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Lakeside Apartments | Echo Park 831 Glendale Blvd, Los Angeles

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Lakeside Apartments | Echo Park 831 Glendale Blvd, Los Angeles LAKESIDE APARTMENTS | ECHO PARK 831 GLENDALE BLVD, LOS ANGELES Exclusively Marketed By: JBG | Lyon Stahl Lakeside Apartments | 1 Hemet/San Jacinto SFR Portfolio Property Features | 10 TABLE OF CONTENTS 01 Property Description 3 03 Investment Analysis 16 05 Location & Demographics 25 Executive Summary 3 Financial Summary 16 Highlights 25 Property Overview 4 Pro Forma Income Statement 17 Population & Employment 26 Investment Summary 5 Return on Investment (Unlevered) 18 Los Angeles County 28 Investment Highlights 6 Return on Investment (Levered) 19 Echo Park 29 Rent Roll 8 Notable Landmarks 30 Culture & Entertainment 32 02 Property Photos 9 04 Market Comparison 20 06 Contact 33 Exterior Photos 10 Rent Comparables 20 The Team 33 Interior Photos 12 Rent Comparables Summary 21 Confidentiality & Disclaimer 34 Aerial Photos 15 Sales Comparables 22 Sales Comparables Summary 24 Exclusively Marketed By: _______________________________________________ NOTICE TO PROSPECTIVE BUYER’S AND/OR THEIR REPRESENTATIVES OR ANY APPLICABLE PARTIES: 1. Buyer(s), and/or Buyer's Agent(s), are NOT authorized to go onto the property and/or interact with the tenants in any capacity without Written Consent from the Seller 2. As is customary, there will be NO showings without Written Consent from the Seller. All Offers are to be submitted Subject to Interior Inspection JBG | Lyon Stahl Lakeside Apartments | 2 Hemet/San Jacinto SFR Portfolio Property Features | 10 EXECUTIVE SUMMARY Lyon Stahl Investment Real Estate is pleased to present the coveted Echo Park “Lakeside Apartments,” located at 831 Glendale Blvd, Los Angeles, which, true to its name, sits directly across from Echo Park Lake. This offering signifies the first time that this (5) Unit Apartment Building has ever been listed for sale on the open market and, of the (10) waterfront properties on Glendale Blvd (which represent the West – and far superior - side of Echo Park Lake’s border), the Lakeside Apartments will always serve as the last to have held onto this status. Along these lines, the property’s 1986 construction bolsters its standing as a premier trophy asset because, not only is the building in excellent condition, but it’s also NOT subject to the harsh measures of LA City Rent Control. Additionally, there are (2) units that will be delivered vacant at the close of escrow, which ultimately provides a new investor with the kind of flexibility – and direct route to significant cash flow – that rarely accompanies a “trophy asset offering” such as the Lakeside Apartments. The building boasts an outstanding Unit Mix of (5) 2-Bed/1-Bath Units that occupy 4,432 Sq Ft and sit on a healthy 6,999 Sq Ft of land. The building’s efficient footprint offers ample parking to its occupants, which is especially valuable in this parking deficient submarket. Each tenant is afforded (1) assigned parking spot with plenty of additional room for convenient ingress & egress. Also, the owner has implemented a significant amount of capital improvements including, but not limited to, a new roof, renovated kitchens, and upgraded flooring throughout. From a financial standpoint, the (2) vacant units and current in-place rents present investors with the opportunity for excellent income upon acquisition & lease up, reflecting generous figures such as a 4.38% CAP Rate and a 14.81 GRM. The Lakeside Apartment’s excellent WalkScore® of 94 (“Walker’s Paradise”) represents one of the many factors that have generated the rapid growth of tenant demand to the Submarket in recent years. There’s no doubt that the countless restaurants, shopping, and entertainment options have drawn countless renters to Echo Park; however, it’s the property’s close proximity to the bustling development and employment hub of Downtown LA that will keep them coming. Downtown is already responsible for nearly 500,000 jobs and, with new projects continuing to break ground, Echo Park will remain one of its greatest beneficiaries. Over the past 10 Years, population growth in Echo Park has outpaced LA County as a whole by nearly 4x,, and it undoubtedly represents one of the fastest growing submarkets in Los Angeles. This influx of population and employment, along with the vibrant, Millennial-driven lifestyle that Echo Park has become an epicenter for, provides substantial optimism for continued rent growth within the submarket for the immediate and distant future. JBG | Lyon Stahl Lakeside Apartments | 3 PROPERTY OVERVIEW PROPERTY OVERVIEW NVESTMENT SUMMARY 831 GLENDALE BLVD STREET ADDRESS LOS ANGELES, CA 90026 SUBMARKET ECHO PARK APN 5404-006-028 PROPERTY TYPE APARTMENT YEAR BUILT 1986 NUMBER OF UNITS 5 BUILDING SIZE 4,432 LOT SIZE 6,999 FAR 0.63 ZONING LARD2 SPECIAL Tier 2 TOC 35% MORE DENSITY BONUS ALLOWABLE UNITS AB1482 RENT CONTROL (NO LA CITY RSO) JBG | Lyon Stahl Lakeside Apartments | 4 INVESTMENT SUMMARY INVESTMENT SUMMARY NVESTMENT SUMMARY PURCHASE PRICE $2,550,000 UNITS 5 PRICE/UNIT $510,000 BUILDING SIZE 4,432 PRICE/SF $575.36 LOT SIZE 6,999 PRICE/LOT SF $364.34 NOI (CURRENT) $111,797 NOI (PRO FORMA) $127,421 CAP RATE (CURRENT) 4.38% CAP RATE (PRO FORMA) 5.00% GRM (CURRENT) 14.81 GRM (MARKET) 13.46 JBG | Lyon Stahl Lakeside Apartments | 5 INVESTMENT HIGHLIGHTS Rare Opportunity on the Water The Lakeside Apartments are one of a select few properties located on the West – and superior – border of Echo Park Lake. Further, this property has never – until now - been offered for sale on the open market. No LA City Rent Control In accordance with its 1986 construction, this property is NOT subject to the harsh restrictions of LA City’s Rental Stabilization Ordinances (RSOs). Unit Mix w/ (2) Delivered Vacant The property boasts an Outstanding Unit Mix of: • (5) 2 Bed/1 Bath Unit • Both Units #4 & #5 will be delivered VACANT at the close of escrow Significant Capital Improvements Owner has implemented significant amount of capital improvements including, but not limited to, a new roof, renovated kitchens, and upgraded flooring throughout On-Site Parking Each Unit has its own parking space with plenty of additional room for convenient ingress & egress. • Parking is especially valuable in a parking deficient submarket such as Echo Park JBG | Lyon Stahl Lakeside Apartments | 6 INVESTMENT HIGHLIGHTS Excellent Income upon Acquisition The Luxury of (2) vacant units, along with the strong, in-place rents present the opportunity for excellent income upon acquisition & lease up, reflecting generous figures such as: • CAP Rate: 4.38% | GRM: 14.81 Walker’s Paradise The Building boasts a WalkScore® of 94 (“Walker’s Paradise”). Extensive shopping, dining, entertainment, and transportation options are accessible by foot • Major contributor to Echo Park’s prominent reputation of producing a Vibrant, Millennial Driven atmosphere Proximity to DTLA Located within 3mi from the bustling development and employment hub of DTLA. DTLA already provides nearly 500,000 jobs and, with constant development and new projects continuing to break ground, Echo Park will remain one of its greatest beneficiaries. Population Growth Population Growth in Echo Park has outpaced LA County as a whole by nearly 4x and represents one of the fastest growing submarkets in Los Angeles. Density Bonus The property falls under the Tier 2 TOC Requirements as it falls within 750 Feet of the Transit Stop located at the corner Alvarado St & Sunset Blvd • Density Bonus: 35% of Allowable Units JBG | Lyon Stahl Lakeside Apartments | 7 RENT ROLL 2 Bed/1 Bath 2 Bed/1 Bath (Upstairs) (Downstairs) 2 Units (40%) UNIT MIX 3 Units (60%) SECURITY UTILITIES UNIT # BED/BATH UNIT NOTES CURRENT RENT MARKET RENT LEASE END PARKING DEPOSIT PAID Fully Renovated w/ Upgrades 2 Bed/1 Bath (1) Rear Parking Spot Gas & Electric 1 Front/Downstairs Unit $2,700 $3,195 $2,700 12/31/2020 Downstairs Unit 2 Bed/1 Bath (1) Rear Parking Spot Gas & Electric 2 Fully Renovated $2,700 $3,050 $2,600 M/M Upstairs Unit 2 Bed/1 Bath (1) Rear Parking Spot Gas & Electric 3 Fully Renovated $2,700 $3,050 $2,600 M/M Delivered Vacant 4 2 Bed/1 Bath Fully Renovated $3,050 $3,050 (1) Rear Parking Spot Gas & Electric Downstairs Unit Delivered Vacant 5 2 Bed/1 Bath Fully Renovated w/ Upgrades $3,195 $3,195 (1) Rear Parking Spot Gas & Electric Upstairs Unit JBG | Lyon Stahl Lakeside Apartments | 8 PROPERTY PHOTOS PROPERTY PHOTOS Lakeside Apartments JBG | Lyon Stahl Lakeside Apartments | 9 Hemet/San Jacinto SFR Portfolio Property Features | 10 EXTERIOR PHOTOS JBG | Lyon Stahl Lakeside Apartments | 10 Hemet/San Jacinto SFR Portfolio Property Features | 10 EXTERIOR PHOTOS JBG | Lyon Stahl Lakeside Apartments | 11 INTERIOR PHOTOS JBG | Lyon Stahl Lakeside Apartments | 12 INTERIOR PHOTOS JBG | Lyon Stahl Lakeside Apartments | 13 INTERIOR PHOTOS JBG | Lyon Stahl Lakeside Apartments | 14 Hemet/San Jacinto SFR Portfolio Property Features | 10 AERIAL PHOTOS JBG | Lyon Stahl Lakeside Apartments | 15 FINANCIAL SUMMARY Income Current Pro Forma Proposed Financing Purchase Price: $2,550,000 Potential Base Rent $172,140 $186,480 Down Payment: 50% $1,275,000 Loan Amount: $1,275,000 (+) Other Income Subject to Occupancy $0 $3,000 Nominal Interest Rate: 3.50% (=) Potential Income Subject to Occupancy $172,140 $189,480 Term / Amortization: 30 (-) Vacancy/Credit Loss 5% $8,607 $9,324 Payment: $5,725 Annual Debt Service: $68,704 (=) Gross Operating Income $163,533 $180,156 Cash Flow Statement Current Pro Forma Expenses Current Pro Forma Net Operating Income (NOI) $111,797 $127,421 New Taxes (Estimated) 1.17427 $29,944 $29,944 (-) Capital Expenditures $2,500 $2,500 Insurance
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