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2011 Echo Park Avenue 2011 ECHO PARK AVENUE 5 UNITS / VALUE-ADD OPPORTUNITY IN ECHO PARK Stepp 2011 ECHO PARK AVENUE Table of Contents 06 Executive Summary 08 Property Summary 14 Pricing & Financials 20 Market Comparables 30 Location Overview Mark Ventre Kimberly R. Stepp 310.774.3834 310.774.3830 [email protected] [email protected] Stepp Investment Overview 2011 ECHO PARK AVENUE DIVERSE ECONOMIC ENVIRONMENT The Property is situated on one of Echo Park’s most coveted streets, Echo Park Avenue north of Sunset Boulevard. This northernmost area of Echo Park is charming, quiet and is considered one of the more exclusive sections of the Executive Summary submarket. The average home sales price over the past twelve months from August 2019 is $1,027,000, making it one of the strongest neighborhoods in Northeast Los Angeles. Stepp Commercial is pleased to present 2011 Echo Park Avenue, a five-unit cottage-style apartment community nestled in the hills of Echo Park, one of Los AN EXCEPTIONAL LOCATION Angeles’ trendiest submarkets. The property is located north of Sunset Blvd in a Located in one of LA’s hottest submarkets, Echo Park offers an eclectic and diverse neighborhood that is quickly becoming posh and luxurious, while still maintaining mix of uber chic juxtaposed by historic nostalgia. The property is a short walk a strong sense of community. to stylish and trendy cafes, restaurants and entertainment venues. Echo Park is conveniently located between two of Los Angeles’ most prominent employments The property consists of four detached structures. The front building is a two- centers; Downtown Los Angeles and Hollywood, providing residents with bedroom one-bath cottage with a large patio and potential for a charming front convenient access to over 750,000 jobs. Its proximity to the Tri-Cities of Glendale, yard or extended wraparound deck. The configuration of the building allows for a Burbank and Pasadena further increase the desirability of this hilly paradise. The possible second bathroom, making it ideal for owner/occupant. confluence of little new housing and rental stock, increasing demand driven by a Heading up the hill, the next building is a duplex consisting of two-bedroom two growing job base and the rapidly increasing cost of home ownership, Echo Park is bath unit downstairs and a two-bedroom one bath unit upstairs, each with its own poised benefit from strong demand for the foreseeable future. private deck and/or porch. The downstairs unit has been completely renovated With a constant flow of young residents, many of whom have been priced out of with stainless steel appliances, hardwood style flooring, new cabinetry, stone neighboring Los Feliz and Silverlake, and a plethora of restaurants and shops along countertops, washer/dryer hookups, new fixtures and upgraded bathrooms with Sunset Boulevard, Echo Park has become a favorite destination for residents and subway tile. visitors throughout the city. Dubbed “the trendiest neighborhood in all of LA”, Echo Topping the property are two adjacent bungalow style one-bedroom units, one of Park is as historic as it is diverse, where one will find everything from the Dodgers which has recently been renovated. Sweeping views of the Elysian Park hills are Stadium to the Echo Park Lake, which was recently reopened after a 45-million- seen from the vantage point of these upper units. dollar renovation. 6 Investment Highlights Potential to increase rental income by nearly 30% Located in one of Los Angeles’ hottest submarkets Walkable to trendy restaurants, markets and specialty shops Close proximity to over 750,000 jobs in DTLA and Hollywood Stepp Commercial / 2011 Echo Park Avenue 7 Property Details 2011 Echo Park Avenue Address Los Angeles, CA 90026 APN 5420-021-019 Year Built 1924 # of Units 5 Building Size ± 2,928 SF Lot Size ± 8,145 SF (1) 2 Bedroom / 1 Bathroom Front (1) 2 Bedroom / 2 Bathroom Unit Mix (1) 2 Bedroom / 1 Bathroom (2) 1 Bedroom / 1 Bathroom Investment Summary Price $2,415,000 Price Per Unit $483,000 Current Cap Rate 3.1% Current GRM 18.0 Market Cap Rate 4.5% Market GRM 14.1 8 Stepp Commercial / 2011 Echo Park Avenue 9 Property Amenities ▷ Comprised of 4 individual cottages ▷ Top units have scenic views of Elysian Park ▷ Select units have washer/dryer hookups ▷ Hardwood style flooring ▷ Lots of natural light 2 Bedroom / 2 Bath Unit Renovated with: ▷ Stainless steel appliances ▷ Hardwood style flooring ▷ New cabinetry ▷ Dishwashers ▷ Built-in closets ▷ New fixtures ▷ Upgraded bathrooms with subway tile ▷ Washer/dryer hookups 10 Stepp Commercial / 2011 Echo Park Avenue 11 Stepp Pricing & Financials Rent Roll UNIT TYPE EST. SF CURRENT RENT MARKET RENT NOTES 2011 2 Bed / 1 Bath Front 700 $2,700 $3,500 1 2011 /4 2 Bed / 2 Bath 650 $3,000 $3,000 High-End Renovation 1 2011 /2 2 Bed / 1 Bath 625 $2,400 $2,900 2013 1 Bed / 1 Bath 475 $2,200 $2,400 Moderate Renovation 2015 1 Bed / 1 Bath 475 $800 $2,400 5 2,925 $11,100 $14,200 14 Stepp Commercial / 2011 Echo Park Avenue 15 Income & Expenses CURRENT AVG. CURRENT AVG. CURRENT MARKET MARKET UNITS TYPE SF RENTAL RANGE RENT RENT/SF RENT RENT/SF 1 2 Bed / 1 Bath Front 700 $2,700 $2,700 $3.86 $3,500 $5.00 1 2 Bed / 2 Bath 650 $3,000 $3,000 $4.62 $3,000 $4.62 1 2 Bed / 1 Bath 625 $2,400 $2,400 $3.84 $2,900 $4.64 2 1 Bed / 1 Bath 475 $800 - $2,200 $1,500 $3.16 $2,400 $5.05 5 585 $2,220 $3.79 $2,840 $4.85 INCOME CURRENT MARKET Scheduled Rental Income $133,200 $170,400 Plus: Laundry Income $900 $900 Scheduled Gross Income $134,100 $171,300 Less: Vacancy 3% ($4,023) ($5,139) Gross Operating Income $130,077 $166,161 ESTAMATED EXPENSES CURRENT MARKET New Taxes and Direct Assessments $29,680 $29,680 Insurance $2,000 $2,000 Off-Site Management $6,510 $8,310 DWP $5,000 $5,000 Gas $3,000 $3,000 Trash $2,000 $2,000 Landscape $1,200 $1,200 Pest Control $900 $900 Repairs and Maintenance $3,500 $3,500 Replacement Reserves $1,250 $1,250 Total Expenses $55,040 $56,840 Per Unit: $11,008 $11,368 Per SF: $18.80 $19.41 % of GOI: 42.31% 34.21% Net Operating Income $75,037 $109,321 16 Pricing & Financials Price $2,415,000 BUILDING DATA/FINANCIAL INDICATORS 2011 Echo Park Avenue Address Los Angeles, CA 90026 APN 5420-021-019 Number of Units 5 Year Built 1924 Building Size ± 2,928 SF Lot Size ± 8,145 SF Current CAP Rate 3.1% Current GRM 18.0 Market CAP Rate 4.5% Market GRM 14.1 Price per Unit $483,000 Stepp Commercial / 2011 Echo Park Avenue 17 Stepp Market Comparables Sales Comparables PROPERTY ADDRESS UNITS YEAR BUILT SALE PRICE $/UNIT CAP RATE GRM COE 1 931 Everett Street 5 1917 $2,100,000 $420,000 4.4% 14.6 7/26/19 2 1920 Preston Avenue 6 1945 $1,850,000 $308,333 5.1% 12.7 7/19/19 3 3524-3530 Ellsworth Street 6 1925 $2,200,000 $366,667 5.0% 15.6 11/21/18 4 2130-2134 Griffith Blvd 10 1941 $5,100,000 $510,000 4.0% 16.3 9/10/18 5 1441 Echo Park Avenue 5 1921 $2,750,000 $550,000 4.5% 15.7 5/1/18 Average 6 1930 $2,800,000 $431,000 4.6% 15.0 2011 Echo Park Avenue 5 1924 $2,415,000 $483,000 4.5% 14.1 4 2 3 5 1 20 Sales Comparables Details 1 | 931 Everett Street, Los Angeles, CA 90026 2 | 1920 Preston Avenue, Los Angeles, CA 90026 Sales Price $2,100,000 Sale Date 7/26/19 Sales Price $1,850,000 Sale Date 7/19/19 Price/Unit $420,000 Number of Units 5 Price/Unit $308,333 Number of Units 6 Cap Rate 4.4% Year Built 1917 Cap Rate 5.1% Year Built 1945 GRM 14.6 Building Size ± 4,893 SF GRM 12.7 Building Size ± 2,592 SF UNIT MIX NOTES UNIT MIX NOTES 1 2 Bedroom Stabilized 6 1 Bedroom Stabilized 4 1 Bedroom Stepp Commercial / 2011 Echo Park Avenue 21 Sales Comparables Details 3 | 3524-3530 Ellsworth Street, Los Angeles, CA 90026 4 | 2130-2134 Griffith Blvd, Los Angeles, CA 90039 Sales Price $2,200,000 Sale Date 11/21/18 Sales Price $5,100,000 Sale Date 9/10/18 Price/Unit $366,667 Number of Units 6 Price/Unit $510,000 Number of Units 10 Cap Rate 5.0% Year Built 1925 Cap Rate 4.0% Year Built 1941 GRM 15.6 Building Size ± 3,994 SF GRM 16.3 Building Size ± 6,246 SF UNIT MIX NOTES UNIT MIX NOTES 1 2 Bedroom Stabilized 10 1 Bedroom Partially Renovated 5 1 Bedroom 22 5 | 1441 Echo Park Avenue, Los Angeles, CA 90026 Sales Price $2,750,000 Sale Date 5/1/18 Price/Unit $550,000 Number of Units 5 Cap Rate 4.5% Year Built 1921 GRM 15.7 Building Size ± 3,304 SF UNIT MIX NOTES 4 2 Bedroom Stabilized 1 1 Bedroom Stepp Commercial / 2011 Echo Park Avenue 23 Rent Comparables 2 BEDROOM Address Zip Code Units Year Built Rent Est. SF Rent/SF 1 1495 Scott Avenue 90026 3 1947 $2,995 800 $3.74 2 1736 Griffith Park Boulevard 90026 6 1924 $3,100 750 $4.13 3 1486 Silver Lake Boulevard 90026 5 1950 $3,000 850 $3.53 4 1441 Carroll Avenue 90026 4 1888 $3,400 900 $3.78 5 1704 Baxter Street 90026 2 1925 $3,300 800 $4.13 AVERAGE 4 1927 $3,159 820 $3.86 2011 Echo Park Avenue – CURRENT 90026 5 1924 $2,700 659 $4.10 1 BEDROOM Address Zip Code Units Year Built Rent Est.
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