OFFERING MEMORANDUM 8701-8705 S VERMONT AVE | LOS ANGELES, CA 90044 OPPORTUNITY ZONE SALE | UNIQUE CORNER OFFICE/FLEX BUILDINGS INVESTMENT SUMMARY SITE DESCRIPTION 8701 S VERMONT AVE BUILDING SF 3,966 SF PARCEL SIZE 5,200 SF ASKING PRICE PROPERTY TYPE DAYTIME POPULATION PARKING 7 Spaces $2,050,000 OFFICE/ 3,918,800 FLEX YEAR BUILT 1946 CEILING HEIGHT 16 feet APN 6047-004-001 ZONING C3 SF AVAILABLE LOT SIZE PARKING OPPORTUNITY ZONE Yes 7,552 SF 10,454 SF 11 SPACES BILLBOARD SIGNAGE Available for use 8705 S VERMONT AVE BUILDING SF 3,586 SF PARCEL SIZE 5,200 SF PARKING 4 Spaces YEAR BUILT 1930 CEILING HEIGHT 15 feet APN 6047-004-002 ZONING C3 OPPORTUNITY ZONE Yes BILLBOARD SIGNAGE N/A 4 8701-8705 S VERMONT AVE | LOS ANGELES, CA 90044 HUDSON COMMERCIAL PARTNERS, INC. 5 INVESTMENT OVERVIEW Hudson Partners is pleased to present 8701 & 8705 S. Vermont Avenue in Los Angeles. The corner properties are situated on two parcels totaling 10,454 square feet of land and can be sold together or separately. Located in an Opportunity Zone, the properties offer significant tax advantages. With ceiling heights of at least 15 feet and several skylights, the adjacent flex buildings benefit from additional mezzanine office space, making them ideal for a variety of uses, including learning centers, non-profit, places of worship, after-school centers, creative offices, and warehouse. 8701 S. Vermont Ave. is a flex office/retail building, built in 1946, of around 3,966 square feet, situated on a 5,200 square foot lot. It has 7 parking spaces and C3 General Commercial Zoning. 8705 S. Vermont Ave. is also a flex office/retail building, built in 1930, of around 3,586 square feet, situated on a 5,200 square foot lot. It has at least 4 parking spaces, as well as gated, private access to the alley. Both properties are located in an unincorporated area of Los Angeles County, with close proximity (3 Miles) to the Forum and the new SoFi NFL Stadium. An owner-user who occupies at least 51% of the square feet can obtain up to 90% SBA financing. Additionally, through September of 2021, SBA is offering a menu of incentives including 6 months of no interest or principal payments on the SBA portion of the loan. The breakdown is as follows: SBA 504 LOAN PROGRAM • SBA WILL PAY UP TO $9,000 OF THE MONTHLY PAYMENT (PRINCIPAL AND INTEREST) ON SBA PORTION OF THE LOAN. BORROWER PAYS EXCESS AMOUNT IF THEIR PAYMENT IS MORE THAN $9,000. • THIRD PARTY LENDER FEE WAIVED • CDC FEES REDUCED FROM 2.65% TO 1.15% SBA 7A LOAN • GUARANTY FEE WAIVED • Guarantee fee is usually (3.5% up to $1,000,000 on guaranteed portion and 3.75% for portion over $1,000,000) • SBA WILL PAY UP TO $9,000 OF THE MONTHLY PAYMENT (PRINCIPAL AND INTEREST) BORROWER PAYS EXCESS AMOUNT IF THEIR PAYMENT IS MORE THAN $9,000. HIGHLIGHTS • Can Be Sold Together or Separately • Gated, Private Parking • Opportunity Zone • Ideal for Warehouse, Learning Center, Non-Profit • Corner Location • Additional 2nd Floor Mezzanine Office Space in Both Buildings • 15-16 Foot Ceilings • At least 11 Parking Spaces 6 8701-8705 S VERMONT AVE | LOS ANGELES, CA 90044 HUDSON COMMERCIAL PARTNERS, INC. 7 PROPERTY OVERVIEW LOCATION PARKING BUILT 8701-8705 S Vermont Ave., Provides 11 spaces, which equates to 1.46 8701 S Vermont Ave was built in 1946. Los Angeles, CA 90044 spaces per 1,000 SF parking ratio. 8705 S Vermont Ave was built in 1930. 87TH ST SITE Located on the southeast corner of 130' Vermont Ave and 87th St in the city of Los Angeles, CA. TRAFFIC COUNT ZONING Vermont Ave..........................±23,462 CPD Per the city of Los Angeles, the property is currently zoned as C3. LAND AREA 80' The property consists of 2 parcels (APN 80' #6047-004-001/002) totaling 10,454 SF of land area. BUILDING AREA PARCEL MAP The subject consists of 2 buildings equal- ing to 7,552 total square feet. CPD) (±23,462 VERMONT AVE FRONTAGE & ACCESS The site features 80 linear feet of frontage along Vermont Ave and 130 linear feet of frontage along 87th St. Access points into the building include 1 entrance off 87th St & 1 entrance off back alley. 8 8701-8705 S VERMONT AVE | LOS ANGELES, CA 90044 HUDSON COMMERCIAL PARTNERS, INC. 9 USER OCCUPANCYZIMAS COSTS MAP LEASE VS. OWN 7,552 SF 7,552 SF SALES COMPARISON APPROACH ESTIMATED ANNUALIZED | USER OCCUPANCY COSTS LEASE SCENARIO PER/SF AMOUNT OWN SCENARIO PER/SF AMOUNT LEASE ASSUMPTIONS: PURCHASE ASSUMPTIONS: SUMMARY TERMS DESCRIPTION ESTIMATED PSF Rent Per Month $7,552 Purchase Price $ 271 $2,050,000 Rent Per SF Industrial Gross $1.00 Improvement - Additional $0.00 $0 Price $2,050,000 OPERATING EXPENSES START-UP COSTS: Total $ 271 $2,050,000 Down Payment (10%) $205,000 Prepaid rent and security deposit (2 mo.'s total) $15,104 START-UP COSTS: Lessee TI costs, net of lessor TI Allowance** $0 Borrower cash down payment (20%) $410,000 Gross Square Feet 7,552 SF Taxes (1.25%) $25,625 $3.39 Total startup costs $15,104 Estimated fees on 1st mortgage** $8,200 Price Per Foot On Building $271.45 GROSS MONTHLY COSTS: Est. appraisal, environmental, other fees** $5,000 Rent payment $1.00 $7,552 Total startup costs $423,200 Insurance $3,398 $0.45 Lot Size 6,621 SF Lease operating costs** $0.50 $3,776 GROSS MONTHLY COSTS: Gross monthly cash cost $1.50 $11,328 Mortgage payment $1.14 $8,597 Price Per Foot On Land $309.62 LEASE BENEFITS (PER MONTH): Ownership operating costs** $0.57 $4,294 Utilities $9,440 $1.25 Depreciation tax benefit at 35% tax rate $0.00 $0 Gross monthly cash cost $1.71 $12,891 Year Built 1930/1930 Avg. monthly principal paydown | equity build $0.00 $0 OWNERSHIP BENEFITS - EXCEL. APPRECIATION Debt PSF $1.19 PSF Tax benefit on rent deduction at 35% tax rate $0.35 $2,643 (PER MONTH): Repairs & Maintenance $5,600 $0.74 Tax benefit on operating costs at 35% tax rate $0.18 $1,322 Depreciation tax benefit at 35% tax rate $0.16 $1,226 Operating PSF $0.51 PSF Lease-out income (net of tax at 35% rate) $0.00 $0 Avg. monthly principal paydown | equity build $0.64 $4,817 $0.53 $3,965 Tax benefit on rent deduction at 35% tax rate $0.18 $1,323 Occupancy Cost $1.70 PSF Capital Reserves/Mic. $2,200 $0.29 NET COST AFTER LEASE BENEFITS: $0.98 $7,363 Tax benefit on operating costs at 35% tax rate $0.20 $1,503 Est. appreciation benefit, per month $0.00 $0 Lease-out income (net of tax at 35% rate) $0.00 $0 Interest on startup cost difference (net of 35% tax) -$0.09 -$663 LOAN ASSUMPTIONS - CONVENTIONAL FINANCING NET COST AFTER LEAST BENEFITS $0.98 $7,363 Total Operating Expenses $42,263 $6.13 PROJECTED RENT COST IN YEAR 10 $1.09 $8,206 NET COST AFTER OWNERSHIP BENEFITS EXCEL APPRE: $0.62 $4,685 SUMMARY TERMS Net rent cost (after tax benefits at 35% rate) $1.27 $9,607 Assumed annual rent escalation 2.5% Est. appreciation benefit, per month $0.45 $3,417 Loan Amount $1,845,000 Debt Service $107,891 $14.28 NET COST AFTER OWNERSHIP BENEFITS INCL. APPRE: $0.17 $1,268 ANALYSIS LIMITATIONS: Loan Type SBA 90% LTV THIS ANALYSIS DOES NOT INCLUDE SUPPLEMENTAL INCOME STREAM FROM GROWTH IN PROPERTY VALUE & OWNER EQUITY POTENTIAL TENANTS - LOWERING OCCUPANCY COSTS SIGNIFICANTLY Total Occupancy Costs $154,154 $20.41 Assumed Annual Appreciate Rate Of: 2.0% Borrower Down Payment (20%): $410,000 SBA/Conventional 3.25% Interest Rate Disclaimer: This sample analysis is based on a series of assumptions, including loan interest rates and annual appreciation rates, and is meant only to be illustrative in nature. The analysis is not a guarantee of any actual results of any loan or purchase PROPERTY VALUE LOAN BALANCE OWNER EQUITY transaction or ownership of any real property, all of which are subject to risks, uncertainties and assumptions that are difficult to predict and beyond our control. No warranties or representations, express or implied, are made as to the accuracy of the Year 5 $2,263,366 $1,382,966 $880,399 Amortization 25 Years information contained herein, and same is submitted subject to the possibility of errors, omissions, change of price, rental or Monthly Occupancy Costs other conditions, withdrawal without notice, prior sale, lease or financing. We include projections, opinions, assumptions or Year 10 $2,498,939 $1,050,705 $1,448,234 (before tax advantages of ownership) $1.70 PSF estimates for example only, and they may not represent future performance of the property. You and your financial and legal Monthly Payment $8,990.98/month advisors should conduct your own evaluation of the property and transaction economics. Year 15 $2,759,030 $664,744 $2,094,286 Year 20 $3,046,192 $216,406 $2,829,786 10 8701-8705 S VERMONT AVE | LOS ANGELES, CA 90044 HUDSON COMMERCIAL PARTNERS, INC. 11 12 8701-8705 S VERMONT AVE | LOS ANGELES, CA 90044 HUDSON COMMERCIAL PARTNERS, INC. 13 14 8701-8705 S VERMONT AVE | LOS ANGELES, CA 90044 HUDSON COMMERCIAL PARTNERS, INC. 15 16 8701-8705 S VERMONT AVE | LOS ANGELES, CA 90044 HUDSON COMMERCIAL PARTNERS, INC. 17 18 8701-8705 S VERMONT AVE | LOS ANGELES, CA 90044 HUDSON COMMERCIAL PARTNERS, INC. 19 20 8701-8705 S VERMONT AVE | LOS ANGELES, CA 90044 HUDSON COMMERCIAL PARTNERS, INC.