Expenses ($78,495) ($78,495) Net Operating Income $134,415 $154,345 - Debt Service $0 $0 Net Cash Flow after Debt Service $134,415 $154,345 + Principal Reduction $0 $0 Total Return $134,415 $154,345

Annualized Expenses Description Actual Market Building Insurance $2,965 $2,965 Gardening & Cleaning $4,950 $4,950 Management Fees $9,000 $9,000 Repair & Maintenance $12,300 $12,300 Alarm $2,450 $2,450 Fire/Life Safety $310 $310 Taxes - Real Estate $35,400 $35,400 Trash Removal $6,720 $6,720 Utilities $4,400 $4,400 Total Expenses $78,495 $78,495 Expenses Per RSF $11.10 $11.10

Investment SummaryPrice $2,999,000Year Built 1952Tenants 5RSF 7,070Price/RSF $424.19Lot Size 21,736 sfFloors 1APN 7416-032-043Cap Rate 4.48%Market Cap Rate 5.15%

Financing SummaryLoan 1 (Fixed) $1,590,707Initial Equity $1,408,293Interest Rate 0%Term 0 yearsMonthly Payment $0

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CASH FLOW ANALYSISShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744


Before-Tax Cash Flow Year 1 Year 2 Year 3 Year 4 Year 5Year Ending 03/2022 03/2023 03/2024 03/2025 03/2026

Before-Tax Cash Flow Gross Scheduled Income $234,150 $248,708 $255,570 $262,998 $266,371 Lease-up Vacancy ($21,240) $0 $0 $0 $0 Total Operating Expenses ($78,495) ($80,065) ($81,666) ($83,300) ($84,966)

Net Operating Income $134,415 $168,643 $173,904 $179,699 $181,406 Loan Payment $0 $0 $0 $0 $0

Before-Tax Cash Flow $134,415 $168,643 $173,904 $179,699 $181,406 Cash-On-Cash Return 9.54% 11.98% 12.35% 12.76% 12.88%

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ANNUAL PROPERTY OPERATING DATAShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744


Description Year 1 Year 2 Year 3 Year 4 Year 5Year Ending 03/2022 03/2023 03/2024 03/2025 03/2026 Income Rental Income $165,745 $168,643 $173,904 $179,699 $181,406 Expense Reimbursements $68,405 $80,065 $81,666 $83,300 $84,966

Gross Scheduled Income $234,150 $248,708 $255,570 $262,998 $266,371 Lease-up Vacancy ($21,240) $0 $0 $0 $0

Gross Operating Income $212,910 $248,708 $255,570 $262,998 $266,371

Expenses Building Insurance ($2,965) ($3,024) ($3,085) ($3,146) ($3,209) Gardening & Cleaning ($4,950) ($5,049) ($5,150) ($5,253) ($5,358) Management Fees ($9,000) ($9,180) ($9,364) ($9,551) ($9,742) Repair & Maintenance ($12,300) ($12,546) ($12,797) ($13,053) ($13,314) Alarm ($2,450) ($2,499) ($2,549) ($2,600) ($2,652) Fire/Life Safety ($310) ($316) ($323) ($329) ($336) Taxes - Real Estate ($35,400) ($36,108) ($36,830) ($37,567) ($38,318) Trash Removal ($6,720) ($6,854) ($6,991) ($7,131) ($7,274) Utilities ($4,400) ($4,488) ($4,578) ($4,669) ($4,763)

Total Operating Expenses ($78,495) ($80,065) ($81,666) ($83,300) ($84,966) Operating Expense Ratio 36.87% 32.19% 31.95% 31.67% 31.90%

Net Operating Income $134,415 $168,643 $173,904 $179,699 $181,406

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INVESTMENT RETURN ANALYSISShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744


Description Year 1 Year 2 Year 3 Year 4 Year 5Year Ending 03/2022 03/2023 03/2024 03/2025 03/2026 Cash Flow - To Date $134,415 $303,058 $476,962 $656,661 $838,066 Net Resale Proceeds $2,346,152 $2,943,592 $3,035,414 $3,136,556 $3,166,352 Invested Capital ($1,408,293) ($1,408,293) ($1,408,293) ($1,408,293) ($1,408,293) Net Return on Investment $1,072,274 $1,838,358 $2,104,083 $2,384,924 $2,596,126

Before Tax Calculations PV (NOI + reversion) $2,480,567 $3,246,651 $3,512,376 $3,793,217 $4,004,419

After Tax Calculations IRR 76.14% 53.51% 37.96% 30.90% 26.35% Modified IRR 76.14% 51.83% 35.61% 28.11% 23.24% NPV $1,072,274 $1,838,358 $2,104,083 $2,384,924 $2,596,126

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FINANCIAL INDICATORSShopping Center in Wilmington215 West Anaheim Street | Los Angeles, CA 90744


Description Year 1 Year 2 Year 3 Year 4 Year 5Year Ending 03/2022 03/2023 03/2024 03/2025 03/2026 Key Ratios and Multipliers Capitalization Rate 4.48% 5.62% 5.80% 5.99% 6.05% Gross Rent Multiplier 10.44 12.33 12.37 12.42 12.38 Net Income Multiplier 18.18 18.18 18.18 18.18 18.18 Operating Expense Ratio 36.87% 32.19% 31.95% 31.67% 31.90%

Amounts per Sq. Ft. Gross Income $33.12 $35.18 $36.15 $37.20 $37.68 Expenses ($11.10) ($11.32) ($11.55) ($11.78) ($12.02)

Loan Metrics Loan To Value Ratio 0.00% 0.00% 0.00% 0.00% 0.00% Debt Coverage Ratio N/A N/A N/A N/A N/A

Cash-On-Cash Measures Before-Tax 9.54% 11.98% 12.35% 12.76% 12.88% After-Tax 9.54% 11.98% 12.35% 12.76% 12.88%

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