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5731 Carlton 5731-35 Carlton Way Los Angeles, CA OFFERING MEMORANDUM EXCLUSIVELY LISTED BY KYLE MIRRAFATI SENIOR ASSOCIATE - MULTIFAMILY Direct +1.310.295.4269 Mobile +1.949.533.4650 [email protected] License No. 01911204 LUC WHITLOCK ASSOCIATE - MULTIFAMILY Direct +1.310.844.9371 Mobile +1.310.872.8004 [email protected] License No. 02070426 2 MATTHEWS REAL ESTATE 5731-35 Carlton Way Los Angeles, CA TABLE OF CONTENTS 04 PROPERTY OVERVIEW 06 AREA OVERVIEW 10 FINANCIAL OVERVIEW LOS ANGELES, CA 3 OPPORTUNITY PROPERTY OVERVIEW • Great Location Inside Hollywood’s Studio District • Over 40% Rental Upside Potential • A Walk Score of 86 – Most Errands can be Accomplished on Foot • Large Lot with LAR4 Zoning – Can Build up to 21 Units (By Right) • High Density Rental Market with Strong Demographics Centrally Located in Hollywood’s Studio District DESCRIPTION • 10 Bungalow Units, Built in 1923 • Unit Mix: (10) – 1Bed/1Bath • Secured Entry into a Courtyard Style Building Over 40% Rental Upside • Individually Metered for Gas & Electric Potential • 5 Surface Parking Spaces Located at the Back • No Soft Story Requirements • Well Maintained Building with Several Units Remodeled • Centrally Located Along the 101 Freeway – Accessing the Entire LA Area 5 Surface Parking Spaces • Walking Distance from Restaurants, Groceries, Bars, and other Leisure Activities • Property Sits on a Nice Wide Cul-de-Sac Street • Good Transit – Many Nearby Public Transportation Options • 3,458 Rentable SqFt on a Large 8,750 SqFt Lot with LAR4 Zoning 4 MATTHEWS REAL ESTATE LOS ANGELES, CA 5 AREA OVERVIEW LOS ANGELES, CA As the second largest metropolitan area in the United States, the Los Angeles Metropolitan Statistical Area, or the Southland, consists of both Los Angeles and Orange Counties. These two counties also make up the inner core of the Greater Los Angeles urbanized region. Los Angeles County, one of California’s original 27 counties, is one of the nation’s largest counties both in land area and population. With nearly 10 million residents, the Los Angeles population accounts for approximately 27 percent of California’s population. The area continues to grow, especially given the vigorous residential development in downtown LA. Famously known for a heavily entertainment industry based economy, the Los Angeles metropolitan area attracts many visitors. Consequently, leisure and hospitality is also a leading industry and has experienced recent growth in employment. It is now the sixth largest hotel market in the United Sates. The Los Angeles-Orange County metro area alone has an enormous economy with an estimate $866 billion GMP. Together with Ventura, Riverside and San Bernardino Counties, Orange and Los Angeles county make up the Greater Los Angeles Area, a combined statistical area that is the third largest economic center in the world after the Greater Tokyo and New York metropolitan areas. 6 MATTHEWS REAL ESTATE POPULATION AT A GLANCE ECONOMY The LA economy is famously and heavily based on the entertainment industry, with a particular focus on television, motion pictures, interactive games, and recorded music - 18.7 MIL $55,509 4.4% POPULATION MEDIAN UNEMPLOYMENT the Hollywood district of Los Angeles and its surrounding areas are known as the “Movie HOUSEHOLD INCOME RATE Capital of the United States” due to the region’s extreme commercial and historical importance to the American motion picture industry. Other significant sectors include shipping/ international trade - particularly at the adjacent Port of Los Angeles and Port DEMOGRAPHICS of Long Beach, together comprising the United States’ busiest seaport - as well as aerospace, technology, petroleum, fashion and apparel, and tourism. POPULATION 1-MILE 3-MILE 5-MILE 2010 Census 63,639 361,228 976,469 2018 Estimate 69,578 387,823 1,041,636 2023 Projection 71,465 397,126 1,065,435 TOP EMPLOYERS POPULATION GROWTH 1-MILE 3-MILE 5-MILE % Change: 2010 to 2018 9.33% 7.36% 6.67% % Change: 2018 to 2023 2.71% 2.40% 2.28% HOUSEHOULDS 1-MILE 3-MILE 5-MILE 2010 Census 27,957 162,551 406,682 2018 Estimate 30,519 172,645 430,298 2023 Projection 31,344 176,474 439,558 INCOME 1-MILE 3-MILE 5-MILE 2018 Avg. $60,383 $77,802 $78,594 Household Income LOS ANGELES, CA 7 IMMEDIATE LOCATION Hollywood is a neighborhood in the central region of Los Angeles. This densely populated neighborhood is notable as the home of the US film industry including several historic studios. Its name has come to be a shorthand reference for the industry and the people associated with it. Take a step back in time when you visit remnants of Old Hollywood Glam at historic theatres such as TCL Chinese Theatre, El Capitan Theatre, and the Egyptian Theatre. Amoeba Music may seem like a time capsule but the largest independent record store in the U.S. stocks an impressive variety of CDs and DVDs as well as a knowledgeable staff. See where the Academy Awards are hosted at Dolby Theatre, the star-studded Walk of Fame on Hollywood Boulevard, and the best views of the city from the overlook at Hollywood Bowl. Catch movie productions in action around Hollywood and stop by the Hollywood Wax Museum to see replicates of the more reclusive celebrities. The subject property is located in a fantastic area right off Hollywood Boulevard with easy access to amenities such as the metro and a wide variety of restaurants. 8 MATTHEWS REAL ESTATE DEVELOPMENTS 1 2 5 3 4 SUBJECT PROPERTY 7 9 6 8 10 1 161 Apartments and Retail 4 100 Units and Retail 7 Six-Story Mixed-Used Building Right next to the 101 freeway is a 161-unit Set to replace an existing 11-tenant strip mall. Nearly 300 apartments above 34,000 square apartment complex. It will be comprised of A six-story building will include a 101-unit feet of retail space, and a four-floor parking residential clusters connected to one another residential and retail complex structure by skybridges 5 Small lot subdivision with 21 homes 8 735 Units in a multi-use complex 2 5550 Hollywood Boulevard A developer plans to build a small lot subdivision Plans for a multi-use complex with 735 Expected to open in 2018, is a six-story with 21 homes apartments, 95,820 square feet of commercial apartment complex which will have 280 units 6 Seven-story residential building space and 1,463 parking spaces above 12,030 square feet of commercial and Construction is expected to start in 2018 on a 9 Target retail space. new seven-story residential building with 185 A Target is currently in the works and is half units above a 1.5-level underground parking built. Olive Hill 3 garage 10 Six-Story residential complex A developer plans to build a six-story building Set to replace a vacant lot at Western and with 200 apartments above ground-floor retail Fountain Avenues, this project would include 75 units of housing, in six stories LOS ANGELES, CA 9 FINANCIAL OVERVIEW INVESTMENT SUMMARY Offering Price: $2,200,000 5731 Carlton Way Property Address: Los Angeles, CA 90028 Price Per Unit: $220,000 Price Per S.F.: $636.21 Cap (current/market): 3.32% / 6.30% GRM (current /market): 17.22 / 11.11 PROPERTY DESCRIPTION Number of Units: 10 Year Built: 1923 APN: 5586-035-016 Gross Sq. Ft.: 3,458 Average S.F. Per Unit: 346 Lot Size: 8,750 Zoning: LAR4 UNIT MIX Total Units Unit Mix Unit Mix % Current Avg Rent Current Monthly Rent Market Rent Market Monthly Rent 10 1+1 100% $1,064 $10,644 $1,650 $16,500 Scheduled Monthly Rent: $10,644 $16,500 Scheduled Yearly Rent: $127,728 $198,000 10 MATTHEWS REAL ESTATE ANNUALIZED OPERATING DATA Current Market Scheduled Gross Income: $127,728 $198,000 55% Upside Less Vacancy Reserve: 3.0% $3,832 3.0% $5,940 * Gross Operating Income: $123,896 $192,060 Expenses: 39.7% $50,753 27.0% $53,479 * Net Operating Income: $73,143 $138,581 Loan Payments: $58,492 $58,492 Cash-on-Cash Return: 1.20% $14,652 6.5% $80,089 ** * As a percent of Scheduled Gross Income ** As a percent of Down Payment PRO FORMA ANNUAL OPERATING EXPENSES Current Per Unit % of SGI *Taxes 1.125% x Sale Price $24,750 $2,475 19% *Insurance $0.50 x GSF $1,729 $173 1% Off-Site Management 4.0% x GOI $4,956 $496 4% Repairs & Maintenance $500 x Units $5,000 $500 4% Contract Services Actual 2017 $3,818 $382 3% Utilities $900 x Units $9,000 $900 7% General Administration $150 x Units $1,500 $150 1.17% Total Expenses $50,753 $5,075 39.7% Non-controllable expenses: Taxes, Insurance $26,479 $2,648 20.7% Total Expense with out Taxes $26,003 $2,600 20.36% FINANCING Loan Amount $962,000 Terms: 30 Down Payment: 56% $1,238,000 Interest: 4.5% Yearly Pmt: $58,492 Monthly Pmt: $4,874 Debt Coverage: 1.25 LOS ANGELES, CA 11 RENT ROLL Unit Mix Rent Market Rent 5731 1+1 $927 $1,650 5731 1/2 1+1 $869 $1,650 5731 1/4 1+1 $830 $1,650 5731 3/4 1+1 $984 $1,650 5733 1/4 1+1 $1,068 $1,650 5735 1/2 1+1 $899 $1,650 5733 1/2 1+1 $1,227 $1,650 5733 1+1 $1,450 $1,650 5735 1+1 $1,229 $1,650 5735 1/4 1+1 $1,163 $1,650 Totals $10,644 $16,500 Averages $1,064 $1,650 12 MATTHEWS REAL ESTATE DOWNTOWN LOS ANGELES ±7 MILES FROM SUBJECT PROPERTY HOLLYWOOD BLVD HOLLYWOOD FREEWAY SUBJECT PROPERTY LOS ANGELES, CA 13 Confidentiality Agreement & Disclaimer This Offering Memorandum contains select information pertaining to the business and affairs 5731-35of Carlton Way Los Angeles, CA 90028 (“Property”).
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