Victory Blvd up to 60% Seller Financing Available for Two Years Canoga Park, Ca

Home , Canoga station, Soto station, Topanga Canyon Boulevard

±1.51 ACRE MULTIFAMILY MIXED-USE DEVELOPMENT SITE UP TO 4.5:1 FAR LOCATED IN WARNER CENTER SPECIFIC PLAN EXISTING IN-PLACE INCOME 21161VICTORY BLVD UP TO 60% SELLER FINANCING AVAILABLE FOR TWO YEARS CANOGA PARK, CA

Royal Orchid Flooky’s Ferguson Bath, Kitchen & CANOGA AVE Lighting Gallery 21161 Zoo Culture VICTORY BLVD The Pampered Pet Hotel & Spa U-Haul

DE SOTO AVE VICTORY BLVD

KITTRIDGE ST

Laurie Lustig-Bower Kamran Paydar Executive Vice President Vice President +1 310 550 2556 +1 310 550 2529 [email protected] [email protected] www.21161Victory.com Lic. 00979360 Lic. 01242590 CANOGA PARK BOB HOPE 405 AIRPORTT 21161 RESEDA VICTORY BLVD NORTH VAN NUYS HOLLYWOOD

WOODLAND 170 BURBANK HILLS

ENCINO 134 SHERMAN OAKS GLENDALE

UNIVERSAL CITY

GRIFFITH 27 OBSERVATORY HIGHLAND PARK

TOPANGA BEL AIR LOS FELIZ STATE PARK HOLLYWOOD WEST HOLLYWOOD 405 ECHO UNIVERSITY OF CALIFORNIA, BEVERLY HILLS PARK LOS ANGELES KOREATOWN CHINATOWN MID-WILSHIRE CENTURY CITY BRENTWOOD PICO UNION DOWNTOWN PACIFIC LOS ANGELES PALISADES SANTA UNIVERSITY OF MONICA CULVER CITY SOUTHERN CALIFORNIA CRENSHAW MAR VISTA

KENNETH HAHN STATE LEIMERT PARK RECREATION AREA VERNON 405 SOUTH LOS ANGELES VENICE HUNTINGTON MARINA PARK PACIFIC DEL REY OCEAN

INGLEWOOD PLAYA DEL REY SOUTH GATE LAX 2 | www.21161Victory.com

© 2019 CBRE Limited. Data © TeleAtlas, Google, AerialExpress, DigitalGlobe, Landiscor, USGS, i-cubed. The information contained herein (the “Information”) is intended for informational purposes only and should not be relied upon by recipients hereof. Although the Information is believed to be correct, its accuracy, correctness or completeness cannot be guaranteed and has not been verified by either CBRE Limited or any of its affiliates (CBRE Limited and its affiliates are collectively referred to herein as “CBRE”). CBRE neither guarantees, warrants nor assumes any responsibility or liability of any kind with respect to the accuracy, correctness, completeness, or suitability of, or decisions based upon or in connection with, the Information. The recipient of the Information should take such steps as the recipient may deem appropriate with respect to using the Information. The Information may change and any property described herein may be withdrawn from the market at any time without notice or obligation of any kind on the part of CBRE. The Information is protected by copyright and shall be fully enforced.

Layout ID:L04 MapId:6625797 TABLE OF CONTENTS Executive Summary PAGE 8

Property Overview PAGE 15

Area Highlights PAGE 22

Comparables PAGE 33

VICTORY BLVD www.21161Victory.com

CONTACTS

Laurie Lustig-Bower Executive Vice President +1 310 550 2556 [email protected] Lic. 00979360

Kamran Paydar Vice President +1 310 550 2529 [email protected] Lic. 01242590 West View

MIRA CITYVIEW

174 UNITS ERWIN ST ERWIN

ERWIN ST ERWIN UNDER CONSTRUCTION VELA ON OX FAIRFIELD RESIDENTIAL 6041 VARIEL AVE. 379 UNITS BCEGI DELIVERED DEC. 2018 263 UNITS 6233 VARIEL AVE. UNDER CONSTRUCTION SOUTH BAY PARTNERS 336 UNITS (SENIORS HOUSING) CANOGA AVE PROPOSED

THE Q VARIEL 21161 EVOLUTION WARNER CENTER CALIFORNIA HOME BUIDERS VICTORY BLVD EVOLUTION STRATEGIC PARTNERS 245 UNITS 277 UNITS UNDER CONSTRUCTION UNDER CONSTRUCTION VICTORY BLVD

VARIEL AVE OXNARD ST

Zoo Culture Royal Orchid Flooky’s 6636 VARIEL AVE. THE HANOVER COMPANY The Pampered Pet Hotel & Spa 395 UNITS U-Haul U-Haul UNDER CONSTRUCTION Iron Battalion CrossFit 6109 DE SOTO AVE. Ferguson Bath, Kitchen & Takano Weightlifting CALIFORNIA HOME BUIDERS Lighting Gallery 368 UNITS PROPOSED DE SOTO AVE

4 | www.21161Victory.com South View TO MALIBU & PACIFIC OCEAN

6041 VARIEL AVE. APPROXIMATELY BCEGI 1.5 MILES FROM SITE 263 UNITS APPROXIMATELY UNDER CONSTRUCTION 1.9 MILES T0 101 FWY

VELA ON OX FAIRFIELD RESIDENTIAL 379 UNITS DELIVERED DEC. 2018 THE Q VARIEL CALIFORNIA HOME BUIDERS 245 UNITS UNDER CONSTRUCTION

DE SOTO AVE

6233 VARIEL AVE. SOUTH BAY PARTNERS 336 UNITS (SENIORS HOUSING) PROPOSED CANOGA AVE

VARIEL AVE

VICTORY BLVD 21161 VICTORY BLVD

Royal Orchid Flooky’s Ferguson Bath, Kitchen & Lighting Gallery

AMLI WARNER CENTER 522 UNITS 5 | www.21161Victory.com East View

LOS ANGELES RIVER

EVOLUTION WARNER CENTER MORE THAN 60 DISCIPLINES, EVOLUTION STRATEGIC PARTNERS 111 DEGREE PROGRAMS 277 UNITS TAUGHT TO 22,000 STUDENTS UNDER CONSTRUCTION

DE SOTO STATION REVEAL 6636 VARIEL AVE. METRO ORANGE LINE 438 UNITS THE HANOVER COMPANY (0.4 MILES) DE SOTO AVE 395 UNITS UNDER CONSTRUCTION THE ENCLAVE AT OCEANO AT WARNER CENTER Zoo Culture WARNER CENTER The Pampered Pet Hotel & Spa 195 UNITS 244 UNITS U-Haul AMLI WARNER CENTER 522 UNITS VARIEL AVE

Royal Orchid Flooky’s Ferguson Bath, Kitchen & 21161 Lighting Gallery VICTORY BLVD

VICTORY BLVD

CANOGA STATION METRO ORANGE LINE (0.2 MILES)

6 | www.21161Victory.com North View

MIRA YAYA VANOWEN CITYVIEW YAYA GROUP THE ENCLAVE AT 174 UNITS 101 UNITS WARNER CENTER UNDER CONSTRUCTION UNDER CONSTRUCTION 195 UNITS REVEAL 438 UNITS 6636 VARIEL AVE. THE HANOVER COMPANY 395 UNITS VANOWEN ST UNDER CONSTRUCTION VARIEL AVE CANOGA AVECANOGA STATION METRO ORANGE LINE (0.2 MILES)

AMLI WARNER CENTER 522 UNITS 21161 VICTORY BLVD EVOLUTION WARNER CENTER EVOLUTION STRATEGIC PARTNERS 277 UNITS UNDER CONSTRUCTION

VICTORY BLVD

7 | www.21161Victory.com VICTORY BLVD

21161VICTORY BLVD EXECUTIVE SUMMARY CANOGA PARK, CA THE OPPORTUNITY CBRE, Inc., as exclusive agent, is pleased to present for sale a ±1.51 acre development site with the potential to build a multifamily mixed- use project of up to 4.5:1 floor area ratio (FAR) in the desirable Warner Center/Woodland Hills submarket of Los Angeles, California.

Located at 21161 Victory Boulevard, the Property boasts an excellent Warner Center location that is proximate to three malls:

• The Village at Westfield Topanga (mixed-use, open-air shopping and dining with ±100 stores);

• Westfield Topanga (regional indoor mall);

• Westfield Promenade (34-acre property envisioned for redevelopment to include expansive community open space, residential units, shops, cafes, hospitality and an entertainment/sports center.)

Additionally, the Property’s neighborhood enjoys restaurants such as Fleming’s Steakhouse and Roy’s Asian Fusion as well as its desirous location within the San Fernando Valley’s urban core with over six million square feet of office space.

Along with its outstanding location, the future development envisioned for this site will benefit from Woodland Hills’ strong multifamily fundamentals, favorable income and education demographics, and adjacency to the Metro Orange Line.

The Property offers the added benefit of existing in-place income. With ±36,834 square feet of neighborhood-serving restaurant/ retail and small office space, the Property generates approximately $600,000 of income annually.

21161 Victory Boulevard is offered to the market on an unpriced basis.

Up to 60% Seller Financing Available For Two Years

Front of Existing Structure

VICTORY BLVD

9 | www.21161Victory.com Opportunity Highlights

Prime Victory Strong Visibility with Up to 60% Seller High-Identity Site at Heavily Exposure up to Blvd. Location ±392 Feet of Frontage Financing Available Trafficked Victory Blvd. 36,710 Vehicles Along Victory Blvd For Two Years • One of the Highest Traffic Per Day Intersections in the San Fernando Valley

VICTORY BLVD

10 | www.21161Victory.com Opportunity Highlights (continued)

• Outstanding Demographics (Warner Center): SAN FERNANDO VALLEY • 2024 Projected Average Household Income: $111,943 • Percent of Households with $100,000+ Income: 32.4% • Population Over age 25 with Associate’s, Bachelor’s, Master’s, Professional or Doctoral Degrees: 58.5%

• Outstanding location in the desirable Warner Center/Woodland Hills submarket: Proximate to the newly built open-air retail center The Village at Westfield Topanga, Westfield Topanga regional mall and Westfield Promenade shopping center with nearly 350 top brands, restaurants and entertainment options.

• Local retailers include: Apple Store, Nordstrom, Neiman Marcus, Target, Macy’s, REI, Costco, Williams Sonoma, Crate & Barrel. CANOGA AVE • Restaurants include: Joey Woodland Hills, Roy’s Asian Fusion, Fleming’s Steakhouse, California Pizza Kitchen, Cheesecake Factory, Il Fornaio Cucina Italiana, EMC Seafood & Raw Bar, El Torito, Island’s Restaurant, P.F. Chang’s.

• Walking distance to Warner Center office buildings with over six million square feet office space. Approximately 40,000 employees work within the Warner Center area. Major employers include HealthNet Inc., Zenith Insurance, Kaiser Permanente Hospital, Pratt & Whitney, Pierce College.

• Free Red Trolley service connection between Westfield properties via local streets with plans to add additional Warner Center pickup locations.

• Immediate access to major San Fernando thoroughfares including De Soto Avenue, Canoga Avenue, Victory Boulevard, Burbank Boulevard, and Topanga Canyon Boulevard. VICTORY BLVD • Transportation linkages via Highway 101 and the 118 Freeway.

• Walking distance to Metro Orange Line Warner Center Transit Hub: Two transit stops are located within walking distance of the Property, linking Warner Center and North Hollywood, with further Metro Red Line service to Downtown Los Angeles.

• Located within the Warner Center 2035 Specific Plan: An important regional hub for the entire San Fernando Valley.

• Future Transportation Hub Plan for the intersection of Variel Avenue and Oxnard Street.

11 | www.21161Victory.com Price: 21161 VICTORY BLVD IS AN The Property is being marketed unpriced. OUTSTANDING DEVELOPMENT Offers due: Friday, May 15, 2020 by 5:00 PM OPPORTUNITY IN A THRIVING Postponed due to Covid-19 LOS ANGELES REGIONAL HUB THAT BRINGS TOGETHER For more information, please visit: www.21161Victory.com MULTIFAMILY RESIDENTIAL, OFFICE EMPLOYMENT, Strong Submarket Multifamily Fundamentals DESTINATION RETAIL, • 93% APARTMENT OCCUPANCY RATE HOSPITALITY, HIGHER EDUCATION, • 235,146 PROJECTED POPULATION WITHIN 3 MILES BY 2024 AND PUBLIC TRANSIT USES. • STRONG ABSORPTION OF NEW MULTIFAMILY

RESIDENTIAL UNITS OWENSMOUTH AVE OWENSMOUTH OWENSMOUTH AVE OWENSMOUTH 21161 VICTORY BLVD

VARIEL AVE CANOGA AVE

12 | www.21161Victory.com 21161 VICTORY BLVD IS LOCATED IN A BOOMING RESIDENTIAL AREA.

1 9 6 11 5 10 4 2 3 12 7 VARIEL AVE CANOGA AVE 21161 8 VICTORY BLVD DE SOTO AVE

VICTORY BLVD

NEIGHBORING RESIDENTIAL PROPERTIES

EXISTING UNDER CONSTRUCTION PROPOSED

1 VELA ON OX 5 TRIANA APTS 9 6041 VARIEL AVE 11 6109 DE SOTO AVE 379 UNITS - DELIVERED DEC 362 UNITS 263 UNITS - BCEGI 358 UNITS - CALIFORNIA HOME BUILDERS 2018

2 BELLA VISTA APTS 6 THE POINTE APTS 10 THE Q VARIEL 12 6233 N. VARIEL AVE (SENIORS HOUSING) 579 UNITS 136 UNITS 245 UNITS - CALIFORNIA HOME BUILDERS 336 UNITS - SOUTH BAY PARTNERS

3 THE MOTIF APTS 7 SOFI WARNER CENTER 14 EVOLUTION WARNER CENTER 395 UNITS 224 UNITS 277 UNITS - Evolution Strategic Partners

4 THE MONTECITO APTS 8 OCEANO 15 6636 VARIEL AVE 85 UNITS 244 UNITS 395 UNITS - The Hanover Company Woodland Hills Development Pipeline 2 9

No. of Year Developer Units Built 3 1 Vela on Ox Fairfield Up 379 2019 6 Lease 21221 W Oxnard St Residential

Mira Est. 2 CityView 174 21425 Vanowen St 2020 21161 VICTORY BLVD.

6636 Variel Avenue The Hanover Est. 3 395 6636 Variel Ave Company 2021

The Q Variel California Home Est. 4 245 55 6200 Variel Ave Builders 2020 10 The Q West California Home Est. 5 347 6263 Topanga Canyon Blvd Builders 2020 4

Evolution Warner Center Evolution Est. 6 277 6606 Variel Ave Strategic Partners 2020 Under Construction 1 7 7 6041 Variel Avenue BCEGI Est. 263 6041 Variel Ave International 2020 11 The Clarendon Est. 8 AMCAL Housing 335 22121 Clarendon St 2020

Yaya Vanowen Yaya Vanowen, 9 101 - 21121 Vanowen St LLC

Amazon Grocer PCG Woodland 33,574 SF Nov. 10 6245 Topanga Canyon Blvd Hills LLC Retail 2019

Other FPG 174 11 Home2 Suites by Hilton Development Guest - 5957 Variel Avenue Group Rooms

Source: Axiometrics; CBRE Research 8 You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK.

14 | www.21161Victory.com

Layout ID:L04 MapId:6644685 VICTORY BLVD

property overview 21161VICTORY BLVD CANOGA PARK, CA 21161 Victory Blvd Canoga Park, CA 91303

Investment Summary

Address 21161 Victory Blvd., Canoga Park, CA 91303

Submarket Woodland Hills 21161 VICTORY BLVD Assessor Parcel Number 2148-031-015

Land Area ±1.51 Acres (±65,579 Square Feet)

Current Zoning (WC)UPTOWN-SN-RIO https://planning.lacity.org/odocument/3eadcb84- d31e-4666-9811-ad55f4f67d93 Existing Improvements One Building totaling ±36,840 square feet

Ownership Fee Simple

Entitled No

Council District CD 3 - Bob Blumenfield

16 | www.21161Victory.com 21161 Victory Boulevard - Rent Roll as of March 2020

Market Unit Sq. Ft. Rent Rent Lease From Lease To Remarks VVP-201 1,356 $2,237 $2,095 11/01/2018 10/31/2020 No Option to Renew VVP-203 1,243 $2,051 VVP-205 776 $1,280 $1,025 11/01/1995 M-M VVP-206 726 $1,198 $1,089 11/01/2014 02/28/2022 Option to extend One (1) Addl 3-YR Period VVP-207 1,243 $2,051 VVP-209 1,320 $2,178 $2,034 03/01/2019 02/28/2022 Option to extend One (1) Addl 3-YR Period VVP-211 475 $784 $550 05/01/2014 M-M VVP-212 397 $655 $400 04/01/2010 M-M VVP-213 897 $1,480 $1,300 10/16/2013 M-M VVP-214 1,915 $3,160 $2,702 9/1/2012 10/31/2022 VVP-214A 449 $741 $600 01/01/2016 M-M VVP-215 787 $1,299 $1,180 03/01/2019 02/28/2022 Option to extend One (1) Addl 3-YR Period VVP-216 1,172 $1,934 VVP-217 1,243 $2,051 VVP-217 B 699 $1,153 VVP-217-A 675 $1,114 $850 09/01/2016 VVP-218 250 $413 09/01/1998 VVP-219 584 $964 $1,050 05/01/1998 M-M VVP-220 450 $743 VVP-221 495 $817 $700 06/01/2013 M-M VVP-222 904 $1,492 VVP-225 670 $1,106 VVP-21101 670 $1,675 $1,000 06/01/1999 M-M VVP-21103 750 $1,875 VVP-21111 910 $2,275 $2,002 06/01/2019 05/31/2021 Option to extend One (1) Addl 2-YR Period VVP-21115 1,040 $2,600 $2,251 09/01/2015 08/31/2021 Option to extend One (1) Addl 5-YR Period VVP-21119 1,200 $3,000 VVP-21123 1,200 $3,000 $3,400 09/01/2008 08/31/2025 VVP-21127 1,200 $3,000 $2,450 08/01/1993 M-M VVP-21131 1,200 $3,000 $2,701 12/01/2015 11/30/2020 Option to extend One (1) Addl 5-YR Period Weiler’s Deli was established in 1967 and VVP-21135 1,078 $2,695 $2,300 05/01/2007 M-M occupies ±3,640 square feet at 21161 Victory VVP-21137 400 $1,000 11/15/2001 Blvd. The owner of Weiler’s is interested VVP-21139 2,420 $6,050 $2,732 10/01/2012 09/30/2022 Lease Option is exercised and will end 9/30/22 in discussing the potential for Weiler’s to VVP-21147 1,200 $3,000 $2,366 01/01/2011 M-M VVP-21151 1,200 $3,000 $2,000 02/01/2020 01/31/2023 With re-development cancellation of lease clause occupy space in the new mixed-use project. VVP-21161 3,640 $9,100 $10,122 01/01/1995 12/31/2023 Option to extend Two (2) Addl 5-YR Period 36 Units 36,834 $76,168 $48,899 17 | www.21161Victory.com Warner Center 2035 Specific Plan

Within Woodland Hills, the Warner Center 2035 Plan (WC 2035 Plan) is a development blueprint for Warner Center that emphasizes mixed- use and transit-oriented development, walkability, and sustainability.

The WC 2035 Plan considers development fundamental to supporting regional transportation investments such as the Metro Orange Line and, as a result, creating a vibrant Transit Oriented District (TOD) based upon sustainability, community connectedness, accessible public transit, and promotion of innovative businesses, job diversity, and a safe and friendly pedestrian environment.

Key elements of the Plan include:

• A growth strategy that encourages and incentivizes infill development and redevelopment of existing properties.

• Creating of a place where people can live, work and play and where day-to-day needs can be met locally by walking, bicycling or other “small slow vehicles”, and local transit.

• Creating a network of publicly accessible open spaces to encourage public gathering and pedestrian activity.

WARNER CENTER 2035 PLAN

TOPANGA CANYON BLVD VANOWEN ST

21161 VICTORY BLVD

18 | www.21161Victory.com Uptown District Los Angeles River TOPANGA CANYON BLVD The Property is located within the Uptown District of Warner Center RIVER which is generally bounded by Vanowen Street to the north, the Orange VANOWEN ST

Line Busway to the intersection of Variel Avenue and Victory Boulevard to DE SOTO AVE the east, Victory Boulevard to the south and Topanga Canyon Boulevard to the west. UPTOWN Canoga Station NORTH VILLAGE This District will provide “Creative Sector” jobs with a balance of housing Westfield to create a complete neighborhood. “Creative Sector” jobs will include Topanga METRO ORANGE LINE those in the research/development and professional technical fields. De Soto Station The Uptown District will accommodate a substantial number of new TROLLEY WESTFIELD jobs, along with new housing, all within close proximity of the Canoga VICTORY BLVD Metro Orange Line station. Redevelopment of properties in the District will create new private streets to allow more manageable and walkable Costco blocks. The regulations set forth for this District provide incentives for a 21161 VICTORY BLVD community shopping center that includes a supermarket and drugstore CANOGA AVE in the Uptown District. The Village at Topanga COLLEGE Uptown District - Development Standards TOPANGA

ERWIN ST VARIEL AVE Uses All typical residential, retail, and office DOWNTOWN uses permitted by right Westfield Promenade FAR 4.5:1

Density Unlimited, provided that all dwelling OXNARD ST OWENSMOUTH AVE units are a minimum of 300 SF

DE SOTO AVE Height Unlimited, but any building over 75 feet may be subject to additional conditions per Mitigation Monitoring Program Setbacks Front setback of 12 feet required (15ft max. setback) PARK Parking Residential Uses COMMERCE BURBANK BLVD Min. 1 parking stall per unit, max. 2 stalls per unit WARNER CENTER SHUTTLE Projects with over 100 units are exempt from providing guest stalls Kaiser Permanente Commercial Uses Woodland Hills 101 Min. 2 stalls per 1,000 SF, max.4 stalls per 1,000 SF Mixed-Use projects are subject to parking regulations in proportion to division of residential and non- residential uses; shared parking may be permitted 19 | www.21161Victory.com Warner Center 2035 Specific Plan Entitlement Process A DEVELOPER PROPOSING The Warner Center Specific Plan process and associated Environmental Review A PROJECT CONFORMING combine to streamline the entitlements process for planned developments. The following items should be taken into consideration for any proposed project within TO THE WARNER CENTER the Specific Plan area: SPECIFIC PLAN CAN PROCESS • Entitlements Process – in lieu of the city’s typical Site Plan Review process for a project resulting the construction of 50 net new dwelling units or 50,000 APPROVALS THROUGH THE net new gross square feet, projects within the Warner Center Specific Plan area are subject to Project Permit Compliance, an expedited discretionary approval “PROJECT PERMIT process administered by the Department of City Planning COMPLIANCE” PROCESS • Environmental Review – As part of the Warner Center Specific Plan approval process, the City certified a Master EIR contemplating large-scale development WHICH THE CITY ESTIMATES within the area. As a result, most projects within the Plan area can be approved under a Negative Declaration (ND) or Mitigated Negative Declaration (MND). WILL TAKE 4-6 MONTHS

• Incentivized Uses – The plan provides development bonuses for a number of FOR APPROVALS. uses that the city wishes to target in the area. The project can utilize one bonus per incentivized use provided. The incentives & bonuses include: Incentivized Uses Bonuses

Fully subterranean parking Additional 0.5:1 FAR

Local-serving retail Mobility fee reduction

Community-serving uses Can be aggregated if multiple uses are provided Additional publicly accessible open space

LEED Gold or equivalent project

• Urban Design Guidelines – Projects within Warner Center are subject to Design Review approval to ensure compliance with the Urban Design Guidelines contained within the specific plan. Download a copy of the Warner Center 2035 Plan: • A developer proposing a project conforming to the Warner Center Specific Plan can process approvals through the “Project Permit Compliance” process https://planning.lacity.org/complan/ which the City estimates will take 4-6 months for approvals. No separate CEQA specplan/pdf/WarnerC.pdf approvals are required.

20 | www.21161Victory.com Los Angeles River TOPANGA CANYON BLVD

VANOWEN ST DE SOTO AVE

SHOUP AVE METRO Orange Line Canoga Station De Soto Station to North Hollywood Station 40 mins Westfield North Hollywood Station to Wilshire Vermont 20 mins Topanga Wilshire Vermont to 7th Street DTLA Metro 4 mins De Soto Station METRO ORANGE LINE VICTORY BLVD WESTFIELD TROLLEY 21161 VICTORY BLVD

The Village CANOGA AVE at Topanga VARIEL AVE WINNETKA AVE Pierce College ERWIN ST

Westfield Promenade

OXNARD ST Daily Traffic Counts OWENSMOUTH AVE DE SOTO AVE Victory Blvd/ Variel Ave 32,330 Variel Ave/Victory Blvd 10,360 Victory Blvd/ 36,070 Independence Ave Warner Center Shuttle 36,710 Victory Blvd/De Soto The Warner Center Shuttle began service 101 Fwy/Canoga Ave 229,000 in 2018, offering improved access within Warner Center. The line consists of 10 BURBANK BLVD WARNER CENTER stops, beginning at Canoga Station and SHUTTLE includes stops at Westfield Topanga, The Village, Warner Center Corporate Park, Kaiser Permanente. The shuttle operates 7 days a week, every 10 Kaiser Permanente minutes during most times of the day. Woodland Hills 101

21 | www.21161Victory.com VICTORY BLVD

area highlights 21161VICTORY BLVD CANOGA PARK, CA Los Angeles River

Warner Center Restaurants, Shops & Amenities

TOPANGA CANYON BLVD VANOWEN ST

DE SOTO AVE Shopping Restaurants Canoga Station 1 Target 11 Gyu-Kaku Japanese BBQ 2 1 (1 Mile) 2 Macy's 12 Islands Restaurant 11 3 Nordstrom 13 California Pizza Kitchen 13 METRO ORANGE LINE De Soto Station 4 Crate & Barrel 14 Il Fornaio Cucina Italiana 12 (0.8 Miles) 9 5 REI 15 EMC Seafood & Raw Bar 3 WESTFIELD 6 Verizon 16 Wokano TROLLEY VICTORY BLVD 7 Costco Wholesale 17 Sushi Katsu-ya 24 4 7 34 21161 8 Nordstrom Rack 18 Fleming's Steakhouse 30 8 35 VICTORY BLVD 18 Best Buy Ruth's Chris Steakhouse 14 9 19 29 VARIEL AVE 16 CANOGA AVE 10 Fry's Electronics 20 Maggiano's Little Italy 15 21 Corner Bakery Café 6 OWENSMOUTH AVE Fitness 17 22 33 31 31 Cardio Barre 22 Morton's The Steakhouse 5 ERWIN ST 32 Equinox 23 PF Chang's 36 39 21 33 24 Hour Fitness 24 BJ's Restaurant 20 19 10 34 LA Fitness 25 El Torito 25 37 Lodging 26 Tomoya Sushi & Izakaya 26 23 TGI Fridays OXNARD ST 35 Hilton 27 32 36 Marriott 28 Daphne's 27 DE SOTO AVE Attractions 29 Roy’s Asian Fusion 37 AMC Promenade 16 30 Joey Woodland Hills 38 38 Warner Center Park TOPANGA CANYON BLVD 39 Glowzone LA 28

BURBANK BLVD WARNER CENTER SHUTTLE

Kaiser Permanente Woodland Hills 101 23 | www.21161Victory.com The Village at Westfield Topanga

The Village at Westfield Topanga is a $350 million open-air development consisting of 535,000 square feet of retail and 285,000 square feet of office space. Opened in September 2015, The Village brings the best of shopping, restaurants – including al fresco patio dining - and entertainment programming to Warner Center along with a full-service gym and Burke YEAR-ROUND ARTS & CULTURE Williams spa. EVENTS, ENTERTAINMENT, Retailers at The Village include Costco, Crate and Barrel, Eddie Bauer and REI. Restaurants include EMC Seafood & Raw Bar, Larsen’s Steakhouse, Sushi & DINING OPTIONS WITHIN Katsu-ya, and Il Fornaio Cucina Italiana. LESS THAN A MILE OF The Village design includes park-like landscaping, pedestrian walkways, water features, outdoor lounges and play areas. A weekly farmer’s market, museum 21161 VICTORY BLVD. component, year-round arts and culture events, entertainment and music performance programs will bring interconnection that will further enrich the community.

24 | www.21161Victory.com Westfield Topanga Regional Shopping Center

Located just less than a mile from 21161 Victory Boulevard is Westfield Topanga, one of Southern California’s top regional retail destinations. Westfield Topanga is home to more than 260 top brands, signature dining and entertainment experiences in 1,637,000 SF of retail floor space. The mall showcases the finest in luxury retail including Cartier, Jimmy Choo, Salvatore Ferragamo, Louis Vuitton, Burberry, Gucci and Tiffany & Co.

Westfield Topanga’s impressive tenant roster also includes Abercrombie & Fitch, Adidas, Anthropologie, Apple Store, H&M, Lacoste, Lego, Lenscrafters, L’OCCITANE En Provence, Lululemon, Macy’s, Nordstorm, Sephora, Target, Tesla, Urban Outfitters, Victoria’s Secret, Williams Sonoma and Zara.

The former Sears department store will be transformed into new retail and restaurant options. The long-vacant space - spanning approximately 160,000 square feet - is contractedd for a renovation which will create a triple-height entryway, making the complex more accessible and transparent from both Topanga Canyon and Victory Boulevards. Also, the plans call for improved pedestrian access to The Village at Westfield Topanga - which is located directly south across Victory Boulevard. Westfield Topanga - Rendering of Renovation Among the new uses planned for the former Sears is a food hall, which would include sit-down restaurants, lounges, and bars. This would be accompanied by plazas and other landscaped spaces.

Completion of the approximately $250-million project is anticipated in 2021.

“CLEARLY, WESTFIELD IS WILLING TO INVEST IN ITS BRICK-AND- MORTAR PROPERTIES IN A RETAIL CLIMATE THAT HAS SEEN BOOMING GROWTH FOR DIGITAL SHOPPING.”

“$70 MILLION RENOVATION COMING TO WESTFIELD TOPANGA MALL”, LOS ANGELES DAILY NEWS, SEPTEMBER 18, 2018 Westfield Topanga - Rendering of Renovation 25 | www.21161Victory.com Westfield Promenade Redevelopment

Located approximately 0.7 miles from 21161 Victory Blvd. at Oxnard Street, Westfield Promenade is a shopping mall currently anchored by AMC Theater, Ruth’s Chris Steakhouse, Maggiano’s Little Italy, Corner Bakery Cafe and United States Postal Service.

The proposed $1.5 billion mixed-use project, called Westfield Promenade 2035, aims to create a “downtown district” for the San Fernando Valley. Plans include 244,000 square feet of retail space, residential units, 629,000 square feet of office space, a 572-key hotel, along with a 320,000 square foot, 15,000-seat sports and entertainment center. Plans also call for numerous landscaped plazas and internal streets throughout the property.

Construction would occur in four phases with the first phase to be completed in 2021 and the last phase to be completed in 2033. A full buildout of the Promenade 2035 project would add approximately 3,700 residents and 3,000 jobs to Warner Center. Westfield Promenade - Existing

Westfield Promenade 2035 - Rendering of Promenade Square Westfield Promenade 2035 - Rendering of Entire Project

26 | www.21161Victory.com Westfield Topanga Luxury Westfield Topanga The Village

BOSS Abercrombie & Fitch Athleta Burberry Adidas Bitter Room Pottery Cartier Alex and Ani Briella David Yurman Anthropologie Burke Williams Day Spa Gucci Apple Store CAVA Mezze Grille Jimmy Choo Banana Republic Crate & Barrel Louis Vuitton BCBGMAXAZRIA Costco Montblanc California Pizza Kitchen Drybar Neiman Marcus Dr. Martens Eddie Bauer Omega Forever 21 Fabletics Saint Laurent Free People Hanna Andersson Salvatore Ferragamo Giggles N’ Hugs Jimmy’s Famous American Tavern Stuart Weitzman GNC J. Jill Telsa Motors H&M JOEY Kitchen Tiffany & Co Havaianas M. Frederic Tumi Kiehl’s Paper Source L’OCCITANE en Provence Pressed Juicery Area Restaurants Lego Planet Beauty LiLi’s Beverly Hills REI EMC Seafood & Raw Bar Lululemon Skin Laundry Fleming’s Steakhouse LUSH Handmade Cosmetics Sloan’s Gyu-Kaku Japanese BBQ Madewell Sunglass Hut Il Fornaio Nespresso Sur La Table Islands Restaurant Nordstrom Sweetfin Larsen’s Steakhouse Pandora Tender Greens Lucille’s Smokehouse BAR-B-QUE Peloton Z Gallerie Maggiano’s Little Italy Sephora Morton’s The Steakhouse Target Ruth’s Chris Steakhouse Urban Outfitters Sushi Katsu-ya William Sonoma The Cheesecake Factory Zara Wokcano XOC Tequila Grill 27 | www.21161Victory.com OWENSMOUTH AVE

CANOGA AVE

Royal Orchid Flooky’s VARIEL AVE Ferguson Bath, Kitchen & Lighting Gallery

VICTORY BLVD 21161 VICTORY BLVD

21161 VICTORY BLVD IS AN OUTSTANDING DEVELOPMENT OPPORTUNITY IN A THRIVING LOS ANGELES REGIONAL HUB THAT BRINGS TOGETHER MULTIFAMILY RESIDENTIAL, OFFICE EMPLOYMENT, DESTINATION RETAIL, HOSPITALITY, HIGHER EDUCATION, AND PUBLIC TRANSIT USES. Warner Center Major Employers

Warner Center is considered the “Downtown” of the San Fernando and Conejo Valley office markets with over 6.9 million square feet of office space.

The primary office buildings for Warner Center are Farmers Plaza; LNR Warner Center; Warner Center Office Towers; Trillium Complex; Warner Corporate Center; Warner Park Center; Warner Gateway; Warner Premier; 6200 Canoga; Wellpoint Office Tower.

Warner Center employers engage in a diverse range of sectors including real estate, transportation, insurance, accounting, banking, manufacturing and government. Local employers include:

Zenith Insurance Intuit Inc. California Lutheran United Online Inc. Redbox University Unico American Corp Merrill Lynch Oplink Communications Rach Local Inc. Activision Publishing Music Reports Inc. Pierce College ATK Defense Electronics Medtek Net Inc. Girl Scouts of Greater Systems Anthem Blue Cross Los Angeles Viking River Cruises ReachLocal LLC Avnet Inc. Medesthetica Medical Group 29 | www.21161Victory.com Kaiser Permanente Woodland Hills Medical Center

• Kaiser Permanente Woodland Hills Medical Center is a 280-bed hospital located approximately 1.5 mile from 21161 Victory Blvd. It is the highest ranked hospital in the San Fernando Valley with strength in specialties such as cancer, diabetes, endocrinology, gynecology, orthopedics and urology. In 2019, it was named as a Newsweek 2019 World’s Best Hospital in a survey of more than 2,700 hospitals across the United States.

• Kaiser Permenente Woodland Hills is currently in the process of expanding its campus. Currently under construction is a new emergency department and operating rooms. The expansion project is expected to be completed in October 2020.

Kaiser Permanente Woodland Hills Medical Center - Photos

APPROXIMATELY 1.5 MILES FROM SITE APPROXIMATELY 1.9 MILE T0 101 FWY

DE SOTO AVE

21161

VICTORY BLVD

VARIEL AVE AVE VARIEL VARIEL

VICTORY BLVD

30 | www.21161Victory.com metro.net Metro Rail & Busway

Chatsworth Amtrak & Metrolink metro.net

Nordhoff SAN FERNANDO VALLEY Metro Rail & Busway Lake Allen Sierra MadreArcadia VillaMonroviaDuarte/CityIrwindale of HopeAzusa DowntownAPU/CitrusGlendora CollegeSanmetro.net DimasLa VernePomona Claremont Roscoe GOLD LINE FOOTHILL EXTENSION Memorial Park Sherman Way SAN GABRIEL VALLEY Transportation Linkages LAX FlyAway Del Mar Metro Rail &Canoga De SotoBuswayPierce CollegeTampa Reseda Balboa Woodley SepulvedaVan NuysWoodmanValley CollegeLaurel Canyon North Hollywood Fillmore Universal City/Studio City Los Angeles River 21161 Victory Blvd. is located withinWarner the Ctr primary trade corridor of the West San Fernando Valley. Hollywood/Highland South Pasadena

The Property is served by eight nearby transit routes, shuttles and ride-shares. The METROHollywood/VineLAX OrangeFlyAway Line providesHighland access Park from Warner Center north to Chatsworth

Hollywood/Western andChatsworth east to Pierce College, Reseda, Van Nuys, Laurel Canyon and North Hollywood. The METRO Orange and RedSouthwest Lines Museum connect at North Hollywood Station. The Amtrak & Metrolink CENTRAL LA Vermont/Sunset METRO Red Line subway provides service from North Hollywood to Universal City, Hollywood and Downtown LosHeritage Angeles, Sq with connection to Koreatown at Nordhoff SAN FERNANDO VALLEY Wilshire/Vermont Station. Lake Allen Sierra MadreArcadia VillaMonroviaDuarte/CityIrwindale of HopeAzusa DowntownAPU/CitrusGlendora CollegeSan DimasLa VernePomona Claremont Vermont/Santa Monica Lincoln/Cypress Roscoe GOLD LINE FOOTHILL EXTENSION Memorial Park Sherman Way SAN GABRIEL VALLEY Chinatown Topanga Canyon Boulevard connects to the 101 Freeway and the 118 Freeway, providing furtherVermont/Beverly access to the Greater Los Angeles Metro. LAX FlyAway Del Mar Canoga De Soto Pierce CollegeTampa Reseda Balboa Woodley SepulvedaVan NuysWoodmanValley CollegeLaurel Canyon North HollywoodWestwood/VAWestwood/UCLA Hospital Century City/ConstellationWilshire/RodeoWilshire/La CienegaWilshire/FairfaxWilshire/La BreaWilshire/WesternWilshire/Normandie Union Station Wilshire/Vermont Amtrak & Metrolink Fillmore Grand Av Arts/CivicGrandGrandGrandGrand Ctr/Ctr/Civic ParkParkParkPark Metrolink Universal City/Studio City PURPLE LINE EXTENSION LAX FlyAway Los Angeles River Bunker Hill LAC+USC MedicalCal State Ctr LA El Monte Warner Ctr Westlake/MacArthur Park South Pasadena REGIONAL CONNECTOR WESTSIDEHollywood/Highland TRANSIT PROJECT Historic Chatsworth Broadway Little Tokyo/Arts Dist Amtrak & Metrolink 7th St/Metro Ctr Hollywood/VineLAX FlyAway Highland Park Pico Pershing Hollywood/Western Square Southwest Museum LATTC/Ortho Soto Nordhoff CENTRAL LA Institute Indiana Atlantic SAN FERNANDO VALLEY DOWNTOWN Lake AllenPico/AlisoSierra MadreArcadia VillaMonroviaMaravillaDuarte/CityIrwindale of HopeAzusa DowntownAPU/CitrusGlendora CollegeSan DimasLa VernePomona Claremont Vermont/Sunset Heritage Sq Little Tokyo/ LA Arts District Mariachi Plaza East LA Civic Ctr Roscoe Grand/LATTC GOLD LINE FOOTHILL EXTENSION Vermont/Santa Monica Lincoln/Cypress Downtown17th Santa St/SMC Monica26th St/BergamotExpo/BundyExpo/SepulvedaWestwood/RanchoPalms Culver Park CityLa Cienega/JeffersonExpo/La BreaFarmdaleExpo/CrenshawExpo/WesternExpo/VermontExpoPark/USC Memorial Park EASTSIDE 37th St/ San Pedro St Vermont/Beverly Chinatown SAN GABRIEL VALLEY Sherman Way SANTA USC Westwood/VAWestwood/UCLA Hospital Century City/ConstellationWilshire/RodeoWilshire/La CienegaWilshire/FairfaxWilshire/La BreaWilshire/WesternWilshire/Normandie Union Station LAX FlyAway Martin Luther King Jr Del Mar MONICA Wilshire/Vermont Amtrak & Metrolink Jefferson/USC Washington Rail Station Grand Av Arts/CivicGrandGrandGrandGrand Ctr/Civic Ctr/ParkParkParkPark Metrolink CanogaCanogaDeDe Soto SotoPierce CollegeTampa Reseda Balboa Woodley SepulvedaVan NuysWoodmanValley CollegeLaurel Canyon LAX FlyAway PURPLE LINE EXTENSION BunkerNorth Hill Hollywood HollywoodLAC+USC MedicalCal State Ctr LA El Monte Westlake/MacArthur Park Leimert Park CRENSHAW/LAX WESTSIDE REGIONAL CONNECTOR TRANSIT PROJECT Transfer TRANSIT PROJECT Historic Slauson VernonFillmore Broadway Little Tokyo/Arts Dist Station BuswayStation 7th St/Metro Ctr Universal City/Studio City Warner Los Angeles River Pico Pershing Hyde Park River Angeles Los Warner Ctr Square SOUTH LA Slauson Center LATTC/Ortho Soto South Pasadena Busway Street Institute Hollywood/HighlandIndiana Atlantic Service DOWNTOWN Fairview Pico/AlisoHeights Maravilla UNDER Little Tokyo/ Manchester Florence CONSTRUCTION PACIFIC OCEAN LA Arts District Mariachi Plaza East LA Civic Ctr Grand/LATTC Hollywood/VineLAX FlyAway Highland Park 21161 VICTORY BLVD. Downtown Inglewood Downtown17th Santa St/SMC Monica26th St/BergamotExpo/BundyExpo/SepulvedaWestwood/RanchoPalms Culver Park CityLa Cienega/JeffersonExpo/La BreaFarmdaleExpo/CrenshawExpo/WesternExpo/VermontExpoPark/USC EASTSIDE Firestone 37th St/ San Pedro St Hollywood/Western SANTA USC Westchester/Veterans Southwest Museum Martin Luther King Jr 103rd St/ MONICA Jefferson/USC CENTRALWashington LA Rail Station Watts Towers Metro Rail Leimert Park CRENSHAW/LAX Aviation/Century Vermont/Sunset TRANSIT PROJECT Slauson Vernon Transfer Willowbrook/Heritage Sq LAX Shuttle G Station RosaBusway ParksStation Red Line Aviation/LAXHawthorne/LennoxCrenshawVermont/Athens Harbor FwyAvalon Long Beach LakewoodBl NorwalkBl North Hollywood to Union Station Hyde Park LAX River Angeles Los SOUTH LA Slauson Vermont/Santa Monica Busway Street Service Lincoln/Cypress Purple Line Fairview Heights Rosecrans UNDERCompton Wilshire/Western to Union Station PACIFIC OCEAN Manchester Florence Mariposa CONSTRUCTION Blue Line Downtown Inglewood Firestone Vermont/Beverly Harbor ArtesiaChinatown Downtown LA to Long Beach El Segundo Gateway Westchester/Veterans Expo Line Westwood/VAWestwood/UCLA Hospital Century City/ConstellationWilshire/RodeoWilshire/La CienegaWilshire/FairfaxWilshire/La103rd St/ BreaWilshire/WesternWilshire/Normandie Transit Ctr UnionGATEWAY Station CITIES Watts Towers Metro Rail Del Amo Downtown LA to Santa Monica Douglas Wilshire/Vermont Amtrak & Metrolink Aviation/Century Grand Av Arts/CivicGrandGrandGrandGrand Ctr/Civic Ctr/ParkParkParkPark Metrolink PURPLE LINE EXTENSION Willowbrook/ LAX FlyAway Green Line LAX Shuttle G BunkerRed Line Hill LAC+USC MedicalCal State Ctr LA El Monte Crenshaw Harbor Fwy Rosa Parks Carson Wardlow Redondo Beach to Norwalk LAX Aviation/LAXHawthorne/LennoxVermont/Athens Avalon RedondoLong Beach Beach LakewoodBl NorwalkBl Westlake/MacArthur ParkNorth Hollywood to Union Station REGIONAL CONNECTOR WESTSIDE TRANSIT PROJECT PurpleHistoric Line Gold Line Wilshire/WesternBroadway to UnionWillowLittle Station St Tokyo/Arts Dist East Los Angeles to Azusa Mariposa Rosecrans Compton 7th St/MetroSOUTH CtrBAY Blue Line Harbor Artesia Pico PershingPacificDowntown LA to Long BeachPacific Coast Hwy El Segundo Gateway Square Metro Busway Transit Ctr LATTC/Ortho CoastExpo Line Soto GATEWAY CITIES HwyDowntown LA to Santa Monica Douglas Del Amo Institute Indiana Atlantic DOWNTOWN AnaheimPico/Aliso St Maravilla Orange Line Green Line Chatsworth to North Hollywood Carson Wardlow RedondoLittle Beach Tokyo/ to Norwalk Redondo Beach LA Arts District Mariachi Plaza Pacific 5th St Grand/LATTC Gold Line East LA Civic Ctr Silver Line Willow St East LosAv Angeles to Azusa San Pedro to El Monte Downtown17th Santa St/SMC Monica26th St/BergamotExpo/BundyExpo/SepulvedaWestwood/RanchoPalms SOUTHCulver Park City BAYLa Cienega/JeffersonExpo/La BreaFarmdaleExpo/CrenshawExpo/WesternExpo/VermontExpoPark/USC San Pedro Downtown 1st St Street Service in Downtown LA EASTSIDE and San Pedro Pacific Pacific Coast Hwy Long BeachMetro BuswayLAX FlyAway Coast 37th St/ San Pedro St Hwy USC SANTA Anaheim St Orange Line Regional Rail Martin Luther King Jr Chatsworth to North Hollywood MONICA Jefferson/USC Washington Rail Station Pacific 5th St Silver Line Av CRENSHAW/LAX San Pedro to El Monte Amtrak LeimertSan Pedro ParkDowntownTRANSIT1st PROJECT St Street Service in Downtown LA amtrak.com and San Pedro Transfer Long Beach LAX FlyAway Slauson Vernon MetrolinkStation BuswayStation metrolinktrains.com Hyde Park Regional Rail River Angeles Los SOUTH LA Slauson Busway Street Amtrak Service Airport Shuttle Fairview Heights amtrak.com UNDER Manchester Florence CONSTRUCTION PACIFIC OCEAN Metrolink LAX FlyAway metrolinktrains.com lawa.org/flyaway Downtown Inglewood Firestone Airport Shuttle LAX Shuttle (free) lawa.org Westchester/Veterans 103rdLAX St/ FlyAway lawa.org/flyaway Metro SubjectRail to Change Watts Towers DECMAY 20172016 Subject to Change LAX Shuttle (free) LACMTA ©2017 18-0976MM Aviation/Century Willowbrook/lawa.org LAX Shuttle G Rosa Parks Red Line Aviation/LAXHawthorne/LennoxCrenshawVermont/Athens Harbor FwyAvalon SubjectLong Beachto Change LakewoodBl NorwalkBl North31 Hollywood | www.21161Victory.com to Union Station DECMAY 20172016 Subject to Change

LAX LACMTA ©2017 18-0976MM Purple Line Wilshire/Western to Union Station Mariposa Rosecrans Compton Blue Line Harbor Artesia Downtown LA to Long Beach El Segundo Gateway Transit Ctr Expo Line GATEWAY CITIES Downtown LA to Santa Monica Douglas Del Amo Green Line Redondo Beach to Norwalk Redondo Beach Carson Wardlow Gold Line Willow St East Los Angeles to Azusa SOUTH BAY Pacific Pacific Coast Hwy Metro Busway Coast Hwy Anaheim St Orange Line Chatsworth to North Hollywood Pacific 5th St Silver Line Av San Pedro to El Monte San Pedro Downtown 1st St Street Service in Downtown LA and San Pedro Long Beach LAX FlyAway

Regional Rail

Amtrak amtrak.com Metrolink metrolinktrains.com

Airport Shuttle

LAX FlyAway lawa.org/flyaway LAX Shuttle (free) lawa.org

Educational Attainment - Warner Center vs. California

Warner Center California 33.9% DEMOGRAPHIC COMPREHENSIVE 21.0% 21.4% 18.6% 19.0% 21161 VICTORY BLVD 16.8% 12.9% 12.8% 9.0% 4.1% 4.1% 7.30% 1.4% 2.2% 7.8% 7.8%

Less than 9-12th Grade - High School Diploma GED or Alternative Some College - Associate's Bachelor's Graduate or 9th Grade No Diploma Credential No Degree Degree Degree Professional Degree

Demographics - 1 Mile, 3 Mile, and 5 Mile Radius WARNER CENTER POPULATION OVER AGE 25 WITH ASSOCIATE’S, BACHELOR’S, MASTER’S, PROFESSIONAL OR DOCTORAL DEGREES: 58.5%

1 mile 3 mile 5 mile 2019 Population 31,426 228,540 436,674 Estimated 2024 Population 34,403 235,146 449,373 Estimated 2019 Number of Employees 38,053 99,401 211,319 Estimated 2024 Average HH Income $106,976 $121,483 $128,575

Within 3 Mile of 21161 Victory Blvd.

2019 AVERAGE HOUSEHOLD INCOME: $103,201

2024 PROJECTED AVERAGE HOUSEHOLD INCOME: $121,483

PERCENT OF HOUSEHOLDS WITH INCOME $100,000+: 38%

32 | www.21161Victory.com

NAME LATITUDE LONGITUDE

21161 VICTORY BLVD 34.188831 -118.5936345

©2020 CBRE. This information has been obtained from sources believed reliable. We have not verified it and make no guarantee, warranty or representation about it. Any projections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. 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. Source: Esri ProjectID:548720 VICTORY BLVD

21161 VICTORY BLVD comparables CANOGA PARK, CA Rent Survey

Rent Comparables Map Subject Property 21161 Victory Boulevard AMLI Warner Center 1 21200 Kittridge Street Avalon Warner Place 2 21050 Vanowen Street Bella Vista at Warner Ridge 3 6150 North De Soto Avenue Carillon 4 6301 De Soto Avenue The Enclave at Warner Center 5 6710 Variel Avenue Eton Warner Center 6 6701 Eton Avenue The Montecito 7 6203 Variel Avenue Motif 8 21021 West Erwin Street Oceano at Warner Center 9 355 De Soto Avenue Pointe at Warner Center 10 6150 Canoga Avenue Reveal 11 21201 Kittridge Street Sofi Warner Center 12 6300 Variel Avenue Triana 13 6200 Canoga Avenue Vela on OX 14 21221 Oxnard Street

34 | www.21161Victory.com

Layout ID:L01 MapId:7039009 © 2020 CBRE Limited. Data © TeleAtlas, Google, AerialExpress, DigitalGlobe, Landiscor, USGS, i-cubed. The information contained herein (the “Information”) is intended for informational purposes only and should not be relied upon by recipients hereof. Although the Information is believed to be correct, its accuracy, correctness or completeness cannot be guaranteed and has not been verified by either CBRE Limited or any of its affiliates (CBRE Limited and its affiliates are collectively referred to herein as “CBRE”). CBRE neither guarantees, warrants nor assumes any responsibility or liability of any kind with respect to the accuracy, correctness, completeness, or suitability of, or decisions based upon or in connection with, the Information. The recipient of the Information should take such steps as the recipient may deem appropriate with respect to using the Information. The Information may change and any property described herein may be withdrawn from the market at any time without notice or obligation of any kind on the part of CBRE. The Information is protected by copyright and shall be fully enforced. AMLI Warner Center

522 Units 21200 Kittridge Street Woodland Hills, CA 91303 (818) 615-0300

Completed Date Improvements Rating A August, 2006 Location Rating A- Occupancy 95.8% Prior Names Archstone Warner Center Common Area Amenities - Controlled Access, Fitness Center, Business Center, Clubhouse, Playground, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone Parking - Total Parking - 918 Spaces, Covered Parking Available, Parking Type - Multi-Level Structure Functional Characteristics - Private Balcony/Patio, Construction Type - Combination Apartment Interior Amenities - Internet Access, Partial Fireplaces Available In Select Units, Above Standard Ceiling Height, Microwave Rent Comparables Ovens

1 AMLI Warner Center Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt Address One Bedroom 110 21.07% 695 76,450 $1,887 $2.72 21200 Kittridge Street One Bedroom 193 36.97% 729 140,697 $2,240 $3.07 Woodland Hills, CA 91303 One Bedroom/Loft 14 2.68% 877 12,278 $2,490 $2.84 Year Built Two Bedroom/Two Bath 158 30.27% 1,103 174,274 $2,862 $2.59 2006 Two Bedroom/Two Bath 28 5.36% 1,115 31,220 $2,606 $2.34 Three Bedroom/Two Bath 19 3.64% 1,375 26,125 $3,454 $2.51 Units Total/Average 522 100% 883 461,044 $2,424 $2.74 522

Occupancy 95.8%

Amenities Controlled Access Fitness Center Business Center Clubhouse, Playground

Swimming Pool Source: Occupancy data derived from USPS records Spa Page 1 of 18 Rental Office

Source: Yardi

You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK.

35 | www.21161Victory.com Avalon Warner Place

210 Units 21050 Vanowen Street Rent Comparables Canoga Park, CA 91303 (818) 313-8901

Completed Date Improvements Rating A October, 2008 Location Rating A- Occupancy 90.0% Prior Names Avalon Canoga Park Common Area Amenities - Controlled Access, Fitness Center, Business Center, Clubhouse, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone Parking - Total Parking - 368 Spaces, Covered Parking Available, Parking Type - Multi-Level Structure Functional Characteristics - Private Balcony/Patio, Outside Storage, Construction Type - Frame 2 Avalon Warner Place Other Factor - Major Street Exposure - Vanowen Street Apartment Interior Amenities - Internet Access, Above Standard Ceiling Address Height, Microwave Ovens 21050 Vanowen Street Unit Size (SqFt) Actual Rent Canoga Park, CA 91303 Unit Type Unit Description Count % of Total Unit Total Total SqFt Year Built One Bedroom 19 9.05% 651 12,369 $1,945 $2.99 One Bedroom 12 5.71% 670 8,040 $1,970 $2.94 2008 One Bedroom 44 20.95% 724 31,856 $1,990 $2.75 Units One Bedroom 35 16.67% 732 25,620 $2,050 $2.80 210 One Bedroom/Loft 15 7.14% 871 13,065 $2,125 $2.44 Two Bedroom/Two Bath 15 7.14% 1,028 15,420 $2,393 $2.33 Occupancy Two Bedroom/Two Bath 35 16.67% 1,066 37,310 $2,540 $2.38 90.0% Two Bedroom/Two Bath 15 7.14% 1,127 16,905 $2,590 $2.30 Amenities Two Bedroom/Loft/Two Bath 5 2.38% 1,174 5,870 $2,625 $2.24 Three Bedroom/Two Bath 15 7.14% 1,326 19,890 $3,200 $2.41 Controlled Access Total/Average 210 100% 887 186,345 $2,269 $2.56 Fitness Center

Business Center Source: Yardi Clubhouse

1 Swimming Pool You are solely responsible for independently verifying the information in this Memorandum. ANY 1 Spa RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. Rental Office - Stand Alone

Source: Occupancy data derived from USPS records

36 | www.21161Victory.comPage 2 of 18 Rent Comparables

3 Bella Vista at Warner Ridge Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt Address One Bedroom 21 3.63% 642 13,482 6150 North De Soto Avenue One Bedroom 36 6.22% 749 26,964 $1,981 $2.64 Woodland Hills, CA 91367 One Bedroom 3 0.52% 864 2,592 $2,405 $2.78 One Bedroom 5 0.86% 918 4,590 $2,341 $2.55 Year Built One Bedroom 4 0.69% 642 2,568 $2,060 $3.21 2001 One Bedroom 66 11.40% 771 50,886 $2,223 $2.88 One Bedroom 37 6.39% 680 25,160 $1,991 $2.93 Units One Bedroom 112 19.34% 767 85,904 $2,011 $2.62 579 One Bedroom 8 1.38% 913 7,304 $2,431 $2.66 Two Bedroom/Two Bath 42 7.25% 1,218 51,156 $2,737 $2.25 Occupancy Two Bedroom/Two Bath 6 1.04% 1,250 7,500 $2,868 $2.29 94.0% Two Bedroom/Two Bath 66 11.40% 1,197 79,002 $2,744 $2.29 Two Bedroom/Two Bath 4 0.69% 1,218 4,872 Amenities Two Bedroom/Two Bath 2 0.35% 1,250 2,500 $3,096 $2.48 Controlled Access Two Bedroom/Two Bath 4 0.69% 1,416 5,664 $3,007 $2.12 Fitness Center Two Bedroom/Two Bath 6 1.04% 1,139 6,834 $2,822 $2.48 Business Center Three Bedroom/Two Bath 12 2.07% 1,442 17,304 $3,230 $2.24 Three Bedroom/Two Bath 44 7.60% 1,411 62,084 $3,319 $2.35 Clubhouse Three Bedroom/Two Bath 38 6.56% 1,225 46,550 $3,699 $3.02 1 Swimming Pool Three Bedroom/Two Bath 63 10.88% 1,245 78,435 $3,507 $2.82 1 Spa Total/Average 579 100% 1,004 581,351 $2,632 $2.59

Rental Office - Stand Alone Source: Yardi

You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. 37 | www.21161Victory.com

Source: Occupancy data derived from USPS records

Page 4 of 18 Carillon

264 Units 6301 De Soto Avenue Woodland Hills, CA 91367 (818) 888-0273 Rent Comparables Completed Date Improvements Rating B+ April, 2009 Location Rating A- Occupancy 95.5% Prior Names Warner Center Apartments Carillon Apartments Common Area Amenities - Controlled Access, Fitness Center, Business Center, Clubhouse, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone Parking - Total Parking - 351 Spaces, Covered Parking Available, Parking Type - Multi-Level Structure Functional Characteristics - Private Balcony/Patio, Outside Storage, Construction Type - Combination Other Factor - Major Street Exposure - De Soto Avenue Apartment Interior Amenities - Internet Access, Optional Monitored Security, Above Standard Ceiling Height, Microwave Ovens 4 Carillon Unit Type Unit Size (SqFt) Actual Rent Address Unit Description Count % of Total Unit Total Total SqFt 6301 De Soto Avenue Efficiency 32 12.12% 603 19,296 $1,725 $2.86 Woodland Hills, CA 91367 One Bedroom 59 22.35% 732 43,188 $2,126 $2.90 One Bedroom 39 14.77% 780 30,420 $1,966 $2.52 Year Built One Bedroom 28 10.61% 878 24,584 $2,167 $2.47 2009 One Bedroom/Den 22 8.33% 968 21,296 $2,418 $2.50 Two Bedroom/Two Bath 54 20.45% 1,094 59,076 $2,415 $2.21 Units Two Bedroom/Two Bath 20 7.58% 1,191 23,820 $2,510 $2.11 264 Two Bedroom/Two Bath 10 3.79% 1,326 13,260 $2,521 $1.90 Total/Average 264 100% 890 234,940 $2,186 $2.46 Occupancy Source: Yardi 95.5%

Amenities Controlled Access You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. Fitness Center Business Center Clubhouse

1 Swimming Pool Source: Occupancy data derived from USPS records 1 Spa Page 5 of 18 Rental Office - Stand Alone

38 | www.21161Victory.com Enclave at Warner Center, The

195 Units 6710 Variel Avenue Canoga Park, CA 91303 (818) 226-9006

Completed Date Improvements Rating A- Rent Comparables January, 2010 Location Rating A- Occupancy 96.4% Common Area Amenities - Controlled Access, Fitness Center, Business Center, Clubhouse, Tennis Court, Playground, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone Parking - Total Parking - 387 Spaces, Covered Parking Available, Parking Type - Multi-Level Structure Functional Characteristics - Private Balcony/Patio, Outside Storage, Construction Type - Frame Apartment Interior Amenities - Internet Access, Above Standard Ceiling Height, Microwave Ovens

Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt Studio 8 4.10% 609 4,872 $1,894 $3.11 5 The Enclave at Warner Center One Bedroom 24 12.31% 632 15,168 $2,036 $3.22 One Bedroom 28 14.36% 721 20,188 $2,081 $2.89 Address One Bedroom 3 1.54% 724 2,172 $2,125 $2.94 6710 Variel Avenue One Bedroom 55 28.21% 739 40,645 $2,077 $2.81 Canoga Park, CA 91303 Two Bedroom/Two Bath 29 14.87% 1,026 29,754 $2,375 $2.31 Two Bedroom/Two Bath 8 4.10% 1,084 8,672 $2,421 $2.23 Year Built Two Bedroom/Two Bath 19 9.74% 1,123 21,337 $2,445 $2.18 2010 Two Bedroom/Two Bath 21 10.77% 1,150 24,150 $2,420 $2.10 Units Total/Average 195 100% 856 166,958 $2,197 $2.57 195 Source: Yardi Occupancy 96.4% You are solely responsible for independently verifying the information in this Memorandum. ANY Amenities RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. Controlled Access Fitness Center Business Center Clubhouse Source: Occupancy data derived from USPS records Tennis Court Page 6 of 18 Playground 1 Swimming Pool 1 Spa Rental Office - Stand Alone 39 | www.21161Victory.com Eton Warner Center

298 Units 6701 Eton Avenue Woodland Hills, CA 91303 Rent Comparables (818) 471-4060 Completed Date Improvements Rating A September, 2013 Location Rating A- Occupancy 90.9% Prior Names Alta Warner Common Area Amenities - Controlled Access, Fitness Center, Business Center, Clubhouse, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone Parking - Total Parking - 538 Spaces, Parking Type - Multi-Level Structure Functional Characteristics - Private Balcony/Patio, Outside Storage, Construction Type - Steel Frame Apartment Interior Amenities - Internet Access, Above Standard Ceiling Height, Microwave Ovens

6 Eton Warner Center Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt Address One Bedroom 55 18.46% 651 35,805 $1,930 $2.96 6701 Eton Avenue One Bedroom 52 17.45% 720 37,440 $2,130 $2.96 Woodland Hills, CA 91303 One Bedroom 5 1.68% 727 3,635 $2,065 $2.84 One Bedroom 24 8.05% 772 18,528 $2,195 $2.84 Year Built One Bedroom/Loft 8 2.68% 850 6,800 $2,470 $2.91 2013 One Bedroom/Loft 6 2.01% 918 5,508 $2,545 $2.77 Units Two Bedroom/Two Bath 30 10.07% 1,022 30,660 $2,415 $2.36 Two Bedroom/Two Bath 13 4.36% 1,034 13,442 $2,465 $2.38 298 Two Bedroom/Two Bath 27 9.06% 1,045 28,215 $2,460 $2.35 Occupancy Two Bedroom/Two Bath 30 10.07% 1,058 31,740 $2,450 $2.32 Two Bedroom/Two Bath 19 6.38% 1,176 22,344 $2,625 $2.23 90.9% Two Bedroom/Two Bath 5 1.68% 1,227 6,135 $3,005 $2.45 Amenities Two Bedroom/Two Bath 19 6.38% 1,238 23,522 $2,800 $2.26 Controlled Access Two Bedroom/Loft/Two Bath 2 0.67% 1,199 2,398 $3,220 $2.69 Two Bedroom/Loft/Two Bath 3 1.01% 1,363 4,089 $3,530 $2.59 Fitness Center Total/Average 298 100% 907 270,261 $2,331 $2.57 Business Center Source: Yardi Clubhouse 1 Swimming Pool You are solely responsible for independently verifying the information in Source: this OccupancyMemorandum. data derived ANY from USPS RELI records- 1 Spa ANCE ON IT IS SOLELY AT YOUR OWN RISK. Page 7 of 18 Rental Office - Stand Alone

40 | www.21161Victory.com Montecito, The

85 Units 6203 Variel Avenue Rent Comparables Woodland Hills, CA 91367 (818) 316-1300

Completed Date Improvements Rating A- January, 2007 Location Rating A- Occupancy 80.0% Common Area Amenities - Controlled Access, Fitness Center, Business Center, Clubhouse, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone Parking - Total Parking - 180 Spaces, Covered Parking Is Available For An Additional $0 Per Month, Parking Type - Subterranean Functional Characteristics - Private Balcony/Patio, Outside Storage, Construction Type - Frame Apartment Interior Amenities - Internet Access, Included Monitored Security, Partial Fireplaces Available In Select Units , Above Standard Ceiling Height, Microwave Ovens

7 The Montecito Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt Address Two Bedroom/Two and One Half Bath 10 11.76% 1,562 15,620 $3,411 $2.18 6203 Variel Avenue Two Bedroom/Two and One Half Bath 10 11.76% 1,579 15,790 $3,506 $2.22 Woodland Hills, CA 91367 Two Bedroom/Two and One Half Bath 3 3.53% 1,864 5,592 $3,859 $2.07 Two Bedroom/Two and One Half Bath 4 4.71% 1,875 7,500 $3,865 $2.06 Year Built Two Bedroom/Two and One Half Bath 6 7.06% 2,273 13,638 $4,465 $1.96 2007 Two Bedroom/Den/Two Bath 10 11.76% 1,567 15,670 $3,506 $2.24 Two Bedroom/Den/Two and One Half Bath 8 9.41% 1,602 12,816 $3,300 $2.06 Units Two Bedroom/Den/Two and One Half Bath 2 2.35% 1,664 3,328 $4,098 $2.46 85 Two Bedroom/Den/Two and One Half Bath 10 11.76% 1,707 17,070 $3,962 $2.32 Occupancy Two Bedroom/Den/Two and One Half Bath 10 11.76% 1,876 18,760 $4,135 $2.20 Three Bedroom/Townhouse/Two and One 6 7.06% 1,884 11,304 $4,132 $2.19 80.0% Half Bath Three Bedroom/Townhouse/Loft/Two and 6 7.06% 2,256 13,536 $4,455 $1.97 Amenities One Half Bath Controlled Access Total/Average 85 100% 1,772 150,624 $3,825 $2.16

Fitness Center Source: Yardi Business Center

Clubhouse You are solely responsible for independently verifying the information in this Memorandum. ANY 1 Swimming Pool RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. 1 Spa Rental Office - Stand Alone Source: Occupancy data derived from USPS records Page 9 of 18

41 | www.21161Victory.com Motif

395 Units 21021 West Erwin Street Woodland Hills, CA 91367 (818) 452-4017

Completed Date Improvements Rating A- Rent Comparables July, 2015 Location Rating A- Occupancy 93.7% Prior Names Millennium Woodland Hills, The Common Area Amenities - Controlled Access, Fitness Center, Business Center, Clubhouse, Playground, 2 Swimming Pools, 2 Spas, Rental Office - Stand Alone Parking - Total Parking - 593 Spaces, Covered Parking Is Available For An Additional $0 Per Month, Parking Type - Multi-Level Structure Functional Characteristics - Private Balcony/Patio, Outside Storage Yes, Construction Type - Frame Other Factor - Major Street Exposure - De Soto Avenue Apartment Interior Amenities - Internet Access, Above Standard Ceiling Height, Microwave Ovens

8 Motif Unit Type Unit Size (SqFt) Actual Rent Address Unit Description Count % of Total Unit Total Total SqFt One Bedroom 8 2.03% 812 6,496 $2,110 $2.60 21021 West Erwin Street One Bedroom 115 29.11% 823 94,645 $2,130 $2.59 Woodland Hills, CA 91367 One Bedroom 45 11.39% 874 39,330 $2,200 $2.52 Year Built One Bedroom/Den 24 6.08% 958 22,992 $2,310 $2.41 Two Bedroom/Two Bath 107 27.09% 1,168 124,976 $2,645 $2.26 2015 Two Bedroom/Two Bath 7 1.77% 1,202 8,414 $2,700 $2.25 Units Two Bedroom/Two Bath 26 6.58% 1,204 31,304 $2,725 $2.26 395 Two Bedroom/Two Bath 4 1.01% 1,303 5,212 $2,750 $2.11 Two Bedroom/Two Bath 13 3.29% 1,351 17,563 $2,800 $2.07 Occupancy Three Bedroom/Two Bath 37 9.37% 1,484 54,908 $3,140 $2.12 93.7% Three Bedroom/Two Bath 9 2.28% 1,531 13,779 $4,150 $2.71 Total/Average 395 100% 1,062 419,619 $2,506 $2.36 Amenities Controlled Access Source: Yardi Fitness Center Business Center You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. Clubhouse Playground Source: Occupancy data derived from USPS records 2 Swimming Pools Page 10 of 18 2 Spas Rental Office - Stand Alone

42 | www.21161Victory.com Oceano at Warner Center

244 Units 6355 De Soto Avenue Woodland Hills, CA 91367 Rent Comparables (818) 887-6808

Completed Date Improvements Rating A January, 2013 Location Rating A- Occupancy 91.8% Common Area Amenities - Controlled Access, Fitness Center, Business Center, Clubhouse, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone Parking - Total Parking - 449 Spaces, Covered Parking Available, Parking Type - Subterranean Functional Characteristics - Private Balcony/Patio, Outside Storage, Construction Type - Frame Other Factor - Major Street Exposure - De Soto Avenue Apartment Interior Amenities - Internet Access, Optional Monitored Security, Partial Fireplaces Available In Select 696, 705, 882 and 1250 Square Foot Units, Above Standard Ceiling Height, Microwave Ovens

9 Oceano at Warner Center Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt Address One Bedroom 8 3.28% 696 5,568 $1,980 $2.84 6355 De Soto Avenue One Bedroom 16 6.56% 705 11,280 $2,036 $2.89 Woodland Hills, CA 91367 One Bedroom 2 0.82% 743 1,486 $2,100 $2.83 One Bedroom 68 27.87% 783 53,244 $2,175 $2.78 Year Built One Bedroom 2 0.82% 803 1,606 $2,200 $2.74 2013 One Bedroom 8 3.28% 937 7,496 $2,345 $2.50 Units One Bedroom/Den/One Bath 16 6.56% 882 14,112 $2,183 $2.48 Two Bedroom/Two Bath 20 8.20% 1,027 20,540 $2,424 $2.36 244 Two Bedroom/Two Bath 14 5.74% 1,073 15,022 $2,323 $2.16 Occupancy Two Bedroom/Two Bath 64 26.23% 1,075 68,800 $2,423 $2.25 Two Bedroom/Two Bath 22 9.02% 1,101 24,222 $2,406 $2.19 91.8% Two Bedroom/Two and One Half Bath 4 1.64% 1,250 5,000 $2,933 $2.35 Amenities Total/Average 244 100% 936 228,376 $2,292 $2.45 Controlled Access Source: Yardi Fitness Center Business Center You are solely responsible for independently verifying the information in this Memorandum. ANY Clubhouse RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. 1 Swimming Pool 1 Spa Source: Occupancy data derived from USPS records Rental Office - Stand Alone Page 11 of 18

43 | www.21161Victory.com Pointe at Warner Center, The

136 Units Rent Comparables 6150 Canoga Avenue Woodland Hills, CA 91367 (818) 610-1117

Completed Date Improvements Rating A October, 2004 Location Rating A- Occupancy 96.3% Common Area Amenities - Fitness Center, Business Center, Clubhouse, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone Parking - Total Parking - 160 Spaces, Covered Parking Available, Parking Type - Subterranean Functional Characteristics - Private Balcony/Patio, Outside Storage Apartment Interior Amenities - Internet Access, Included Monitored Security, Above Standard Ceiling Height, Microwave Ovens 10 The Pointe at Warner Center Unit Type Unit Size (SqFt) Actual Rent Address Unit Description Count % of Total Unit Total Total SqFt One Bedroom 75 55.15% 755 56,625 $2,356 $3.12 6150 Canoga Avenue Two Bedroom/Two Bath 15 11.03% 1,104 16,560 $2,447 $2.22 Woodland Hills, CA 91367 Two Bedroom/Two Bath 46 33.82% 1,129 51,934 $2,657 $2.35 Year Built Total/Average 136 100% 920 125,119 $2,468 $2.68 2004

Units Source: Yardi 136

Occupancy You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. 96.3%

Amenities Fitness Center Business Center Clubhouse 1 Swimming Pool 1 Spa Rental Office - Stand Alone

Source: Occupancy data derived from USPS records

Page 12 of 18 44 | www.21161Victory.com Reveal

438 Units 21201 Kittridge Street Canoga Park, CA 91303 (818) 888-3927 Rent Comparables Completed Date Improvements Rating A February, 2011 Location Rating A- Occupancy 95.7% Prior Names Millennium Warner Center, The Common Area Amenities - Controlled Access, Fitness Center, Business Center, Clubhouse, 2 Swimming Pools, 1 Spa, Rental Office - Stand Alone Parking - Total Parking - 770 Spaces, Covered Parking Available, Parking Type - Multi-Level Structure Functional Characteristics - Private Balcony/Patio, Construction Type - Frame Other Factor - Major Street Exposure - Kittridge Street Apartment Interior Amenities - Internet Access, Optional Monitored Security, Above Standard Ceiling Height, Microwave Ovens 11 Reveal Unit Type Unit Size (SqFt) Actual Rent Address Unit Description Count % of Total Unit Total Total SqFt 21201 Kittridge Street One Bedroom 32 7.31% 680 21,760 $1,950 $2.87 Canoga Park, CA 91303 One Bedroom 100 22.83% 690 69,000 $1,975 $2.86 One Bedroom/Den 88 20.09% 866 76,208 $2,265 $2.62 Year Built Two Bedroom/Two Bath 72 16.44% 997 71,784 $2,387 $2.39 2011 Two Bedroom/Two Bath 28 6.39% 1,076 30,128 $2,600 $2.42 Two Bedroom/Two Bath 20 4.57% 1,118 22,360 $2,474 $2.21 Units Two Bedroom/Two Bath 24 5.48% 1,126 27,024 $2,466 $2.19 438 Two Bedroom/Two Bath 34 7.76% 1,144 38,896 $2,590 $2.26 Three Bedroom/Two Bath 40 9.13% 1,447 57,880 $3,126 $2.16 Occupancy Total/Average 438 100% 948 415,040 $2,342 $2.47 95.7% Source: Yardi Amenities Controlled Access You are solely responsible for independently verifying the information in this Memorandum. ANY Fitness Center RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. Business Center, Clubhouse 2 Swimming Pools Source: Occupancy data derived from USPS records 1 Spa Page 13 of 18 Rental Office - Stand Alone

45 | www.21161Victory.com Rent Comparables

Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt One Bedroom 4 1.79% 719 2,876 $2,113 $2.94 One Bedroom 16 7.14% 743 11,888 $2,203 $2.97 One Bedroom 12 5.36% 749 8,988 $2,300 $3.07 One Bedroom 4 1.79% 756 3,024 $1,976 $2.61 One Bedroom 12 5.36% 810 9,720 $1,984 $2.45 One Bedroom 15 6.70% 826 12,390 $2,092 $2.53 One Bedroom 4 1.79% 842 3,368 $2,317 $2.75 One Bedroom/One and One Half Bath 1 0.45% 806 806 $2,145 $2.66 One Bedroom/One and One Half Bath 16 7.14% 818 13,088 $2,372 $2.90 12 Sofi Warner Center One Bedroom/One and One Half Bath 3 1.34% 830 2,490 $2,290 $2.76 Address One Bedroom/One and One Half Bath 4 1.79% 857 3,428 $2,300 $2.68 One Bedroom/One and One Half Bath 6 2.68% 872 5,232 $2,089 $2.40 6300 Variel Avenue One Bedroom/One and One Half Bath 4 1.79% 881 3,524 $2,260 $2.57 Woodland Hills, CA 91367 One Bedroom/One and One Half Bath 16 7.14% 890 14,240 $1,955 $2.20 Year Built One Bedroom/One and One Half Bath 4 1.79% 896 3,584 $2,100 $2.34 One Bedroom/One and One Half Bath 4 1.79% 916 3,664 $2,355 $2.57 2009 One Bedroom/One and One Half Bath 8 3.57% 994 7,952 $2,267 $2.28 Units One Bedroom/One and One Half Bath 14 6.25% 1,205 16,870 $2,732 $2.27 Two Bedroom/Two Bath 8 3.57% 1,077 8,616 $2,593 $2.41 224 Two Bedroom/Two Bath 1 0.45% 1,087 1,087 $2,538 $2.33 Occupancy Two Bedroom/Two Bath 6 2.68% 1,100 6,600 $2,676 $2.43 95.1% Two Bedroom/Two Bath 11 4.91% 1,125 12,375 $2,515 $2.24 Two Bedroom/Two Bath 4 1.79% 1,135 4,540 $2,513 $2.21 Amenities Two Bedroom/Two Bath 7 3.13% 1,144 8,008 $2,746 $2.40 Controlled Access Two Bedroom/Two Bath 4 1.79% 1,150 4,600 $2,528 $2.20 Fitness Center Two Bedroom/Two Bath 8 3.57% 1,167 9,336 $2,559 $2.19 Two Bedroom/Two Bath 20 8.93% 1,207 24,140 $2,650 $2.20 Business Two Bedroom/Two Bath 8 3.57% 1,522 12,176 $3,073 $2.02 Center, Clubhouse Total/Average 224 100% 976 218,610 $2,372 $2.43 1 Swimming Pool Source: Yardi 1 Spa Rental Office - Stand Alone You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK.

46 | www.21161Victory.com

Source: Occupancy data derived from USPS records

Page 15 of 18 Triana

362 Units 6200 Canoga Avenue Woodland Hills, CA 91367 (818) 704-7600 Rent Comparables Completed Date Improvements Rating A May, 2008 Location Rating A- Occupancy 96.4% Prior Names Plaza at Warner Center Site I Common Area Amenities - Controlled Access, Fitness Center, Business Center, Clubhouse, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone Parking - Total Parking - 669 Spaces, Covered Parking Available, Parking Type - Above Ground and Subterranean Functional Characteristics - Private Balcony/Patio, Outside Storage, Construction Type - Combination Other Factor - Major Street Exposure - Canoga Avenue Apartment Interior Amenities - Internet Access, Optional Monitored Security, Above Standard Ceiling Height, Microwave Ovens

13 Triana Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt Address One Bedroom 36 9.94% 653 23,508 $2,080 $3.19 6200 Canoga Avenue One Bedroom 56 15.47% 697 39,032 $2,120 $3.04 Woodland Hills, CA 91367 One Bedroom 4 1.10% 711 2,844 $2,315 $3.26 One Bedroom 41 11.33% 763 31,283 $2,285 $2.99 Year Built One Bedroom 4 1.10% 810 3,240 $2,220 $2.74 2008 One Bedroom 4 1.10% 883 3,532 $2,388 $2.70 Units One Bedroom/Den 16 4.42% 1,025 16,400 $2,437 $2.38 One Bedroom/Townhouse/Two Bath 10 2.76% 1,090 10,900 $2,290 $2.10 362 Two Bedroom/Two Bath 57 15.75% 1,072 61,104 $3,070 $2.86 Occupancy Two Bedroom/Two Bath 106 29.28% 1,135 120,310 $3,090 $2.72 96.4% Two Bedroom/Den/Two Bath 8 2.21% 1,590 12,720 $3,321 $2.09 Three Bedroom/Two Bath 20 5.52% 1,423 28,460 $3,570 $2.51 Amenities Total/Average 362 100% 976 353,333 $2,700 $2.77 Controlled Access Fitness Center Source: Yardi Business Center, Clubhouse You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. 1 Swimming Pool Source: Occupancy data derived from USPS records

1 Spa Page 16 of 18 Rental Office - Stand Alone

47 | www.21161Victory.com Vela on OX

379 Units Rent Comparables 21221 Oxnard Street Woodland Hills, CA 91367 (818) 740-4654

Completed Date Improvements Rating A- July, 2019 Location Rating A- Occupancy 49.9% Common Area Amenities - Controlled Access, Fitness Center, Business Center, Clubhouse, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone Parking - Total Parking - 680 Spaces, Covered Parking Is Available For An Additional $0 Per Month, Parking Type - Multi-Level Structure Functional Characteristics - Private Balcony/Patio Other Factor - Major Street Exposure - Oxnard Street Apartment Interior Amenities - Internet Access, Above Standard Ceiling Height, Microwave Ovens 14 Vela on OX Unit Type Unit Size (SqFt) Actual Rent Address Unit Description Count % of Total Unit Total Total SqFt 21221 Oxnard Street Studio 23 6.07% 627 14,421 $2,379 $3.79 Live-Work 5 1.32% 1,479 7,395 $3,799 $2.57 Woodland Hills, CA 91367 Live-Work 21 5.54% 1,630 34,230 $4,012 $2.46 Year Built Live-Work 1 0.26% 2,356 2,356 $6,132 $2.60 One Bedroom 73 19.26% 702 51,246 $2,360 $3.36 2019 One Bedroom 134 35.36% 746 99,964 $2,250 $3.02 Units One Bedroom 20 5.28% 825 16,500 $2,523 $3.06 379 Two Bedroom/Two Bath 39 10.29% 985 38,415 $3,107 $3.15 Two Bedroom/Two Bath 52 13.72% 1,038 53,976 $3,233 $3.11 Occupancy Two Bedroom/Two Bath 7 1.85% 1,239 8,673 $3,458 $2.79 49.9% Two Bedroom/Two Bath 4 1.06% 1,254 5,016 $3,585 $2.86 Total/Average 379 100% 876 332,192 $2,681 $3.06 Amenities Source: Yardi Controlled Access Fitness Center You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. Business Center Clubhouse 1 Swimming Pool 1 Spa Rental Office - Stand Alone Source: Occupancy data derived from USPS records

Page 17 of 18 48 | www.21161Victory.com 21161 VICTORY BLVD Land Sales Comparables LAND SALES Criteria:Criteria: SSitesites lo clocatedated with iwithinn two m twoiles f rmilesom Sub fromject Pr oSubjectperty, M iProperty,xed-Use or MMixed-Useultifamily Int eornd Multifamilyed Use, $150 IntendedPSF+, sold Use,betwe e$150n Nov PSF+, 2017 - soldFeb 2 0between20 Nov 2017 - Feb 2020 Source:Source: C CoStar,oStar, So rsortedted by P rbyice pricePer Sq peruare squareFoot foot

Address City Zip Price SF Price/SF Zoning Sale Date *6636 Variel Ave Canoga Park 91303 $31,000,000 108,900 $285 LAWC 3/8/19 *6801-6819 Canoga Ave Canoga Park 91303 $10,000,000 48,221 $207 RV(WC)-SN-RIO 11/22/17 20116 Sherman Way Winnetka 91306-3207 $6,890,000 44,431 $155 C2-1VL-RIO - 6904 Eton Ave Canoga Park 91303-2109 $1,700,000 11,326 $150 (T)(Q) R3-1-RIO, R2-1-RIO 12/3/19 Average: $233 * Sites are located in Warner Center districts that do not have a non-residential requirement for new developments.

You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. Affiliated Business Disclosure Disclaimer

CBRE, Inc. operates within a global family of companies with many This Memorandum contains select information pertaining to the Property subsidiaries and related entities (each an “Affiliate”) engaging in a broad and the Owner, and does not purport to be all-inclusive or contain all or range of commercial real estate businesses including, but not limited part of the information which prospective investors may require to evaluate to, brokerage services, property and facilities management, valuation, a purchase of the Property. The information contained in this Memorandum investment fund management and development. At times different has been obtained from sources believed to be reliable, but has not Affiliates, including CBRE Global Investors, Inc. or Trammell Crow been verified for accuracy, completeness, or fitness for any particular Company, may have or represent clients who have competing interests purpose. All information is presented “as is” without representation in the same transaction. For example, Affiliates or their clients may have or warranty of any kind. Such information includes estimates based on or express an interest in the property described in this Memorandum forward-looking assumptions relating to the general economy, market (the “Property”), and may be the successful bidder for the Property. Your conditions, competition and other factors which are subject to uncertainty receipt of this Memorandum constitutes your acknowledgement of that and may not represent the current or future performance of the Property. possibility and your agreement that neither CBRE, Inc. nor any Affiliate has All references to acreages, square footages, and other measurements an obligation to disclose to you such Affiliates’ interest or involvement in are approximations. This Memorandum describes certain documents, the sale or purchase of the Property. In all instances, however, CBRE, Inc. including leases and other materials, in summary form. These summaries and its Affiliates will act in the best interest of their respective client(s), at may not be complete nor accurate descriptions of the full agreements arms’ length, not in concert, or in a manner detrimental to any third party. referenced. Additional information and an opportunity to inspect the CBRE, Inc. and its Affiliates will conduct their respective businesses in Property may be made available to qualified prospective purchasers. You a manner consistent with the law and all fiduciary duties owed to their are advised to independently verify the accuracy and completeness of all respective client(s). summaries and information contained herein, to consult with independent legal and financial advisors, and carefully investigate the economics of Confidentiality Agreement this transaction and Property’s suitability for your needs. ANY RELIANCE ON THE CONTENT OF THIS MEMORANDUM IS SOLELY AT YOUR OWN Your receipt of this Memorandum constitutes your acknowledgement RISK. that (i) it is a confidential Memorandum solely for your limited use and benefit in determining whether you desire to express further interest in the The Owner expressly reserves the right, at its sole discretion, to reject any acquisition of the Property, (ii) you will hold it in the strictest confidence, or all expressions of interest or offers to purchase the Property, and/or to (iii) you will not disclose it or its contents to any third party without the terminate discussions at any time with or without notice to you. All offers, prior written authorization of the owner of the Property (“Owner”) or counteroffers, and negotiations shall be non-binding and neither CBRE, Inc. CBRE, Inc., and (iv) you will not use any part of this Memorandum in any nor the Owner shall have any legal commitment or obligation except as set manner detrimental to the Owner or CBRE, Inc. forth in a fully executed, definitive purchase and sale agreement delivered by the Owner. If after reviewing this Memorandum, you have no further interest in purchasing the Property, kindly return it to CBRE, Inc. © 2020 CBRE, Inc. All Rights Reserved.

CBRE and the CBRE logo are service marks of CBRE, Inc. All other marks displayed on this document are the property of their respective owners, and the use of such logos does not imply any affiliation with or endorsement of CBRE.

50 | www.21161Victory.com ±1.51 ACRE MULTIFAMILY MIXED-USE DEVELOPMENT SITE UP TO 4.5:1 FAR LOCATED IN WARNER CENTER SPECIFIC PLAN EXISTING IN-PLACE INCOME 21161VICTORY BLVD UP TO 60% SELLER FINANCING AVAILABLE FOR TWO YEARS CANOGA PARK, CA

Royal Orchid Flooky’s Ferguson Bath, Kitchen & CANOGA AVE Lighting Gallery 21161 Zoo Culture VICTORY BLVD The Pampered Pet Hotel & Spa U-Haul

DE SOTO AVE VICTORY BLVD

KITTRIDGE ST

Laurie Lustig-Bower Kamran Paydar Executive Vice President Vice President +1 310 550 2556 +1 310 550 2529 www.21161Victory.com [email protected] [email protected] Lic. 00979360 Lic. 01242590