5801-17 Mission Street

5801-17 MISSION STREET

MATTHEW C. SHERIDAN PHILL BOERSMA SAN FRANCISCO OFFICE Director Executive Managing Director 655 Montgomery Street, Suite 1705 License CA: 01390209 License CA: 01328021 San Francisco, California 94111 [email protected] [email protected] www.aranewmark.com/sf 415.273.2179 415.273.2173

1 PROPERTY HIGHLIGHTS

SYSTEMS PROPERTY HIGHLIGHTS SYSTEMS PROPERTY HIGHLIGHTS Foundation Concrete 100 Feet of Street Frontage on Mission Street 100 Feet of Street Frontage on Mission Street Foundation Concrete Structure Concrete Large Adaptable Mixed-Use Warehouse in Rear Large Adaptable Mixed-Use Warehouse in Rear Structure Concrete Façade Stucco Six Residential Units, Six Commercial Units Six Residential Units, Six Commercial Units Façade Stucco Roof Flat Bitumen 3 Fully-Renovated Units 3 Fully-Renovated Units Roof Flat Bitumen Gas & Electrical Separately Metered 1 Vacant Two-Bedroom Unit 1 Vacant Two-Bedroom Unit Gas & Electrical Separately Metered Heat Gas Wall 3 Units w/ In-Unit W/D Heat Gas Wall Windows3 Units w/ In-Unit W/D Vinyl - Upgraded Quick Access to BART & Freeways Windows Vinyl - Upgraded SeismicQuick Access to BART & FreewaysExempt from Soft-Story Retrofit Program Rear Parking Lot w/ Security Gate Seismic Exempt from Soft-Story Retrofit Program LaundryRear Parking Lot w/ Security GateW/Ds in 3 Units Strong CAM Income Laundry W/Ds in 3 Units Strong CAM Income OFFERING SUMMARY DETAILS OFFERING SUMMARY DETAILS SYSTEMS PROPERTY HIGHLIGHTS Price $3,950,000 SYSTEMSAddress 5801-17 Mission Street PROPERTY HIGHLIGHTS Foundation Concrete 100 Feet of Street Frontage on Mission Street Price $3,950,000 PriceAddress per Unit $329,1675801-17 Mission Street Neighborhood Crocker Amazon Foundation Concrete 100 Feet of Street Frontage on Mission Street Structure Concrete Large Adaptable Mixed-Use Warehouse in Rear Price per Unit $329,167 PriceNeighborhood per Square Foot $290Crocker Amazon Market Cross Street Oliver Street Structure Concrete Large Adaptable Mixed-Use Warehouse in Rear Façade Stucco Six Residential Units, Six Commercial Units Price per Square Foot $290 Market GrossCross Rent Street Multiplier 12.92Oliver Street 10.58 Year Built 1925 Façade Stucco Six Residential Units, Six Commercial Units 3 Fully-Renovated Units Gross Rent Multiplier 12.92 10.58 CapitalizationYear Built Rate 5.09%1925 6.76% RoofBuildings 2Flat Bitumen Roof Flat Bitumen 3 Fully-Renovated Units 1 Vacant Two-Bedroom Unit Capitalization Rate 5.09% 6.76% Buildings 2 GasTotal & Units Electrical 12Separately Metered Gas & Electrical Separately Metered 1 Vacant Two-Bedroom Unit Total Units 12 HeatResidential Units 6Gas Wall 3 Units w/ In-Unit W/D 3 Units w/ In-Unit W/D Heat Gas Wall Quick Access to BART & Freeways Residential Units 6 WindowsCommercial Units 6Vinyl - Upgraded Windows Vinyl - Upgraded Quick Access to BART & Freeways Seismic Exempt from Soft-Story Retrofit Program Rear Parking Lot w/ Security Gate Commercial Units 6 Parking Lot 8 Seismic Exempt from Soft-Story Retrofit Program Rear Parking Lot w/ Security Gate Laundry W/Ds in 3 Units Strong CAM Income Parking Lot 8 Floors 2 Laundry W/Ds in 3 Units Strong CAM Income Floors 2 OFFERINGSquare Feet SUMMARY 13,620 DETAILS Square Feet 13,620 OFFERING SUMMARY DETAILS PriceLand Area 11,918$3,950,000 Address 5801-17 Mission Street Land Area 11,918 Price $3,950,000 Address 5801-17 Mission Street PriceParcel per Unit 6472-001$329,167 Neighborhood Crocker Amazon Parcel 6472-001 Price per Unit $329,167 Neighborhood Crocker Amazon PriceZoning per Square Foot NC2$290 Market Cross Street Oliver Street Zoning NC2 PriceRent Rollper Square Foot May-17$290 Market Cross Street Oliver Street Gross Rent Multiplier 12.92 10.58 Year Built 1925 Rent Roll May-17 Gross Rent Multiplier 12.92 10.58 Year Built 1925 Capitalization Rate 5.09% 6.76% Buildings 2 Capitalization Rate 5.09% 6.76% Buildings 2 5801-17 Mission Street Total Units 12 Offering Memorandum 2 Total Units 12 Residential Units 6 Residential Units 6 Commercial Units 6 Commercial Units 6 Parking Lot 8 Parking Lot 8 Floors 2 Floors 2 Square Feet 13,620 Square Feet 13,620 Land Area 11,918 Land Area 11,918 Parcel 6472-001 Parcel 6472-001 Zoning NC2 Zoning NC2 Rent Roll May-17 Rent Roll May-17 RENT ROLL

UNIT TYPE MOVE-IN RENT MARKET % MARKET 1 -- 1 Bdrm Jul-04 $1,189 $2,450 49% 2 -- 2 Bdrms Vacant $2,550 $2,550 100% 3 -- 3 Bdrms Jan-17 $2,950 $2,950 100% 4 -- 1 Bdrm + Office/Den Dec-16 $2,400 $2,400 100% 5 -- 1 Bdrm Dec-16 $2,150 $2,150 100% 6 -- 1 Bdrm Jan-07 $1,218 $2,450 50% TOTAL RESIDENTIAL INCOME $12,457 $14,950 83%

UNIT SQ. FT. TYPE MOVE-OUT RENT MARKET % MARKET 5801 1,396 Mila's Place MTM $1,560 $2,792 56% 5805 1,309 Blue Ribbon Optical MTM $1,850 $2,618 71% 5809 & 5813 1,988 All Bay Solar Sep-19 $3,150 $3,250 97% 5817 558 Golden Nails Salon May-21 $1,030 $1,116 92% 5801 (Rear Warehouse) 1,804 Growing Up Farms Apr-19 $3,012 $3,608 83% TOTAL COMMERCIAL INCOME 7,055 $10,602 $13,384 79%

UNIT TYPE MOVE-IN RENT MARKET % MARKET Parking 1 -- Residential Unit 1 -- $75 $100 75% Parking 2 -- Growing Up Farms -- $0 $100 0% Parking 3 -- Residential Unit 5 -- $100 $100 100% Parking 4 -- Residential Unit 4 -- $100 $100 100% Parking 5 -- Mila's Place -- $75 $100 75% Parking 6 -- Blue Ribbon Optical -- $75 $100 75% Parking 7 -- Growing Up Farms -- $0 $100 0% Parking 8 -- Growing Up Farms -- $0 $100 0% TOTAL PARKING INCOME $425 $800 53%

MONTHLY INCOME $23,484 $29,134 81% ANNUAL INCOME $281,813 $349,608

5801-17 Mission Street Offering Memorandum 3 UNDERWRITING

GROSS INCOME CURRENT RENT MARKET RENT NOTES

RESIDENTIAL $149,489 $179,400

COMMERCIAL $127,224 $160,608

PARKING INCOME $5,100 $9,600

CAM INCOME $23,903 $23,903

VACANCY LOSS ($8,301) 3.0% ($10,200) 3.0%

TOTAL INCOME $297,415 $363,311

PROJECTED EXPENSES

TAXES $46,729 1.183% $46,729 1.183% New Value

INSURANCE $9,676 $9,676 Quote - Commercial Coverage

REPAIRS & MAINTENANCE $12,000 $12,000 $1,000/Unit

PHONE/INTERNET $2,963 $2,963 2016 Annualized

TRASH $4,882 $4,882 2016 Annualized

PG&E $2,056 $2,056 2016 Annualized

WATER $12,966 $12,966 2016 Annualized

PEST $5,194 $5,194 2016 Annualized TOTAL EXPENSES $96,467 32% $96,467 27%

NET OPERATING INCOME $200,948 $266,844

5801-17 Mission Street Offering Memorandum 4 PROPERTY PHOTOGRAPHS

5801-17 Mission Street Offering Memorandum 5 PROPERTY PHOTOGRAPHS

Tax Map 5801 Mission St #5817, San Francisco, CA 94112

Tax Map 5801 Mission St #5817, San Francisco, CA 94112 Tax Map 5801 Mission St #5817, San Francisco, CA 94112

Limitation of Liability for Informational Report IMPORTANT – READ CAREFULLY:THIS REPORT IS NOT AN INSURED PRODUCT OR SERVICE OR A REPRESENTATION OF THE CONDITION OF TITLE TO REAL PROPERTY. IT IS NOT AN ABSTRACT, LEGAL OPINION, OPINION OF TITLE, TITLE INSURANCE COMMITMENT OR PRELIMINARY REPORT, OR ANY FORM OF TITLE INSURANCE OR GUARANTY. THIS REPORT IS ISSUED EXCLUSIVELY FOR THE BENEFIT OF THE APPLICANT THEREFOR, AND MAY NOT BE USED OR RELIED UPON BY ANY OTHER PERSON. THIS REPORT MAY NOT BE REPRODUCED IN ANY MANNER WITHOUT FIRST AMERICAN’S PRIOR WRITTEN CONSENT. FIRST AMERICAN DOES NOT REPRESENT OR 5801-17 Mission Street WARRANT THAT THE INFORMATION HEREINLimitation IS COMPLETE of Liability OR for FREEInformational FROM ReportERROR, AND THE INFORMATION HEREIN IS PROVIDED WITHOUT ANY WARRANTIES OF ANY KIND, AS-IS, AND WITH ALL FAULTS. AS A MATERIAL PART OF THE CONSIDERATION GIVEN IN IMPORTANT – READ CAREFULLY:THIS REPORT IS NOTLimitation AN INSURED of Liability PRODUCT for Informational OR SERVICE Report OR A REPRESENTATION OF THE CONDITION EXCHANGE FOR THE ISSUANCE OFTHIS THIS REPORT REPORT, IS NOT RECIPIENT AN INSURED AGREES PRODUCT THAT FIRSTOR SERVICE AMERICAN’S OR A REPRESENTATION SOLE LIABILITY6 FOR OF THEANY CONDITION LOSS OR Offering Memorandum OF DAMAGETITLEIMPORTANT TO CAUSEDREAL – READ PROPERTY. BY CAREFULLY: AN ERROR IT IS OR NOT OMISSION AN ABSTRACT, DUE TO LEGAL INACCURATE OPINION, INFORMATION OPINION OF TITLE,OR NEGLIGENCE TITLE INSURANCE IN PREPARING COMMITMENT THIS REPORT OR PRELIMINARYOF TITLE REPORT,TO REAL ORPROPERTY. ANY FORM IT OF IS TITLE NOT ANINSURANCE ABSTRACT, OR LEGALGUARANTY. OPINION, THIS OPINION REPORT OFIS ISSUEDTITLE, TITLEEXCLUSIVELY INSURANCE FOR COMMITMENTTHE BENEFIT OR SHALLPRELIMINARY BE LIMITED REPORT, TO THE OR FEE ANY CHARGED FORM OF FOR TITLE THE INSURANCE REPORT. ORRECIPIENT GUARANTY. ACCEPTS THIS REPORTTHIS REPORT IS ISSUED WITH EXCLUSIVELYTHIS LIMITATION FOR AND THE AGREES BENEFIT OF THATTHE APPLICANT FIRST AMERICAN THEREFOR, WOULD AND NOT MAY HAVE NOT ISSUED BE USED THIS OR REPORT RELIED BUT UPON FOR BY THE ANY LIMITATION OTHER PERSON. OF LIABILITY THIS DESCRIBED REPORT MAY ABOVE. NOT BEFIRST REPRODUCEDOF THE APPLICANT IN ANY MANNER THEREFOR, WITHOUT AND FIRST MAY AMERICAN’SNOT BE USED PRIOR OR RELIEDWRITTEN UPON CONSENT. BY ANY FIRST OTHER AMERICAN PERSON. DOES THIS NOT REPORT REPRESENT MAY NOTOR BE AMERICANREPRODUCED MAKES IN ANY NO MANNER REPRESENTATION WITHOUT FIRST OR WARRANTYAMERICAN’S ASPRIOR TO WRITTENTHE LEGALITY CONSENT. OR PROPRIETY FIRST AMERICAN OF RECIPIENT’S DOES NOT REPRESENT USE OF THE OR WARRANTINFORMATION THAT THEHEREIN. INFORMATION HEREIN IS COMPLETE OR FREE FROM ERROR, AND THE INFORMATION HEREIN IS PROVIDED WITHOUTWARRANT ANY WARRANTIESTHAT THE INFORMATION OF ANY KIND, HEREIN AS-IS, ISAND COMPLETE WITH ALL OR FAULTS. FREE FROMAS A MATERIAL ERROR, AND PART THE OF INFORMATION THE CONSIDERATION HEREIN GIVENIS PROVIDED IN EXCHANGEWITHOUT FOR ANY THE WARRANTIES ISSUANCE OF OF THIS ANY REPORT,KIND, AS-IS, RECIPIENT AND WITH AGREES ALL FAULTS. THAT FIRST AS A AMERICAN’S MATERIAL PART SOLE OF LIABILITY THE CONSIDERATION FOR ANY LOSS GIVEN OR IN Tax Map 5801 Mission St #5817, San Francisco, CA 94112 5/30/2017 DAMAGEEXCHANGE CAUSED FOR BY THEAN ERRORISSUANCE OR OFOMISSION THIS REPORT, DUE TO RECIPIENT INACCURATE AGREES INFORMATION THAT FIRST OR AMERICAN’SNEGLIGENCE SOLE IN PREPARING LIABILITY FORTHIS ANY REPORTPage LOSS 1 (of OR1) SHALLDAMAGE BE LIMITED CAUSED TO THE BY ANFEE ERROR CHARGED OR FOROMISSION THE REPORT. DUE TO INACCURATERECIPIENT ACCEPTS INFORMATION THIS REPORT OR NEGLIGENCE WITH THIS LIMITATIONIN PREPARING AND THIS AGREES REPORT THAT©2005-2017SHALL FIRST BE AMERICAN First LIMITED American TO WOULDFinancial THE FEE CorporationNOT CHARGED HAVE and/or ISSUED itsFOR affiliates. THETHIS All REPORT. REPORT rights reserved. BUTRECIPIENT FOR THE ACCEPTS LIMITATION THIS OFREPORT LIABILITY WITH DESCRIBED THIS LIMITATION ABOVE. AND FIRST AGREES AMERICANTHAT FIRST MAKES AMERICAN NO REPRESENTATION WOULD NOT HAVE OR ISSUEDWARRANTY THIS REPORTAS TO THE BUT LEGALITY FOR THE LIMITATIONOR PROPRIETY OF LIABILITY OF RECIPIENT’S DESCRIBED USE ABOVE. OF THE FIRST INFORMATIONAMERICAN HEREIN. MAKES NO REPRESENTATION OR WARRANTY AS TO THE LEGALITY OR PROPRIETY OF RECIPIENT’S USE OF THE INFORMATION HEREIN. Tax Map 5801 Mission St #5817, San Francisco, CA 94112 5/30/2017 Tax Map 5801 Mission St #5817, San Francisco, CA 94112 5/30/2017 Page 1 (of 1) Page 1 (of 1) ©2005-2017 First American Financial Corporation and/or its affiliates. All rights reserved. ©2005-2017 First American Financial Corporation and/or its affiliates. All rights reserved. MAP

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t 5801-17 Mission Street Offering Memorandum 7 REVISIONS BY

RESIDENTIAL FLOOR PLANS (ORIGINAL) 2ND FLOOR PLAN - EXISTING 5811 MISSION ST, SAN FRANCISCO, CA

drawn:

checked:

date: 5801-17 Mission Street scale: sheet: Offering Memorandum 8 sheet A-1.02 of sheets REVISIONS BY

REVISIONS BY

SITE LAYOUT

GOLDEN NAILS ALL BAY SOLAR ALL BAY SOLAR BLUE RIBBON MILA’S PLACE SALON 962 SQFT 1,026 SQFT OPTICAL 1,396 SQFT 558 SQFT 1,309 SQFT

SECURITY GATE DRIVEWAY

WAREHOUSE PARKING LOT 1,800 SQFT SITE PLAN - EXISTING 5811 MISSION ST, SAN FRANCISCO, CA

drawn:

checked:

date:

scale:

sheet: 5801-17 Mission Street sheet Offering Memorandum 9 A-0.01 of sheets SITE PLAN - EXISTING 5811 MISSION ST, SAN FRANCISCO, CA SITE PLAN - EXISTING 5811 MISSION ST, SAN FRANCISCO, CA

drawn:

checked: drawn: date: checked:

scale: date:

sheet: scale:

sheetsheet: A-0.01sheet of A-0.01sheets of sheets COMMERCIAL LEASE SUMMARY

Address Tenant Deposit Rent Lease Start Lease Parking CAM *CAM Terms Extensions Terms Income Expiration Income 5801 Mila's $2,250 $1,560 10/26/2005 MTM $75 $426 12.5% of None Rent increases 3% after each Mission Place utilities, 12 month period. Lessee will insurance, maintain liability coverage of property $1,000,000 plus plate glass taxes, and insurance for replacement maintenance. costs. 5805 Blue $1,250 $1,850 9/1/2001 MTM $75 $423 12.5% of None Mission Ribbon insurance Optical and property taxes. 5809 & All Bay $2,000 $3,150 7/15/2014 9/30/2019 $0 $567 18.3% of Rent increase schedule: 5813 Solar property 10/1/2017 - 9/30/2018: Mission taxes and $1,600, insurance. 10/1/2018 - 9/30/2019: $1,650 5817 Golden $1,000 $1,000 6/1/2016 5/31/2021 $0 $194 8.3% of Rent increase schedule: Mission Nail building 6/1/2017 - 5/31/2018: Salon maintenance, $1,030, repairs, 6/1/2018 - 5/31/2019: janitorial, $1,060.90, property 6/1/2019 - 5/31/2020: management $1,092.73, and fire 6/1/2020 - 5/31/2021: safety. $1,125.51 5801 Growing $2,000 $2,962 5/2/2014 4/24/2019 $0 $382 15% of Tenant has option of 5 year At tenant's option, Landlord shall Mission - Up Farms insurance extension which will increase contribute $70,000 towards Rear and property rent by 5% in the first year and tenant improvements, which Warehouse taxes. then 3% for the next four years. payments shall be made directly to contractors involved in tenants Tenant is to inform landlord of build out of space. For each exercising the option on or $10,000 of tenant before 11/1/2018. improvements, tenant shall pay $120 per month in additional rent. It appears $70,000 of improvements have taken place. Rent was $2,121.80 as of beginning 2/1/2017, but is now $2,961.80. $2,961.80 - $2,121.80 = $840 / $120 = 7. Tenant shall carry liability insurance of $2,000,000. Tenant has Right of First Refusal.

*Sq. Ft. of premises as ratio to entire building.

5801-17 Mission Street Offering Memorandum 10 aptgroupsf.com