RESOLUTION NO. 2020-71
A RESOLUTION OF BELL COMMUNITY HOUSING AUTHORITY APPROVING THE RELOCATION IMPACT REPORT FOR BELL MOBILEHOME PARK WHEREAS, the Bell Mobile Home Park ("Bell Park") and the Florence Village Mobile Home Park ("Florence Park") (collectively referred to as the "Parks"), were privately developed In the 1940's. The Bell City Housing Authority ("BCHA") acquired the Parks in 1995 to improve the BCHA's supply of affordable housing and in 2005 were refinanced by issuing a $20.8M bond issue. BCHA pays the payments on the bonds and for the upkeep and maintenance of the Parks out of the rents collected from the residents; and
WHEREAS, for several years BCHA has been suffering a structural deficit, which with COVID 19 impacts, is increasing; and soon it is estimated that the BCHA's General Fund will have to begin subsidizing the Parks; and
WHEREAS, BCHA lost it's 20% set aside of redevelopment funding in 2012 when redevelopment was terminated by the State—this amounted conservatively to about $500,000 per year and accordingly, reserves have been declining; and
WHEREAS, BCHA has been left dependent on rents to fund operations and this has been insufficient as reserves which were $3.3M in 2015 have dropped to $1.8M - a loss of $300,000 per year; and
WHEREAS, rent levels range from $330 to $800 per month and haven't been increased by BCHA in 5 years. A survey of surrounding communities of one bedroom units showed rents averaged $1563 for a one bedroom and $1970 for a two bedroom, demonstrating that BCHA rents are substantially below market; and
WHEREAS, as a consequence of the low rent, even though BCHA spends annually $1.9M on operations and salaries, including park maintenance, there is significant deferred maintenance necessary in an amount estimated to be $5M, $2M for each Park and $1M for BCHA's other housing units. Major investment needs to be made of $4M for the Parks above and BCHA does not have such funding; and
WHEREAS, due to COVID 19, the financial situation has been made worse due to the rent holiday legislated by the State by AB 3088, which prohibits eviction for nonpayment of rent and AB 1482 limiting rent increases to 5% annually. Delinquencies are calculated to add up to $300,000 by the end of the fiscal year, and under state law BCHA will be required to permit a 12 month repayment plan; and
WHEREAS, as a result of these adverse economic factors, it is estimated that the BCHA reserves will be exhausted in the next fiscal year (FY 22-23). Under the BCHA bond obligations it is required to make annual payments of approximately $1.3M per year, and to have a $1.3M bond coverage contingency, and the City is required to backstop any deficiencies; and WHEREAS, the City itself has its own financial issues and is running a $2.3M deficit and has been in negotiations with employees to take a 15% cut in pay, which managers have already taken; and
01135.0089/588006.4 1 WHEREAS, City reser/es have fallen in half since 2013. The City has an obligation to provide public safety, recreational, and senior services to the whole community and keep up the City's roads and infrastructure; and
WHEREAS, in 1978 the State enacted the Mobile Home Residency Law ("MRL") which provides a comprehensive regulatory scheme governing the use, conversion and closure of mobile home parks. Pursuant to this law. BCHA hired Overland, Pacific & Cutler, Inc. ("OPC") to prepare a report of relocation mitigation measures ("RIR") which could be enacted to protect residents in the relocation process, and Jim Brabant to do a market analysis of the supply, demand, and marketability of privately owned mobile homes in the region. The MRL also requires a public hearing on the Park closure; and
WHEREAS, in light of the above, the basic choices available to the Board of BCHA are: (a) defer the matter, watch reserves decline and subsidize the Parks when reserves are exhausted; (b) consider rent increases, but it is estimated that it would take an increase averaging $1555 per unit to reach break even, and by state law BCHA is limited to a 5% increase; or (c) consider adopting the RIR and selling the Parks allowing the buyer to either continue and upgrade the Parks, or close them and change the use, and should the buyer choose to change the use, the buyer would be subject to the RIR; and
WHEREAS, on December 8, 2020, the RIR was mailed to all residents and non-resident owners and gave notice of the date, time and place for the public hearing to be held by the Board of Directors on December 23, 2020. Additionally, on December 16"", BCHA also hand- delivered Spanish versions of the cover letter and notice for the public hearing: and
WHEREAS, on December 23, 2020. the Board of Directors held a duly noticed public hearing of over seven hours, receiving comments orally or in writing (some 52 oral and 110 written comments), to consider the Relocation Impact Report (RIR) for Florence Village Mobile Home Park including the measures required to mitigate the adverse impacts on displaced residents in the event a new property owner seeks to close the Park;
NOW THEREFORE, THE BELL COMMUNITY HOUSING AUTHORITY DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
SECTION 1. The foregoing recitals are true and correct, and are incorporated herein as findings of fact. The recitals demonstrate that failure to take action will soon force the City General Fund to begin to subsidize BCHA operations.
SECTION 2. The Board of Directors finds any consideration of or action upon the RIR is not subject to review under the California Environmental Quality Act ("CEQA") because neither the RIR nor the BCHA's action thereon constitutes a "project" within the meaning of CEQA. (Pub. Res. Code §21065; 14 CCR §15378). The BCHA's action on the RIR does not have the potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. The BCHA's consideration of the RIR relates only to the determination of the measures required to be taken to mitigate the adverse impacts on Park residents who will be displaced should the new property owner decide to close the Park, as authorized and required by applicable law. Additionally, approval of the RIR does not constitute "approval" of any "project" for purposes of CEQA, because the RIR is not a project, and because approval of the RIR does not commit the City to a definite course of action or foreclose options or alternatives in regard to any project intended to be carried out by any person, and because it does not constitute a commitment to issue or the issuance of a 01135.0089/688006.4 2 discretionary contract, grant, subsidy, loan, or other form of financial assistance, lease, permit, license, certificate, or other entitlement for use of a project(14 CCR §15352).
SECTION 3. Upon review of the RIR and consideration of the written and oral evidence received at the hearing, the Board of Directors of BCHA further finds as follows:
A. Pursuant to Government Code Section 65863.8, the applicant has satisfactorily verified and demonstrated to the City that all Park residents and mobilehome owners have been notified of the proposed Park closure and the Board of Directors' hearing on the RIR in the manner prescribed by law. The RIR was also posted to the BCHA's website. The BCHA had more speakers on this matter than BCHA or the City have had on any item in some eight (8) years. B. A market analysis was prepared by James Brabant, MAI. The market analysis includes a study of the supply, demand, marketability and pricing of resident or privately owned homes in the Park and other parks in the City of Bell, as well as homes in parks in the nearby communities of Bell Gardens, Cudahy, Huntington Park (Walnut Park), South Gate, Lynwood and Downey. The conclusions of pricing first assume that Florence Village Mobile Home Park will remain open. The second conclusions of pricing assume that notice of park closure has occurred. The third analysis includes a study of apartment rents in Bell and the adjacent City of Huntington Park. The market analysis is also available at the BCHA's website. C. The RIR provides reasonable measures which exceed the requirements of State law to mitigate the adverse impact of the Park closure on the ability of the Park residents to be displaced to find alternative housing. Without limitation, the RIR provides for applicant to take the following measures to mitigate the adverse impacts on the Park residents to be dispiaced by the Park closure: 1. In situations where it is feasible to relocate a mobile home to a comparable park within a reasonable distance and the mobile home owner (with the assistance of the relocation specialist provided by applicant) has located a new location that will accept the coach, mitigation shall be provided as follows: (a) Reimbursement of the actual cost to relocate the mobile home, including without limitation, to disassemble, transport, reassemble and level the mobile home and all permitted moveable accessory structures (awnings, skirting, porches, carports, storage structures, skirting, etc.) to another mobile home park within 50 miles of the Park; (b) Payment of a lump sum to compensate for first and last month's rent and any security deposit at the replacement mobile home park; (c) Payment of moving costs associated with moving all personal property, allowance to be determined based on the most current federal fixed move schedule for the state of California and the size of the displacement dwelling and/or professional mover bids; (d) Payment up to $1,500 for necessary modifications to the mobile home to accommodate a disabled person within the replacement park, if the current mobile home has already been modified; and
01135.0089/688006.4 3 (e) 12 hours of services provided by a relocation specialist to assist mobile home owners through the aspects of the relocation.
2. In situations where it is not feasible to relocate the mobile home to a comparable park within a reasonable distance, and the mobile home owner procures/acquires a replacement dwelling or rental unit, mitigation shall be provided as follows to every resident who selects this option; (a) Lump sum payment to the mobile home owner by the Park Owner in the amount of the market analysis of the on-site investment value of the mobile home of the relocation; and (b) Payment of $4,130 for a recreational vehicle, $4,950 for a one- bedroom mobile home, $5,325 for a two bedroom mobile home and $7,020 for a three-bedroom mobile home as rental assistance in the form of first and last month's rent and security deposit for subsequent housing; and (c) Payment of moving costs associated with moving all persona! property, allowance to be determined based on the most current federal fixed move schedule for the state of California and the size of the displacement dwelling and/or professional mover bids; and (d) 12 hours of services provided by a relocation specialist to assist mobile home owners through the aspects of the relocation. (e) The values in items (a) and (b) above shall escalate at the rate of CPI within the LA Metro Area. D. in preparation of the RIR, Overland, Pacific & Cutler, Inc. on behalf of BCHA, conducted a survey of all mobile home parks within a 30 mile radius of the Park, and identified 7 available spaces that may potentially accept mobile homes from the Park, The RIR also states that according to generally accepted standards and practices among mobile home park operators, a park will only consider accepting mobile homes that are less than 10 years old and in good condition. Therefore, based on the limited availability of spaces in other parks in the vicinity and the limited number of sufficiently new mobile homes in the Park, it is expected that an extremely limited number of mobile homes in the Park, if any, may be feasibly relocated to a comparable mobile home park within a 30-mile radius of the Park. Therefore, it is anticipated that the vast majority of mobile home owner residents of the Park will ultimately select and be provided with relocation benefits in accordance with the paragraphs abode. E. The RIR addresses the availability of adequate replacement housing in mobile home parks; and addresses relocation costs, including the costs of moving a mobile home or purchasing an available mobile home in another park or other available housing. These relocation costs are further addressed in the RIR with mitigation measures that include payment of all moving costs related to personal property, payment of first and last months' rent, payment of security deposit and 12 hours of relocation assistance. In addition, BCHA has required that should there be a change in use of the Park, the new owner would be required to provide the residents with the mitigation measures specified in the RIR, and with the additional measures specified in this Resolution including in Section 3H specified below. Accordingly, the Board finds that the RIR along with the imposed mitigation measures, is adequate and sufficient for a reasonable cost to mitigate any adverse impact of the change or use on the ability of a displaced resident.
01135.0089/6S8006.4 F. The RIR identified mobile homes available for purchase within 30 miles of the Park (229 of which were within 30 miles), with purchase prices ranging from $12,000 to $799,000, in addition to many available apartments and condominiums. G. The RIR expressly requires that should any person or entity seek to rely on the BCHA's approval of the RIR, it must comply with all mitigation measures in the RIR prior to the closure or conversion of the park. H. The Board adds to the RIR the following requirements; 1. Prior to the displacement of any resident, the resident shall receive a one-year written notice in lieu of the six-month notice pursuant to the Civil Code.
2. Displacement cannot occur while the State of California is under the state of emergency declared by the Governor pursuant to Order March 4, 2020 due to the COVID-19 pandemic.
3. As additional mitigation, the Owner shall be required to give Rental Assistance to eligible resident owners of $500 monthly for a period of 12 months after displacement. A resident owner is eligible if they meet HUD income levels for the Los Angeles area as low income or lesser.
SECTION 4. The Board of Directors hereby finds the RIR, attached hereto as Exhibit A, adequate and sufficient to address the availability of adequate replacement housing in mobile home parks and relocation costs including the costs of moving a mobilehome and purchasing an available mobile home in another park or other available housing. The Board of Directors finds the proposed measures are adequate and sufficient to mitigate the potential impacts in the event of a Park closure and therefore approves the RIR.
SECTION 5. The Board finds that if it retains ownership (i) it is unlikely it would have the financial resources to perform the long-term required deferred maintenance; (li) it will not be able to raise rent more than 5% annually under state law and this would not be sufficient to correct the financial situation; (iii) the deficit is currently running at $1M annually; (iv) given BCHA reserves, it is projected that the BCHA will violate its bond covenants in FY 2021-22 and will require a subsidy from the City to meet the deficit obligations; (v) accordingly, without a sale of the Parks, BCHA's continued operations would operate at a deficit which would burden the City's budget causing significant reductions in general City sen/ices to the general City population to support mobilehome park residents.
SECTION 6. The Board directs that a process be established to undertake sate of the Parks within the following elements: (I) open and widely advertised; (ii) utilize independent broker services; (iii) for buyer, consider experience and financial strength; (iv) requiring that buyer is subject to RIR, If they were to close the Park within three years of the sale, and thereafter would need to update the RIR in accordance with then existing law.
SECTION 7. The Executive Director shall prepare administrative procedures for making the mitigation payments specified herein, for the sale of the Parks, and otherwise carrying out the purposes of this Resolution.
01135.0089/688006.4 5 SECTION 8. This Resolution shall be effective immediately upon its adoption.
SECTION 9. The City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original Resolutions.
PASSED, APPROVED and ADOPTED this 23rd day of December, 2020.
l^ayor , Chair ATTEST;
Angela Bustamante, Cii^leri<
APPROVED AS TO FORM:
David J. Aleshire, City Attorney
01136.0089/688006.4 CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Angela Bustamante, City Clerk of the City of Bell, California, do hereby certify that the whole number of members is five; that the foregoing resolution, being Resolution No. 2020-71, was duly and regularly adopted by said City at a regular meeting duly and regularly held on the 23rd day of December, 2020, and that the same was passed and adopted by the following vote:
AYES: Councilmembers Arroyo, Gallardo, Quintana, Vice-Mayor Romero and Mayor Saleh
NOES: None
ABSTAIN: None
ABSENT: None
Angela ustaman ity Clerk
01135.0089/688006.3 7 EXHIBIT "A"
Relocation Impact Report for Bell Mobile Home Park
[to be attached]
01135.0089/688006.3 8 Enhancing Lives Through Infrastructure
Relocation Impact Report
Bell Mobile Home Park
Prepared for
Bell Community Housing Authority 6330 Pine Avenue Bell. OA 9Q201
By
OPC 3750 Schaufele Avenue, Suite 150 Long Beach, OA 90808 (562) 304-2000
November 24,2020 Table of Contents
Introduction 1
Mobiie Home Park Location and Description 4 ^ Regional Location 4
Park Site Location 5
C Mobiie Home Park Descriplion 6
Mobile Home Park Resident Profile 7
Replacement Housing Resources 8 ^ Mobile Home Park Space 8 ^ Mobile Homes For Sale 9
C. Rental Housing 10
Moving Costs 10
Market Analysis 11
Impacts and Proposed Mitigation Measures 12
A, Impacts to Mobile Home Owners and Park Residents 12 ^ Relocation Mitigation Measures 13
Relocation Plan / Explanation of Services 16 Proposed Timetable for Park Closure 18
Conclusion 19
List of Exhibits: 19 Introduction
The Bell Mobile Home & RV Park is a 151-space residential mobile home park ("Park") situated on real property located in Bell, CA. The property is currently owned and operated by the Bell Community Housing Authority (BCHA or "Owner"). BCHA currently owns and operates 59 multi-family and two single family units located throughout the City as well as two mobile home parks, with a total of 349 spaces.
Rents range from $500 to $1,200 a month at the apartments, depending on size and length of residence. Rents range from $391 to $730 a month at the mobile home parks, depending on size and length of residence. Rents have not increased in the last five years. BCHA has not consistently means-tested existing tenants to ensure that tenants qualify for low-income housing. Only one household uses a Section 8 voucher. On January 1, 2020, AB 1482 capped rent increases statewide to 5% plus the increase in the regional Consumer Price Index.
In 2005, BCHA issued $20,790,000 of Lease Revenue Refunding Bonds. The bonds were secured by the BCHA rental properties, the clubhouse at Veteran's Park and Ernest Debs Park. The bonds are scheduled for repayment in 2036, and BCHA rental revenues are dedicated to bond repayment and BCHA expenses. City of Bell General Fund reserves are dedicated to subsidize BCHA, if rental revenue declines. Five years ago, BCHA was collecting $2.7 million in revenues, with $2.5 million In expenses that included $1.35 million in annual payments on the bonds.
Pre-COVID, BCHA rental revenues had declined over time and expenses have increased without an Increase in rents. Annual repair and maintenance expenses averaged $265,719 from 2015 through 2019. These expenditures have not covered a significant amount of deferred maintenance for the BCHA properties estimated at $5 million, including approximately $2 million for each of the mobile home parks. Parking deficiencies have resulted at mobile home parks over time due to increasing tenant density. As a result, empty spaces are being rented for resident parking, which further degrades revenues. And finally, as of September 2020, 21 residents were in arrears in rent payments for a total of almost $37,000 at that time.
The BCHA fund balance has decreased by about $2 million in five years from $3.2 million in 2015 to a projected $1.3 million at the end of the 2019-2020 Fiscal Year. Thus, there is currently a structural deficit of about $300,000 per year not counting (i) additional deficits of approximately $400,000 caused by the rent holiday granted by AB 1482, and (ii) the deferred maintenance of $2 million per park. Due to the COVID-19 pandemic, for the First Quarter of Fiscal Year 2020-2021, rental delinquencies totaied $105,370 at BCHA properties.
Due to rental delinquencies, BCHA revenues may be reduced by $421,480 this Fiscal Year. BCHA cannot begin eviction processes against delinquent tenants based on rental eviction ordinances passed by other governmental agencies. As a result, in Fiscal Year 2021-2022, with the exhaustion of BCHA reserves, the General Fund may be required to subsidize BCHA bond payments and expenses, resulting in cuts to other City services that are funded by the General Fund.
BCHA's mandate to develop affordable housing in the community is a worthy and necessary goal, and there is a role for BCHA in developing new affordable housing. However, the operation of BCHA as an owner and landlord of properties places a financial risk upon the General Fund that will lead to reduced services for the entire community. Options must be developed for BCHA to reduce its risk as a landlord, while still using BCHA resources to develop affordable housing that will not place BCHA or the General Fund in a position of substantial risk in the future. To emphasize, the loss of BCHA reserves is not only a threat to the General Fund, but it means that other housing programs cannot be Initiated.
In January 2021 (If eviction restrictions are not extended by the County or State), according to Resolution 2012-29, the City may place delinquent tenants on a 12-month payment plan. If a tenant does not comply with the 12-month payment plan, they will be subject to eviction. Eviction of tenants that refuse to enter a payment plan or fall to comply with the payment plan will significantly increase legal and court costs for BCHA, further draining the BCHA fund balance. It is likely that BCHA will never recover delinquent rental payments, and the BCHA fund balance will require General Fund support, affecting public services for the entire community.
As can be seen from the foregoing, BCHA currently has a structural deficit of approximately $400,000 per year not counting (1) additional deficits in excess of $400,000 in 2020 caused by the rent holiday granted by AB 1482, and (ii) the capital deferred maintenance costs of approximately $5 million ($2 million per park). It is assumed that the deferred maintenance cost will wholly eliminate the remaining current BCHA reserve of $1.3 million. Accordingly, the projected revenue for 2020 Is approximately $2.3 million, and the current expense (without the deferred capital expense) Is approximately $3.3 million, yielding a deficit of approximately $1 million. This deficit would grow to almost $3 million by 2024 based on current projections, and the City will have to commence a General Fund subsidy within that period.
Moreover, a calculation has been made of what rent level would be needed to put the Parks on a sustaining basis. That assumes (i) paying the bond obligations of $1.3 million, and (ii) paying the $1.4 million current general operating cost and salaries and annual maintenance obligations of approximately $265,000 (but not the deferred maintenance). These estimates show the BCHA reserves would be exhausted in FY 2022-23 and City General Fund support of $180,000 would be necessary in FY 2022 and $1M per year thereafter.
Even assuming that the vacancy level currently at an average 24% were cut in half (BHMHP 21.8% and FVMHP 26.2%), the projected rent increase is identified at $1,325 per unit to avoid the general fund subsidy. Moreover, this estimate does not include (i) repaying any contribution from the General Fund or (ii) setting aside sufficient funds for deferred maintenance of $5 million. It is estimated in this report that current rent levels are about half of the market in the area, so it is not surprising that current rent levels would have to significantly increase to make BCHA operations financially sustainable. The question is if residents object to the closure, would they be willing to support such an increase in rent levels to make the Park sustaining and not a drain on the City's General Fund, which is necessary to support the City's citywide programs.
Therefore, after careful consideration of viable options, BCHA is looking to sell the mobile home park. Once the Relocation Impact Report is approved, the Owner will list the Park for sale. A buyer may continue to operate the Park as a mobile home park, or a buyer may choose to close the Park and redevelop the property. Neither BCHA nor the City will participate financially in any proposed future redevelopment.
This Relocation impact Report is required to be prepared by the State of California Government Code and Mobile Home Residency Law, the purpose of which is to report on the impact of a proposed park closure or conversion upon the residents of the park. BCHA would certainly hope to find a buyer more experienced in managing such properties, but if the buyer chose to sell, BHCA intends to assure that protections would be in place to protect residents.
In 1978, the California Legislature enacted the Mobile Home Residency Law (Civil Code Section 798 et seq.) ("MRL") which provides a comprehensive statewide regulatory scheme governing the use, conversion and closure of mobile home parks (Civil Code sections 798 et seq. and Government Code sections 65863.7-65863.8.). In anticipation of the sale of the Park, Park, Overland, Pacific & Cutler, LLC (OPC) has been contracted to prepare a Relocation Impact Report (Report or RIR) as required by the MRL and the Government Code.
Among the mandates of Code Section 65863.7, the Report Is required to "...report on the impact of the conversion, closure or cessation of use upon the displaced residents of the mobile home park to be converted or closed" and ..."address the availability of adequate replacement housing in mobile home parks and relocation costs." The measures required to mitigate any adverse Impact of the conversion, closure, or cessation of use on the ability of displaced mobilehome park residents to find adequate housing in a mobilehome park shall not exceed the reasonable costs of relocation pursuant to Section 65863.7. In addition, the Owner must notify residents of the Park of the proposed change in use, in accordance with Section 65863.8.
Prior to the closure of the Park, the Owner and ail residents of the Park shall have the right to, and the availability of, a public hearing before the legislative body on the sufficiency of this Report and the proposed relocation assistance described in Section 65863.7 of the Government Code. This Report will address ail homeowners and occupants of the Park as of November 2020.
In order to prepare this Report, OPC reviewed resident data that was provided by the Owner and performed a comprehensive study of mobile home park resources and other replacement housing resources. Consistent with MRL and the Government Code, this Report presents recommendations concerning the mitigation of relocation impacts associated with the closure of the Park.
MobJIe Home Park Lgcatipn and Pescr|ptjpn
A. Regional Location
The Park is a residential mobile home park situated on the real property located at 4874 Gage Avenue, Bell, CA 90201 within Los Angeles County (Figure 1: Regional Mobile Home Park Location.) HORTHEAS ANQEl'ES riOLl*WOOn,fc_-. Alhambra ■''Saldwi Rosemead !riy Hills CENTRAL La _ EhMonteci-iviuiiic_ cHit),vTowN,\ Monterey Park rj
Lps"Arigeles-'-=^ ' M™'!'.®! Monte h MID CITY
, East Los Iver Ci,ty Arigeles Montebello
Hacier SOUTH LOS I. ANCELES Huntingtor Heigh ig^le^s \ Pico Rivera^ Whittle! itional^ Park lort Ingiewood ;!! Gardens r ' South Gate '^"vjSahta Fe South Whitlier \ Downey 'Springs ^ @ Lynwood W . li (I Hawthorne li Wiilowbrook LaMirada eik ® Norwalk Compton ^ Gardena .7 Paramount
Figure 1: Regional Mobile Home Park Location
B. Park Site Location The Park, situated on approximately 8.56 acres, is bounded by Gage Avenue to the north, Nevada Street to the south, Wilcox Avenue to the east, and Heliotrope Avenue to the west (Figure 2: Mobile Home Park Site Location.) The legal description of the Park property is found in Exhibit A and a site map is found in Exhibit B. Address: 4874 Gage Ave Site size: 372,874 square feet
Figure 2: Mobile Home Site Location
C. Mobile Home Park Description
The Park, constructed in 1946, is over 74 years old. The Park contains 151 coach spaces and several fixed structures, including an office, a spacious clubhouse with full kitchen, one each of a men's and women's rest room with two showers and two toilets In each, and a laundry facility with coin-operated leased washers and dryers.
The homes in the Park are quite old and Include single and double-wide mobile homes, travel trailers and motorhomes. Many of the homes have one or more types of Improvements such as porches, patios, and carports.
The Internal roadways are paved with asphalt. The Park is landscaped, with the landscaping being in fair condition. Most spaces are sub-metered with gas, electric and water, and most residents are billed monthly with their rent statement the usage for gas, electric and water based on meter readings. A map of the Park is presented in Exhibit B of this report.
The Owner desires to secure approval of this RiR in anticipation of selling the Park in order to relieve its obligation as a property owner. However, the RiR approval would transfer to the Park buyer as a condition of sale. Should the buyer ultimately decide to discontinue Park operations, the buyer would be bound by the RIR for three years (thereafter the buyer would have to prepare a new RIR). This proposed RIR does not involve any change to the existing zoning designations or General Plan land use designations.
The City's consideration of the proposed RIR is not subject to review under the California Environmental Quality Act (CEQA), because it does not constitute a "project" within the meaning of CEQA.(Pub. Res. Code §21065; 14 CCR §15378). Approval of the RIR does not constitute "approval" of any "project" for purposes of CEQA, because the RIR is not a project, and because approval of the RIR does not commit the City to a definite course of action or foreclose options or alternatives in regard to any project(14 CCR §15352).
Mobjle Home Park Resident Profile This Report is being prepared based on the known occupants of the Park as of November 2020. As of the date of this Report, there are 118 owner-occupied spaces, three tenant-occupied spaces (Park-owned units) and 33 vacant spaces. Rents for the occupied spaces range between $330 - $800 as shown in Exhibit 0.
Mobile homes in the Park are either owned by the occupant/resident, owned by the Park and rented to the occupant/renter, or owned by an off-site owner and rented to the occupant/renter. Non-owner occupants are not mobile home residents under the MRL. Verification of ownership will be required as part of the relocation process. The mobile homes within the Park are reported to be "studio" (recreational vehicle), one-bedroom, two-bedroom and three-bedroom units (some bedrooms may be unpermitted), although the bedroom counts are not verified at this time.
The Owner-reported resident information has not been confirmed at this time. The residents will be required to provide written documentation of ownership, income, age, occupancy, special needs, loans balances, etc. at the time of relocation should that occur.
The Park households are comprised of adults and children 17 years or younger (family park), and while information is incomplete at this time, there are some households with at least one senior member (62 years of age of age or older) and/or at least one member with a disability. (In California, disability is defined by the Fair Employment and Housing Act (FEHA) as an actual or perceived physical or mental disability or medical condition that is disabling, potentially disabling or perceived to be disabling or potentially disabling, which limits a major life activity).
According to income standards for Los Angeles County (Exhibit D) adjusted for family size as published by the United States Department of Housing and Urban Development (HUD), most of the households would qualify as Extremely Low Income (less than 30% AMI), Very Low Income(31% - 50% AMI) and Low Income(51% - 80% AMI).
Replacement Housing Resources One of the impacts of the proposed closure may be the Park residents' need to Identify the availability of replacement sites to which a mobile home could be moved or other replacement housing options. Available spaces in comparable mobile home parks within a 30-mile radius have been Identified within this RIR.
Following is information on the availability of replacement sites in mobile home parks; mobile homes for sale and rent; and availability of all types of rental housing.
A. Mobile Home Park Space A search was conducted to determine the availability of vacant mobile home spaces or pads In parks as described above. A complete list of the parks with the number of available spaces and conditions, and the reported type of mobile homes and residents accepted, is presented in Exhibit E.
Based on the survey of mobile home parks, seven available vacant spaces were Identified with an average space rent of $850.
Although some of the mobile homes within the Park are in fair condition, there are other limitations to moving them to another park. Generally accepted standards and practices among mobile home park operators allow homes to be moved into the park If they are less than five years old and deny homes that are more than ten years old. While some park operators may allow homes in excess of 10 years, they are generally not accepted and would have to be approved on an Individual basis.
Therefore, under the above generally accepted standards and practices, it is a reasonable assumption that only an extremely limited number, if anv. of Park mobile homes with associated fixed accessory equipment may be relocated to a comparable mobile home park within the vicinity of the Park. If a travel trailer is in newer condition, it may be accepted in parks who allow owners of travel trailers as long-term residents.
B. Mobile Homes For Sale A survey of for-sale mobile homes currently on the market identified 229 mobile homes for sale within comparable parks in a 30-mile radius, with prices ranging from $12,000 to $799,900.Mobile homes with higher sale prices may include the land, making it very much like single family residences or condominium units with common area maintenance monthly dues instead of space rents. Higher prices also indicate more park amenities and newer manufactured homes or mobile homes than exist at the Park. An additional reason homes in those parks are priced higher is if they are in a rent- controlled City (such as Carson), because lower rents create high home prices. The available mobile homes for sale that were surveyed can also be found in Exhibit E. The results are as of November 2020, although it is an ever-changing market, and the results are a snapshot in time.
New mobile homes for sale were also researched with the following results shown In Table 1 below:
TABLE 1: New Mobile Homes for Sale
Installation Company 1 BR 2BR 3BR & Shipping $26,900 - $36,444 - $81,295- $10,000- Factory Expo $30,400 60,389 $92,217 15,000 $42,961 - $50,900 - $65,637 - $20,000- The Homes Direct 49,900 $85,900 $119,900 26,000 $39,946 - $46,130- $86,106- Home Nation $5,000-8,000 $47,280 $51,375 $98,293
As an alternative to purchasing a mobile home, a Park resident may consider purchasing a condominium. A survey for available condos for sale within 20 miles was conducted and the results are shown in Exhibit F. Four hundred ninety-seven one-. two- and three-bedroom condos for sale were identified with list prices ranging from $245,000 - $799,000.
C. Rental Housing A mobile home within another park would be considered the most comparable dwelling to what the residents currently occupy. A rental survey was also performed to identify the availability of mobile homes for rent within the Parks identified in Exhibit E. Six mobile homes were available for rent, although the total rent for the home and space was only available for one unit ($795).
Due to the limited availability of mobile homes for rent in the area, a search of other types of available low-density rental units (SFR, duplex, Iri-plex, quad-plex), townhomes/condos and apartment rental units was conducted. Additional rental housing was Identified and is shown in Table 2 below as a summary of the availability of these types of rental units within a 15-mile radius of the Park.
TABLE 2: Availability and Cost of Rental Housing Bedroom Size Studio One Two Three No, Found 20 85 81 27 Rent Range $1,075-$2,085 $1,000-$2,506 $1,400-$2,669 $1,950-$3,545 Average Rent $1,502 $1,563 $1,979 $2,680
Specific listings for rental units can be found in Exhibit G.
In addition, the City of Bell owns other rental properties throughout the city. Tenants displaced from the Park would have the first option to apply to vacant city-owned units ahead of the general public. In addition, the City has recently gone through a program to select developers for property development, including properties for affordable and low- income housing. These developers have indicated that low-income housing can be rehabilitated or developed on these properties. The City projects that there may be 2-4 sites which could be clustered, and with density bonuses, could be developed. Some of these properties are owned by BCHA. BCHA therefore intends to select one or more developers to develop in the coming year up to 50 units to rent to persons of low income and would give priority to tenants displaced from the Park.
Moving Costs Assuming a mobile home could be moved and there was an available location, the Owner will pay for all reasonable costs associated for moving a Park resident's dwelling
10 to another location. These costs may include, but are not limited to, the cost to disassemble an existing mobile home and all appurtenances In the Park, to transport the dwelling, and to reassemble the mobile home and all appurtenances in another mobile home park or location. General moving estimates were secured by two professional movers for a recently approved park closure in Carson and the estimates are as follows.
Mover 1: Single-wide $10,000 - $12,000 Double-wide $16,400-$18,500 (ranges are based on appurtenances and the extent of exterior improvements that can be relocated)
Mover 2: Single-wide $18,000 - $24,000 Double-wide $27,000 - $32,000 (ranges are based on appurtenances and the extent of exterior improvements that can be relocated)
Pricing for both sets of estimates includes tear down, transportation, setup, and permits. The price range includes transportation within 50 miles of subject dwelling.
Estimated costs to relocate the personal property within the mobile home to a replacement dwelling are based on the federal fixed move schedule for the state of California and include utility transfer fees. Payment amount examples include $1,165 for a one-bedroom unit, $1,375 for a two-bedroom unit and $1,665 for a three-bedroom unit.
Market Analysis A market analysis report was completed with an effective date of November 24, 2020 by James Brabant, MAI, a State Certified appraiser and designated member of the Appraisal Institute. Mr. Brabant has extensive experience appraising mobile home parks and mobile homes. He was retained to prepare a market analysis of the mobile homes, including recreational vehicles, that are owned and occupied by permanent residents. Mr. Brabant inspected the exterior of the homes, from the street, and reviewed information about these dwellings provided by the park owner, and developed opinions about the marketability and pricing of the various categories of mobile homes, as described in the "Market Analysis Report." This market analysis demonstrates that the prices of the groupings of homes surveyed into various categories, similar to the groupings of park units, ranged from an average of $14,000 (for recreational vehicles) to
11 an average of $78,000 (for a double-w/ide built in the 1980's and 1990's). Further, when you combine the average prices of all of the categories of homes in the Park it totais approximately $4.2 Million. While state law does not require payment of the in-piace value by the park owner, BCHA requested the analysis by the appraiser. This has been included as a potential mitigation measure.
Impacts and Proposed Mitigation Measures The relevant statutory law for the closure of a mobile home park and specific requirements for mitigation are California Government Code Section 65863.7 and Civil Code Section 798.56(g), which indicates the City prior to closure will review the steps taken by the Park Owner to mitigate adverse impacts of the closure on the ability of the displaced mobile home owners to find adequate housing in a mobile home park.
Given the linkage between mitigation and reasonable relocation costs, the Owner should determine what elements should be considered in determining "reasonable costs of relocation." The scarcity of available mobile home park space and the difficulty or Impossibility anticipated in the actual moving and set-up of the majority of the existing mobile homes in the Park allows for the opportunity to provide alternative assistance to secure replacement housing.
A. Impacts to Mobile Home Owners and Park Residents All residents face the issue of the disposition of their mobile home and relocation to a replacement dwelling. Physical relocation of the existing dwelling to another mobile home park Is likely not an option for the majority of the mobile home owners desiring to stay in the immediate vicinity. Finding available alternative space, particularly for older mobile homes, will be a challenge.
There is also the potential financial impact resulting from the loss of affordable pad rent, and where the residents may not be able to afford to relocate to a market rate rental unit. Some of the residents may be elderly and on fixed incomes, and a high percentage of households may be Extremely Low and Very Low Income relative to the area median Income (AMI)for Los Angeles County (Exhibit D).
Many families may have the need to remain in Bell or nearby areas close to schools, employment, current doctors, medical facilities, caregivers, family and other service
12 providers. Nearby access to public transportation may be a necessity for some of the households.
Residents may have invested money to remodel or improve their Park dwellings and may not recoup their investments. As of the date of this Report, actual improvements and costs have not been verified.
And finally, resident owners with disabilities, including mobility challenges, may create a need for these owners to secure replacement housing capable of accommodating the physical disabilities comparable to accommodations in their current dwelling.
B. Relocation Mitigation Measures
Section 65863.7 of the Government Code does not require a local government to impose any mitigation measures, and clearly limits imposition of any measures to mitigate any adverse impact of the closure on the ability of displaced Park resident to find adequate housing in a mobilehome park to the reasonable cost of relocation.
The following relocation costs, relocation assistance, and additional benefits will be offered to the mobile home resident-owners.
A. In situations where it is feasible to relocate a mobile home, payment will be provided as set forth below to Eligible Resident Owners. Eligible Resident Owners are registered owner(s) of their mobile home, or trustors or beneficiaries of living trusts holding title to the mobilehome or hold a life estate in the mobilehome, whose mobilehome was located in the park and who have resided in that mobilehome continually since the date Owner notified residents of its intent to close the Park on December 8, 2020.
1. Reimburse the actual cost to relocate the mobile home, including without limitation, to disassemble, transport, reassemble and level the mobile home and all permitted moveable accessory structures (awnings, skirting, porches, carports, storage structures, skirting, etc.) to another mobile home park within 50 miles of the Park. Transportation of the mobilehome will be provided by a licensed, bonded and insured mover, who will disconnect and reconnect all utilities and obtain all required permits;
13 2. Payment of a lump sum to compensate for first and last month's rent and any security deposit at the new mobile home park;
3. Payment of moving costs associated with moving all personal property, allowance to be determined based on the most current federal fixed move schedule for the State of California and the size of the displacement dwelling and/or professional mover bids;
4. Payment up to $1,500 for necessary modifications to the mobile home to accommodate a handicapped or disabled person within the replacement park, if the current mobile home has already been modified;
5. Services of a relocation specialist to assist owners through aspects of the relocation to include, but not be limited to, explaining options and relocation assistance program details, identifying replacement units, coordinate moving arrangements and payment of benefits, not to exceed 12 hours of assistance from the specialist; and
B. In situations where it is not feasible to relocate the mobile home, and the mobile home owner rents or buys a replacement dwelling, payment will be provided to Eligible Resident Owners as follows:
1. Lump sum payment equal to the appraised on-site value as determined by a licensed appraiser;
2. Lump sum of $4,130 for an RV, $4,950 for a one-bedroom mobile home, $5,325 for a two-bedroom, and $7,020 for a three-bedroom as rental assistance in the form of first and last month's rent and security deposit for subsequent housing (these proposed numbers are based on 66% of the average rental rates);
3. Payment of moving costs associated with moving all personal property, allowance to be determined based on the most current federal fixed move schedule for the State of California and the size of the displacement dwelling and/or professional mover bids;
4. Services of a relocation specialist to assist owners through aspects of the relocation to include, but not be limited to, explaining options and relocation
14 assistance program details, identifying replacement units, coordinate moving arrangements and payment of benefits, not to exceed 12 hours of assistance from the specialist;
5. If the homeowner chooses to transfer the mobilehome to the Owner, the Owner will be physically and financially responsible for any disposal or disposition of the dwelling unless an existing lien was placed on the home after December 8 2020, or should a pre-December 2020 loan be in default, in which case it is the homeowner's responsibility to dispose of the dwelling; and
6. Leaseback Option. Park residents who wish to opt for early termination of their Park space tenancies shall have the right to do so at any time, subject to compliance with applicable provisions of the Mobilehome Residency Law and execution of an early termination agreement with the Owner. Upon the transfer of title to the Owner, the resident will have the option to lease back the home until the closure of the Park. A resident who chooses the Leaseback Option must enter into a month-to-month rental agreement for the home and space at the same base rental rate last paid during home ownership, with 5% annual increases thereafter. Such rental agreement will be terminable by either party upon a 60-day written notice.
0. Relocation Assistance for Non-Resident Owners of Mobile Homes
If the dwelling is non-relocatable, non-resident mobile home owners are eligible to receive payment for the dwelling based on an appraisal as described on Page 14 (B)(1). If the dwelling is relocatable, the owner is eligible for a moving payment as described on Page 13 under item (A)(1) only.
D. Tenant Assistance
While the Owner has no obligation under law to mitigate relocation costs for households occupied by tenants in Park-owned mobile homes, the Owner will provide a fixed payment based on the federal fixed move schedule for the State of California to such renter to assist the renter with moving their personal property to a replacement dwelling provided the renter and all other occupants permanently vacate the Park;
15 Any issues or conflicting information concerning home ownership, violation of any Park ruies, and verification of residence in the park must be resoived with Park Owner prior to any mitigations being provided.
Relocation Plan / Explanation of Services It is not known at the time of this Report, how long the actual physical moves of mobile homes would take, nor how many homes will be able to be moved at ail. It is the opinion of the author that no mobile home manufactured in 2013 or older will be able to be accepted at any of the mobile home parks within the County of Los Angeles.
There is ample available housing in Bell and other nearby communities for the residents of the Park. While no two communities are alike, the residents undoubtedly have other quality, well-maintained mobile home park communities and other comparable alternatives available for their consideration as housing options. If the objective of Park residents were to continue owning a mobile home, resident owners could be assisted to move their mobile home or provide compensation to assist in the purchase of a replacement mobile home and the other compensation as listed on Pages 13-15. We have concluded that it will be challenging to move the majority of the existing mobile homes to another park in the immediate vicinity.
If purchasing a replacement mobile home is considered an option, buyers will find an adequate Inventory of for-sale mobile homes in good parks throughout Los Angeles County and surrounding counties.
In the event it is unfeasible to move the mobile home, the condo sale and rental housing market in Bell and Los Angeles County offers another option to residents. An adequate supply of available housing options exists in the market for the existing residents to consider.
Any relocation assistance payments will be conditioned on the completion of actual arrangements to move a mobile home and improvements, or the rental/purchase of replacement housing, and upon the resident permanently vacating the Park on a date certain.
A future buyer of the Park wiil retain the right to close the Park after the date the City Council adopts a resolution or takes other affirmative action that finds under applicable law that this Report is adequate and sufficient and the resident receives a minimum of a
16 180-day notice to vacate or other notice required by the City prior to approval of this RiR. A resident cannot be required to vacate the Park any sooner than six (6) months following proper notice pursuant to Civil Code section 798.56(g)(2).
Mobile home owners will be offered the assistance of a relocation counselor to assist in identifying repiacement dweilings and to coordinate moving arrangements and the payment of reiocation assistance. Requests for funds wili be timely processed in a reasonabie manner and signed acknowiedgments of receipt of payments wiii be maintained in individual relocation files.
It is not within the scope of this Report to address any disputed issues that may have been raised in the process of expioring the option of selling the Park. The recommendations which have been made, however, do provide an equitable basis for determining reiocation assistance under current regulatory standards. Under the level of proposed assistance, it is anticipated there is the opportunity for all residents to maintain a residence within or in proximity to Beli and the surrounding communities.
Ciaim forms or agreements wili be provided and reiocation assistance payments made based on the option selected by the Park resident and within the mitigation measures stated above. Upon proof of need, adequate advance payments may be made to assist residents with securing replacement housing and final payments will be made after the resident has vacated the Park.
In situations where it is not feasibie to move the mobiie home, any mobile home owner that is eligible to receive a relocation payment as the owner of the dwelling wili need to provide a vaiid Department of Motor Vehicles or Department of Housing and Community Development title to confirm ownership. Any title issues will need to be resolved by the unit owner prior to release of funds.
The procedures for claiming benefits are to be as foiiows:
1. Claimants will provide aii reasonable and necessary documentation to substantiate eligibility for assistance, including income, ownership status, occupancy, etc.;
2. Assistance amounts will be determined;
3. Required ciaim forms wiii be prepared by relocation personnel and reiocation agreements wili be prepared by an attorney. Signed claims.
17 cooperation agreements, and supporting documentation will be submitted by relocation personnel to the Owner;
4. The Owner will review and if in conformance with the selected relocation program, will reply with concurrence and approval for processing the paymeht, or request additional Information;
5. The relocation specialist will issue benefit checks, which will be available at their offices for pick-up, delivered personally or mailed, depending on circumstances;
6. A final payment will be issued after confirmation the resident has completely vacated the Park;
7. Receipts of payment will be obtained and maintained In the relocation case file.
Throughout the relocation process, a relocation specialist will be available to assist owners with their relocation assistance needs (limited to 12 hours per household) including the following;
1. Be available to provide an explanation of benefits, so residents have a full understanding of the issues related to the closure of the mobile home park.
2. Providing assistance as requested to lessen hardships by working with real estate agents, property managers, lenders, health care providers and others. 3. Search for available replacement dwellings within and outside of Bell or In the area desired by the resident.
4. Provide assistance In claiming relocation assistance funds from the Owner.
5. Other Individual assistance that may be required on a case by case basis.
Proposed Timetable for Park Closijre The termination of tenancies (closure) will not occur earlier than six (6) months following proper notice pursuant to Civil Code section 798.56(g)(2). The Owner and/or future buyer will adhere to all noticing requirements as outlined In the Government Code and MRL. Upon all required approvals, residents will receive a minimum of six months' notice to vacate. In the event a change of use permit Is not required for a future
18 development, or if required by the City Councli when approving this RiR, the Park residents will be issued no less than a one-year notice to vacate.
Conclusion it is the Owner's intent to adhere to all state law and regulations in consideration of the Park closure. Additionally, as discussed in this Report, in its entirety, the assistance the Owner is offering is includes the basic requirements as well as exceeds the recuirements of the law to lessen the impact of closing the Park, as follows:
• Payment of a lump sum to acquire the dwelling for any eligible resident homeowner's whose home cannot be moved
• Payment of the actual cost to relocate any mobile home that can be moved.
• Payment of a lump sum to compensate for first and last month's rent and security deposit at a new dwelling.
• Payment of up to $1,500 for necessary modifications to the relocated mobile home to accommodate a handicapped or disabled Park resident, if the Park resident currently has a modified unit.
• Payment of moving costs associated with moving all personal property.
• Relocation assistance services of a relocation professional to assist all Park residents.
• Absorbing the cost of removing and disposing of the mobile homes left in the Park for unit owners that elect to sell their mobile home to the Owner.
List of Exhibits: Exhibit A - Legal Description of the Park Exhibit B - Park Map Exhibit C - Park Occupancy Exhibit D - HUD income Limits Exhibit E - Available Mobile Home Spaces and Units for Rent/Purchase Exhibit F - Available Condos for Sale Exhibit G - Available Rental Housing
19 Exhibit A - Legal Description of the Park
PUiCBI. It
THB VSSTKRLiT 266 VBBT OF tOtS 3 MID 4 AUD THB DORTBBKLY 12 FXET, MOttS OH LESS, OF L01 5 or SmUB HIUICB 80BDXVt8ZOM< IH TUB CXTX or BSIX, COUBl't or COS JtNOEUSr STXTB OF CMJVOMiix* AS PBR mp HeoonoXD xr book 29 pack 72 or KiscouiaBaiis rscoros, tii las orncs or xbb ooontt nsonsDER or sato coomy. trat roRTzmf (v XiOr s. bbznc kork FMUrZCULAIILY DBSCRZBSD Ul FOIXOHSt
LYZffC IIOflTHElU.T OF THS eh)lrCaElU.Z UHB OF THB LAND FIRST DBSC3UB8D ZN SAIS 0B8D TO BOFHEHIA C. CRAMDBtZ., R8l»RDn7 ZK BOOK 673S PACE 284 OF DEEDS, RSOOROS OF SAID oooirrr. bxcbpt msREPitON tsb bastshut izs pebt or tor s.
CXCSPX XBERBPROH, AZX OH,, CAS, ADD OTHER BZOROCASBrai 8QBSTAKCBS SSbOIV A DBpTU OF 500 FEET PROH THE 8DRFACB TBJtBEOr, WXTBOUT THE RZCMT TO OSS TUB SORFACB AMO SOBSORFACB LTZRe ABOVE A OKPTH OF 5O0 FEET, AS RESERVED XH THE DEED BBCORDBO HAZ 23, 1987 AS IRSTRUHERT NO. 87-814632.
PARCBI, 2:
AU. OP tors 3 AND 4 OF SIEEL RANCH S08DIVI8Z0N, ZH THE CZTZ OF BBIX, COONTT OF LOS AR6EZ.SS, STATE OF CALIPOf tfJA, AS PER HAP RECORDED IN BOOR 29 PACE 77 OF NT6CEIXANEOD8 RECORDS, IN TBS OFFICE Of THE OOtlRTZ RECORDER OF SAID COONTY.
EXCEPT THBRBPROM THE FOUOHim PARCELS OF LAND.
A) THE HBSTERLT 266 PB&T OP SAID LAND.
8) TBS HEST 1X8.95 FEET CP BAST 221.99 FET OF THAT PORTION OP 8AZD LOT 3, tZSHC NORTH OF A LZHE PARALLEL NITH AND DZSTANT 210 PERT SOOTHERLT MEASORED ALCRIC THE BAST LINE OP SAID LOT PROH THE 600TB LINE OF CACE AVSHOE, AS DESCRIBED IN DEED RECORDED IN BOOR 3919 PACE 144. OFPZCZKL VBCCRDS.
C) THE HORTHERLY 100 FEET OF SOOTHBRLY 449-17 PEST OF EASTERLY 125 FEET OF SAID LOT 3.
O) THOSE PORTZONS OF SAID LOIS 3 AND 4, DESCRIBED AS FOLLONSs
THE EASTBRLT 125 FEET OP SOOTHERLT 32-55 FEET OF SAID LOT 3, AND THE BASTERLZ 125 FEET OF SAID LOT 4.
S) THE 8ASTBRLT IS FEET OP SAID LOTS HZTHZN THE LINES OF HtLCOX AVENUE AS WIDENED.
F) THAT FORTICHt OF LOT 3, OBSCRISED AS FCHXOHSs
A FORTIW OF LOT 3 OP STBStS RANCH SUBDmSlON. ZN THE CITI OP BELL, COONTY OF LOS ANCBLES, STATS OF CALZPORVIA. AS PER HAP RECORDED ZN BOOK 29 PAGE 77 OF MZSCELLANSOUS RECORDS. IN THE OPPZCB OF TLE OOOBTF RECORDER OP SAID COONTY, HORB PARTXCOLABLY DESCRIBED AS POLLOMSt bbcznnhw at a point in t-s sodtberut line of baker avehub, now cage avenue, as BGTABLZSHBO ZN SUPERIOR OTUHT CASE HO. 371956, AND AT THE INTSRSBCXXM OF THE SCOTHERLY LINE OF SAID CIVSB AVSNOB ABOVE DESCRIBED WZTB THE HBSTBRLT LINE OP WZLCOX AVENUE, ZN THE CZTZ OP BSTJ., AS «1ZD HZtCDX AVENUE IS SHOWN ON SAID MAP; THENCE SOOTBEBLX ON SMD MRSTC».-f LINE OP WILGOX AVENUE. ISO FEET TO A POZRTt THENCE
20 WBSTSIU:.Y ALOttO A LTKE FEET 6«M>TilEiar OP AI>0 PAEAlXSI. WITH THE SATD SOOTBERU LINE OF BAKER AVBROS, 103 FE81' TO A POIBT; THERCE llCBTaSlU.Y ALONC A UlfR 103 FEBt, (n:8TSAI.X OF AKO PARAX.I.BL WITH THB MBSTERLV I.l(iE OF SAIO MII/COX AVBtlCB TO THE SAID SOOTHBRLT X.INB OF OAOS ASZimSt THBHCE BASTERLY IN A DIRECT LIHK TO THB FOINT OF BBezmiXMO.
O) THAT POBTZOB OF SAID lOT 3, DESCRIBSD AS FOLLOWS;
BBGrHNIBO AT THE ZHTERSECTZCW OF THE EA9TEIU.r LXNE OP SAID LOT WITH A LIME THAT IS PARALLBli WITH AIB> DZ3TAN1 449.17 FEET HORIBERLY, MEASOBBO AT RIGHT AMGLES FROM THE S(MrrHBitt.r lzhs op said lct, said pozht ssiiie the easterly prolohcatiow op ihb NORTHERLY LINE OP THE DEPD TO BENNETT ERWIN SIMMONS. JR. AMD WIPE. REOMtDED ADCDST S, 19S2 IN BOra( 39542 PACE 22. OFFICIAL RBCOROS; THEKCE ALCHIC SAID BASTERLY LINE MORTH 7 DEGREES 14 HIMVTES 30 SECONDS BAST BE.92 FSSr. HORB OR LESS. TO THE SOOTHBAST CORNBR OF THE LAND CONVEYED TO SAOHA A. KLXPSTZm, A WIDOW. RECORDED FEBRUARY 28, 1950 IM BOOR 32409 PACE 343, aPFICIAL RECORDS; TtlSNCB ALONG THE SOOTHERLY LIME OF SAID LAND COMVEVED TO MAOKB A. KLIPSTEIN. MORTH B2 DECRBBS 48 MINUTES 17 SECONDS WEST 103 FEET; TBEHCB SOUTH PARALLEL tflTB TUB BAST LINE OF SATD LOT 3, 67 FEET. HORB OR LESS, TO A LIMB PARALLEL WITH AMD OtSTANT 210 FEET SOOTHERLY HBASITREO ALOES THE BAST LZHB OF SAID LOT FROM THE SOUTH LINE OP CAGE AVENUE AS DESCRIBED IN DEED NBOOROBO IM BOOK 3919 PAGE 144, OFFICIAL RECORDSi THENCE NORTH 82 OEGBZES 46 MIRUTES 17 SBCOHOS WEST ALONG SAID PARALLEL LIMB, 22 FEET; THENCE SOtTTH 7 DEGREES 14 HZROTSS 30 SECONDS WEST 21.97 FEET. MORE OR LESS, TO THE ROHTHHE5TEHI.Y CORHBR OF TBS LAND DBSCRtSBD IN DEED TO SAID BEHNBT ERWIN SINH3NB AND HIFB; THENCE EASTERLY ALCMUG THE NCntTRERLY LINE OP SAID LAND OF SIMMONS AND THE EASTERLY PROLORCATION TRHRSOP, 125 FRET TO THE POINT OP BSGIMRinC.
B] THAT PORTION OF LOT 3, DESCRIBED AS FOLLOWS:
BeCIRNINC AT A POINT IN TilK EASTERLY LIMB OF SAID LOT 3. DISTANT NORTRBRLY THSRSON, 249.17 FEET FROH THE SOOT3EAST CORNER THEREOF; THBRCB WESTERLY ALONG A LINE PARALLSI. WITH THE SOUTHERLY LINE OF SAID LOT, 118.95 FEET 10 A POZMTt THENCE NORTHERLY ALONC A LINE PARALLEL WITH THB EAnERLY LIMB OF SAIO LOT. SO FEET TO A POINT; THENCE EASTERLY PARALLEL WITH THE AFORESAID SOUTHERLY LIRE OP SAID LOT, 118.95 FEET TO THB BASTERLY LINE OP SAID LOT 3; IHBRCS SOUTHEFLT IN A OZRSCT LINE TO THE POINT OF BBGINNZNG.
21 LEGAL\47304969\I LEGAIA479220I3\1 LEGAL\47971662\l Exhibit B -Park Map
BELL MOBILE HOME PARK 4874 Gage Avenue, Bell CA 90201 (323) 560-1179
22 62 21 106 193 192 191 190 189 19 105 188 60 64 17 109 187 23 59 65 148 2 16 110 150 185 147 24 66 102 3 112 146A 150A 4 25 57 67 101 184 146 151 5 13 26 68 183 100 113 145 152 6 27 11 181 55 144 153 7 28 70 99 114 143 154 8 10 29 180 52 155 72 97 115clubhouse 179 141 156 178 140 157 II 30 73 177 139 158 31 74 176 138 159 32 75 175 office 137 160 174 33 76 136 161 92 121 77 173 34 122 135 162 90 172 123 35 78 134A 162A 171 124 79 134 163 170 89 125 38 39 80 133 164 169 126 82 87 165 168 12/ 167 86 128 Parking
129'
166 166A 166B 130
Gage Avenue
22 Exhibit C- Park Occupancy Data
01135.0089/686281.1 23 Rent Roll Properties: Bell Mobile Home Park - 4874 East Gage Ave Bell, CA 90201 Units: Active As of: 12/08/2020
Unit Rent Beil Mobile Home Park - 4874 East Gage Ave Bell, CA 90201
Space 01 648.00
Space 02 648.00
Space 03 648.00
Space 04 584.14
Space 05 562.69
Space 06 572.70
Space 07 648.00
Space 08 578.41
Space 09 730.23
Space 11 601.67
Space 13 561.47
Space 16 584.14
Space 17 619.73
Space 19 492.83
Space 21 619.73
Space 22 648.00
Space 24 528.14
Space 25 542.72
Space 26 584.14
Space 27 619.73
Space 28 509.56
Space 29 585.29
Space 30 584.14
Space 31 648.00
Space 32 568.26
Space 33 648.00
Space 34 584.14
Space 35 584.14
Space 38 623.54
Space 39 698.00
Space 52 698.00
Space 60 564.14
Space 62 571.18
Space 64 584.14
Space 68 584.14
Space 70 492.83
Space 72 648.00
Space 73 648.00
Space 74 648.00
Space 75 648.00
Space 76 534.14
Created on 12/08/2020 Rent Roll
Unit Rent
Space 77 585.29
Space 7S 584.14
Space 86 648.00
Space 89 584.14
Space 90 693.00
Space 92 391.27
Space 99 584.14
Space 100 648.00
Space 101 584.14
Space 102 584.14
Space 105 585.29
Space 106 848.00
Space 109 585.29
Space 112 584.14
Space 115 533.33
Space 116 648.00
Space 121 584.14
Space 122 561.47
Space 124 584.14
Space 126 584.14
Space 127 648.00
Space 128 648.00
Space 129 648.00
Space 130 58529
Space 132 648.00
Space 133 0.00
Space 134A 584.14
Space 135 550.86
Space 136 648.00
Space 137 648.00
Space 139 56U7
Space 140 584.14
Space 141 648.00
Space 145 648.00
Space 146 561.47
Space USA 572.70
Space 147 479.92
Space 148 648.00
Space 150 698.00
Space 150A 698.00
Space 151 584.14
Space 152 648.00
Space 153 648.00
Space 155 545.11
Space 158 472.77
Space 159 601.67
Created on 12/08/2020 Page 2 Rent Roll
Unit Rent
Space 160 648.00
Space 161 848.00
Space 162A 584.14
Space 163 648.00
Space 164 648.00
Space 165 S8S.29
Space 166 648.00
Space 166A 648.00
Space 166B 648.00
Space 167 584.14
Space 168 572.70
Space 169 623.54
Space 170 648.00
Space 171 422.30
Space 172 648.00
Space 173 572.70
Space 174 648.00
Space 176 584.14
Space 177 584.14
Space 178 553.16
Space 179 584.14
Space 181 585.29
Space 183 648.00
Space 185 648.08
Space 187 584.14
Space 188 601.67
Space 189 648.00
Space 190 648.00
Space 191 584.14
Space 192 685.29
Space 193 573.81
Created on 12/08/2020 Pages Exhibit D - HUD Income Limits
The following figures are approved by the U. S. Department of Housing and Urban Development (HUD) for use in the County of Los Angeles to define and determine housing eligibility by income level.
Area Median Income: $97,900
Family Size Extremely Low Very Low Lower
1 Person 23,700 39,450 63,100
2 Person 27,050 45,050 72,100
3 Person 30,450 50,700 81,100
4 Person 33,800 56,300 90,100
5 Person 36,550 60,850 97,350
6 Person 39,250 65,350 104,550
7 Person 41,950 69,850 111,750
8 Person 44,650 74,350 118,950
Figures are per the Department of Housing and Urban Development (California), updated in April 2020.
01135.0089/686281.1 Exhibit E - Available Mobile Home Spaces/Units for Rent/Purchase Within a 30-l\/tile Radius of Park
HHs UHs TOTAL * L Dlrianea AGE AVAn. AVAIL PURCH AVAB. SPACE CONTACT UNITS PARK NAME ADOI^SS (fellMIOS) RENT OF TfPE AUENITO FOR FOR PRICE PADS RENT PHONE ON (reitPart PARK RENT PURCH PROP
S1SO.DOO(OJ Laundry Fcc4bce. CjlHamuHobU* 7101 E. Roeecrane Ave. 0 NTA Nik 4 $166,900 2 NfA {323)385-5992 210 99 Fam)y Fitness Oreer. Hon>« EautM PerernoimL CA S0723 $170,000 Waterfront. Pool
1352S S. Veiinont Ave., K't Mobile Home* 13 1 $795 1 $79,990 NTA N/A (209)932-8747 WA Nik Famly Nik Gardena.CA 90247
Thunderbtrd Vdle 10001 W.FmnlaoeRd. Ofi-Sdeet Parkeig. 6 NIA rvA 4 N7A $884 (962)756-8840 239 54 Senioi Mobile Home Perk South Gale. CA 90280 OidKiouse. Pool
$125,000 $135,000 $140,000 2601 E.Victoria SL, $190,000(12) Off-Streel Parking. Del Amo Mobile Rancho Domirtguez. CA 12 N/A NTA 12 $199.000(<2) Nik $1,090 (323)385-5952 912 42 Farndy CkAitiause. Pool. HomeEeteiet 90220 $160,000 li2) Rec Faobry $167,9M $225,000 $249,900
$148,000 $194,000 $199,000 $199,000 $175,000 $1BS.G0C 19IW9 S. Laurel Park Rd.. $190,000 On.Strael Parking. Dominguez HIU* Rancho Domingiiez, CA 13 NTA Nik 18 $199.00010) Nik $1,124 (562)209-6073 511 40 Family Ckdmouse. Pool. Eeuiee 90220 $207,000II11 Rec Faolity 0^ $210,000 $215.00] <0) $240,000 $249.K10 lO) $269,000 $279,000
$256,928 $299,900 17700 S.Avaioneivd.. OH-Stieel Paitaig. Coloeiy Cove 14 HIk Nik 6 $282891 (O) HIk K/A (714)309-1199 404 45 Senior Cereon. CA 90746 Clueeiouee. Pool $294,900 $299,900
Cereon Herbor 17701 S. Avelon Ghrd. $169,000 On-Slrael Paikaig. 13 Nik Nik 2 Nik $975 (877)698-3713 418 42 Famly VUege Cereon. CA 90746 $199,900 Clutahouse. Pool Off-Street Paikng. Metropoliten Mobile 16600 Orange Ave., $129,900 9 Nik Nik 2 Nik $1,295 (962)307-2988 194 54 FanVy Playground. Home Peek Paramount. CA 90723 $129,990 Clubnouee. Pool
01135.0089/666281.1 25 1025 E. Complon BlvrL, On.Streel Pakring, Cssa Oe Jtfdin 10 N/A N/A 1 599,900 N/A $1,025 (9t9) 842.3718 50 60 Senior SeilRower, CA 00706 Clubhouse, Pool,
Off-Scred Parking, Paramount MobBe 16511 Garfield Ave^ 9 WA N/A 1 5125.000 5 seso (323) 385.5952 118 65 Senior Ckibhouse, Pool, Village ParamounL CA 00720 Rec FacJrty
Los Amigos Railer 8052 AJhambra Ave.. 7 WA N/A 1 580.000 N/A $675 (562)981.6100 75 72 Family Off-Streel Parking Park ParamounL CA 90723
Robins Mobile Home 17820 Lakewood BlvcL. 12 fVA N/A 1 574.900 N/A 5895 (M9)248.0554 38 70 Family OtfOtreel Partung Park Beimower. CA 90706 oooa K. LXirrg oeacn 555,000 Basketball Court Westland Traier City Blvd. Long Beach. CA 10 N/A N/A 2 N/A N/A (816)6680431 106 N/A Family 5170,000 Laundry Facili&es oflfW':
Whittier Downs 11730 Whittier 8[vd„ Spa, BiOaid Room, 9 N/A N/A 1 579.900 N/A 51,359 (951)6580023 75 42 Senior Mobile Home Park Whittier. CA 90601 Ljbrary
41U1 H.Paramount O/LStreet Parking, Rio Vistas Estate Blvd. Pico Rivera, CA 8 N/A N/A 1 5159,900 N/A 5750 (562) 320-7902 119 41 Family Pool, Clubhouse 90660 5119,900 5139,900 901 S.6th Ave., Billard Room, Wildwood Vobiie 5184,900 Hacienda Heights, CA 17 N/A N/A 6 N/A N/A (714)224.6864 454 48 Family Laundry Facilities, CounUy Qub 5169,900 91745 Fitness Center $204,900 5239,900
Bibard Room, Laundry Facilities, Brookside Country 12700 Elliott Ave., El $124,900 Library, BoaVRV 15 N/A N/A 6 N/A N/A (626)4460727 421 70 Family Clid) Monte. CA 91732 5110,500 (xS) Stroage, Playground. Off- Streel Parking, Pool
599,900 Spa, Bblard Room, 5119.900 Friendly Village of La 1001W.Lambert RtL.la Gold Course, 15 N/A N/A 5 5138.900 N/A N/A (666)983-5959 49 329 Senior Habra Habra. CA 90631 Launrky Facilities, 5169.500 Fimess CwUer,Pod 5234,995
13972 Frandsquito Ave., 569,900 Baldwin UtAile Park 18 N/A N/A 2 N/A 5995 (714)9630114 WA WA Family WA Baldwin Park,CA 91706 5119,900
5110,000 17024 S. Western Ave, Emerald Gardens 16 N/A N/A 3 5184,900 N/A 5850 (333)3S50952 76 68 Family Ofl-Streel Parking GBrdena,CA 90247 S205,0 $99,000 5120,000 Off-Street Parking, Sunkisi Gardens 1400 S. Simkisl SL, 5135,000 25 N/A N/A 7 N/A 51,200 (714) 2900374 215 43 Senior Clubhouse, Pod, Mobile Home Park Anahmm,CA 92806 5145,000 1x2) Rec Facility 5147,000 5249,900 01135.0089/686281.1 26 $129,91X1 Of(-Streel Parking, San Rafael Mobile 1065 Lomlta Blvd. $190,000 19 NTA N/A 4 N/A $1,226 (310)413.0656 470 49 Senior Clubhouse, Pool, Home Estates Harbor City, Ca 90710 $232,500 Rec Facility $269,900 Spa, Sauna, Tennis Palos Veides Shores 2275 West 2Sth SL.San $215,000 Court. Got! Course. Mobile Home & Golf 26 NTA N/A 3 $499,900 N/A $1,800 (424)477.6355 242 47 Senior BilanlRoom, Pedro, CA 90732 CCHivnunity $799,000 Library, Fitness Center tSated, Olf-Streel Parking, Windward Village 3595 Sante Fe Ave. 13 N/A N/A 1 $469,900 N/A N/A (714)742-4771 304 43 Family Playground, MoMIe Home parli Long Beach, CA9G910 OiAiticuse, Pool, Rec Faculty 10691 Oak SL, Los Off-street Potkng. Royal Oak 19 NIA N/A 1 $349,000 N/A S940 (714)737-1089 110 52 Seniof Alamitos, CA 90720 Ciubnouse,Poet Cff-Streel Patkng. Lake Park Santa Ana 1510 E. Falrtkaven Ave., 27 NfA N/A 1 $315,000 N/A $1,313.94 (714)633-2141 212 38 Senior Ctubftouse, Pool. Hortti Santa Ana. CA 92701 Rec Facility $98,966 Gated, OH-Street 16222 Monterey Lane, $199,000 Rancho Del Rey Parking, Sauna. Huntlngton Beach, CA 26 NfA N/A S $219,900 N/A $1,460 (714)306-7735 379 55 Senior Mobile Home Estates Clubhouse, Pool, 92649 $279,900 Rec Facility, Liiirary $325,000 Olf-Street Parking. Vista Del Loma M 20600 Main SL, Carson, 16 N/A N/A 1 $300,000 N/A $435 (310)539-8550 66 50 Fanvly Clubhouse. Pool, Estates CA9074S Rec Facility $215,000 Clubhouse, Pool, 161 E. Orangethorpe 5225,000 Rec Facility, Billord Hacienda Oblie Ave., Placentla. CA 24 N/A N/A 5 5239,900 N/A $755 (714)448-5968 167 57 Senior Room, Library, Home Park 92B70 $249,900 Laundry Facililies, $269,900 Snuffeboard Court Ofl-Street Parking. Cherokee Seniot 235$.Beach Blvd., 18 N/A N/A 1 $194,995 N/A S210 N/A 173 50 Seniot Clubhouse,Pod. Mobile Home Pork Anaheim. CA 92804 Rec Facility Off-Street Parking. Walnut Creek Mobile 20739 Lycoming SL, 24 N/A N/A 1 $229,900 N/A S786 (951) 265-0756 147 41 Farnly Ciubnouse. Pod, Estates Walnut. CA 91769 Rec Facility $139,900 16444 Bolsa Chica SU $154,000 Skandia MolHle OfLStreel Parking. Himtington Beactt. CA 27 N/A N/A 5 $209,000 N/A $1,425 (562) 668-0020 167 57 Senior CotBitry Club Clubhouse, Pool 92649 $225,000 $239,900 $139,000 Off-Street Partung. Ranctto Fullerton 1201 W.Valencia Dr., 20 N/A N/A 3 $170,000 N/A $650 (714) 360-4444 229 51 Senior Ctubhoise,Pod. Mobile Estates Fullerton. CA 92633 $229,000 Rec Facility 01135.0089/686281.1 27 S49,900 $135,000 Gated. Ofl-Streel $160,000 Parking. 173S0 E. Temple Ave., La $165,000 Covioa Hills MKC 22 WA WA 6 WA WA (909)591-4700 500 52 Fairsly Playground, $169,000 Puenle, OA 91744 CliAbouse, Pool, $170,000 Rec Facility $175,000 $339,995 Off-Street Parking, $169,000 SB1S E> La Palma Ave., PlaygroutK], Friendy Village 29 WA WA 3 $225,800 WA $1,450 WA 347 48 Faiiily Anabeim. CA 92807 Ctubbouse. Pool. $259,950 Rec Facility 9850 Garfield Ave., $182,000 Ott-Slreet Parking, Bfookfieki Manor Huntington Beach, CA 30 N/A WA 3 5214,995 WA 51.450 (714)746-9135 139 46 Senior ChitdKMse. Pool, 92646 $249,000 Rec Facility $75,000 $144,900 19251 Brookhurst SL, Off-Street Parking, Del Mar Mobile $187,500 Huntington Beach, CA 30 WA WA 7 WA $1,550 (714)697-4302 142 49 Senior Clubhouse, Pod, Estates $199,950 92646 Rec Facflity $249,900(x3) $250,000 Carriage Mobile 201 W. Collins Ave., $6S,OOQ Off-Street Parking, 26 WA WA 2 WA $1,585 (714)9164)310 146 50 Family Estates Orange, CA 92667 $199,000 Clubhouse, Pool $129,000 Off-Street Parking, Magic Lamp Mobile 7700 Lampson Ave., 27 WA WA 5 $135,000 N/A $1,200 (714)691-6383 132 57 Senior Clubhouse, Pod, Name Park Garden Grove, CA 92641 $189,900(x3) Rec Facility $149,500 $167,000 Clubhouse. Oil- Anabeim Shores 1919 W. Coronet Ave., 19 WA WA 6 $179,000(x2) WA $1,304 (949)683-7612 264 41 Family Street Parking, Pool, Estates Anaheim, CA 92801 $169,000 Rec Facility $198,700 $95,900 $99,900 Off-Sired Parksig, 327 E. Ash St, Brea, CA Bandera Estates 27 WA WA S $149,000 WA $1,200 (626)436-9910 87 43 Senior Clubhouse, Pod, 92821 $169,900 Rec Faciity $239,900 $110,000 6301 Wanter Ave„ $119,000 Off-Stred Parking, SeaMra Mobile Huntington Beach,CA 28 WA WA S $148,000 WA $1,379 (714)697-1302 59 231 Fansly Playground, Estates 92647 $159,000 Clutihouse, Pool $187,500 $49,899 Off-Sued Parking, Bralbury Vista 1030 Bradboume Ave., 22 WA WA 3 $69,900 WA $800 (951)265-0756 44 WA Senior Chitrhouse. Pod, McAileKome Park Duane,CA 91010 $189,900 Rec Facility 01135.0089/686281.1 28 Spa, Gated, Library, Off-Street Portiing, Laundry Facilities, Saddleback 1S401 Williams SL, 28 WA WA WA WA WA S920 (714)542.4967 163 54 Senior Pool, Ciubnouse, Mobllodge Tustin, OA 9278D Rec Facility, Boat/RV Storage. Shuffleboard Court Spac, BUIard Room, 255 Orangethrope, Waterfront, Lake Park Placentia 23 WA WA 1 S143,000 WA $1,266.08 (714) 996.6200 131 42 Senior Clubhouse, Poc4, Off PlacenUa.CA 92870 Street Parking, Rec Fadkty $43,000 S59.900 |x2) $80,000 $119,000 Clubhouse, Off- 501 E. Orangethrope, Rancbo La Paz 21 N/A WA 11 $139,900 WA $1,260 (714)683-3300 387 6S Senior Sireet Parkkig, Pool, Anaheim, CA 92S01 $169,900(x2) Rec Faciity S173.000 S20S.OOO S209.900 Clubhouse. Otf- 2300 S. Lewis SL, S110.00D Ponderosa 23 N/A WA 2 WA $1,528 (714)423.9507 152 57 Family Street Parking, Pool. Anaheim, CA 92S02 $159,995 Rec FacQity Bermuda Laundry Facilities, 15445 Bermuda St.. $159,900 (x2) Manufactured Home 30 WA WA 3 N/A WA (818)357-7500 193 46 S«iior Pool. Clubhouse, (311 Mission Hills, CA 91345 $179,900 Park Stfeet Parking Capri Mobile Home 2436Lomita Blvd., $118,000 21 WA WA 2 WA S99S (714) 963-3114 WA WA Family WA Park Lomlta, CA90717 $159,900 400 E. Arbor SL, Long Las Brisas 11 WA WA 1 $159,900 WA $1,150 (961)265-0756 94 WA Family Off-Street Parking Beach, CASOBOS $47,900 S59.900 $69,900 $99,900 Off-Street Parking, Cienga Valley Mobile 1245W. Cienda Avenue, $129,900 27 5 WA 11 WA 51,320 (8180 439-6947 244 WA Senior Clubhouse, Pool, Estates San Dimas.CA 91773 $159,900 Rec Facility $169,900 $229,900(O) $259,900 $269,900 Caravan Mc^le 600 W. Gladstone SL, $139,900 Ciubhoiise,Pod. Off 24 WA WA 2 WA WA (626)428-9910 109 47 Family Honte Park Azusa.CA 91702 $159,900 Street Parking 01135.0089/686281.1 29 $79,900 S125,00 Otf-Slreel Parking. Hyde Park Mobile 2934 W.1st St,Santa 28 N/A N/A S $139,900 WA $1,050 (616) 202.5701 118 55 Senior Clubhouse, Pod, Estates Ana,CA 92703 $159,700 Rec Facllty $174,900 S69.000 $109,900 Billard Room, $112,000 1051 Site Dr., Brea, Ca Laundry Facilldes, CrestmonI Estates 18 N/A WA 7 $134,900 WA WA (714)222-1805 389 49 Family 92621 Off-Street Parking, $135,000 Clubhouse, Pool S1S9.000 $169,000 Ofl-Street Parking, Katella Mobile Home 8681 Katella Ave, 20 NfA WA S154.900 WA $1,260 (714)245-9833 279 56 Family Ckibhouse, Pool, Stanton CA 90680 Estates Rec Facdily ^ufBeboard Court Billard Rocm, Gofofth Mobile Home 1801 E. Collins Ave, 28 NtA WA S139,S00 WA $950 (616)202-5702 72 62 Senior Laundry FacibOes, Village Orange.CA 92867 Boat/RV Storage, Pool, Rec Facilfty Otf-Streel Parkmg, 14081 Magnolia St. Prade Verde 26 N/A WA WA WA WA WA WA 181 SS Famliy Clubhouse. Pool, Westminster, CA 92663 Rec Facility Otl-Slreet Parking, $12,000 Lincoln Center 9060 Bloomfleld St^ Playground, 17 WA WA 3 $35,000 WA $1,845 (323) 365.5952 305 S3 Famiiy Mobile Home Park Crypress, CA 90630 Clubhouse, Pool, $130,000 Rec Facility Off-Street Parking, Golden State Mobile 22600 Nortnandie Ave., 18 N/A N/A $134,900 WA $1,400 (310)320-3554 53 58 Famify Clubhouse, Pool, Lodge Totrance, Ca 90502 Rec Facility $75,000 $60,000 Off-Street Parking, Driftwood Mobile 16621 Beach Blvd., 26 WA N/A S $69,000 WA $1,400 (714)916-0310 178 57 Senior Clubhouse. Pool, Park Westminster, CA 92683 $69,950 Rec Facilrty $130,000 $26,000 $48,000 Off-Street Parking, Starlite Mobile 1045 H. Aztisa Ave., 23 N/A WA 5 $65,000 WA $1,087 WA 249 SO Family Playground, Estates Covina,CA 91722 $69,000 Clubhouse, Pool $103,000 SSS,000 Off-SlreM Parking, Tree Lane Mobile 1020 Bradltoume Ave., S€9,900 23 N/A WA 4 WA $895 (951)2654)756 90 51 Senior Clubhouse, Rec $119,900 Park Duarte,CA 91010 FatiEty $173,900 01135.0089/686281.1 30 Exhibit F - Available Condos for Sale DISTANCE NUMBER (IN MILES) UNITS ADDRRESS LIST PRICE OF FROM AVAILABLE BEDROOMS PARK 1450 Locust Avenue,# 121, Long Beach, CA 90813 13.3 mi 1 $245,000 11410 Brookshire Avenue, tt 421, Downey, CA 90241 4,3 mi 1 $249,900 16070 Gables, Whittier, CA 90603 11.7 mi 1 $251,300 335 Cedar Avenue, # 207, Long Beach, CA 90802 14.3 mi 1 $258,000 1 617 Cedar Avenue, M 8, Long Beach, CA 90802 14.0 mi 1 $263,000 1 333 W.4th Street, «13, Long Beach, CA 90802 14.2 mi 1 $265,000 1 11410 Dolan Avenue,# 124, Downey, CA 90241 4,2 mi 1 $268,888 1 15000 Downey Avenue, U 236, Paramount, CA 90723 5.9 mi 1 $270,000 1 3565 Linden Avenue, U 326, Long Beach, CA 90807 10.8 mi 1 $275,000 1 921 Pacific Avenue, tt 8, Long Beach, CA 90813 13.8 mi 1 $279,900 1 930 E. 1st Street, tt 20, Long Beach, CA 90802 14.5 mi 1 $287,000 1 1566 Pine Avenue,# 103A, Long Beach, CA 90813 13,2 mi 1 $287,000 225 W. 6th Street, Long Beach, CA 90802 14,0 mi 2 $289,000 4501 Peck Road,# 2, El Monte, CA 91732 12.2 mi 1 $289,000 1227 E- 2nd, Long Beach, CA 90802 14,5 mi 1 $290,000 1 15412 La Mirada Boulevard,# 211, La Mirada, CA 90638 12,1 mi 1 $295,000 1 1 23314 Sesame Street, tt D, Torrance, CA 90502 12,8 mi 1 $295,000 100 Atlantic Avenue, ft 210, Long Beach, CA 90802 14.4 mi 1 $295,000 1 5585 E. Pacific Coast tt 145, Long Beach, CA 90804 14.4 mi 1 $295,000 1 1620 Neil Armstrong Street, ft 305, Montebello, CA 90640 6.7 mi 1 $295,000 1 4170 Elm Avenue, # 112, Long Beach, CA 90807 9.9 mi 1 $299,500 1 3530 Elm Avenue, tt 209, Long Beach, CA 90807 10.8 mi 1 $299,900 1 5624 Corbett Street, Los Angeles, CA 90016 10.8 mi 1 $299,900 1 3 3245 Santa Fe Avenue, # 152, Long Beach, CA 90810 11.2 mi 1 $300,000 1121W. Sepulveda Boulevard,# 1201, Torrance, CA 90502 13.0 mi 1 $305,000 1 3626 Baldwin Avenue,# 3, El Monte, CA 91731 10.2 mi 1 $305,000 11827 Beverly Boulevard, tt 2, Whittier, CA 90601 7.9 mi 1 $305,000 819 E. 4th Street, # 23, Long Beach, CA 90802 14.2 mi 1 $309,000 1 952 E. 2nd Street, # 9, Long Beach, CA 90802 14.5 mi 1 $309,000 1 1467 Obispo Avenue, tt 5, Long Beach, CA 90804 13.4 mi 1 $309,999 1 1723 Cedar Avenue, ft 104, Long Beach, CA 90813 13.1 mi 1 $310,000 2 Boothill Lane, Carson, CA 92745 12.2 mi 1 $312,500 748 W. Lambert Road, tt 57, La Habra, CA 90631 13.9 mi 1 $315,000 1 925 E. Appleton Street, tt 4, Long Beach, CA 90802 14.3 mi 1 $315,000 1 1030 E. 2nd Street, tt 7, Long Beach, CA 90802 14.5 mi 1 $315,000 1 565 W. Greenwood Avenue, tt 19, La Habra, CA 90631 13.8 mi 1 $319,000 1 24410 Crenshaw, tt 230, Torrance, CA 90505 14.4 mi 1 $319,000 1 2501W. Redondo Beach Blvd, tt 225, Gardena, CA 90249 9.9 mi 1 $319,000 1 6382 Gage Avenue, tt 241, Bell Gardens, CA 90201 2.2 mi 1 $319,000 2 1237 E. 6th Street, It 203, Long Beach, CA 90802 14.0 mi 1 $319,900 1 01135.0089/686281.1 31 223 S. Acacia Avenue, It 211, Compton, CA 90220 6.2 mi $319,900 2 57491/2 Corbett Street, Los Angeles, CA 90016 11.0 mi $325,000 1 330 Chestnut Avenue, ft 7, Long Beach, CA 90802 14.3 mi $325,000 1 21526 Belshire Avenue, It 4, Hawaiian Gardens, CA 90716 12.0 mi $325,000 3 2332 E. 17th Street, It 103, Long Beach, CA 90804 13.2 mi $325,880 2 317 S. Ajmansor Street, tt 6, Alhambra, CA 91801 8.9 mi $328,000 1 4049 Abourne Road, It C, Park Hills Heights, CA 90008 9.4 mi $328,900 1 345 S. Alexandria Avenue,# 219, Los Angeles, CA 90020 8.9 mi $329,000 1 723 E. 3rd Street, # 17, Long Beach, CA 90802 14.3 mi $335,000 1 12200 Montecito Road, tt D320, Seal Beach, CA 90740 14.7 mi $335,000 1 8^ Gardenia Avenue, It 302, Long Beach, W 90813 13^8 mi $335,000 2 3316 W. 76th Street, # 3/4, Los Angeles, CA 9M43 7.9 mi ^35,000 2 2952 Beigrave Avenue,# 106, Huntington Park, CA 9^2W 1.8 mi $340,000 2^ 1330 W. Lambert Road,# 134, La Habra, CA 90631 13.5 mi $340,000 2 455 E. Ocean Boulevard,# 504, Long Bwch, CA 90802 14.5 mi $344,000 3424 Hathaway Avenue,# 115, Long Beach, CA 90815 12.8 mi $344,450 114 N. Eucalyptus Avenue, tt 2, Inglewood, CA 90301 9.9 mi $345,000 1036 E. 2nd Street, It 7, Long Beach, CA 90802 14.5 mi $345,000 801 E. 1st Street,# 3, Long Beach, CA 90802 14.5 mi $347,995 550 Orange Avenue, tt 119, Long Beach, CA 90802 14.1 mi $349,000 j 2928 Elm, # 1/2, Los Angdes, CA 90065 8.8 mi $349,000 j 4051 Abourne Road, tt D, Los Angeles, CA 90008 9.3 mi $349,000 I 436 N. Bellflower Boulevard,^205, Long Beach, CA 90814 14.8 mi $349,999 119 Rosemont Avenue,# 3/4, Los Angeles, CA 90026 8.0 mi $350,000 ■ 1041 N. Normandie Avenue, Los Angeles, CA 90029 8.3 mi $350,000 25602 Belle^Porte Avenue,# 204, Harbor City, CA 90710 14.4 mi $350,000 2060 E. 3rd Street, tt 2, Long Beach, CA 90814 W.5mi $352,000 244 S. La Fayette Park Place, It 104, Los Angeles, W 90^57 8.2 mi $355,000 601S. Euclid Street, ft 2A, La Habra, CA 9063J^ 14.3 mi $355,900 2444 E. Del Mar Boulevard, tt 302, Pasadena, CA 91107 12.4 mi $359,000 211E. California Avenue, tt A-4, Qendde, CA 91206 12.5 mi $359,000 2617 S. Bronson Avenue, tt 1/2, Los Angeles, CA 90018 9.2 mi $359,000 I 12121 Centralia Street, It 209, Lakewood, CA 90715 11.5 rni $359,900 10 Atlantic Avenue, It 102, Long Beach, CA 90802 14.6 mi $359,900 23206 Sesame Street, # D, Torrance, CA 90502 12.7 mi $360,000 16003 Pioneer Boulevard,# 2B, Norwalk, CA 90650 8.7 mi $360^000 3365 Sanja Fe Avenue,# 88, Long Beach, CA 90810 11.2 mi $360,000 308 E. Maple Street, 6]enjJ^e, OV 91205 11.7 mi $365,000 23 N. Alboni Place, Long Beach, CA 90802 14.6 mi $365,000 12534 Montecito Road,# 7, Seal Beach,^9^740 15.0 mi $365,000 823 Java Avenue, tt 4, Inglewood^ CA 90301 9.6 mi $365,000 225 W.6th Street, tt 302, Long Beach, CA 90802 14.0 mi $368^569 5535 Ackerfield Avenue, tt 26, Long Beach, CA 90805 8.4 mi $369,000 17628 Aiburtis Avenue,# 16, Artesia, CA 90701 9.5 mi $369,950 12031 Beverly Boulevard, tt 3C, Whittier, CA 90601 8.8 mi $370,000 01135.0089/686281.1 8710 Belford Avenue, It 208B, Los Angeles, CA 90045 11.3 mi $372,499 1 527 Cedar Avenue, It 2A, Long ^ea^h, CA 90802 14.1 mi $373,000 2 1517 E. Garfield Avenue,# 22, Glendale, CA 91205 11.3 mi $375,000 1 3550 Torrance Boulevard,# 210, Torjrance, CA 90503 13.3 mi $375,000 1 805 Industrial Avenue,# 3, Inglewood, CA 90302 10.4 mi $378,000 1 1115 Coj^ova Street, It 222, Pas^ena, CA 91106 12.0 mi $378,000 1 13956 Edgewater, Norwalk, CA 90650 8.0 mi $378,650 2 525 S. La Fayette Park Place, U 114, Los Angeles, CA 90057 8.1 mi $379,000 1 5585 E. Pacific Coast Highway, U 312, Long Beach, CA 90804 14.4 mi $379,000 2 325 W. 3rd Street, #402, Long Beach, CA 90802 14.3 mi $379,999 1 L^625 E. Appieton Street, ft 2D, Long Beach, CA 90802 _14.5 mi $380,000 : 8511 La Saiie Street, tt 2, Cypress, CA 90630 12^5jTii $380,000 2 23208 Sesame Street, tt H,Torrance, CA 90502 12.7 mi $380,000 2 13424 Tracy Street, tt 3, Baldwin Park, CA 91706 13.4 mi $380,000 3 16040 Leffingweii Road, tt 44, Whittier, CA 90603 11.8 mi $384,888 4138 Mendez Street, Long Beach, CA 90815 13.2 mi $385,000 3401 E. Wilton Street, tt 207, Long Beach, CA 90804 13.3 mi $385,000 2 335 Cedar Avenue, tt 409^ Long Beach, CA 90802 14.3 mi $385,000 2 13918 Mcclure Avenue, tt 8, Paramount, CA 90723 5.0 mi $385,000 2 I 16938 Cedarwood Court, Cerritos, CA 90703 9.8 mi $385,000 2 ! 360 W. Ocean Boulevard, tt^07, Long Beach, CA ^802 14.6 mi $385,000 3 1200 Gaviota Avenue, Long Beach, CA 90813 13.6 mi $389,000 2^ 333 Newport Avenue, tt 107, Long Beach, CA 90814 14.5 mi $389,900 1 1422 Peckham Street, tt D, Fuiierton, CA 92833 15.0 mi $389,900 2 933 E. 1st Street, tt 3, Long B^ach, CA 90802 14.5 mi $390,000 2 433 E. Tamarack Avenue,#J.5^ingiewood, CA 90301 9.3 mi $395,000 1 5479 E. Centralia Street, #31, Long Beach, CA 90808 10.1 mi $395,000 2 623 VVaJnut Avenue, # 9, Long Beach, CA 90802 14.0 mi $395,000 2 13721 Los Angeles Street,# G, Baldwin Park, CA 91706 14.5 mi $395,000 X 1339 N. Columbus Avenue, tt 221, Glendale, CA 91202 13.7 mi $395,777 1422 Rock Glen Avenue, tt 211, Glendale, CA 91205 11.5 mi $396,000 1 327 Chestnut Avenue,# 106, Long Beach, CA 90802 14.3 mi $396,000 2 13432 Francisquito Ave,# APT B, Baldwin Park, CA 91706 13.5 mi $398,500 3 1433 Forest Glen Drive, # 152, Hacienda Heights, CA 91745 14.1 ml $398,888 2 19^ Tamarind Avenue,# 9, Hollywood Hills East, CA 90068 11.7 mi $399,000 1 315 N. Louise Street, tt 107, Glendale, CA 91206 12.4 mi $399,000 1 125 N. Alien Avenue,# 217, Pasadena, CA 91106 12.5 mi $399,000 1 388 E^ Ocean Boulevard, # 907, Long Beach,0\ 90802 14.6 mi $399,000 1 221W. Buckthorn Street,# 8, inglewood, CA 90301 9.8 mi $399,000 1 1054 E. 2nd Street, # 203, Long Beach, CA 9^02 14.5 mi $399^00 2 221W. Buckthorn Street, # 10, inglewood^ CA 90301 9.8 mi $399,^000 2 11829 Ferris Road, tt E, El Monte, CA 917^ 11.7 mi $399,000 3 4140 Workman Mill Road, tt 211, Whittier, CA 90601 8.7 mi $399,700 2 729 S. Knott Avenue, tt 107, Anaheim, CA 92804 14.8 mi $399,800 2 1457 Forest Glen Drive,# 169, Hacienda Heights, CA 91745 14.1 mi $399,900 3 01135.0089/686281.1 416 S. Spring Street,# 610, Los Angeles, CA 90013 6.0 mi 1 $399,999 1 25420 Dodge Avenue, tt E, Harbor City, CA 90710 14.0 mi 1 $399,999 2 11837 Ferris Road,« E, El Monte, CA 91732 11.7 mi 1 $399,999 3 613 W. Queen Street, tt 2, Inglewood, CA 90301 10.4 mi 1 $400,000 2 535 W.4th Street, tt 106, Long Beach, CA 90802 14.2 mi 1 $400,000 2 11120 Queensland Street, tt C25, Los Angeles, CA 90034 14.0 mi 1 $405,000 1 7000 S. La Clenega Boulevard, It 11, Inglewood, CA 90302 10.5 mi 1 $405,000 2 110 E. Hlllcrest Boulevard, tt 205, Inglewood, CA 90301 9.7 mi 1 $406,000 2 3006 2nd Street, Los Angeles, CA 90057 8.4 mi 1 $409,000 1 614 Venice Way, tt 109, Inglewood, CA 90302 10.2 mi 1 $409,000 2 1110 Ohio Avenue, tt 302, Long Beach, CA 90804 13.6 mi 1 $409,000 2 4255 W.5Th Street, tt 106, Los Angeles, CA 90020 9.4 mi 1 $410,000 1 852 W. Beach Avenue, tt 2, Inglewood, CA 90302 10.2 mi 1 $410,000 2 628 Daisy Avenue, tt 204, Long Beach, CA 90802 14.0 mi 1 $410,000 2 5501 Bohllg Road, tt 45, Los Angeles, CA 90032 6.7 mi 1 $410,000 2 1521 Locust Avenue, tt 10, Long Beach, CA 90813 13.2 mi 1 $414,900 2 1030 E. Ocean Boulevard,# 406, Long Beach, CA 90802 14.7 mi 1 $415,000 1 1919 E. Beverly Way,tt 205, Long Beach, CA 90802 14.1 mi 1 $415,000 2 10750 Droxford Street, tt 3, Cerrltos, CA 90703 9.3 mi 1 $415,000 2 4048 Abourne Road, tt D, Los Angeles, CA 90008 9.3 mi 1 $415,000 2 994 E. La Habra Boulevard, tt 141, La Habra, CA 90631 14.8 mi 1 $415,000 3 640 W. Lambert Road, tt 40, La Habra, CA 90631 14.0 mi 1 $416,900 2 1410 3/4 N. Serrano Avenue, Los Angeles, CA 90027 10.7 mi 1 $419,000 1 525 N. Sycamore Avenue, tt 416, Los Angeles, CA 90036 11.5 mi 1 $419,000 1 330 N. Jackson Street,# 118, Glendale, CA 91206 12.5 mi 1 $419,000 1 2302 E. 2nd Street, tt 3G, Long Beach, CA 90803 14.7 mi 1 $419,000 1 3305 E. Ransom Street, tt F, Long Beach, CA 90804 13.3 mi 1 $419,000 2 500 Evergreen Street, # 109, Inglewood, CA 90302 10.3 mi 1 $419,000 3 2370 W. Orangethorpe Avenue, tt 43, Fullerton, CA 92833 14.9 mi 1 $419,900 2 1351N. Orange Drive, tt 106, Hollywood, CA 90028 12.1 mi 1 $419,999 1 1100 E. Ocean Boulevard, tt 9, Long Beach, CA 90802 14.7 mi 1 $420,000 1 855 Victor Avenue, tt 308, Inglewood, CA 90302 10.3 mi 1 $420,000 2 1435 W. 146th Street, # 204, Gardena, CA 90247 8.5 mi 1 $420,000 2 8535 Elburg Street,# D, Paramount, CA 90723 5.4 mi 1 $420,000 3 1422 Rock Glen Avenue, tt 312, Glendale, CA 91205 11.5 mi 1 $424,000 2 725 Coronado Avenue, tt 108, Long Beach, CA 90804 14.1 mi 1 $424,000 2 1509 Stanley Avenue, tt 304, Long Beach, CA 90804 13.2 mi 1 $424,500 3 15216 Shadybend Drive, tt 69, Hacienda Heights, CA 91745 12.3 mi 1 $424,888 2 2506 E. Willow Street, tt 104, Signal Hill, CA 90755 12.1 mi 1 $«5,000 2 720 N. Eucalyptus Avenue, tt 103, Inglewood, CA 90302 9.9 mi 1 $425,900 2 555 Maine Avenue, It 116, Long Beach, CA 90802 14.1 mi 1 $428,800 2 13331 Sandown Court, tt 238, La Mirada, CA 90638 12.7 mi 1 $429,000 1 1118 Valencia Street, tt 114, Los Angeles, CA 90015 6.8 mi 1 $429,000 1 4775 E. Pacific Coast HWY tt 1, Long Beach, CA 90804 13.5 mi 1 $429,000 2 215 W.7th Street, tt 404, Los Angeles, CA 90014 6.0 mi 1 $429,000 2 01135.0089/686281.1 11331 Elliott Avenue, ft 1, El Monte, CA 91732 10.7 mi 1 $429,000 3 124 E. Avenue 44, ft D, Lincoln Heights, CA 90031 8.2 mi 1 $430,000 2 16905 Judy Way, Cerritos, CA 90703 9.7 mi 1 $430,000 2 1142 Campbell Street, ft 311, Glendale, CA 91207 13.3 mi 1 $435,000 1 420 Redondo Avenue, ft 111, Long Beach, CA 90814 14.3 mi 1 $435,000 1 315 E. 8th Street, ft 404, Los Angeles, CA 90014 5.7 mi 1 $435,000 1 430 E. Spruce Avenue, ft 78, Inglewood, CA 90301 9.3 mi 1 $435,000 2 2150 Cheyenne Way #179 , Fullerton, CA 92833 12.9 mi 1 $438,000 2 8939 Gallatin Road, ft 24, Pico Rivera, CA 90660 6.7 mi 1 $438,000 3 1405 Forest Gien Drive, ft 137, Hacienda Heights, CA 91745 14.1 mi 1 $438,888 3 3612 Kalsman Drive, ft 1, Los Angeles, CA 90016 11.1 mi 1 $439,000 1 1327 N. Central Avenue, ff F, Glendale, CA 91202 13.7 mi 1 $439,000 1 570 W.Stocker Street, ff 215, Glendale, CA 91202 13.7 mi 1 $439,000 1 601 Olive Avenue, ff L, Long Beach, CA 90802 14.0 mi 1 $439,000 2 7641 Florence Avenue, ft 201, Downey, CA 90240 3.3 mi 1 $439,000 2 1239 W. Rosecrans Avenue, ft 18, Gardena, CA 90247 8.2 mi 1 $439,000 3 12502 Monteclto Road, ff 9, Seal Beach, CA 90740 14.9 mi 1 $439,900 2 600 W.Stocker Street, ff 308, Glendale, CA 91202 13.7 mi 1 $440,000 1 2514 E. Willow Street, ff 201, Signal Hill, CA 90755 12.1 mi 1 $440,000 2 552 N. Bellflower Boulevard, ff 211, Long Beach, CA 90814 14.7 mi 1 $440,000 2 22703 Nadine Circle, ff A, Torrance, CA 90505 14.0 mi 1 $442,000 2 4102 Summertime Lane, Culver City, CA 90230 11.8 mi 1 $444,900 1 940 E. 3rd Street ff 24, Long Beach, CA 90802 14.3 mi 1 $444,995 2 620 W. Hyde Park Boulevard, ff 204, Inglewood, CA 90302 10.2 mi 1 $445,000 2 1425 W. 12th Street, ff 253, Los Angeles, CA 90015 6.8 mi 1 $445,000 2 111 N. 2nd Street, ff 212, Alhambra, CA 91801 8.8 mi 1 $448,000 1 2525 E. 19th Street, ff 22C, Signal Hill, CA 90755 12.9 mi 1 $448,900 2 746 S. Los Angeles Street, ff 908, Los Angeles, CA 90014 5.8 mi 1 $449,000 1 257 Isabel Street, ff 1/2, Los Angeles, CA 90065 8.0 mi 1 $449,000 1 1355 Loma Avenue, ff 201, Long Beach, CA 90804 13.5 mi 1 $449,000 2 615 E. Broadway, ft 306, Long Beach, CA 90802 14.4 mi 1 $449,000 2 6510 Walker Avenue, ft 6, Bell, CA 90201 0.9 mi 1 $449,000 3 532 N. Rossmore Avenue, ff 406, Los Angeles, CA 90004 10.7 mi 1 $450,000 1 1600 N. Hobart Boulevard, ff 3, Los Angeles, CA 90027 10.8 mi 1 $450,000 1 5651 Windsor Way,ff 304, Culver City, CA 90230 11.2 mi 1 $450,000 1 500 Jackson Place, ff 215, Glendale, CA 91206 12.8 mi 1 $450,000 2 821S. Chapel Avenue, ff 11, Alhambra, CA 91801 8.4 mi 1 $450,000 2 204 W. Lime Street, ft 1, Inglewood, CA 90301 9.9 mi 1 $450,000 2 6358 Gage Avenue, ff 311, Bell Gardens, CA 90201 2.2 mi 1 $450,000 3 1493 Forest Glen Drive, ff 201, Hacienda Heights, CA 91745 14.1 mi 1 $454,900 3 1139 E. Ocean Boulevard, ff 207, Long Beach, CA 90802 14.6 mi 1 $455,000 2 11855 Ramona Boulevard, El Monte, CA 91732 12.0 mi 1 $458,000 3 8243 Henderson, Buena Park, CA 90621 12.9 mi 1 $458,000 3 1215 1/2 5th Avenue, Los Angeles, CA 90019 9.2 mi 1 $458,800 1 3627 Kalsman Drive, ff 1, Los Angeles, CA 90016 11.2 mi 1 $459,000 1 01135.0089/686281.1 1119 Albany Street, # 305, Los Angeles, CA 90015 6.8 mi 1 $459,000 1 743 Euclid Avenue, J# 4, Long Beach, CA 90804 14.3 ml 1 $459,000 2 12200 Montecito Road,# B113, Seal Beach, CA 90740 14.8 mi 1 $459,000 2 4145 La Rica Avenue,# B, Baldwin Park, CA 91706 14.7 mi 1 $4^59,000 3 L 358 S. Gramercy Place, it 304, Los Angeles, CA 90020 9.5 ml 1 $4^0,000 1 2027 E. Appleton Street, tf 3, Long Beach, CA 90803 14.5 mi 1 $460,000 2 11539 Lower Azusa Road,# D, El Monte^ CA 91732 12.6 mi 1 $460,000 3 23316 Marigold Avenue,# R202^Torrance, CA 90502 12.9 mi 1 $460,000 3^ 395 E. 4th Street, #26, Long Beach, CA 90802 14.2 mi 1 $464^900 1 4229 W. Rosecrans Avenue,# 6, Hawthorne, CA 90250 10.5 mi 1 $465,000 2 453 Almond Avenue,# 1, Long Beach, CA 90802 14.2 mi 1^ $465,000 2^ 12400 Montecito Road,# 408, Seal Beach, CA 90740 J.4.9mi 1 $465,900 2 1118 E. Palmer Avenue,# 205, Glendale, CA 91205 11.1 mi 1 $468,000 1 210 N. Monterey Street, # 502, Alhambra, CA 9.1 mi 1 $468,000 1^ 2386 E. Del Mar Boulevard,# 229, Pasadena, CA 91107 12.4 mi 1 $468,000 2^ 228 S. Olive Avenue, Alhambra, CA 91801 8.2 mi 1 $468,000 ^ 2367 Jefferson Street,# 110, Torrance,CA 90501 13.0 mi 1 $469,000 1 218 N.AIha^mbra Avenue, # B, Monterey Park, CA 91755 7.2 ml 1 $469,000 2 4439 Lockwood Avenue,# 1/2, Los Angeles, CA 90029 9.7 mi 1 $469,000 ^ 933NewDepotStreet, #8, Los^^e^CA90012 7.0 mi 1 $469,500 3 2512 E. Willow Street, # 108, Signal Hill, CA 90755 12.1 mi 1 $469,900 2 11527 Lower Azusa Road,# E, El Monte, CA 91732 12.6 mi 1 $470,000 3 I 964 Larrabee Street,# 108, West Hollywood, CA 90069 13.7 mi ^ $W,000 1 j 249 S. Pine Street, # D, San Gabriel, CA 91776 10.0 mi 1 $475,000 2 j 4499 Via Marisol, # 345, Monterey Hills, CA 90042 8.4 mi 1 $475,000 2 217 5. Marengo Avenue, PaM^ena, CA 91101 11.6 mi 2 $478,000 1 89 E. Commonwealth Avenue,# 3F, Alhambra, CA 91801 8.8 mi 1 $479,000 ^ 10521 National Boulevard, # 112, Los Angeles, CA 90034 13.4 mi 1 $479,900 ^ 8740 Tuscany Avenue,# 208, Playa del Rey, CA 90293 14.5 mi 1 $479,900 1 210 N. Monterey Street, # 308, Alhambra, CA 91801 9.1 mi 1 $480,000 ^ 6909 E. Gage Avenue, Commerce, CA 90040 3.0 mi 1 $480,000 3^ 17638 Virginia Avenue, Bellflower, CA 90706 7.8 mi 1 $480,000 3^ 968 Larrabee Street, # 116, West Hollywood, CA 90069 13.7 mi 1 $484,900 564 N. Bellflower Boulevard,# 202, Long Beach, CA 90814 14.7 mi 1 $485,000 2 15159 Woodruff Place, # 1, Bellflower, CA 90706 6.9 mi 1 $485,000 3 4055 W. Rosecrans Avenue,# 8, Hawthorne, CA 90250 10.5 mi 1 $486,0^ 2 412 N. Bellflower Boulevard,# 117, Long Beach, CA 90814 14.7 mi 1 $486,000 2^ 9102 Summertime Lane, Culver City, CA 90230^ 11.9 mi 1 $489,000 1^ 488 E. Ocean Boulevard,# 615, Long Beach, W 908^ 14.6 mi 1 $489,000 1 255 Isabel Street, Los Angeles, CA 90065 8.0 mi 1 $489,000 1 12300 Montecito Road,# 21, Seal Beach, CA 90740 14.8 mi 1 $489,000 2 939 S. Broadway,# B3, Los Angeles, CA 90015 6.0 mi 1 $489,000 2 1621 Vineyard Avenue,# 4, Los Angeles,J^ 90019 9.8 mi 1 $489^0M 2 1453 Forest Glen Drive, # 173, Hacienda Heights, CA 91745 14.1 mi 1 $489,000 3 2617 5. Bronson Avenue, Los Angeles, CA 90018 9.2 mi 1 $489,000 3 01135.0089/686281.1 430 N. Holliston Avenue,# 204, Pasadena, CA 91106 12.7 mi 1 $489,900 2 1335 Hillandale Avenue,# 5, La Habra, CA 90631 13.4 mi 1 $489,900 2 4900 Overland Avenue,# 111, Culver City, CA 90230 12.2 mi 1 $495,000 1 1750 Camino Palmero Street, # 338, Los Angeles, CA 90046 12.7 mi 1 $495,000 1 3616 Kalsman Drive, # 3, Los Angeles, CA 90016 11.1 mi 1 $495,000 2 4170 Elm Avenue,# 108, Long Beach, CA 90807 9.9 mi 1 $495,000 2 3203 W. Council Street, Los Angeles, CA 90026 8.6 mi 1 $497,888 2 420 S. Madison Avenue, tt 204, Pasadena, CA 91101 11.5 mi 1 $498,000 1 205 N. Alhambra Avenue,# D, Monterey Park, CA 91755 7.2 mi 1 $498,500 2 471W. Duarte Road,# 220, Arcadia, CA 91007 13.0 mi 1 $498,888 2 2929 Waverly Drive, ft 206, Los Angeles, CA 90039 10.2 mi 1 $499,000 1 8710 Delgany Avenue, ft 14, Playa del Rey, CA 90293 14.5 mi 1 $499,000 1 3810 W. Wilshire Boulevard, ft 610, Los Angeles, CA 90010 9.1 mi 1 $499,000 1 3810 Wilshire Boulevard, ft 1811, Los Angeles, CA 90010 9.1 mi 1 $499,000 1 3640 Kalsman Drive, ft 3, Los Angeles, CA 90016 11.1 mi 1 $499,000 2 2940 W.Carson Street, ft 236, Torrance, CA 90503 13.4 mi 1 $499,000 2 345 Wisconsin Avenue, ft 205, Long Beach, CA 90814 14.4 mi 1 $499,000 2 4041 Via Marisol, ft 313, Los Angeles, CA 90042 8.1 mi 1 $499,000 2 525 S. Berendo Street, ft 108, Los Angeles, CA 90020 8.6 mi 1 $499,000 2 11340 166th Street, ft 2, Cerritos, CA 90703 8.7 mi 1 $499,000 3 1745 Maple Avenue, ft 50, Torrance, CA 90503 13.5 mi 1 $499,800 1 1433 S. 3rd Street, ft A, Alhambra, CA 91803 7.7 mi 1 $499,888 3 312 W.California Boulevard, ft B, Pasadena, CA 91105 11.0 mi 1 $499,900 1 3221 Vineland Avenue, ft 48, Baldwin Park, CA 91706 14.1 mi 1 $499,900 3 315 W.3rd Street, ft 605, Long Beach, CA 90802 14.3 mi 1 $499,999 1 5000 5. Centinela Avenue, ft 202, Los Angeles, CA 90066 13.0 mi 1 $500,000 1 4209 Via Arbolada, ft 132, Los Angeles, CA 90042 8.1 mi 1 $500,000 2 384 Redondo Avenue, ft 203, Long Beach, CA 90814 14.4 mi 1 $505,000 2 2069 E. 120th Street, Los Angeles, CA 90059 4.7 mi 1 $505,999 3 600 W.9th Street, ft 1108, Los Angeles, CA 90015 6.3 mi 1 $508,000 1 880 W. 1st Street, ft 809, Los Angeles, CA 90012 6.6 mi 1 $509,000 1 1023 E. 1st Street, ft 27, Long Beach, CA 90802 14.5 mi 1 $514,000 2 360 W. Avenue 26, ft 128, Los Angeles, CA 90031 7.4 mi 1 $514,999 2 4210 Via Arbolada, ft 215, Los Angeles, CA 90042 8.2 mi 1 $515,000 2 1115 S. Elm Drive, # 209, Los Angeles, CA 90035 13.1 mi 1 $519,000 1 605 N. Louise Street, ft 208, Glendale, CA 91206 12.8 mi 1 $519,000 2 14015. St. Andrews Place, ff 307, Los Angeles, CA 90019 8.6 ml 1 $519,999 2 122 Buckeye Street, La Puente, CA 91744 14.3 mi 1 $519,999 3 1021N. Crescent Heights, ff 106, West Hollywood, CA 90046 12.9 mi 1 $520,000 1 2500 E. 4th Street, ff 307, Long Beach, CA 90814 14.3 mi 1 $520,000 2 525 5. Ardmore Avenue,# 319, Los Angeles, CA 90020 8.9 mi 1 $520,000 2 514 S. Harvard Boulevard, ff 201, Los Angeles, CA 90020 9.0 mi 1 $520,000 2 6645 W.86th Place, ff 101, Los Angeles, CA 90045 12.6 mi 1 $524,999 2 411W. Seaside Way,ft 1406, Long Beach, CA 90802 14.6 mi 1 $525,000 1 450 W. Lexington Drive, #3, Glendale, CA 91203 12.8 mi 1 $525,000 2 01135.0089/686281.1 580 W. Main Street,# 109, Alhambra, CA 91801 8.5 mi 1 $525,000 2 322 E. Spruce Avenue,# G, Inglewood, CA 90301 9.4 mi 1 $525,000 2 612 E. Carson Street, # 310, Carson, CA 90745 11.1 mi 1 $525,000 3 5470 Cajon Avenue, Buena Park, CA 90621 13.0 mi 1 $525,888 3 117 S. Doheny Drive,# 404, Los Angeles, CA 90048 13.4 mi 1 $529,000 1 525 S. La Fayette Park Place, ft 205, Los Angeles, CA 90057 8.1 mi 1 $529,000 2 29 S. Allen Ave Avenue,# 107, Pasadena, CA 91106 12.3 mi 1 $529,800 2 515 N. Kenwood Street, ft 103, Glendale, CA 91206 12.7 mi 1 $529,800 2 5227 Elmwood Avenue, ft 3, Lynwood, CA 90262 3.5 mi 1 $529,900 3 750 N. Kings Road,# 201, West Hollywood, CA 90069 12.9 mi 1 $529,999 1 1122 W. Huntington Drive, ft 1, Arcadia, CA 91007 12.6 mi 1 $530,000 3 133 The Promenade N., #324, Long Beach, CA 90802 14.4 mi 1 $535,000 1 620 N. Kenwood Street, ft 305, Glendale, CA 91206 12.8 mi 1 $535,000 2 22647 Nadine Circle, ft B, Torrance, CA 90505 14.0 mi 1 $535,000 2 1052 Seco Street, # 202, Pasadena, CA 91103 12.8 mi 1 $539,000 1 2001 Artesia Boulevard, ft 212, Redondo Beach, CA 90278 13.0 mi 1 $539,000 1 837 N. West Knoll Drive, ft 218, West Hollywood, CA 90069 13.2 mi 1 $539,000 1 2837 Consol Avenue, El Monte, CA 91733 10.5 mi 1 $539,000 2 923 E. Ocean Boulevard, ft 2, Long Beach, CA 90802 14.6 mi 1 $539,000 2 3220 Merrill Drive, ft 18,Torrance, CA 90503 13.6 mi 1 $539,699 2 300 El Molino Avenue, N.#315, Pasadena, CA91101 12.3 mi 1 $539,800 2 360 W. Avenue 26, ft 343, Los Angeles, CA 90031 7.4 mi 1 $539,^88 3 6038 Carlton Way,ft 204, Hollywood, CA 90028 11.4 mi 1 $539,900 1 35 Linden Avenue, ft 305, Long Beach, CA 90802 14.5 mi 1 $539,980 2 7320 Hawthorn Avenue, ft 222, Los Angeles, CA 90046 12.6 mi 1 $545,000 1 1222 N. Olive Drive, ft 413, West Hollywood, CA 90069 13.3 mi 1 $545,000 1025 N. Kings Road,# 307, West Hollywood, CA 90069 13.1 mi 1 $549,000 8635 Falmouth Avenue, ft 310, Playa del Rey, CA 90293 14.3 mi 1 $549,000 1 12724 Caswell Avenue, ft 2, Los Angeles, CA 90066 14.4 mi 1 $549,000 222 S. Central Avenue, ft 319, Los Angeles, CA 90012 5.6 mi 1 $549,000 257 S. Spring Street, ft 4D, Los Angeles, CA 90012 6.1 mi 1 $549,000 1 2825 Blossom Court, El Monte, CA 91733 10.5 mi 1 $549,000 2 110 W. Maple Street, ft 32, Glendale, CA 91204 11.8 mi 1 $549,000 2 444 S. Gra mercy Place, ft 16, Los Angeles, CA 90020 9.4 mi 1 $549,000 2 600 W. Stocker Street, ft 311, Glendale, CA 91202 13.7 mi 1 $549,000 3 1655 Clark Avenue, ft 231, Long Beach, CA 90815 13.4 mi 1 $549,900 2 1231N. Columbus Avenue, ft 3D, Glendale, CA 91202 13.6 mi 1 $549,900 2 421S. La Fayette Park Place, ft 510, Los Angeles, CA 90057 8.2 mi 1 $549,900 2 6624 Springpark Avenue, ft 3A, Los Angeles, CA 90056 10.8 mi 1 $550,000 2 525 N. SYCAMORE Avenue, ft 212, Los Angeles, CA 90036 11.5 mi 1 $550,000 2 4275 Via Arbolada ft 107, Los Angeles, CA 90042 8.4 mi 1 $550,000 2 204 Lime Street, ft 7, Inglewood, CA 90301 9.9 mi 1 $550,000 2 918 W. College Street, # 207, Los Angeles, CA 90012 7.0 mi 1 $550,000 3 8827 Cedar Street, Bellflower, CA 90706 7.7 mi 1 $550,000 3 585 W. Duarte Road, ft 30A, Arcadia, CA 91007 12.9 mi 1 $553,000 2 01135.0089/686281.1 1820 Canyon Drive,# 202, Los Angeles, CA 90028 11.5 mi 1 $554,500 2 7111 La Tijera Boulevard,# BlOl, Los Angeles, CA 90045 10.8 mi 1 $555,000 2 22715 Maple Avenue, # B, Torrance, CA 90505 14.0 mi 1 $555,000 2 497 S. El Molino Avenue, ft 208, Pasadena, CA 91101 11.4 mi 1 $555,000 3 960 Larrabee Street, ft 314, West Hollywood, CA 90069 13.6 mi 1 $559,000 1 1400 N. Hayworth Avenue,# 21, West Hollywood, CA 90046 13.0 mi 1 $559,950 1 1140 E. Ocean Boulevard, ft 122, Long Beach, CA 90802 14.7 mi 1 $560,000 1 629 Traction Avenue, ft 208, Los Angeles, CA 90013 5.5 mi 1 $560,000 4826 Hollow Corner Road, ft 181, Culver City, CA 90230 11.8 mi 1 $560,000 9302 Summertime Lane, Culver City, CA 90230 11.9 mi 1 $565,000 8114 Manitoba Street, ft 106, Playa del Rey, CA 90293 14.3 mi 1 $565,000 1 738 S. Los Angeles Street, ft 608, Los Angeles, CA 90014 5.8 mi 1 $565,000 1 288 S. Oak Knoll Avenue, ft 3, Pasadena, CA 91101 11.7 mi 1 $565,000 2 12910 Walsh Avenue, ft 6, Los Angeles, CA 90066 13.9 mi 1 $565,000 2 8650 Belford Avenue, ft A225, Westchester, CA 90045 11.3 mi 1 $565,000 3 5140 Cape Tenez Drive, Whittier, CA 90601 7.8 mi 1 $565,000 3 2939 Leeward, ft 511, Los Angeles, CA 90005 8.1 mi 1 $568,000 1 625 N. Flores Street, ft 105, West Hollywood, CA 90048 12.8 mi 1 $569,000 1 9005 Cynthia Street, West Hollywood, CA 90069 13.8 mi 2 $570,000 1 1831 Prosser Avenue, ft 214, Los Angeles, CA 90025 14.8 mi 1 $570,000 1 230 5. Madison Avenue, ft 205, Pasadena, CA 91101 11.7 mi 1 $570,000 2 15331 Ashley Court, Whittier, CA 90603 11.0 mi 1 $575,000 3 1 604 5. 2nd Street, ft A, Alhambra, CA 91801 8.5 mi 1 $575,999 3 , 840 E. Mendocino Street, ft A6, Altadena, CA 91001 14.7 mi 1 $579,000 2 9559 Firestone Boulevard, Downey, CA 90240 5.4 mi 1 $579,000 3 4828 Hollow Corner Road, ft 193, Culver City, CA 90230 11.8 mi 1 $579,900 2 970 S. Kingsley Drive, ff 101, Los Angeles, CA 90006 8.5 mi 1 $583,900 2 433 Pine Avenue, ff 400, Long Beach, CA 90802 14.2 mi 1 $584,900 1 11413 Vuepointe Way,ft B, El Monte, CA 91732 11.8 mi 1 $588,000 3 950 N. Kings Road, ff 45, West Hollywood, CA 90069 13.0 mi 1 $589,000 1 1615 N. Laurel Avenue, ff 112, Los Angeles, CA 90046 13.2 mi 1 $589,000 1 1925 Overland Avenue, ff 206, Los Angeles, CA 90025 14.9 mi 1 $589,000 1 971S. St. Andrews Place, ft 103, Los Angeles, CA 90019 8.8 mi 1 $589,000 2 817 N. Monterey Street, ff 3, Alhambra, CA 91801 9.3 mi 1 $589,000 2 6575 Green Valley Circle, ff 312, Culver City, CA 90230 11.4 mi 1 $589,900 2 99 5. Raymond Avenue, ff 304, Pasadena, CA 91105 11.7 mi 1 $595,000 1 2491 Purdue Avenue, ff 205, Los Angeles, CA 90064 14.9 mi 1 $595,000 1 360 5. Los Robles Avenue, ff 6, Pasadena, CA 91101 11.5 mi 1 $595,000 2 1304 Stanley Avenue, ff 6, Glendale, CA 91206 12.2 mi 1 $595,000 3 2207 Chaffee Street, Fullerton, CA 92833 14.4 mi 1 $595,000 3 631 Wilcox Avenue, ff 2F, Los Angeles, CA 90004 11.0 mi 1 $598,000 1 607 Glenmore Boulevard, ff C, Glendale, CA 91206 12.4 mi 1 $598,000 2 323 N. Jackson Street, ff 202, Glendale, CA 91206 12.5 mi 1 $598,000 2 841W. Duarte Road, ff 2, Arcadia, CA 91007 12.6 mi 1 $598,000 2 1340 Glenwood Road, ff 14, Glendale, CA 91201 14.3 mi 1 $598,000 2 01135.0089/686281.1 900 S. Harvard Boulevard, ft 502, Los Angeles, CA 90006 8.6 mi $598,000 3 1130 S. Flower Street, Los Angeles, CA 90015 6.3 mi $599,000 1 1151N. New Hampshire Ave, ft 1{2, Los Angeles, CA 90029 10.0 mi $599,000 2 1281 Cabriiio Avenue,# 101, Torrance, CA 90501 12.3 mi $599,000 2 3640 Cardiff Avenue, ## 205, Los Angeles, CA 90034 12.6 mi $599,000 2 6716 Hillpark Drive, U 406, Los Angeles, CA 90068 13.0 ml $599,000 2 22917 Maple Avenue,# B, Torrance, CA 90505 14.0 mi $599,000 2 970 S. St. Andrews Place, # 302, Los Angeles, CA 90019 8.8 mi $599,000 2 102 S. Manhattan Place,# 105, Los Angeles, CA 90004 9.6 mi $599,000 2 425 E. Graves Avenue,# E, Monterey Park, CA 91755 6.8 mi $599,000 3 28 N. 3rd Street, # B221, Alhambra, CA 91801 8.7 mi $599,888 3 6250 Buckingham Parkkway,# 110, Culver City, CA 90230 11.4 mi $599,900 2 358 S. Gramercy Place, U 210, Los Angeles, CA 90020 ^5 mi $599,9ra 2 1063 Larimore Avenue, La Puente, CA 91744 14.6 mi $599,900 3^ 1067 Larimore Avenue, La Puente, W^1744 14.6 mi $599,900 3 4350 Berryman Avenue,# 15, Los Angeles, CA 90066 13.1 mi $599,999 2 1200 N. Flores Street, # 111, West Hollywood, CA 90069 13.2 mi $600,000 1 8455 Fountain Avenue, # 205, West Hollywood, CA 90069 13.4 mi $600,000 1 5411W.Slauson Avenue, Los Angeles, CA 90056 10.8 mi $600,000 2 5413 W.Slauson Avenue, Los Angeles, CA 90056 10.8 mi $600,000 2 747 E. California Boulevard, # 1, Pasadena, CA 91106 11.4 mi $600,000 2 8056 Ackerm^n Street, Buena Park, CA 90621 13.9 mi $600,000 3 $239,000- 5050 Linden Avenue, Long Beach, CA 90805 9.0 mi 2 $240,000 1 $250,000- 460 Golden Avenue, Long Beach, CA 90802 14^ mi 2 ^289^00 1 $255,000- 320 5. Ardmore Avenue, Los Angeles, CA 90020 9.1mi 4 $395,000 1 $289,000- 4125 5. Figueroa Street, Los Angeles, CA 90037 5.9 mi 2 $375,000 1 $292,000- 525 S. Ardmore Avenue, Los Angeles, CA 90020 8.9 mi 4 $399,999 1 $299,000 - 117 Rosemont Avenue, Los Angeles, CA 90026 8.0 mi 2 $350,000 1 $310,000- 210 S. La Fayette Park Place, Los Angeles, CA 90057 8.2 ml 2 $320,000 1 $325,000 - 3030 Valle Vista Drive, Glassell Park, CA 90065 10.2 ml 2 $335,000 1 $335,000 - 1725 Neil Armstrong Street, Montebello, CA 90640 6.9 mi 2 $355^000 2 $339,900- 350 Cedar Avenue, Long Beach, CA 90802 14.2 mi 2 $344,990 1 $340,000 - 231 Junipero Avenue, Long Beach, CA 90803 14.6 mi 2 348,000 $349,000 - 512 Evergreen Street, Inglewood, CA 90302 10.4 mi 2 $369,000 1 $360,000- 312 W.5th Street, Los Angeles, CA 90013 6.1 ml 17 $599,000 1 421S. La Fayette Park Place, Los Angeles, CA 90057 8.2 ml 2 $369,500 - 1 01135.0089/686281.1 $408,000 $369,900- 14903 S. Normandie Avenue, Gardena, CA 90247 8.6 mi 3 $425,000 2 $394,900 - 100 Atlantic Avenue, Long Beach, CA 90802 14.4 ml 2 $997,000 2 $399,000- 630 W.6th Street, Los Angeles, CA 90017 6.3 ml 2 $469^000 1 I I $399,000- 939 S. Broadway, Los Angeles, CA 90015 6.0 ml 6 $589,000 1 $399,500 - 350 Cedar Ayeni^, Long Beach, CA 90802 14.2 ml 3 $415,000 2 $408,000- I 1523 E. Windsor Road, Glendale, CA 91205 11.4 ml 2 $444,900 2 $410,000- 525J. Seaside Way, Long Beach, CA 90802 14.6 mi 3 $460,000 1 $415,000- 530 Evergreen Street, Inglewoqd, CA 90302 10.4 ml 2 $430,000 2 $429,000- ^541W. 145th Street, Gardena, CA 90247 8.6 ml 2 $439,000 3 $429,000 - 267 S. San Pedro Street, Los Angeles, CA 90012 5.8 ml 5 $529,000 2 $432,000 - j 645 W.9th Street, Lqs^geles, CA 90015 6.3 ml 12 $569,000 $444,900 - 976 Larrabee Street, West Hollywood, CA 90069 13.7 ml 2 $483,500 $445,000 - 889 Francisco Street, Los Angeles, CA 90017 6.6 mi 1^ $987,000 $449,000 - 1127 E. Del Mar Boulevard, Pasadena, CA 91106 11.8 mi 2 $460,000 $449,000 - 7111 La Tjjera Boulevard, Los Angeles, CA 90045 10.8 mi 2 $469,000 $449,000- 6151 Orange Street, Los Angeles, CA 90048 11.7 ml 2 $499,000 $450,000- 215 W. 7th Street, Los Angeles, CA 90014 6.0 ml 4 $745,000 $469,000- 850 E. Ocean Boulevard, Long Beach, CA 90802 14.6 ml 2 $489,000 $469,000 - 1745 Camino Palmero Street, Los Angeles, CA 90046 12.8 ml 2 $527,000 $475,000- 1355 N. Sierra Bonlta Avenue, West Hollywood, CA 90046 12.6 ml 2 $525,000 $479,000 - 800 W. 1st Street, Los Angeles, CA 90012 6.6 ml 4 $509,000 $479,000- 121S. Hope Street, Los Angejes, CA 90012 6.5 ml 2 $535,000 $479,950- 655 S. Hope Street, Los/^geles, CA 90017 6.4 ml 2 $499,000 $484,900 - 1656 W. 146th Street, Gardena, CA 90247 8.8 ml 2 $509,950 $485,000 - 282 Redondo Avenue, Long Beach, CA 90803 14.6 ml 2 $505,000 $489,900 - 140 Linden Avenue, Long Beach, CA 90802 14.4 ml 2 $529,000 200 S. Reno Street, Los Angeles, CA 90057 8.4 ml 3 $498,000 - 01135.0089/686281.1 $570,000 $499,000 - 333 Burchett Street, Glendale, CA 91203 13.1 mi 2 $509,000 $499,800 - 11S. 3rd Street, Alhambra, CA 91801 8.6 mi 2 $500,000 $519,000 - 460 S. Spring Street, Los Angeles, CA 90013 6.0 ml 3 $619,000 $525,000 - 11^^. ^ei Mar Boulevard, Pasadena, CA 91106 11.8 mi 2 $609,000 $528,000- 1100 Wilshire Boulevard, Los Angeles, CA 90017 6.8 m| 4 $565,000 $529,000 - 1234 Wilshire Boulevard, Los Angeles, CA 90017 6.9 ml 3 $610,000 $529,444 - 1100 S. Hope Street, Los Angeles, CA 90015 6.2 ml 9 $699,999 $538,000 - 3015 Division Street, Los Angeles, CA 90065 9.2 ml 2 $584,777 $539,000 - 2700 Cahuenga Boulevard E., Los Angeles, CA 90068 12.9 mi 2 $594,100 $539,900 - 388 E. Ocean Boulevard, Long Beach, CA 90802 14.6 ml 3 $635,000 $549,000 - 6605 Green Valley Circle, Culver City, CA 90230 11.4 mi 2 $565,000 $549,000 - 312 W.5th Street, Los Angeles, CA 90013 6.1 mi 2 $569,999 $549,000 - 100 S. Doheny Drive, Los Angeles, CA 90048 13.4 mi 5 $850,000 $550,000 - 8530 Holloway Drive, West Hollywood, CA 90069 13.4 mi 2 $649,000 $550,000- 800 E. Ocean Boulevard, Long Beach, CA 90802 14.6 mi 2 $699,000 $557,000 - 222 S. Central Avenue, Los Angeles, CA 90012 5.6 mi 2 $715,000 $559,000 - 11115. Grand Avenue, Los Angeles, CA 90015 6.2 mi 6 $699,000 $559,900- 655 S. Hope Street, Los Angeles, CA 90017 6.4 mi 4 $739,000 $560,000 - 21345 Hawthorne Boulevard, Torrance, CA 90503 13.9 ml 2 $569,900 $560,000- 411W. Seaside Way, Long Beach, CA 90802 14.6 mi 5 $868,000 $569,000 - 444 Piedmont Avenue, Glendale, CA 91206 12.5 mi 2 $575,000 $569,000 - 100 S. Alameda Street, Los Angeles, CA 90012 5.7 mi 2 $597,000 $575,000 - 880 W. 1st Street, Los Angeles, CA 90012 6.6 mi 4 $699,000 $579,000 - 108 W. 2nd Street, Los Angeles, CA 90012 6.1 ml 2 $659,000 $579,000 - 13200 Pacific Promenade, Playa Vista, CA 90094 13.8 ml 3 $775,000 $580,000 - 1230 Horn Avenue, West Hollywood, CA 90069 13.8 ml 2 $620,000 435 S. La Fayette Park Place, Los Angeles, CA 90057 8.2 ml 2 $585,000 - 01135.0089^686281.1 $619,000 $589,000 - 332 S. Kingsley Drive, Los Angeles, CA 90020 9.1 ml 2 $665,000 2 $595,000 - 400 W. Ocean Boulevard, Long Beach, CA 90802 14.6 mi 3 $870,000 2 $599,000- 5000 S. Centinela Avenue, Los Angeles, CA 90066 13.0 mi 2 $615,000 2 $599,749 - 3215. San Vicente Boulevard, Los Angeles, CA 90048 12.8 mi 2 $675,000 1 $5^,900- 1155 N. La Cienega Boulevard, West Hollywood, CA 90069 13.4 mi 4 $719,000 1 727 5. Ardmore Avenue, Los Angeles, CA 90005 8.7 mi 2 $845,000 2 1415. Clark Drive, West Hollywood, CA 90048 13.2 mi 6 $678,888 1 01135.0089/686281.1 Exhibit G - Available Rental Housinq Within 15 Miles of Park Type of Unit 1420 E 75th St, Los Angeles, CA 90001 Apt 14768 Ryon Ave, Bellfiower, CA 90706 Apt 3035 W 15th St, Los Angeles, CA 90019 Apt $1,100 1185 E Vernon Ave. Los Angeles, CA 90011 Apt $1,125 1912 Whittier Blvd. Montebelio, CA 90640 Apt $1,150 685 Lucas Ave, Los Angeles, CA 90017 Apt $1,195 9530 Alameda St #D, South Gate, CA 90280 Apt $1,200 251 8 Loma Dr, Los Angeles, CA 90026 Apt $1,250 420 S Wesllake Ave, Los Angeles, CA 90057 Apt $1,260 5731 California Ave, Long Beach, CA 90805 Apt $1,295 10800 Wright Rd. South Gate, CA 90280 Apt $1,415 9050 Carron Dr, Pico Rivera, CA 90660 Apt $1,433 369 Columbia Ave, Los Angeles, CA 90017 Apt $1.495 420 S Westlake Ave,Los Angeles, CA 90057 Apt $1,500 8222 Rosemead Blvd, Pico Rivera, CA 90660 Apt $1,525 725 S Blxel St, Los Angeles, CA 90017 Apt $1,784 1300 S FIgueroa St, Los Angeles, CA 90015 Apt $1,895 1000 El Centro St, South Pasadena, CA 91030 Apt $2,000 695 S Santa Fe Ave, Los Angeles, CA 90021 Apt $2,075 901 S Broadway, Los Angeles, CA 90015 Apt $2,085 9045 Via Amorita, Downey. CA 90241 Apt $1,000 9707 Cedar St #7, Bellfiower, CA 90706 Apt $1,195 685 Lucas Ave, Los Angeles, CA 90017 Apt $1,195 5156 Elizabeth St, Cudahy, CA 90201 Duplex $1,250 6530 Seville Ave, Huntington Park, CA 90255 Condo $1,275 16137 Cornuta Ave #13, Bellfiower, CA 90706 $1,295 5731 California Ave, Long Beach, CA 90805 $1,295 1218 W 107th St, Los Angeles, CA 90044 $1,295 7712 Milton Ave, Whittier, CA 90602 $1,325 1153 E 61 st St, Los Angeles, CA 90001 $1,345 11410 Dolan Ave, Downey, CA 90241 $1,350 4758 Gage Ave #2, Bell Gardens, CA 90201 $1,350 560 E 64th St, Long Beach, CA 90805 $1,350 4131 Live Oak St. Cudahy, CA 90201 $1,375 8454 Victoria Ave, South Gate, CA 90280 $1,375 10404 Western Ave #201, Downey, CA 90241 $1,395 Type of Unit 3374 Josephine St, Lynwood, CA 90262 Apt $1,395 3354 Norton Ave #B, Lynwood, CA 90262 Apt $1,395 9553 Flower St, Beilfiower, CA 90706 Apt $1,395 1182 E 41st PI, Los Angeles, CA 90011 Apt $1,400 6114 King Ave, Maywood, CA 90270 Apt $1,400 7209 Seville Ave, Huntlngton Park, CA 90255 Apt $1,400 7032 Washington Ave, Whittier, CA 90602 Apt $1,400 100 Rose Ln, Montebello, CA 90640 Apt $1,425 9160 Stewart And Gray Rd, Downey, CA 90241 Apt $1,425 7353 Comstock Ave, Whittier, CA 90602 Apt $1.445 6924 Wilcox Ave Bell, CA 90201 Apt $1,449 1679 E 33rd St, Los Angeles, CA 90011 Apt $1,450 8831 Rosecrans Ave, Downey, CA 90242 Apt $1,450 115 E Beach Ave, Inglewood, CA 90302 Apt $1,450 9220 Telegraph Rd. Downey, CA 90240 Apt $1,495 3033 E Gage Ave, Huntlngton Park, CA 90255 Apt $1,495 7340 Neo St #A, Dovmey, CA 90241 Apt $1,495 3321 Alma Ave, Lynwood, CA 90262 Apt $1,495 799 E 46th St #6, Long Beach, CA 90807 Apt $1,495 6240 Woodlawn Ave, Bell, CA 90201 Apt Studio $1,500 7501 S. Central Ave, Los Angeles, CA 90001 Apt $1,500 951 E 106th St, Los Angeles, CA 90002 Apt $1,500IBde 11517 Old River School Rd, Downey, CA 90241 Apt $1,500 5939 South St #15, Lakewood, CA 90713 Apt $1,500 2Bed 7210 Washington Ave, Whittier, CA 90602 Apt $1,500 12450 S Lakewood Blvd, Downey, CA 90242 Apt $1,515 10111 State St #E, Lynwood, CA 90262 Apt $1,522 3Bed 8546 Gallatin Rd, Downey, CA 90240 Apt $1,525 12441 Old River School Rd, Downey, CA 90242 Apt $1.525 10800 Crenshaw Blvd, Inglewood, CA 90303 Apt $1,535 7157 Stewart And Gray Rd, Downey, CA 90241 Apt $1,545 7300 Florence Ave, Downey, CA 90240 Apt $1,550 15700 Belshire Ave, Non/valk, CA 90650 Apt $1,550 7128 Watcher St #12A, Commerce, CA 90040 Apt $1.550 8930 Painter Ave, Whittier, CA 90602 Apt $1,550 554 E Brett St, Inglewood, CA 90302 Apt $1,550 1121 E Hyde Park Blvd, Inglewood, CA 90302 Apt $1,550 2431 S RIdgeley Dr, Los Angeles, CA 90016 Apt $1,550 Type of Unit 11709 Downey Ave, Downey,CA 90241 Apt $1,560 45 9554 Telegraph Rd. Downey, CA 90240 Apt $1,575 8102 Orange St 8110, Downey, CA 90242 Apt $1,580 10800 Wright Rd, South Gate, CA 90280 Apt $1,590 9316 Virginia Ave, South Gate, CA 90280 Apt $1,595 10237 Western Ave, Downey, CA 90241 Apt $1,595 7845 Stewart And Gray Rd, Downey, CA 90241 Apt $1,595 274 S. La Fayette Park Pi, Los Angeles, CA Apt $1,595 372 Monterey Rd, South Pasadena, CA91030 Apt $1,599 8984 Bryson Ave #D,South Gate, CA 90280 Apt $1,600 12215 Firestone Blvd. Nonwaik, CA 90650 Apt $1,600 6126 Eleanor Ave, Los Angeles, CA 90038 Apt $1,600 712 N Ardmore Ave, Los Angeles, CA 90029 Apt $1,645 8222 Rosemead Bivd, Pico Rivera, CA 90860 Apt $1,650 8025 3rd St. Downey. CA 90241 Apt $1,680 369 Columbia Ave, Los Angeles, CA 90017 Apt $1,695 35 E Plymouth St, Long Beach, CA 90805 Apt $1,699 808 Java Ave #C, ingiewood, CA 90301 Apt $1,700 9050 Carron Dr, Pico Rivera, CA 90660 Apt $1,707 11901 E 176th St. Artesia, CA 90701 Apt Studio $1,710 8721 Imperial Hwy, Downey. CA 90242 Apt $1,775 12441 Old River School Rd, Downey,CA 90242 Apt $1,950 461 N Mott St, Los Angeles, CA 90033 Apt $1,950IBde 10440 Paramount Blvd. Downey, CA 90241 Apt $1,955 725 S Blxel St, Los Angeles, CA 90017 Apt $1,986 2Bed 1300 S Figueroa St, Los Angeles, CA 90015 Apt $2,095 1300 S Figueroa St, Los Angeles, CA 90015 Apt $2,120 12700 Bloomfield Ave, Norwalk, CA 90650 Apt $2,218 3Bed 901 S Broadway, Los Angeles, CA 90015 Apt $2,300 1000 El Centro St, South Pasadena, CA 91030 Apt $2,400 950 E 3rd St, Los Angeles, CA 90013 Apt $2,506 222 1/2 East 121 Street, Los Angeles, CA 90081 Duplex $1,400 6827 1/2 Purdy Ave, CA 90201 Condo $1,595 9113 Compton Ave, Florence-Graham, CA 90002 Apt $1,595 6817 Bear Ave, Bell Gardens, CA 90201 SFR $1,650 225 E Century Blvd, Los Angeles, CA 90003 Apt $1,650 3376 1/2 Liberty Blvd, South Gate, CA 90280 SFR $1,875 15130 Woodruff Ave, Bellflower, CA 90706 Apt $1,675 Type of Unit 6804 Walker Ave, Bell, CA 90201 Apt $1,695 6128 Gotham St, Bell Gardens, CA 90201 Apt $1,695 46 4703 Live Oak St #27. Cudahy, CA 90201 Apt $1,695 1249 S Greenwood Ave, Montebello, CA 90640 Apt $1,695 1200 E S2nd St, Long Beach, CA 90805 Apt $1,695 16844 Passage Ave, Paramount, CA 90723 Apt $1,695 5930 Loma Vista Ave, Huntington Park, CA Apt $1,700 90255 624 N Wilcox Ave, Montebello, CA 90640 Apt $1,700 10800 Wright Rd, South Gate, CA 90280 Apt $1,720 7300 Florence Ave, Downey, CA 90240 Apt $1,725 1321 S Highland Ave, Los Angeles, CA 90019 Apt $1,725 5648 Gotham St, Bell Gardens, CA 90201 Apt $1,750 4638 Florence Ave #J, Bell Gardens, CA 90201 Apt $1,750 4826 E 58th St #G, Maywood, CA 90270 Apt $1,750 8546 Gallatin Rd, Downey, CA 90240 Apt $1,750 13433 Camilla St, Whittier, CA 90601 Condo $1,775 9220 Telegraph Rd, Downey, CA 90240 Apt $1,795 6423 Corona Ave, Bell Gardens, CA 90201 Apt $1,795 10334 Paramount Blvd #25, Downey, CA 90241 Apt $1,795 14812 Gridley Rd, Norwalk, CA 90650 Apt $1,795 9842 Ramona St, Bellflower, CA 90706 Apt Studio $1,795 628 E 53rd St, Long Beach, CA 90805 Apt $1,800 7348 Florence Ave, Downey, CA 90240 Apt $1,825 3247 Santa Ana St, Huntington Park, CA 90255 Apt IBed $1,825 7350 Florence Ave, Downey, CA 90240 Apt $1,825 9050 Carron Dr, Pico Rivera, CA 90660 Apt $1,8402Bed 10800 Crenshaw Blvd, Inglewood, CA 90303 Apt $1,840 52051/2 Santa Ana St, Bell Gardens, CA 90201 Duplex $1,850 3Bed 15700 Belshire Ave, Norwalk, CA 90650 Apt $1,850 9743 Whitmore St, El Monte, CA 91733 Apt $1,850 11421 E 186th St, Arlesia, CA 90701 Apt $1,878 8102 Orange St 8110, Downey, CA 90242 Apt $1,880 1524 E 52nd St, Los Angeles, CA 90011 Apt $1,895 7621 Wadsworth Ave, Los Angeles, CA 90001 Apt $1,895 336 S Alexandria Ave, Los Angeles, CA 90020 Apt $1,895 2431 S Ridgeley Dr, Los Angeles, CA 90016 Apt $1,895 318 N Chandler Ave, Monterey Park, CA 91754 Apt $1,900 1225 E 47th St, Los Angeles, CA 90011 Apt $1,995 Type of Unit 15700 Belshire Ave, Norwalk, CA 90650 Apt $1,995 3035 W 15th St, Los Angeles, CA 90019 Apt $1,995 924 S Carondelet St, Los Angeles, CA 90006 Apt $1,995 47 8721 Imperial Hwy, Downey, CA 90242 Apt $1,999 712 N Ardmore Ave, Los Angeles, CA 90029 Apt $1,999 462 Camulos Ave, Los Angeles, CA 90033 Duplex $2,000 250 W 49lh St, Los Angeles, CA 90037 Apt $2,000 11217 Barnwall St, Norwalk, CA 90850 Apt $2,040 1228 E 43rd PI, Los Angeles, CA 90011 Apt $2,050 13102 Curtis And King Rd, Norwalk, CA 90850 Apt $2,050 12829 Orange Dr, Whittier, CA 90801 Apt $2,050 931 New Depot St, Los Angeles. CA 90012 Duplex $2,100 1118 Waterloo St, Los Angeles, CA 90028 Apt $2,100 8930 Painter Ave, Whittier, CA 90802 Apt $2,150 7320 Rosemead Blvd, Pico Rivera, CA 90880 Apt $2,195 1754 Kent St, Los Angeles, CA 90028 Apt $2,195 3838 W 113th St, Inglewood, CA 90303 Apt $2,195 6524 Emil Ave, Bell Gardens, CA 90201 Apt $2,200 887 S Chicago St, Los Angeles, CA 90023 Apt $2,283 927 E 108th St. Los Angeles. CA 90059 Apt $2,283 12421 South Main Street. Los Angeles. CA Apt $2,295 90081 815 S Kenmore Ave. Los Angeles, CA 90005 Apt Studio $2,295 128 N Rampart Blvd, Los Angeles. CA 90028 Apt $2,300 8703 Vinevale Ave. Bell. CA 90201 Apt $2,350 13708 Via Del Palma Ave, Whittier, CA 90602 Apt Bed 1 $2,370 8919 Walker Ave Bell, CA 90201 Apt $2,400 10440 Paramount Blvd, Downey, CA 90241 Apt $2,4052Bed 1300 S Figueroa St, Los Angeles. CA 90015 Apt $2,445 9070 E Florence Ave #25, Downey, CA 90240 Apt $2,465 12257 Heritage Springs Dr. Santa Fe Springs, CA 3dBe Apt $2,468 90870 12700 Bloomfield Ave, Nonrvalk, CA 90850 Apt $2,480 8481 Maxine St, Pico Rivera. CA 90880 SFR $2,500 100 S Alameda St #149, Los Angeles, CA 90012 Apt $2,500 821 E 99th St, Inglewood. CA 90301 Apt $2,500 2702 Malabar St, Los Angeles. CA 90033 Apt $2,550 725 S Bixel St, Los Angeles, CA 90017 Apt $2,669 3530 E 80th PI. Huntington Park. CA 90255 SFR $1,950 10314 Wilmington Ave, Los Angeles, CA 90002 Apt $1,995 Type of Unit 1514 pleasant Ave, Los Angeles CA 90033 Apt $2,150 5134 Clara St, Cudahy, CA 90201 Apt $2,200 7804 Bell Gardens Ave, Bell Gardens. CA 90201 Duplex $2,200 137 1/4 E 51 St St, Los Angeles, CA 90011 Apt $2,250 48 6717 Otto SI, Bell Gardens. CA 90201 SFR $2,300 2489 California St, Huntington Park, CA 90255 Apt $2,350 667 S Chicago St, Los Angeles, CA 90023 Apt $2,395 4508 Santa Ana St, Cudahy, CA 90201 Apt $2,450 2702 Malabar St, Los Angeles, CA 90033 Apt $2,550 14015 Orizaba Ave. Paramount, CA 90723 Condo $2,595 11622 Carmenlta Rd, Whittier, CA 90605 Apt $2,645 7950 2nd St, Downey, CA 90241 Condo $2,685 5882 Towne Ave, Los Angeles, CA 90003 SFR $2,700 3628 Beck Ave, Bell, CA 90201 SFR $2,750 636 N Cummlngs St, Los Angeles, CA 90033 Apt $2,750 4636 Clara St, Cudahy, CA 90201 Apt $2,795 9555 Firestone Blvd, Downey,CA 90241 House $2,800 9601 Haas Ave, Los Angeles, CA 90047 SFR $2,900 11501 1/2 Berendo Ave, Los Angeles, CA 90044 SFR $2,995 8102 Orange St 8110, Downey, CA 90242 Apt $3,000 1410 Estepona Ct, Los Angeles, CA 90033 SFR $3,100 348 E Hazel St, Inglewood, CA 90302 SFR $3,300 5540 Joaquin Ct, Commerce,CA 90040 SFR $3,500 2703 E 8th St, Los Angeles, CA 90023 SFR $3,500 1300 S FIgueroa St, Los Angeles, CA 90015 Apt $3,545 49