351-353 S La Brea Ave Los Angeles, Ca 90036 Retail/Office Building Located in Greater Wilshire Subject Property

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OFFERING MEMORANDUM 351-353 S LA BREA AVE LOS ANGELES, CA 90036 RETAIL/OFFICE BUILDING LOCATED IN GREATER WILSHIRE SUBJECT PROPERTY

EXECUTIVE SUMMARY PROPERTY

PROPERTY TYPE Retail/Office/Medical Office

CONSTRUCTION TYPE Type IV - Wood Frame

ASKING PRICE PROPERTY TYPE DAYTIME POPULATION FOUNDATION Concrete Slab $5,998,000 RETAIL/ 3,918,800 OFFICE BUILDING SF 6,240 SF

PARCEL SIZE 4,203 SF

NO. OF RETAIL UNITS 2 Tenants (3,200 SF)

LOT SIZE SF AVAILABLE TRAFFIC COUNT NO. OF OFFICE UNITS 3 Office Tenants

4,203 SF 6,240 SF ±47,827/DAY NO. OF APT UNITS 2 Non-Conforming Units

LEASE TYPE Month-to-Month

CEILING HEIGHT 15 Feet

PARKING 4 Rear Spaces

YEAR BUILT March 1929

ZONING C2-1

METERS/POWER Separately Metered/200 Amp

ROOF Rolled Composition

TRAFFIC COUNT ±47,827 CPD

4 351-353 S LA BREA AVE | LOS ANGELES, CA 90036 INVESTMENT OVERVIEW

Hudson Partners is pleased to present 351-353 S. La Brea Avenue, a mixed-use retail/office building ideally located adjacent to the prime corner of 3rd and La Brea in one of the most desirable neighborhoods of Los Angeles.

The art-deco designed building, built in 1929 and renovated in 1990, features two ground floor retail units as well as a warehouse currently utilized as a furniture/ art studio. The ground floor units feature 15 ceiling heights and classic design elements, making them ideal for a variety of creative, retail, and showroom uses.

Upstairs there are two units whose most recent permitted use is for medical office and are currently rented for short term and month-to-month apartment rentals (Buyer to verify all allowed uses). The units currently consist of a 1 bed 1 bath + den loft (currently operating as a short term rental), and a vacant, furnished studio apartment.

HIGHLIGHTS

• 40 Feet of Frontage on La Brea • Over 47,000 Cars Pass By Daily • 3rd & La Brea Trophy Location • Potential Live-Work Opportunity • Potential Medical Office Opportunity • Artist's Loft Configuration • Up to 90% SBA Financing Available HUDSON COMMERCIAL PARTNERS, INC. 5 PROPERTY OVERVIEW

LOCATION PARKING BUILT 353 S La Brea Ave., Provides approximately 4 spaces, which 353 S La Brea Ave was built in 1929, ren- Los Angeles, CA 90036 equates to 0.64 spaces per 1,000 SF ovated multiple times and most recently in parking ratio. 1990.

SITE Located on the west side of La Brea Ave, between 3rd St and 4th St, in the city of Los Angeles, CA. TRAFFIC COUNT ZONING La Brea Ave...... ±47,827 CPD Per the city of Los Angeles, the property is currently zoned as C2-1. LAND AREA The property consists of 1 parcel (APN #5508-001-013) totaling 4,203 SF of land area.

BUILDING AREA PARCEL MAP The subject consists of 1 building equaling to 6,240 total square feet.

FRONTAGE & ACCESS The site features 40 linear feet of frontage along La Brea Ave.

Access points into the building include 1 entrance off La Brea Ave.

6 351-353 S LA BREA AVE | LOS ANGELES, CA 90036 LA BREA AVE 7 HUDSON COMMERCIAL PARTNERS, INC. HUDSON COMMERCIAL PARTNERS, USER OCCUPANCYZIMAS COSTS MAP

75% LTV - OWNER USER ESTIMATED ANNUALIZED | USER OCCUPANCY COSTS

SUMMARY TERMS DESCRIPTION ESTIMATED PSF

Price $5,998,000 OPERATING EXPENSES

Down Payment (25%) $1,499,500

Gross Square Feet 6,240 SF Taxes (1.25%) $74,975 $12.02

Price Per Foot On Building $961.22 Insurance $2,808 $0.45 Lot Size 4,203 SF

Price Per Foot On Land $1,427.08 Utilities $10,920 $1.75

Debt Service PSF $41.02 PSF

Operating Expense PSF $15.76 PSF Repairs & Maintenance $7,488 $1.20

Occupancy Cost $56.79 PSF Capital Reserves/Mic. $2,184 $0.35 After Tax Advantage $1.27 PSF

Total Operating Expenses $98,375 $15.76 LOAN ASSUMPTIONS

SUMMARY TERMS Debt Service $255,988 $41.02 Conventional Loan $4,498,500

Interest Rate 3.0% Total Occupancy Costs $354,363 $56.79

Amortization 20 Years Monthly Occupancy Costs $4.73 PSF Monthly Payment $21,332.39/month (before tax advantages of ownership)

8 351-353 S LA BREA AVE | LOS ANGELES, CA 90036 LEASE VS. OWN 6,240 SF 6,240 SF LEASE SCENARIO PER/SF AMOUNT OWN SCENARIO PER/SF AMOUNT LEASE ASSUMPTIONS: PURCHASE ASSUMPTIONS: Rent Per Month $1,380 Purchase Price $1,011 $1,395,000 Rent Per SF Industrial Gross $1.00 Improvement - Additional $0 $0 START-UP COSTS: Total $1,011 $1,395,000 Prepaid rent and security deposit (2 mo.'s total) $2,760 START-UP COSTS: Lessee TI costs, net of lessor TI Allowance** $0 Borrower cash down payment (10%) $279,000 Total startup costs $2,760 Estimated fees on 1st mortgage** $5,231 GROSS MONTHLY COSTS: Est. appraisal, environmental, other fees** $5,000 Rent payment $1.00 $1,380 Total startup costs $289,231

Lease operating costs** $0.50 $690 GROSS MONTHLY COSTS: MUIRFIELD RD Gross monthly cash cost $1.50 $2,070 Mortgage payment $3.94 $5,444 LEASE BENEFITS (PER MONTH): Ownership operating costs** $1.23 $1,698 Depreciation tax benefit at 35% tax rate $0.00 $0 Gross monthly cash cost $5.18 $7,142 Avg. monthly principal paydown | equity build $0.00 $0 OWNERSHIP BENEFITS - EXCEL. APPRECIATION Tax benefit on rent deduction at 35% tax rate $0.35 $483 (PER MONTH): Tax benefit on operating costs at 35% tax rate $0.18 $242 Depreciation tax benefit at 35% tax rate $0.60 $835 Lease-out income (net of tax at 35% rate) $0.00 $0 Avg. monthly principal paydown | equity build $2.26 $ 3 ,116 $0.53 $725 Tax benefit on rent deduction at 35% tax rate $0.59 $ 815 NET COST AFTER LEASE BENEFITS: $0.98 $1,346 Tax benefit on operating costs at 35% tax rate $0.43 $594 Est. appreciation benefit, per month $0.00 $0 Lease-out income (net of tax at 35% rate) $0.00 $0 NET COST AFTER LEAST BENEFITS $0.98 $1,346 Interest on startup cost difference (net of 35% tax) -$0.34 -$466 PROJECTED RENT COST IN YEAR 10 $3.55 $4,894 Net rent cost (after tax benefits at 35% rate) $1.27 $1,756 NET COST AFTER OWNERSHIP BENEFITS EXCEL APPRE: $1.63 $2,248 Assumed annual rent escalation 2.5% Est. appreciation benefit, per month $1.68 $2,325 NET COST AFTER OWNERSHIP BENEFITS INCL. APPRE: -$0.06 -$77 ANALYSIS LIMITATIONS: THIS ANALYSIS DOES NOT INCLUDE SUPPLEMENTAL INCOME STREAM FROM GROWTH IN PROPERTY VALUE & OWNER EQUITY POTENTIAL TENANTS - LOWERING OCCUPANCY COSTS SIGNIFICANTLY Assumed Annual Appreciate Rate Of: 2.0% Borrower Down Payment (20%): $279,000 Disclaimer: This sample analysis is based on a series of assumptions, including loan interest rates and annual appreciation rates, and is meant only to be illustrative in nature. The analysis is not a guarantee of any actual results of any loan or purchase PROPERTY VALUE LOAN BALANCE OWNER EQUITY transaction or ownership of any real property, all of which are subject to risks, uncertainties and assumptions that are difficult to predict and beyond our control. No warranties or representations, express or implied, are made as to the accuracy of the Year 5 $1,540,193 $883,029 $657,164 information contained herein, and same is submitted subject to the possibility of errors, omissions, change of price, rental or other conditions, withdrawal without notice, prior sale, lease or financing. We include projections, opinions, assumptions or Year 10 $1,700,497 $669,194 $1,031,303 estimates for example only, and they may not represent future performance of the property. You and your financial and legal advisors should conduct your own evaluation of the property and transaction economics. Year 15 $1,877,486 $422,159 $1,455,327 Year 20 $2,072,897 $136,770 $1,936,127

HUDSON COMMERCIAL PARTNERS, INC. 9 10 351-353 S LA BREA AVE | LOS ANGELES, CA 90036 HUDSON COMMERCIAL PARTNERS, INC. 11 12 351-353 S LA BREA AVE | LOS ANGELES, CA 90036 HUDSON COMMERCIAL PARTNERS, INC. 13 14 351-353 S LA BREA AVE | LOS ANGELES, CA 90036 HUDSON COMMERCIAL PARTNERS, INC. 15 16 351-353 S LA BREA AVE | LOS ANGELES, CA 90036 HUDSON COMMERCIAL PARTNERS, INC. 17 SNAPSHOT: LOS ANGELES

Los Angeles, CA has a population of 3,918,872 and is the 2nd largest city in the United States. The population density is 8,362 per sq mi which is 3166% higher than the California average and 9129% higher than the national average. The median age in Los Angeles is 35 which is approximately 3% lower than the California average of 36. In Los Angeles, 44% of the population over 15 years of age are married, 40% speak English and 43% speak Spanish. 46% of Los Angeles residents were born in California, 15% were born out of state, 1% were born outside of the United States and 38% were foreign born.

NEIGHBORHOOD CITY REGION COUNTY METRO

Los Los Los Los Los Angeles Angeles Angeles Angeles Angeles

DEMOGRAPHICS

LOS ANGELES COUNTY

The County of Los Angeles holds many disticntions. L.A. is the entertainment capital of the world, a cultural mecca boasting more than 100 museums, and a paradise of idyllic weather. From tourist attractions like the Walk of Fame's collection of stars (numbering more than 2,614 and growing by one or two a month) to career opportuni- ties like those presented in the expanding tech industry, Los Angeles County is the place to be. It is the only city LOS ANGELES LOS ANGELES COUNTY in North America to have hosted the Summer Olympics twice. Downtown L.A. is the largest government center outside of Washington, D.C. Los Angeles County has the WEATHER 284Sunny 83◦Average 50◦Average 284Sunny 71◦Average 55◦Average Days High Low Days High Low only remaining wooden lighthouse in the state (located in San Pedro's Fermin Park) and the largest historical theater district on the National Register of Historic Places (located Downtown on Broadway).

18 351-353 S LA BREA AVE | LOS ANGELES, CA 90036 HIGH DENSITY, LOS ANGELES DEMOGRAPHICS

• More than 3,918,800 people with a population density of 8,362 people per sq. mi.

• More than 2,060,000 employees with an Average Household Income exceeding $62,474

• More than 1,380,000 households with an Average Property Value exceeding $682,400

HUDSON COMMERCIAL PARTNERS, INC. 19 A N

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Marymount PACIFIC

6TH San Pedro H SEAL BEACH BL Park College Ports O’Call TERMINAL Queen Mary

GRAND 9TH PeninsulaCABRILLO Hosp Bay Shore Beach 213 Village Shoreline ISLAND Seal Beach Pier Treasure BEACH Village ALAMITOS BAY

Friendship 13TH Island Park

BRISTOL HARBOR MAGNOLIA SPRINGDALE

County Park CHICA BOLSA BROOKHURST

22 351-353 S LA BREA AVE | LOS ANGELES, CA 90036 2

14 13 12 11 1 10

NEARBY AMENITIES A A. Subject Property 1. The Grove/Farmer's Market 8 2. Pan Pacific Park 3. LACMA 7 4. Equinox Miracle Mile 5. Firestone Building 6. Republique 6 3 7. La Brea Bakery Cafe 8. Target 9. Trader Joe's 10. American Rag Cie 11 . The Sycamore Kitchen 4 12. Stussy 13. Sugarfish 5 14. Stone Island

HUDSON COMMERCIAL PARTNERS, INC. 23 SUBJECT PROPERTY

24 351-353 S LA BREA AVE | LOS ANGELES, CA 90036 SUBJECT PROPERTY

HUDSON COMMERCIAL PARTNERS, INC. 25 www.hudsonpartnersinc.com DARIN SPILLMAN JAY MARTINEZ President Managing Principal c: 310.592.8269 c: 310.658.3375 p: 818.699.1605 p: 818.212.3057 f: 818.688.8140 f: 818.688.8140 e: [email protected] e: [email protected] CalBRE: 01366902 CalDRE: 01367663

This Memorandum (“Offering Memorandum”) has been prepared by Hudson Commercial Partners, Inc. based on information that was furnished to us by sources we deem to be reliable. No warranty or representation is made to the accuracy thereof; subject to correction of errors, omissions, change of price, prior sale, or withdrawal from market without notice.

This Memorandum is being delivered to a limited number of parties who may be interested in and capable of purchasing the Property. By its acceptance hereof, each recipient agrees that it will not copy, reproduce or distribute to others this Memorandum in whole or in part, at any time, without the prior written consent of Hudson Commercial Partners, Inc., and it will keep permanently confidential all information contained herein not already public and will use this Confidential Memorandum only for the purpose of evaluating the possible acquisition of the Property.

This Memorandum does not purport to provide a complete or fully accurate summary of the Property or any of the documents related thereto, nor does it purport to be all-inclusive or to contain all of the information, which prospective buyers may need, or desire. All financial projections are based on assumptions relating to the general economy, competition and other factors beyond the control of the Owner and, therefore, are subject to material variation. This Memorandum does not constitute an indication that there has been no change in the business or affairs of the Property or the Owner since the date of preparation of this Memorandum.

This Memorandum is being delivered by Hudson Commercial Partners Inc. to prospective purchasers with the understanding that all prospective purchasers will conduct their own independent investigation of those matters, which they deem appropriate in order to evaluate this offering. Additional information and an opportunity to inspect the site will be made available to interested and qualified © 2020 Hudson Commercial Partners, Inc. The information contained in this prospective purchasers. Hudson Commercial Partners, Inc. reserves the right to request the return of any or all of the information document has been obtained from sources believed reliable. While Hudson enclosed. Commercial Partners, Inc. does not doubt its accuracy, Hudson Commercial Partners, Inc. has not verified it and makes no guarantee, warranty or representation about it. It is your responsibility to independently confirm its accuracy and completeness. Any projections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. The value of this transaction to you depends on tax and other factors, which should be evaluated by your tax, financial and legal advisors. You and your advisors should conduct a careful, independent investigation of the property to determine to your satisfaction the suitability of the property for your needs. Hudson Commercial Partners, Inc. logo are service marks of Hudson Commercial Partners, Inc. and/or its affiliated or related companies in the United States and other countries. All other marks displayed on this document are the property of their respective owners.

4605 Lankershim Blvd, Suite 214 | Universal City, CA 91602 818.212.3057 • www.hudsonpartnersinc.com