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Ventura Boulevard in the Affluent, High-Demand Submarket of Sherman Oaks, Ca

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Ventura Boulevard in the Affluent, High-Demand Submarket of Sherman Oaks, Ca 13715 ENTURA VSHERMAN OAKS, CA BRANDON MICHAELS GROUP INVESTMENT ADVISORS BRANDON MICHAELS Senior Managing Director Investments Senior Director, National Retail Group Tel: (818) 212-2794 [email protected] License: CA #01434685 BEN BROWNSTEIN Senior Associate Associate Member, National Retail Group Tel: (818) 212-2812 [email protected] License: CA #02012808 13715 ENTURA VSHERMAN OAKS, CA BRANDON MICHAELS GROUP 16830 Ventura Blvd. Suite 100, Encino, CA 91436 www.marcusmillichap.com 2 1 Property Overview 2 Investment Highlights 13715 ENTURA SHERMAN OAKS, CA 3 Financials 4 Area Overview 3 4 A MIXED-USE RETAIL/OFFICE PROPERTY LOCATED ALONG WORLD RENOWNED VENTURA BOULEVARD IN THE AFFLUENT, HIGH-DEMAND SUBMARKET OF SHERMAN OAKS, CA 13715 Marcus & Millichap has been selected to exclusively market for sale 13715 Ventura Boulevard, a mixed- use retail/office property located along Ventura Boulevard in the affluent, high-demand submarket ENTURA of Sherman Oaks, CA. 13715 Ventura Boulevard is ideally located along a prime stretch of Ventura SHERMAN OAKS, CA Boulevard just West of Woodman Avenue and East of Hazeltine Avenue on the north side of the street. The immediate area has undergone significant growth and is home to a number of restaurants, local and national retailers, and a plethora of other uses which make this one of the most desirable locales in the V San Fernando Valley. 13715 Ventura has two ground level storefront retail units averaging 1,278 SF with excellent visibility and frontage along Ventura Boulevard, and a 1,221 square foot second story office unit that was previously an apartment unit. All leases are currently on a month to month basis, creating a unique opportunity for an investor who is looking to re-position a well-located asset along prestigious Ventura Boulevard, or an Owner-User Buyer who can utilize a portion or all of the building for their specific use. Ventura Boulevard is the primary east/west thoroughfare through the San Fernando Valley, and the world’s longest avenue of contiguous business. Ventura Boulevard has always been the most concentrated location for mom and pop shops and small businesses in the Valley; nowadays it has pockets of housing, mini- malls, and shops, along with a wide assortment of businesses, schools, and other establishments. Homes south of Ventura are considered to be among the most expensive in Los Angeles County, ranging from $2 million to $50 million and home to numerous celebrities, executives, athletes, and entertainers alike. Sherman Oaks is considered one of the strongest San Fernando Valley submarkets, home to trendy night spots, high end eateries, and a wide variety of shopping options. The dense immediate location benefits from over 540,000 people within a five mile radius and an overage household income north of $75,000. 5 ENCINO PROPERTY DESCRIPTION FINANCIAL INFORMATION Price $2,075,000 Current Cap Rate 2.40% Pro Forma Cap Rate 6.11% Price SF (Building) $549 Price SF (Land) $451 Current NOI $49,743 Current Average Rent/SF $1.91 PROPERTY INFORMATION 13715-13717 Ventura Blvd Address Sherman Oaks, CA 91423 APN’s 2271-018-006 Number of Stories 2 Year Built 1949 Building SF 3,777 SF Lot Size 4,600 SF Zoning LAC2-1VL 8 uncovered parking spaces in Parking Spaces the rear of the building Parking Ratio 1.74 Spaces per 1,000 SF ENCINO VAN NUYS VENTURA BOULEVARD 13715 ENTURA VSHERMAN OAKS, CA WOODMAN AVENUE 7 INVESTMENT HIGHLIGHTS EXCELLENT SHERMAN OAKS LOCATION ALONG VENTURA BOULEVARD y Ideally located on the north side of Ventura Boulevard, just west of Woodman Avenue y Ventura Boulevard is the world’s longest avenue of contiguous business y The immediate area offers a plethora of local and national retailers, a wide variety of dining options, and an expansive residential market with some of the most expensive homes throughout Los Angeles County y High daily traffic counts along Ventura Boulevard, the primary east/west thoroughfare through the San Fernando Valley UNIQUE INVESTMENT OR OWNER-USER OPPORTUNITY y All leases are on a month-to month basis, creating a multitude of potential options y Rents are significantly below market, allowing an investor to realize significant rental upside y Retail units are ideal in size, averaging 1,200 square feet per unit y Units are easily leasable and offer minimal costs between tenants and protect against downside risk UPSCALE SHERMAN OAKS SUB-MARKET y Home to numerous celebrities, executives, athletes, and entertainers alike y Hip-trendy night spots attract a hip and vibrant demographic y A multitude of dining and nightlife options line Ventura Boulevard throughout Sherman Oaks y The surrounding residential is a wide mix of multi-million dollar homes and high-end luxury multi-family units with significant growth projected y The area has undergone significant rental growth as a result of a vibrant local economy $110,098 3-mile radius median HH income 197,450 3-mile radius population $1.14M AVG single family home price 9 10 SUMMARY OF TERMS INTEREST OFFERED: 100% fee simple interest in 13715 Ventura Boulevard, a 3,300 SF mixed-use retail/ office property located in prime Sherman Oaks, CA TERMS OF THE SALE: Property is being offered on a free and clear basis. PROPERTY TOURS: Prospective purchasers are encouraged to visit the site prior to submitting offers. All property tours must be coordinated through the listing broker. 11 PROPERTY DETAILS LOCATION 13715 Ventura Blvd, Sherman Oaks, CA 91423 SITE The subject property is located on the North side of Ventura Boulevard, just two parcels west of Woodman Avenue SQUARE FOOTAGES The subject property consists two ground level storefront retail units averaging 1,278 SF and a 1,221 square foot second story multifamily / office unit. CROSS STREETS The cross streets are Ventura Boulevard (East/West) and Woodman Avenue (North/South). PARKING A total of 8 parking spaces in the rear of the building. PARKING RATIO 1.74 Parking Spaces per 1,000 SF YEAR BUILT The property was built in 1949 ZONING Zoning is LAC2-1VL 12 13715 ENTURA VSHERMAN OAKS, CA VENTURA BOULEVARD 13 AVERAGE SUITE SIZES LEASE ANALYSIS 22%32%5000+ SF 1,221 SF 33% 1,231 SF 9% 2000-5000 SF 69% 35%0-2000 SF LARGEST TENANTS 1,325 SF SUITE TENANT Pride 'N Joy Pet Grooming 50 101 35% 1,325 SF of building Month-to-Month 45 40 35% 35 33% 32% 102 Lash Factory 30 33% 1,231 SF Month-to-Month 25 % OF BUILDING 20 15 201 Production 32% 1,221 SF 10 Month-to-Month 5 M2M M2M M2M LEASE EXPIRATION 14 15 RENT ROLL SUITE TENANT SF % OF SF LEASE EXP RENT RENT/SF PRO FORMA PF $/SF Pride N' Joy 101 1,231 33% M2M $2,800.00 $2.27 $4,308.50 $3.50 Pet Grooming 102 Lash Factory 1,325 35% M2M $2,600.00 $1.96 $4,637.50 $3.50 201 Production/Apartment* 1,221 32% M2M $1,800.00 $1.47 $3,052.50 $2.50 TOTAL 3,777 100% $7,200.00 $1.91 $11,998.50 $3.18 *2 Bedroom 1 bathroom unit currently being occupied as office 16 71% Potential Rental Upside VENTURA BOULEVARD M2M Potential Rental Upside WOODMAN AVENUE 2BED 1BATH Upstairs Apartment Unit 17 FINANCIAL ANALYSIS PRICING INCOME AND EXPENSE Price: $2,075,000 CURRENT PRO FORMA Current Cap Rate 2.40% Scheduled Lease Income $86,400 $143,982 Pro Forma Cap Rate 6.11% NNN Charges $23,606 Price SF (Building) $549 Effective Gross Income $86,400 $167,588 Price SF (Land) $451 Vacancy $4,320 $8,379 Building SF 3,777 Expenses $32,338 $32,338 Land SF 4,600 Net Operating Income $49,743 $126,871 EXPENSES $/YEAR $/YEAR/SF Taxes @ 1.25%: $25,938 $6.87 EXPENSE BREAKDOWN Insurance $2,700 $0.71 Water $1,200 $0.32 Maintenance $2,500 $0.66 MAINTENANCE WATER INSURANCE TAXES 18 19 SALES COMPARABLES YEAR CLOSE OF NAME SALES PRICE PRICE/SF BUILDING SF LOT SF BUILT ESCROW 1 4325-4327 Woodman Ave, Sherman Oaks, CA 91423 $2,550,000 $643.94 3,960 8,102 1948 6/11/2018 2 13535 Ventura Blvd, Sherman Oaks, CA 91423 $4,000,000 $800.80 4,995 9,194 1997 9/26/2018 3 14460 Ventura Blvd, Sherman Oaks, CA 91423 $2,480,000 $694.68 3,570 4,792 1995 9/26/2018 4 15027 Ventura Blvd, Sherman Oaks, CA 91403 $2,090,000 $829.04 2,521 11,321 1940 3/27/2018 5 12230-12232 Ventura Blvd, Studio City, CA 91604 $3,360,000 $752.35 5,990 5,000 1938 7/16/2018 Average $744.16 20 SALES COMPARABLES MAP 4 3 1 2 5 SUBJECT PROPERTY 1 4325-4327 Woodman Ave Sold 2 13535 Ventura Blvd 3 14460 Ventura Blvd 4 6918 Owensmouth Ave 5 7098 Owensmouth Ave 21 SALES COMPARABLES 4325-4327 Woodman Ave 13535 Ventura Blvd 14460 Ventura Blvd Address Address Address Sherman Oaks Sherman Oaks Sherman Oaks Sales Price $2,550,000 Sales Price $4,000,000 Sales Price $2,480,000 Price/SF $643.94 Price/SF $800.80 Price/SF $694.68 Building SF 3,960 Building SF 4,995 Building SF 3,570 Lot SF 8,102 Lot SF 9,194 Lot SF 4,792 Close of Close of Close of 6/11/2018 9/26/2018 9/26/2018 Escrow Escrow Escrow 15027 Ventura Blvd 12230-12232 Ventura Blvd Address Address Sherman Oaks Studio City Sales Price $2,090,000 Sales Price $3,360,000 Price/SF $829.04 Price/SF $752.35 Building SF 2,521 Building SF 4,466 Lot SF 11,321 Lot SF 5,000 Close of Close of 3/27/2018 7/16/2018 Escrow Escrow 22 PRICE PER SQUARE FOOT $1000 $900 $829.04 $800.80 $800 AVG: $744.16 $752.35 $700 $694.68 $643.94 $600 $500 $400 $300 $200 $100 4325-4327 13535 14460 15027 12230-12232 Woodman Ave Ventura Blvd Ventura Blvd Ventura Blvd Ventura Blvd 23 RENT COMPARABLES # ADDRESS RENT/SF/YEAR RENT/SF/MONTH LEASE TYPE AVAILABLE SF YEAR BUILT 1 13702 Ventura Blvd, Sherman Oaks, CA 91423 $72.00 $6.00 NNN 1,450 1966 2 13355 Ventura Blvd, Sherman Oaks, CA 91423 $54.00 $4.50 NNN 2,000 1955 3 13608-13612 Ventura Blvd, Sherman Oaks, CA 91423 $43.20
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