Click icon to add picture€¦ · •click icon to add picture brett lyon (310) 780-1899...

• Click icon to add picture

BRETT LYON

(310) 780-1899

[email protected]

LIC. 01717818

WOODY STAHL

(310) 710-3829

[email protected]

LIC. 01399621

BROKER OPINION OF VALUE

520 E REGENT ST

INGLEWOOD, CA 90301

$1,550,000

520 E REGENT ST

INGLEWOOD, CA 90301

LYON STAHL INVESTEMENT REAL ESTATE • 2

TAB

LE O

F CO

NTE

NTS

TABLE OF CONTENTS

THE PROPERTY 3

Property Highlights / Overview

Property Photographs

THE FINANCIALS 7

Financial Summary

Rent Roll

Financing Options

COMPARABLES 13

Sales Comparables

Sales Comparable Map

Market Comparables

Market Comparable Map

Lease Comparables

Lease Comparable Map

THE LOCATION 20

City Overview

City Projects

DISCLAIMER AND CONFIDENTIALITY AGREEMENT 25


520 E REGENT ST

INGLEWOOD, CA 90301

LYON STAHL INVESTEMENT REAL ESTATE

PROPERTY

OVERVIEW

520 E REGENT ST

INGLEWOOD, CA 90301


THE P

RO

PER

TY

PROPERTY OVERVIEW

PROPERTY SUMMARY

PRICE $1,550,000

ADDRESS 520 E Regent St

CITY, STATE, ZIP Inglewood, CA 90301

COUNTY Los Angeles

YEAR BUILT 1966

NUMBER OF UNITS 5

BUILDING SIZE 4,897

LOT SIZE 7,474

PRO FORMA CAP 4.95%

PRO FORMA GRM 13.11

PRICE / BLDG SF $316.52

PRICE / LOT SF $207.39

520 E REGENT ST

INGLEWOOD, CA 90301


THE P

RO

PER

TY

PROPERTY OVERVIEW

Lyon Stahl is proud to present 520 E Regent St, a 5-unit apartment building located in the best part of Inglewood – less than one mile from the new Hollywood Park Neighborhood Development and future NFL Stadium! This large, 4,897 SF structure was built in 1966 and has a desirable unit mix of one (1) 3-bed/1.75-bath, one (1) 2-bed/2-bath, and three (3) 1-bed/1-bath units. Situated on 7,474 SF of land this property has been well-maintained and features a beautifully landscaped yard, a massive driveway with eight (8) covered parking spaces (2-car garage and six carports), and an on-site laundry room. Given the significant upside in market rent potential and unbeatable North Inglewood location, this is an amazing multi-family investment opportunity!

• 5-unit building consisting of 4,897 SF |Situated on a 7,474 SF parcel of land

• Desirable unit mix: (1) 3-bed/1.75-bath, (1) 2-bed/2-bath, & (3) 1-bed/1-bath units

• Built in 1966 | Well-maintained with a beautifully landscaped yard

• Features a massive driveway with a 2-car garage &(6) carports | Contains on-site laundry room

• Significant upside in market rent potential• Prime Inglewood location – blocks from the Forum

& Multi-Billion Dollar NFL Stadium Development

520 E REGENT ST

INGLEWOOD, CA 90301


THE P

RO

PER

TY

PROPERTY PHOTOGRAPHS


520 E REGENT ST

INGLEWOOD, CA 90301


FINANCIAL

OVERVIEW

520 E REGENT ST

INGLEWOOD, CA 90301


FINA

NC

IALS

PROPERTY SUMMARY

ADDRESS 520 E REGENT ST, INGLEWOOD, CA

APN 4021-003-004

NUMBER OF UNITS 5

BUILDING SIZE 4,897 SF

LOT SIZE 7,747 SF

PRICE PER UNIT $310,000

PRICE / BLDG SF $316.52

PRICE / LOT SF $207.39

YEAR BUILT 1966

MARKET NOI $76,761

MARKET CAP RATE 4.95%

MARKET GRM 13.11

PARKING (8) COVERED SPOTS + HUGE DRIVEWAY

PRICING SUMMARY

PRICE 1,550,000

FINANCIAL OVERVIEW

520 E REGENT ST

INGLEWOOD, CA 90301


FINA

NC

IALS

SCHEDULED RENT SUMMARY

Unit Type No. Of Units Average Rent Market Rent

3-Bed/1.75-Bath 1 $2,800 $2,800

2-Bed/2-Bath 1 $800 $2,100

1-Bed/1-Bed 3 $0 $1,650

SCHEDULED RENT SUMMARY

Current Actuals Market Rent

Gross Scheduled Income $43,200 $118,200

Less Vacancy 3% $1,296 $3,546

Gross Operating Income $41,904 $114,654

EXPENSE SUMMARY

Current Actuals Market Pro Forma

Real Estate Taxes $21,278 $21,278

Insurance $0.40 / SF $1,959 $1,959

Utilities $800 / Unit $4,000 $4,000

Gardener $100 / Month $1,200 $1,200

Property Management 5% of GSI $5,910 $5,910

Maintenance/Repairs 3% of GSI $3,546 $3,546

TOTAL EXPENSES $37,893 $37,893

Expense Per Unit $7,579 $7,579

Expense Per SF $5.07 $5.07

NET OPERATING INCOME $4,011 $76,761

FINANCIAL OVERVIEW

520 E REGENT ST

INGLEWOOD, CA 90301


FINA

NC

IALS

RENT ROLL

UNIT # UNIT TYPE ACTUAL RENT MARKET RENT NOTES

1 3-Bed/1.75-Bath $2,800 $2,800 Owner’s Unit

2 2-Bed/2-Bath $800 $2,100

3 1-Bed/1-Bath $0 $1,650 Vacant



MONTHLY TOTALS $3,600 $9,850

ANNUALIZED TOTALS $43,200 $118,200

520 E REGENT ST

INGLEWOOD, CA 90301


FINA

NC

IALS

FINANCING OPTIONS

Loan Option 1

520 E REGENT ST

INGLEWOOD, CA 90301


FINA

NC

IALS

FINANCING OPTIONS

Loan Option 2


520 E REGENT ST

INGLEWOOD, CA 90301


COMPARABLES

520 E REGENT ST

INGLEWOOD, CA 90301


CO

MP

AR

AB

LES

SOLD COMPARABLES

Address Price UnitsYear Built

Building Size Price/Unit Price/SF Cap Rate GRM Sale Date

823 S Grevillea AveInglewood, CA

$1,467,350 5 1964 3,978 $299,000 $368.87 3.82% 15.86 07/11/18

435 W Regent StInglewood, CA

$2,300,000 9 1960 6,443 $233,333 $356.98 2.56% 20.96 11/09/18

516 E Regent StInglewood, CA

$1,750,000 6 1961 5,390 $291,667 $324.68 3.87% 15.70 10/04/18

727 W Hyde Park BlvdInglewood, CA

$1,825,000 6 1989 5,478 $299,167 $333.15 4.12% 15.35 09/12/18

820 Cory DrInglewood, CA

$1,500,000 6 1954 4,584 $252,083 $327.23 3.86% 16.20 03/30/18

936 W Beach AveInglewood, CA

$2,490,000 10 1954 7,652 $250,000 $325.41 3.89% 16.66 08/16/18

Averages $1,888,725 N/A N/A 5,588 $270,875 $339.39 3.69% 16.79 N/A


$1,550,000 5 1966 4,897 $310,000 $316.524.95%

(Pro Forma)13.11

(Pro Forma)N/A

1

2

3

4

5

6

520 E REGENT ST

INGLEWOOD, CA 90301


CO

MP

AR

AB

LES

SOLD COMPARABLES MAP

520 E REGENT ST

INGLEWOOD, CA 90301


CO

MP

AR

AB

LES

ON-MARKET COMPARABLES

Address Price UnitsYear Built

Building Size Price/Unit Price/SF Cap Rate GRM

218 Stepney StInglewood, CA

$1,675,000 7 1952 3,778 $239,286 $443.36 5.41% 11.28

127 N Eastwood AveInglewood, CA

$2,100,000 6 1958 5,047 $350,000 $416.09 3.05% 25.29

1016 N Market StInglewood, CA

$2,200,000 8 1964 6,558 $275,000 $365.02 2.73% 19.09

225 W Manchester BlvdInglewood, CA

$2,500,000 7 1968 6,610 $357,143 $378.21 3.80% 21.72

110 S Eucalyptus AveInglewood, CA

$2,925,000 7 1987 7,280 $417,857 $401.79 5.06% 13.97

620 Aerick StInglewood, CA

$3,700,000 12 1958 9,288 $308,333 $398.36 3.42% 20.54

Averages $2,516,667 N/A 1965 6,427 $324,603 $400.47 3.91% 18.65


$1,550,000 5 1966 4,897 $310,000 $316.524.95%

(Pro Forma)13.11

(Pro Forma)

1

2

3

4

5

6

520 E REGENT ST

INGLEWOOD, CA 90301


CO

MP

AR

AB

LES

ON-MARKET COMPARABLES MAP

520 E REGENT ST

INGLEWOOD, CA 90301


CO

MP

AR

AB

LES

LEASE COMPARABLES

Address Date Leased Year Built Unit Type Rental Rate Size

807 Brett StInglewood, CA 90302

02/14/19 1959 3-Bed/2-Bath $3,195 1,250 SF

650 E Nutwood St #6Inglewood, CA 90301

11/01/18 1966 2-Bed/2-Bath $2,300 1,075 SF

324 E Plymouth St #22Inglewood, CA 90302

09/27/18 1987 2-Bed/2-Bath $2,000 850 SF

805 Industrial Ave #3Inglewood, CA 90302

03/12/18 1972 1-Bed/1-Bath $1,800 732 SF

554 E Ellis AveInglewood, CA 90302

07/07/18 1923 1-Bed/1-Bath $1,695 600 SF

Averages 1961 N/A $2,198 901 SF

520 E Regent StInglewood, CA 90301

N/A 19663-Bed/1.75-Bath

2-Bed/2-Bath1-Bed/1-Bath

$2,800$800$0

N/A

1

2

3

4

5

520 E REGENT ST

INGLEWOOD, CA 90301


CO

MP

AR

AB

LES

LEASE COMPARABLES MAP


520 E REGENT ST

INGLEWOOD, CA 90301


LOCATION

520 E REGENT ST

INGLEWOOD, CA 90301


THE LO

CA

TION

Inglewood is a city in the South Bay region of Los Angeles that is bordered by Westchester/LAX, Hawthorne, and Ladera Heights. Spanning 8 square miles with a population of 109,670, Inglewood has emerged as one of the hottest real estate markets in Southern California. Real estate values have increased 10.1% over the past year and the median price of homes currently listed in Inglewood is $480,000.

The majority of residents are served by the Inglewood Unified School District. Wilder’s Preparatory Academy Charter School is the best public elementary school in the city, and high schools include Inglewood High, Morningside High, City Honors High, and Hillcrest High School. The private schools in the area include St. Mary’s Academy and St. John Chrysostom Elementary School.

Inglewood is also home to the illustrious Forum, which was designed by architect Charles Luckman, who also designed Madison Square Garden in New York. For decades, the Forum was one LA’s most prominent concert venues, hosting the likes of Elvis Presley, Led Zeppelin, and the Jackson 5. It was also home to the Los Angeles Lakers before the team moved to the Staples Center in 1999. The Forum is now the largest indoor performance venue in the country with a design focused on music and entertainment.

The Los Angeles Stadium at Hollywood Park is under construction in Inglewood and when completed in 2020, it will be the home of both the Los Angeles Rams and Los Angeles Chargers. The Los Angeles Stadium is also expected to host the Super Bowl in 2021 and the 2028 Summer Olympics.

CITY OVERVIEW

520 E REGENT ST

INGLEWOOD, CA 90301


THE LO

CA

TION

The new home for the Los Angeles Chargers and Rams will be the largest stadium in the NFL. Costing nearly $5 Billion ($4.963 Billion), the 3 Million sq. ft. stadium is set to be the largest stadium in the NFL and will be able to seat 70,240. The price tickets are also expected to rise with season tickets predicted to cost $350-400 per game. Construction is 60% complete and is scheduled to be ready for the 2020. The stadium will also host the 2022 Super Bowl.

The NFL stadium is only one part of a larger plan. The area around the stadium, known as Hollywood Park, is also under construction and will include about 3,000 new residential units, 620,000 square feet of shops and restaurants, green space including a manmade lake, and lastly a revamped casino. The new Hollywood Park is expected to be completed in 2023.

CITY PROJECTS

520 E REGENT ST

INGLEWOOD, CA 90301


THE LO

CA

TION

CITY PROJECTS

The NFL stadium isn’t the only professional sporting arena bound for Inglewood. It’s looking very likely that the Clippers will move out of Downtown LA’s Staples Center and into the South Los Angeles city. A short document released by the city states that the stadium will be located across from the Hollywood Park Development and seat 18,000. Additionally, the stadium will be joined by a new practice facility, retail space, and outdoor plazas with basketball courts that are open to the public. The Steve Balmer privately financed stadium will cost around $1.2 Billion and is expected to open by 2024 when the Clipper’s Staples Center lease is up.

520 E REGENT ST

INGLEWOOD, CA 90301


THE LO

CA

TION

Adjacent to Inglewood (down Manchester Blvd.) in Vermont Knolls, the county has proposed a project that would rise across a 4.2-acre site. It would include 180 unit of affordable housing, a public school, a transit plaza and a bus transfer center, and shops. Other features of the project would include basement and structured parking for up to 383 vehicles, as well as 20 faculty apartments and space for commercial tenants. The proposed development was started by a vote by the Los Angeles County Board of Supervisors in December 2017 to initiate eminent domain proceedings for the development site at a cost of $15.7 million.

CITY PROJECTS

The information contained in this Offering Memorandum (“Memorandum”) is proprietary and strictly confidential; it is

intended to be reviewed only by the party receiving it from Broker and should not be made available to anyone else without

the written consent of Broker. By retention or use of this Memorandum, you agree that its contents are confidential, that you

will hold it in the strictest confidence, and that you will not disclose any of its contents contrary to these terms.

This Memorandum has been prepared to provide summary, unverified information to establish a preliminary level of interest in

the subject property (“Property”). The information in this Memorandum has been obtained from sources Broker believes to be

reliable; however, Broker has not conducted sufficient investigation to make any warranty or representation whatsoever

including 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 and square

footage of the Property and improvements, the presence or absence of contaminating substances, PCB’s or asbestos, the

compliance with State or Federal regulations, the physical condition of the improvements thereon, or the financial condition

or business Property and does not purport to be an all – inclusive representation regarding the Property or to contain all or

part of the information which prospective investors may require to evaluate the purchase of the Property. Additional

information and an opportunity to investigate the Property will be made available to interested and qualified prospective

purchasers. All information is based on assumptions relating to the general economy, market conditions, competition and

other factors beyond the control of Broker, therefore, all information is subject to material variation. The information

contained herein is not a substitute for a thorough due diligence investigation. Interested parties are expected to review all

information of whatever nature independently and not rely on the contents of this Memorandum in any manner.

The Property owner (“Owner”) expressly reserves the right, at its sole discretion, to reject any or all offers to purchase the

Property, and/or to terminate discussions at any time with or without notice. The Owner shall have no legal commitment or

obligation unless and until written agreement(s) have been fully executed, delivered and approved by the Owner and any

conditions to the Owner’s obligations therein have been satisfied or waived.

DISCLAIMER & CONFIDENTIALITY AGREEMENT


EXCLUSIVELY MARKETED BY

BRETT LYON

(310) 780-1899

[email protected]

LIC. 01717818

WOODY STAHL

(310) 710-3829

[email protected]

LIC. 01399621

Click icon to add picture€¦ · •click icon to add picture brett lyon (310) 780-1899...

Documents

Transcript of Click icon to add picture€¦ · •click icon to add picture brett lyon (310) 780-1899...