1744 Butler Avenue Los Angeles, California 90025 Copyright © 2020 Transwestern
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$9,675,000 16-Unit Apartment Building in Prime West Los Angeles | Built in 1997 Major Value-Add Opportunity - Current Rents Over 35% Below Market 1744 Butler Avenue Los Angeles, California 90025 Copyright © 2020 Transwestern. California Table of Contents Brokerage License #01263636. The information in this offering memorandum was gathered 3 Investment Summary 17 Financial Summary by Transwestern from sources believed reliable. Transwestern has not verified the ▪ The Opportunity ▪ Pricing, Property and Operating information and makes no guarantee, warranty ▪ Property Description Statement Summary or representation about it. It is the potential ▪ Exterior and Interior Photos ▪ Rent Roll buyer’s responsibility to independently confirm ▪ Aerial Photos ▪ Sales Comparables its accuracy and completeness. Any projections, ▪ Sales Comparables Map opinions, assumptions or estimates used are 12 Market Overview ▪ Rent Comparables for example only and do not represent the ▪ Apartment Market Overview ▪ Rent Comparables Map current or future performance of the property. ▪ Major Employers and Places of Interest Potential buyers and their advisors should ▪ Silicon Beach Tech and Entertainment Landscape conduct a careful, independent investigation of the property to determine to their satisfaction ▪ Nearby Developments the suitability of the property for their needs. ▪ Demographics John Swartz Josh Kaplan Troy Lucero Transwestern Real Estate Services Managing Director Managing Director Senior Associate 601 S. Figueroa St, Suite 3650 213.430.2526 213.430.2538 213.457.1656 Los Angeles, CA 90017 [email protected] [email protected] [email protected] 213.624.5700 CA Lic 01873487 CA Lic 01934177 CA Lic 02015701 transwestern.com Investment Summary Transwestern as the exclusive listing agent is pleased to present the opportunity to acquire 1744 Butler Ave, a 16-unit apartment building built in 1997. The property is located just south of Santa Monica Blvd, between Federal Ave, and Sawtelle Blvd in the heart of West Los Angeles. The Opportunity ▪ PRIME VALUE-ADD OPPORTUNITY - Current rents are over 35% below market ▪ OPPORTUNITY TO IMPLEMENT a RUBS program as leases turn over. ▪ EXCELLENT UNIT MIX – thirteen (13) 2bed+2bath units, two (2) 3bed+3bath units, and one (1) guest room unit. ▪ DESIRABLE FLOOR PLANS – All of the 2-bedroom and 3-bedroom units are large units and have fireplaces and balconies. All of the bathrooms in these units are full bathrooms. ▪ EXEMPT From Los Angeles Rent Control (RSO). Offering Price: $9,675,000 ▪ AMPLE PARKING – 31 total parking spaces | 11 single spaces and 10 tandem spaces. $604,688 Per Unit ▪ GUEST ROOM unit will be delivered vacant. 18.4 Current Gross Rent Multiplier ▪ OPPORTUNITY TO INCREASE REVENUE by turning a large room on the first floor into either a bachelor unit or a gym for the 3.45% Current Capitalization Rate tenants resulting in higher rents/revenue. ▪ OPPORTUNITY TO CONVERT a large private patio into a barbecue or outdoor lounge area for the tenants. 3 Property Description 1744 Butler Ave is a 16-unit apartment building constructed in 1997. The unit mix consists of 13 2bed+2bath units, two 3bed+3bathroom units, and one guest NUMBER OF UNITS ZONING room unit. The property is a three-story 18,484 square building with wood frame 16 units [Q]R3-1 (Per Title Pro - Buyer to verify) and stucco construction over a semi-subterranean parking garage situated on a 13 2bed+2bath PARKING 11,655 square foot lot. Two 3bed+3bath 31 total spaces Tenants are welcomed into the building by a large atrium courtyard that features One guest room 10 tandem a central landscape area with large palm trees that extend up past the roof line. YEAR BUILT 11 single The units are all accessed by open corridors that provide natural light into the 1997 units. All of the units have central air, gas fireplaces, high ceilings and very large ASSESSOR PARCEL NUMBER open floor plans providing an investor the opportunity to complete their own BUILDING SIZE 4261-016-027 renovation plan and significantly increase rents. All units facing Butler Ave feature +18,484 SF (Per Title Pro - Buyer to French doors that lead to a large balcony. Some of the units have undergone an verify) extensive renovation program in the past two years and feature new flooring LAND SIZE throughout, new kitchen cabinets with black stainless-steel appliances including +11,665 SF (Per Title Pro - Buyer to Samsung refrigerators, and updated bathrooms. The three-bedroom units are verify) located on the third floor and feature higher ceilings and larger windows that let in more natural light. There is an opportunity to add additional amenities for tenants by converting a large room on the first floor into a recreational room. There is also an extra-large patio space on the third floor that is currently not being utilized. Adding soft seating and barbecue grills to the space would be a great amenity to tenants and would help the building demand premium rents. Secured tuck-under parking is provided on-site with 31 spaces comprised of 10 tandem and 11 single spaces. Units are separately metered for electricity and gas, and the landlord pays for water and trash. The property also includes a laundry room on each floor with one washer and dryer that are owned by the landlord. A trash chute can be found inside the laundry rooms in each floor for tenants’ convenience. 4 Property Description Property Location 1744 Butler Avenue is located just south of Santa Monica Boulevard, north of Olympic Boulevard and west of Interstate 405 in prime upscale West Los Angeles. The property is within walking distance of Sawtelle Japan Town and the retail corridor along Santa Monica Boulevard. The proximity to both the Interstate 10 and 405 freeways allows tenants access to major employment centers including Santa Monica, Beverly Hills, the Olympic Corridor, Brentwood, Venice, Westwood, Century City, The South Bay, Downtown Los Angeles, and the San Fernando Valley. The Westside’s economy has expanded beyond entertainment in recent years as adjacent areas such as Playa Vista and Culver City have emerged as a major Southern California technology hub known as Silicon Beach. 1744 Butler Ave offers easy access to the world’s top tech and entertainment employers. 5 Exterior Photos 6 Exterior Photos 7 Interior Photos 8 Interior Photos 9 CENTURY CITY DOWNTOWN LA Aerial View Facing Downtown Los Angeles 10 SANTA MONICA Aerial View Facing Santa Monica 11 of Japanese-AmericanculturealongSawtelleBoulevard. area an Town, Japan Sawtelle district contains This east. the Hills to Cheviot Park and and CenturyCity, Rancho north, Brentwood andWestwoodtothe west, to the Monica Santa south, the to Freeway(I-10) Monica Santa the County. Thedistrict’sgeographicboundariesare region ofLosAngeles Westside the a district in is West L.A.) as referred to (often Los Angeles West Overview Angeles Submarket Los West to bedeliveredthisyear. expected are which 8,000 of units under construction, 25,440 currently has County Angeles Los date. to year 2020 down 1.2%for only county is the for coronavirus pandemic,Costaralsoreportedthatoverallmarketrentgrowth with the stock remainedbelow5%.Despitethecurrenteconomicissues according toCostar,thevacancyrateformajorityofapartment 2020, Quarter during Second County Los Angeles in units apartment Although vacancy levels were up significantly for brand-new construction Overview Angeles ApartmentLos Market Overview Market j j t W Sunset Blvd S j r e Roscomare Rd 101 w £¤ o t G S N e n i 405 WEST HOLLYWOOD l V P ¦¨§ n e o v t d l i A v l t W a B N Beverly Dr S e N Palm Dr r r N a e g B n BEL AIR e a d n Melrose Ave r L e i a e N e C v G v N Doheny Dr A a N A L d e 405 n r N ¨ a l ¦§ o W Beverly Blvd h m g i Beverly Blvd s s H o N BEVERLY HILLS R N San Vicente Blvd N University of California-LA N Whittier Dr Burton Way e v A l x HANCOCK PARK P a W 3rd St f r n i o a BRENTWOOD Wilshire Blvd t l F i Veteran Ave S Hilgard Ave W S Santa Monica Blvd PARK LA BREA S 12 WESTWOOD Avenue of theCENTURY Stars CITYS Beverly Dr Temescal Gateway Park W Olympic Blvd j Veterans Administration Med Ctr Will Rogers State Historic Park Manning Ave BRENTWOOD PARK j Westwood Blvd San Vicente Blvd W Pico Blvd r D S Sepulveda Blvd l i Hillsboro Ave San Vicente Blvd w r e PACIFIC PALISADES v WEST LOS ANGELES e 26th St B W 18th St W Sunset Blvd utlerCotner Ave Ave 20th St Club Dr Cadillac Ave Hauser Blvd S Bundy Dr W Washington Blvd Temescal Canyon Rd S Robertson Blvd Manning Ave Cattaraugus Ave e Palisades Park 26th St v A n j S La Cienega Blvd o t W Adams Blvd g Overland Ave n i l Montana Ave 10 r 20th St S Barrington Ave ¦¨§ A Fairfax Ave 14th St Castle Heights Ave Hughes Ave National Blvd Colorado Ave PalmsMotor Blvd Ave W Jefferson Blvd 1 7th St 10 National Blvd UV ¦¨§ Sawtelle Blvd CULVER CITY Duquesne Ave Rodeo Rd 23rd St PALMS Ocean Park Blvd Crenshaw Blvd Olympic Blvd Santa Monica Airport Santa Monica State Beach 16th St McLaughlin Ave JEFFERSON j SANTA MONICA Kenneth Hahn State Recreation Area Ocean Ave j S Centinela Ave 4th St Airport Ave LEIMERT PARK Walgrove Ave VIEW PARK MAR VISTA Sepulveda Blvd W Vernon Ave Jefferson Blvd W Washington Blvd Pacific Ocean Main St Rose Ave Stocker St W 48th St Washington Pl Pacific Ave Venice Blvd LADERA HEIGHTSS La Brea Ave Braddock Dr W 54th St California Ave HYDE PARK W Slauson Ave VENICE Culver Blvd Mesmer Ave Overhill Dr d v MARINA DEL REY l B t s UV90 e W VAN NESS N Sepulveda Blvd j Roscomare Rd W Sunset Blvd Holloway Dr The Getty Major CenterEmployers