EXCLUSIVE MULTI-FAMILY OFFERING CAMERON SAMIMI 532 S. FLOWER STREET 310.259.7556 [email protected] INGLEWOOD, CA 90301

5 UNITS $1,350,000 EXCLUSIVE MULTI-FAMILY OFFERING TABLE OF CONTENTS 532 S. FLOWER STREET INGLEWOOD, CA 90301

THE PROPERTY...... 3 PROPERTY OVERVIEW 4 INVESTMENT HIGHLIGHTS 6

PROPERTY PHOTOGRAPHS ...... 7

THE FINANCIALS ...... 10 RENT ROLL 11 FINANCIAL SUMMARY 12 SALES COMPARABLES 13 SALES COMPARABLES MAP 14

THE LOCATION...... 15 INGLEWOOD OVERVIEW 16 INGLEWOOD PROJECTS 17

DISCLAIMER AND CONFIDENTIALITY AGREEMENT 20

SAMIMI INVESTMENTS • 2 EXCLUSIVE MULTI-FAMILY OFFERING 532 S. FLOWER STREET THE PROPERTY INGLEWOOD, CA 90301

SAMIMI INVESTMENTS • 3 EXCLUSIVE MULTI-FAMILY OFFERING PROPERTY OVERVIEW 532 S. FLOWER STREET INGLEWOOD, CA 90301

Lyon Stahl is pleased to present this excellent multi family opportunity at 532 S. Flower Street, Inglewood, CA. The property is a legal 4-unit, which includes a non conforming 5th unit.

This spacious asset located in the heart of Inglewood has one 3-bedroom/1-bath unit, one 2-bedroom/1-bath unit, and three 1-bedroom/1-bath units. The units feature hardwood floors, new paint, spacious layouts, and beautiful landscaping. Below market rents allow for a very achievable market cap at 6.74% CAP.

Situated within steps from the $2.6 billion Los Angeles NFL Stadium, 532 S. Flower Street is located in the most highly sought after neighborhood of Inglewood. The stadium is already expected to host the Super Bowl in 2022 and the Summer Olympics in 2028.

The building features 4,424 Sq.Ft of living space, which sits on a massive, 9,627 Sq.Ft lot. This is a perfect value-add opportunity for any new owner/investor looking to own property in the heart of the future of Inglewood.

SAMIMI INVESTMENTS • 4 EXCLUSIVE MULTI-FAMILY OFFERING PROPERTY OVERVIEW 532 S. FLOWER STREET INGLEWOOD, CA 90301

PRICE $1,350,000 ...... ADDRESS 532 S. Flower Street ...... CITY, STATE, ZIP Inglewood, CA 90301 ...... COUNTY Los Angeles

YEAR BUILT 1928 ...... NUMBER OF UNITS 5 ...... BUILDING SIZE 4,424 SF ...... LOT SIZE 9,627 SF

CURRENT CAP 3.81% ...... CURRENT GRM 16.79 ...... MARKET CAP 6.74% ...... MARKET GRM 11.14 ...... UNIT MIX (1) 3-bed + 1-bath, (1) 2-bed + 1-bath, (3) 1-bed + 1-bath

SAMIMI INVESTMENTS • 5 EXCLUSIVE MULTI-FAMILY OFFERING 532 S. FLOWER STREET INVESTMENT HIGHLIGHTS INGLEWOOD, CA 90301

HIGHLIGHTS:

• Located within steps to the $2.8 billion Los Angeles NFL Stadium

• Value Add Property with over 33% upside in rent

• Separately Metered for Gas and Electric

• Near 10,000 Sq.Ft. Lot

• Hardwood floors, new paint, spacious layouts featured in units

• Beautifully landscaped scenery

• Can obtain 30-year fixed financing

SAMIMI INVESTMENTS • 6 SAMIMI INVESTMENTS • 7 SAMIMI INVESTMENTS • 8 SAMIMI INVESTMENTS • 9 EXCLUSIVE MULTI-FAMILY OFFERING 532 S. FLOWER STREET THE FINANCIALS INGLEWOOD, CA 90301

SAMIMI INVESTMENTS • 10 EXCLUSIVE MULTI-FAMILY OFFERING RENT ROLL 532 S. FLOWER STREET INGLEWOOD, CA 90301

UNIT # UNIT TYPE ACTUAL RENT MARKET RENT NOTES

1 3 Bedroom + 1 Bath $2,100 $2,800

2 2 Bedroom + 1 Bath $1,300 $2,200 Non Conforming

3 1 Bedroom + 1 Bath $1,050 $1,700

4 1 Bedroom + 1 Bath $1,250 $1,700

5 1 Bedroom + 1 Bath $1,000 $1,700

MONTHLY TOTALS $6,700 $10,100

ANNUALIZED TOTALS $80,400 $121,200

SAMIMI INVESTMENTS • 11 EXCLUSIVE MULTI-FAMILY OFFERING FINANCIAL SUMMARY 532 S. FLOWER STREET INGLEWOOD, CA 90301

PRICING SUMMARY ANNUALIZED OPERATING DATA CURRENT RENTS MARKET RENTS

LIST PRICE $1,350,000 SCHEDULED GROSS INCOME $80,400 $121,200 ...... DOWN PAYMENT 55.0% $742,500 ...... VACANCY RATE RESERVE $2,412 3%1 $3,636 3%1 ...... NUMBER OF UNITS 5 GROSS OPERATING INCOME $77,988 $117,564 ...... COST PER UNIT $270,000 ...... CURRENT GRM 16.79 EXPENSES $26,543 33%1 $26,543 22%1 ...... MARKET GRM 11.14 NET OPERATING INCOME $51,445 $91,021 ...... CURRENT CAP 3.81% ...... LOAN PAYMENTS $37,809 $37,809 ...... MARKET CAP 6.74% PRE CASH TAX FLOWS $13,636 1.84%2 $53,212 7.17%2 ...... YEAR BUILT 1928 ...... APPROX. LOT SIZE 9,627 PRINCIPAL REDUCTION $9,458 $9,458 ...... 2 2 ...... APPROX. GROSS RSF 4,424 TOTAL RETURN BEFORE TAXES $23,094 3.11% $62,670 8.44% COST PER NET RSF: $305.15 1As a percent of Scheduled Gross Income 2As a percent of Down Payment

PROPOSED FINANCING SCHEDULED INCOME CURRENT INCOME MARKET INCOME

FIRST LOAN AMOUNT $607,500 AMORT: 30 # OF UNITS BR/BA MO. RENT MO. RENT/UNIT ...... TERMS 4.700% FIXED: 5 ...... 1 3+1 $2,100 $2,800 PAYMENT $3,151 DCR: 1.36 1 2+1 $1,300 $2,200 1 1+1 $1,050 $1,700 1 1+1 $1,250 $1,700 ANNUALIZED EXPENSES 1 1+1 $1,000 $1,700 ...... NEW TAXES $16,875 MAINTENANCE. (5%) $4,020 ...... TOTAL SCHEDULED RENT $6,700 $10,100 ...... INSURANCE ($.35/SF) $1,548 LAUNDRY $0 $0 ...... UTILITIES ($700/unit/year) $3,500 GARAGES (4 garages + 2 spaces) $0 $0 LANDSCAPING ($50/mo) $600 MONTHLY SCHEDULED GROSS INCOME $6,700 $10,100 ANNUALIZED SCHEDULED GROSS INCOME $80,400 $121,200 TOTAL EXPENSES $26,543 Utilities Paid by Tenant: Gas & Eleactric ...... EXPENSES AS %/SGI 33.01% ...... PER NET SQ. FT. $2.76 PER UNIT $5,309

SAMIMI INVESTMENTS • 12 EXCLUSIVE MULTI-FAMILY OFFERING SALES COMPARABLES 532 S. FLOWER STREET INGLEWOOD, CA 90301

ADDRESS COE Units Year Built Sale Price RSF GRM CAP PPSF PPD

1022 Larch St. 1 3/7/18 5 1962 $1,305,000 4,214 18.77 2.88% $309.68 $261,000 Inglewood, CA

708 S. Grevillea Ave. 12/21/18 6 1959 $1,430,000 5,034 14.59 3.78% $284.07 $238,333 2 Inglewood, CA

823 S. Grevillea Ave. 7/11/18 5 1964 $1,467,350 3,978 15.68 3.86% $368.87 $293,470 3 Inglewood, CA

516 E. Regent St. 4 10/4/18 6 1961 $1,750,000 5,390 15.70 3.87% $324.68 $291,667 Inglewood, CA

AVERAGES 16.18 3.60% $321.82 $271,118

532 S. Flower St. 5 1928 $1,350,000 4,424 17.18 3.81% 305.15 $270,000 Inglewood, CA

ADDRESS COE Units Year Built Sale Price RSF GRM CAP PPSF PPD

558 E. Hyde Park Blvd. 5 12/4/18 4 1965 $1,275,000 3,554 Vacant Vacant $358.75 $318,750 Inglewood, CA

511 S. Osage Ave. 6 6/11/18 4 1950 $1,008,900 2,686 17.34 3.75% $375.61 $252,225 Inglewood, CA

805 S. Osage Ave 7 7/11/18 4 1938 $1,185,000 2,865 27.43 2.37% $413.61 $296,250 Inglewood, CA

336 W. Hillcrest Blvd. 8 6/28/18 4 1922 $1,152,500 3,650 20.83 3.12% $315.75 $288,125 Inglewood, CA

AVERAGES 21.87 3.08% $365.93 $288,838

532 S. Flower St. 4 1928 $1,350,000 4,424 17.18 3.81% 305.15 $337,500 Inglewood, CA

SAMIMI INVESTMENTS • 13 EXCLUSIVE MULTI-FAMILY OFFERING SALES COMPARABLES MAP 532 S. FLOWER STREET INGLEWOOD, CA 90301

SAMIMI INVESTMENTS • 14 EXCLUSIVE MULTI-FAMILY OFFERING 532 S. FLOWER STREET THE LOCATION INGLEWOOD, CA 90301

SAMIMI INVESTMENTS • 15 EXCLUSIVE MULTI-FAMILY OFFERING INGLEWOOD CITY OVERVIEW 532 S. FLOWER STREET INGLEWOOD, CA 90301

The $2.6 billion Los Angeles Stadium at Hollywood Park is under construction in Inglewood and when completed in 2020, it will be the home of both the and . The Los Angeles Stadium is also expected to host the Super Bowl in 2021 and the 2028 Summer Olympics. The Light Rail Metro Expansion is expected to add 4 new Inglewood stops by 2019. There are plans to revamp the Downtown Arts District by 2020.

Breaking News: The Inglewood City Council will vote on an exclusive negotiating agreement for a Clippers-controlled company to build an area for the team.

Inglewood is a city in the South Bay region of Los Angeles that is bordered by Westchester/LAX, Hawthorne, and Ladera Heights. Spanning 8 square miles with a population of 109,670, Inglewood has emerged as one of the hottest real estate markets in Southern California. Real estate values have increased 10.1% over the past year and the median price of homes currently listed in Inglewood is $480,000.

The majority of residents are served by the Inglewood Unified School District. Wilder’s Preparatory Academy Charter School is the best public elementary school in the city, and high schools include Inglewood High, Morningside High, City Honors High, and Hillcrest High School. The private schools in the area include St. Mary’s Academy and St. John Chrysostom Elementary School.

Inglewood is also home to the illustrious Forum, which was designed by architect Charles Luckman, who also designed Madison Square Garden in New York. For decades, the Forum was one of LA’s most prominent concert venues, hosting the likes of Elvis Presley, Led Zeppelin, and the Jackson 5. It was also home to the before the team moved to the Staples Center in 1999. The Forum is now the largest indoor performance venue in the country with a design focused on music and entertainment.

SAMIMI INVESTMENTS • 16 NFL STADIUM

The new home for the Los Angeles Chargers and Rams will be the largest stadium in the NFL. Costing upwards of $2.5 billion, the 3 million square foot stadium will be able to seat 70,240. The price tickets are also expected to rise with season tickets predicted to cost $350-400 per game. The stadium is expected to be home to the 2022 Super Bowl and the Summer Olympics in 2028, Construction is scheduled to be complete in 2020.

SAMIMI INVESTMENTS • 17 HOLLYWOOD PARK

Next to the $2.8 billion stadium, a massive new neighborhood and shopping complex with thousands of homes, plus new stores, restaurants, and a hotel, has been in the works for more than a decade. When fully finished, the new Hollywood Park will be made up of 2,500 units of housing, 620,000 square feet of retail space, a “social hub” with a “culinary marketplace” and “giant outdoor movie screen,” a 300-room luxury hotel, and a revamped Hollywood Park Casino. The stadium-adjacent housing will consist primarily of apartments and townhouses, interspersed with roughly two dozen acres of parks and open space, designed by Studio-MLA. An artificial lake, complete with waterfalls, will be a centerpiece to the community space.

SAMIMI INVESTMENTS • 18 CLIPPERS ARENA

The NFL stadium isn’t the only professional sporting arena bound for Inglewood. It’s looking very likely that the Clippers will move out of Downtown LA’s Staples Center and into the South Los Angeles city. Details about the NBA arena, which would occupy land along Century Boulevard, have been scarce. But in February, the city released a short document that spells out it would seat 18,000 fans and would be joined by a new practice facility, retail space, and outdoor plazas with basketball courts that are open to the public.

SAMIMI INVESTMENTS • 19 DISCLAIMER AND CONFIDENTIALITY AGREEMENT

The information contained in this Offering Memorandum (“Memorandum”) is proprietary and strictly confidential; it is intended to be reviewed only by the party receiving it from Broker and should not be made available to anyone else without the written consent of Broker. By retention or use of this Memorandum, you agree that its contents are confidential, that you will hold it in the strictest confidence, and that you will not disclose any of its contents contrary to these terms.

This Memorandum has been prepared to provide summary, unverified information to establish a preliminary level of interest in the subject property (“Property”). The information in this Memorandum has been obtained from sources Broker believes to be reliable; however, Broker has not conducted sufficient investigation to make any warranty or representation whatsoever including but not limited to the accuracy or completeness of the information, veracity or accuracy of the information, condition of the Property or its compliance or lack of compliance with applicable governmental requirements, developability, suitability or financial performance of the Property, income or expenses for the Property, the size and square footage of the Property and improvements, the presence or absence of contaminating substances, PCB’s or asbestos, the compliance with State or Federal regulations, the physical condition of the improvements thereon, or the financial condition or business Property and does not purport to be an all – inclusive representation regarding the Property or to contain all or part of the information which prospective investors may require to evaluate the purchase of the Property. Additional information and an opportunity to investigate the Property will be made available to interested and qualified prospective purchasers. All information is based on assumptions relating to the general economy, market conditions, competition and other factors beyond the control of Broker, therefore, all information is subject to material variation. The information contained herein is not a substitute for a thorough due diligence investigation. Interested parties are expected to review all information of whatever nature independently and not rely on the contents of this Memorandum in any manner.

The Property owner (“Owner”) expressly reserves the right, at its sole discretion, to reject any or all offers to purchase the Property, and/ or to terminate discussions at any time with or without notice. The Owner shall have no legal commitment or obligation unless and until written agreement(s) have been fully executed, delivered and approved by the Owner and any conditions to the Owner’s obligations therein have been satisfied or waived.

SAMIMI INVESTMENTS • 20 CAMERON SAMIMI 310.259.7556 [email protected]