525 Evergreen St, Inglewood, CA 90302 · • Drapes: • Patio: • Ranges: • Refrigerator: •...

525 Evergreen St, Inglewood, CA 90302

Stephen Takahashi BRE 01944770310.403.9145 | [email protected]

TABLE OF CONTENTS

PROPERTY OVERVIEW

PROPETY PHOTOS

FINANCIAL ANALYSIS

SALES COMPARABLES

INGLEWOOD DEVELOPMENT PROJECTS

ABOUT US

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PROPERTY OVERVIEW

3

4

INVESTMENT OVERVIEW

Address 525 Evergreen St

City, State, Zip Inglewood, CA 90302

County Los Angeles

Zoning INR3YY

Number of Units 4

Current Cap Rate 4.74%

Market Cap Rate 6.06%

Current GRM 14.30

Market GRM 11.93

Year Built 1961

Building Size 4,160

Lot Size 6,065

Unit Mix (2) 2+1.5(1) 3+2(1) 1+1

Assessor’s Parcel Number 4017-002-022

Utilities Tenants Pay

Water Heaters Tenants Pay

Parking 6 Covered Parking

• Great Location – Close Proximity to the new

NFL stadium, LAX, and the 405 freeway.

• Great Unit Mix – (2) 2+1.5, (1) 3+2, (1) 1+1

• One Bedroom Unit to be delivered vacant

• Currently 4.5% CAP rate

• Each Unit Averages over 1,000 sq ft

PROPERTY PHOTOS

5

FINANCIAL ANALYSIS

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9

List Price: $1,195,000

Down Payment: 30.0% $358,500

Number of units: 4

Cost per Unit: $298,750

Current GRM: 14.30

Market GRM: 11.93

Current CAP: 4.74%

Market CAP: 6.06%

Year Built / Age: 1961 Proposed Financing

Approx. Lot Size: 6,065 First Loan Amount: $836,500 New 5

Approx. Gross RSF: 4,160 4.250%

Cost per Net RSF: $287.26 Payment $4,115 DCR: 1.15

Annualized Operating Data

Scheduled Gross Income: 83,580$ 100,200$

Vacancy Rate Reserve: 4,179$ 5%1

5,010$ 5%1

Gross Operating Income: 79,401$ 95,190$

Expenses: 22,768$ 27%1

22,768$ 23%1

Net Operating Income: 56,633$ 72,422$

Loan Payments: 49,381$ 49,381$

Pre Tax Cash Flows: 7,252$ 2.02%2

23,041$ 6.43%2

Principal Reduction: 14,102$ 14,102$

Total Return Before Taxes: 21,355$ 5.96%2

37,144$ 10.36%2

1 As a percent of Scheduled Gross Income 2 As a percent of Down Payment

Scheduled Income Annualized Expenses:

Estimated

# of Bdrms/ Notes Monthly Total Monthly Monthly Total New Taxes (New Estimated) 14,938$

Units Baths Rent/Average Income Rent/Unit Income Maintenance (3%) 2,507.40$

1 2+1.5 1,595.00$ 1,595.00$ 2,050$ 2,050$ Insurance ($.35/SF) 2,122.75$

1 1+1 Vacant 1,650.00$ 1,650.00$ 1,650$ 1,650$ Utilities - Per Unit 800$ 3,200.00$

1 3+2 2,075.00$ 2,075.00$ 2,600$ 2,600$

1 2+1.5 1,645.00$ 1,645.00$ 2,050$ 2,050$

Total Scheduled Rent: $6,965 $8,350

Laundry $0 $0

Garages $0 $0 Total Expenses: $22,768

Monthly Scheduled Gross Income: $6,965 $8,350 Expenses as %/SGI 27.24%

Annualized Scheduled Gross Income: $83,580 $100,200 Per Net Sq. Ft: $3.75

Utilities Paid by Tenant: Per Unit: $5,692

Market Income

Multi-Residential Investment - Operating Information

Terms:

Presented by LYON|STAHLGas & Electric

Current Rents Market Rents

Current Income

525 Evergreen St, Inglewood, CA

This information has been secured from sources we believe to be reliable but representations, or warranties, expressed or implied, as to the accuracy of the references to square footage, land lines/boundaries and age are approximate. Buyer takes responsibility for all information and bears all risk for any inaccuracies.

SALES COMPARABLES

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COMP 3 COMP 4COMP 2COMP 1

620 Hill St

Price $1,050,000

Number of Units 4

Year Built: 1948

Lot Size SF 7,909

Building Size SF 2,210

Unit Mix (2) 2+1(2) 1+1

Price/SF $475.11

Price/Unit $262,500

SALES COMPARABLES

521 Evergreen St

Price $1,050,000

Number of Units 4

Year Built: 1961

Lot Size SF 6,069


Unit Mix (2) 2+1(1) 3+2(1) 1+1

Price/SF $273.57

Price/Unit $312,500

701 Marlborough Ave

Price $1,150,000

Number of Units 4

Year Built: 1955

Lot Size SF 10,416


Unit Mix (3) 1+1(1) 3+1

Price/SF $473.06

Price/Unit $246,875

9633 Crenshaw Blvd #4

Price $1,325,000

Number of Units 4

Year Built: 1955

Lot Size SF 7,193


Unit Mix (4) 2+1

Price/SF $328.13

Price/Unit $356,250

COMP 5

905 Victor Ave

Price $1,380,000

Number of Units 4

Year Built: 1964

Lot Size SF 6,253


Unit Mix (1) 3+3(1) 3+2(1) 2+2(1) 2+1

Price/SF $318.34

Price/Unit $348,750

SALES COMPARABLES

Multi Map

620 HILL ST , Inglewood 90302 ENDING DATE: 07/03/2019Listing ID: SOLD PRICE: STATUS: Bldg SQFT: LOT SF: SLC:19486012 $1,050,000 Closed 2210 7,909 STD

521 EVERGREEN ST , Inglewood 90302 ENDING DATE: 01/16/2020Listing ID: SOLD PRICE: STATUS: Bldg SQFT: LOT SF: SLC:19528318 $1,050,000 Closed PBL

701 MARLBOROUGH AVE , Inglewood 90302 ENDING DATE: 03/08/2019Listing ID: SOLD PRICE: STATUS: Bldg SQFT: LOT SF: SLC:18393550 $1,150,000 Closed 2431 10,416 PBL

9633 Crenshaw BLVD # 4, Inglewood 90305 ENDING DATE: 05/13/2019Listing ID: SOLD PRICE: STATUS: Bldg SQFT: LOT SF: SLC:IN19011406 $1,325,000 Closed 4038 7,193 STD

905 VICTOR AVE , Inglewood 90302 ENDING DATE: 04/18/2019Listing ID: SOLD PRICE: STATUS: Bldg SQFT: LOT SF: SLC:19424854 $1,380,000 Closed 4335 6,253 STD

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Quick CMA Report

PriceLSqft#UnitsAreaCityAddress GSI $/Sqft

Closed

SqftYrBuilt DOM/CDOMCOE DateSale Type

620 HILL ST ING 101 4 7,909 $1,050,000$475.11 2,2101948 0/007/03/2019STD

521 EVERGREEN ST ING 101 4 $1,050,0001961 33/3301/16/2020PRO

701 MARLBOROUGH AV ING 101 4 10,416 $1,150,000$473.06 2,4311955 73/7303/08/2019PRO

9633 Crenshaw BL ING 102 4 7,193 $1,325,000$328.13$77,700 4,0381955 39/17705/13/2019STD

905 VICTOR AV ING 101 4 6,253 $1,380,000$318.34 4,3351964 14/1404/18/2019STD

$1,380,000

$1,050,000

$1,191,000

$1,150,000

4,335

2,210

3,254

3,235

73/177

0/0

32/59

33/33

10,416

6,253

7,943

7,551

Maximum:

Minimum:

Average:

Median:

$475.11

$318.34

$398.66

$400.59

Criteria:

Property Type is 'Residential Income'

Standard Status is 'Closed'

Contract Status Change Date is 02/14/2020 to 02/14/2019

City is 'Inglewood'

Res Income Quick CMA Page 1 of 1 Printed By Stephen Takahashi CalBRE: 01944770 on 2/14/20

Closed • List / Sold: $1,050,000/$1,050,000

620 HILL St • Inglewood 90302 0 days on the market 4 units • $262,500/unit • 2,210 sqft • 7,909 sqft lot • $475.11/sqft • Built in 1948 Listing ID: 19486012 1/2 block east of La Cienega

Bread and butter 1 story triplex located inNorth Inglewood on border of Westchester. 3 car detached garage. Wall heaters. No A/C. Propertysold off market, in theMLS for comp purposes. Property sold for cash. Property was tented prior to the COE.

Facts & Features• Sold On 07/03/2019• Original List Price of• 1 Buildings

Interior

Exterior

Annual Expenses• Total Operating Expense: $0• Electric: • Gas: • Furniture Replacement: • Trash: • Cable TV: • Gardener: • Licenses:

• Insurance: • Maintenance: • Workman's Comp: • Professional Management: • Water/Sewer: • Other Expense: • Other Expense Description:

Unit DetailsUNITS BEDS BATHS GARAGE FURNISHED? ACTUAL RENT TOTAL RENT PRO FORMA

1: 1 2 1 Unfurnished $1,800 $1,800 $1,8002: 1 1 1 Unfurnished $1,500 $1,500 $1,5003: 1 2 1 Unfurnished $1,800 $1,800 $1,800# Of Units With:

• Separate Electric: • Gas Meters: • Water Meters: • Carpet: • Dishwasher: • Disposal:

• Drapes: • Patio: • Ranges: • Refrigerator: • Wall AC:

Additional Information• Standard sale • 101 - North Inglewood area

• Los Angeles County• Parcel # 4017034025

Stephen Takahashi Lyon Stahl Investment Real Estate, Inc.State License #: 01944770 State License #: 01972083Cell Phone: 310-403-9145 239 Oregon St.

El Segundo, 90245

Click arrow to display photos

CUSTOMER FULL: Residential Income LISTING ID: 19486012 Printed: 02/14/2020 1:14:01 PM

Closed • List / Sold: $1,250,000/$1,050,000

521 EVERGREEN St • Inglewood 90302 33 days on the market 4 units • $312,500/unit • sqft • No lot size data • No $/Sqft data • Built in 1961 Listing ID: 19528318 Take 1-10 W. Take exit 8 for La Brea Ave. Continue onto La Brea. Turn right onto W 64th Street. Turn left to stay on W64th Street. Turn left onto N Beach Street. Turn right onto Evergreen St.

This is a four-plex in heart of Ingelwood. C lose to airports this is a probate in less then average condition 3 bedroom 2 bath unit is currently avacant unit 3 -2 bedroom 1 bath units that are occupied.There is also a single with k itchen and bathroom on bottom floor that is vacant. A llbuyers must show offers and proof of funds prior to v iewing. No court approval required.

Facts & Features• Sold On 01/16/2020• Original List Price of $999,000• 1 Buildings

Interior

Exterior

Annual Expenses• Total Operating Expense: • Electric: • Gas: • Furniture Replacement: • Trash: • Cable TV: • Gardener: • Licenses:



1: 1 3 2 Unfurnished $0 $1,800 $02: 1 1 1 Unfurnished $0 $980 $03: 1 2 1 Unfurnished $0 $1,050 $04: 1 2 1 Unfurnished $0 $0 $0# Of Units With:



Additional Information• Probate Listing sale • 101 - North Inglewood area



El Segundo, 90245

Closed • List / Sold: $987,498/$1,150,000

701 MARLBOROUGH Ave • Inglewood 90302 73 days on the market 4 units • $246,875/unit • 2,431 sqft • 10,416 sqft lot • $473.06/sqft • Built in 1955 Listing ID: 18393550 North of E. Florence Ave., East of Centinela Ave., South of E. Hyde Park Blvd., West of N. Park Ave.

Court is set. The list price is the minimum acceptable bid price. Agents please see private remarks for additional information. Wonderfulopportunity to own an investment property in the City of Inglewood. Unit mix consists three - 1 bedroom, 1 bathroom units and one - 3bedroom, 1.5 bathroom home with attached two car garage. Additionally, there are two - 2 car garages. Trust Sale, court confirmationrequired.

Facts & Features• Sold On 03/08/2019• Original List Price of $899,000• 2 Buildings• Cooling: See Remarks

• Laundry: See Remarks

Interior

Exterior• Security Features: Gated Community

Annual Expenses• Total Operating Expense: $0• Electric: • Gas: • Furniture Replacement: • Trash: • Cable TV: • Gardener: • Licenses:



1: 1 3 1 Unfurnished $0 $0 $02: 1 1 1 Unfurnished $0 $0 $03: 1 1 1 Unfurnished $0 $0 $04: 1 1 1 Unfurnished $0 $0 $0# Of Units With:



Additional Information• Probate Listing sale • 101 - North Inglewood area


Stephen Takahashi Lyon Stahl Investment Real Estate, Inc.State License #: 01944770 State License #: 01972083

Cell Phone: 310-403-9145 239 Oregon St.El Segundo, 90245



Closed • List / Sold: $1,425,000/$1,325,000

9633 Crenshaw Blvd # 4 • Inglewood 90305 39 days on the market 4 units • $356,250/unit • 4,038 sqft • 7,193 sqft lot • $328.13/sqft • Built in 1955 Listing ID: IN19011406 Off of Hardy North of Century and South of Manchester

Location! Location! Location! Great opportunity to own a rental property in the beautiful city of Inglewood. This 4 plex is minutes from theInglewood Park Casino, The Forum and The New Inglewood Stadium. Each unit has 2 spacious bedroom with spacious bedroom closets, withone bath in each unit, and spacious linen closets. Some units have been upgraded. Only one of the units will need some cosmetic repairs. Unitone and unit 2 has their own private backyard and patio area. Unit 3 and Unit 4 are upstairs with a v iew of Inglewood and the stadium. Eachunit has a 2 car park ing space. One garage space and one park ing space in front of the garage. The building has two commercial washermachine and dryers ($1.50 to wash and $1.00 to dry). A ll units are fully occupied. The building is sold as is and with the tenants. Don't missthis opportunity to own an income property in Inglewood.

Facts & Features• Sold On 05/13/2019• Original List Price of $1,425,000• 1 Buildings• 8 Total park ing spaces

• Laundry: Community, Gas & Electric Dryer Hookup• $77700 Gross Scheduled Income• $58939.5 Net Operating Income• 4 electric meters available• 4 gas meters available• 0 water meters available

Interior

Exterior• Lot Features: Walkstreet • Sewer: Public Sewer

Annual Expenses• Total Operating Expense: $18,761• Electric: $514.44• Gas: $0• Furniture Replacement: • Trash: $1,153• Cable TV: 01218499• Gardener: • Licenses:

• Insurance: $1,940• Maintenance: $300• Workman's Comp: • Professional Management: 0• Water/Sewer: $1,153• Other Expense: $76• Other Expense Description: Sears


1: 1 2 1 1 Unfurnished $1,500 $1,500 $02: 1 2 1 1 Unfurnished $1,500 $1,500 $03: 1 2 1 1 Unfurnished $1,500 $1,500 $04: 1 2 1 1 Unfurnished $1,800 $1,800 $0# Of Units With:

• Separate Electric: 4• Gas Meters: 4• Water Meters: 0• Carpet: • Dishwasher: • Disposal:


Additional Information• Standard sale • 102 - South Inglewood area



El Segundo, 90245


CUSTOMER FULL: Residential Income LISTING ID: IN19011406 Printed: 02/14/2020 1:14:02 PM

Closed • List / Sold: $1,395,000/$1,380,000

905 VICTOR Ave • Inglewood 90302 14 days on the market 4 units • $348,750/unit • 4,335 sqft • 6,253 sqft lot • $318.34/sqft • Built in 1964 Listing ID: 19424854 FROM LA CIENEGA BLVD, TURN ONTO HILL STREET, THEN MAKE RIGHT ONTO VICTOR.

This is a Beautiful, Updated, Renovated, 4 unit Property in this Prime Inglewood location . The units are Large and Spacious. There is a 3/3 unitthat has a small patio, also, 3/2 unit, 2/2 unit, with balcony, 2/1 unit. There is a Laundry Room on property, new owner just needs to addwasher/dryer for extra income, hook ups are present. Units #2 & #3 have Central Heat. Each unit has a covered carport park ing space. The 3bedrooms have 2 spaces, the 2 bedrooms have 1 space each. Property is located near grocery stores & shopping center. Please DO NOTWALK ON PROPERTY, OR SPEAK TO ANY OF THE TENANTS, If any of these things are done, your possible offer will not be presented toseller. Please call LA for showing of Vacant unit. Other units will be shown with subject to inspection and accepted offer. PROPERTY IS SOLDAS-IS.

Facts & Features• Sold On 04/18/2019• Original List Price of $1,395,000• 1 Buildings• 6 Total park ing spaces

• Laundry: Common Area, Gas Dryer Hookup, Indiv idual Room• $53555 Net Operating Income• 4 electric meters available• 4 gas meters available

Interior• Floor: Carpet, Laminate • Appliances: Disposal, Gas Water Heater, Refrigerator, Dishwasher

• Other Interior Features: Balcony

Exterior

Annual Expenses• Total Operating Expense: $11,245• Electric: $425.00• Gas: • Furniture Replacement: • Trash: • Cable TV: 01484104• Gardener: • Licenses:

• Insurance: $125• Maintenance: • Workman's Comp: • Professional Management: • Water/Sewer: $26• Other Expense: • Other Expense Description:


1: 1 3 3 Unfurnished $0 $0 $3,3002: 2 2 1 Unfurnished $1,475 $1,475 $1,8003: 3 3 2 Unfurnished $2,350 $2,350 $2,5004: 4 2 2 Unfurnished $1,575 $2,000# Of Units With:

• Separate Electric: 4• Gas Meters: 4• Water Meters: • Carpet: 4• Dishwasher: 4• Disposal: 4

• Drapes: 4• Patio: 2• Ranges: 4• Refrigerator: 2• Wall AC:

Additional Information• Standard sale • 101 - North Inglewood area

• Los Angeles County

• Parcel # 4017015046


El Segundo, 90245


Inglewood Development Projects

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Inglewood Development Projects

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SoFi Stadium

SoFi Stadium is an unprecedented and unparalleled sports and entertainment

destination being built in Inglewood, CA, by Los Angeles Rams

Owner/Chairman E. Stanley Kroenke. The first indoor-outdoor stadium to be

constructed, SoFi Stadium will be the home of the Los Angeles Chargers and

Los Angeles Rams when it opens in summer 2020. The state-of-the-art stadium

re-imagines the fan experience and will host a variety of events year-round

including Super Bowl LVI in 2022, the College Football Championship Game in

2023, and the Opening and Closing Ceremonies of the Olympic Games in 2028.

ABOUT US

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WHO WE ARE

Stephen Takahashi is Vice President at Lyon Stahl Investment Real Estate. After graduating from Santa Clara University, Stephen decided to move back

where he grew up in the South Bay. Stephen demonstrates a client-first attitude as he continues to contribute new business. He has been awarded

with the prestigious “High Velocity” award in both 2016 and 2017. This award is given to the agent who had the most closed transaction sides for the year.

Stephen TakahashiVice President

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DISCLAIMERS

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The information contained in this Broker Opinion of Value (“BOV”) is proprietary and strictly confidential; it is intendedto be reviewed only by the party receiving it from Broker and should not be made available to anyone else without thewritten consent of Broker. By retention or use of this BOV, you agree that its contents are confidential, that you will holdit in the strictest confidence, and that you will not disclose any of its contents contrary to these terms.

This BOV has been prepared to provide summary, unverified information to establish a preliminary estimate of value forthe subject property (“Property”). The information in this BOV has been obtained from sources Broker believes to bereliable; however, Broker has not conducted sufficient investigation to make any warranty or representation whatsoeverincluding but not limited to the accuracy or completeness of the information, veracity or accuracy of the information,condition of the Property or its compliance or lack of compliance with applicable governmental requirements,developability, suitability or financial performance of the Property, income or expenses for the Property, the size andsquare footage of the Property and improvements, the presence or absence of contaminating substances, PCB’s orasbestos, the compliance with State or Federal regulations, the physical condition of the improvements thereon, or thefinancial condition or business prospects of any tenant or any tenant’s plans or intentions to continue occupancy of theProperty. The BOV has selected information relating to the Property and does not purport to be an all - inclusiverepresentation regarding the Property or to contain all or part of the information which prospective investors mayrequire to evaluate the purchase of the Property. All information is based on assumptions relating to the generaleconomy, market conditions, competition and other factors beyond the control of Broker, therefore, all information issubject to material variation. The information contained herein is not a substitute for a thorough due diligenceinvestigation. Interested parties are expected to review all information of whatever nature independently and not relyon the contents of this BOV in any manner.

The Property owner (“Owner”) expressly reserves the right, at its sole discretion, to reject any or all offers to purchase theProperty, and/or to terminate discussions at any time with or without notice. The Owner shall have no legalcommitment or obligation unless and until written agreement(s) have been fully executed, delivered and approved bythe Owner and any conditions to theOwner’s obligations therein have been satisfied or waived.

525 Evergreen St, Inglewood, CA 90302 · • Drapes: • Patio: • Ranges: • Refrigerator: •...

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