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An 18-Unit Apartment Opportunity

121 N Hamilton Drive,

Beverly Hills, CA 90211

Tom JonssonManaging Principal

Office: (310) 593-9866

Will JamesDirector

Office: (310) 593-9867

CONFIDENTIALITY AGREEMENT

The information contained in the following Marketing Brochure is proprietary and strictly confidential. It is intended to be reviewed only by the party intended to be receiving it from CBC Advisors and should not be made available to any other person or entity without the written consent of CBC Advisors. This Marketing Brochure has been prepared to provide summary, unverified information to prospective purchasers, and to establish only a preliminary level of interest in the subject property. The information contained herein is not a substitute for a thorough due diligence investigation nor shall any information contained herein be relied upon in connection with such due diligence. CBC Advisors has not made any investigation, and makes no warranty or representation, with respect to any aspect of the subject property or business, including but not limited to the income or expenses for the subject property, the future projected financial performance of 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 and Federal regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant, or any tenant’s plans or intentions to continue its occupancy of the subject property. The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, CBC Advisors has not verified, and will not verify, any of the information contained herein, nor has CBC Advisors conducted any investigation regarding these matters and makes no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All potential buyers must take appropriate measures to verify all of the information set forth herein and nothing contained herein is intended to be relied upon in any manner in connection with the purchase of the subject property.

CBC Advisors is not affiliated with, sponsored by, or endorsed by any commercial tenant or lessee identified in this marketing package. The presence of any corporation’s logo or name is not intended to indicate or imply affiliation with, or sponsorship or endorsement by, said corporation of CBC Advisors, its affiliates or subsidiaries, or any agent, product, service, or commercial listing of CBC Advisors, and is solely included for the purpose of providing tenant lessee information about this listing to prospective customers.

NON-ENDORSEMENT NOTICE

SECTIONSSECTIONS

121 N Hamilton Drive, Beverly Hills, CA 90212

121 I PROPERTY DESCRIPTION

II LOCATION OVERVIEW

III RECENT SALES

IV RENT COMPARABLES

V FINANCIAL ANALYSIS

VI DEMOGRAPHICS

N Hamilton Drive,


I. PROPERTY DESCRIPTION



Hamilton Towers is an 18-unit luxury apartment building in Beverly Hills. This newly renovated building sit just off of Restaurant Row near the intersection of Wilshire and La Cienega Boulevard. Located within walking distance to the future Wilshire/La Cienega Metro Station, the property is within walking distance to famous restaurants, hotels and shopping landmarkes including the Lawrey’s, the SLS Hotel and The Beverly Center.

The subject property built in 1965 totals 22,248 square feet and consists of One (1) and Two (2) Bedroom Units. All units were newly renovated in 2016/2017 with new wood floors, new kitchen stainless steel appliances, granite countertops, custom two-tone paint and central air. In addition, the units are spacious and their large open floor plan of the living spaces within the units make the apartments great for entertaining and hosting guests. The property also contains parking for all guests in an underground parking garage and a large laundry room on site.

INVESTMENT OVERVIEW

» Newly Renovated Building – All Units Renovated in2016/2017

» Walking Distance to the Future Wilshire/La CienegaMetro Station & Restaurant Row

» Large Spacious Units – Sizes Range from 1,003 to 1,614SF

» Nine (9) 1-Bedroom/1-Bathroom Units; Eight (8)2-Bedroom/2-Bathroom Units; One (1) 2-Bedroom/2.5-Bathroom Unit

» Balconies in Select Units

» Underground Parking Garage & Laundry Facilities On-Site

INVESTMENT HIGHLIGHTS


PROPERTY INFORMATIONPROPERTY INFORMATION

Property Address 121 N Hamilton Drive, Beverly Hills, CA 90212

Assessor’s Parcel Number 4334-021-063

Land Use Apartments

Buildings 1

Stories 3

Zoning BHR475

Year Built 1965

SITE DESCRIPTION

Units 18

Rentable Square Feet 22,248

Lot Size (SF) 12,995

Parking 20 Total (9 Tandem & 11 Individual) Subterranean Parking

UTILITIES

Water Master Metered

Sewer Master Metered

Electric Separately Metered

Gas Separately Metered

CONSTRUCTION

Framing Wood

Exterior Stucco

Roof Flat


PROPERTY INFORMATION

UNIT AMENITIES

• Large Open Floor Plans

• Hardwood-Style Flooring

• Central Air + Heat

• Stainless Steel Appliances

• Granite Countertops

• Custom-Two Tone Paint

• High Ceilings

• LED Lights

• Balconies in Select Units

See www.121Hamilton.com For More Information

*For More Information on Floor Plans & Unit Layouts Visit: www.121Hamilton.com


INTERIOR PHOTOS


PROPERTY PHOTOS

REGIONAL MAP

LOCATION MAP


PARCEL MAP


II. LOCATION OVERVIEW



LOCATION OVERVIEW - STEPS TO RESTAURANT ROW


LOCATION OVERVIEW

LOCATION OVERVIEW

The Proposed Purple line will initially proceed along Wilshire Boulevard on its westward journey, with stations at La Brea, Fairfax, La Cienega, and Rodeo. The train will then dip down to Constellation Boulevard and Avenue of the Stars before rising back up to Wilshire, with two final stops at UCLA and the Veterans Affairs Hospital.

The subway extension is being built in three sections. The first is 3.9 miles long and will run beneath Wilshire Boulevard with stations at Wilshire/La Brea, Wilshire/Fairfax and Wilshire/La Cienega. This part of the project is under construction and forecast to open in late 2023. At present, the station at Wilshire/La Brea is being excavated and the street decking is being installed at Wilshire/Fairfax to allow digging to begin there. Tunneling is set to begin in 2019.

The second section extends the subway 2.6 more miles to a station in Beverly Hills near Wilshire and Rodeo Drive (the entrance will ac-tually be at Wilshire and Reeves) and a second station at Avenue of the Stars and Constellation Boulevard in the heart of Century City. Early work is underway on this section with major construction getting underway in 2018. Completion of the second subway section is anticipated between 2024 and 2026.

A third and final section will extend the subway another 2.6 miles, with stations at Wilshire/Westwood and the final station at the West-wood/VA Hospital Construction on this section — with funding from the recently approved Measure M sales tax — is planned to begin as early as 2019 and a finish date also between 2024 and ’26.

Sources: Metro



III. RECENT SALES

121 N Hamilton Drive

1 117 N Hamilton Drive

2 210 S Hamilton Drive

3 449 S Le Doux Road

133 N Almont Drive

1

2

3

4


SALES COMPARABLES MAP


AVERAGE CAP RATE & GRM

AVERAGECAP RATE

AVERAGEGRM

2.50%

21.95

0.00

15.00

5.00

10.00

20.00

25.00

0.00%SUBJECT

PROPERTY

SUBJECT PROPERTY

210 S Hamilton

Drive

117 N Hamilton

Drive

210 S Hamilton

Drive

117 N Hamilton

Drive

133 N Almont Drive

133 N Almont Drive

449 S Le Doux

Road

449 S Le Doux

Road

4.00%

2.00%

1.00%

5.00%

3.00%

2.64%2.06%

20.2025.33

3.31%

19.20

3.00%

22.01

2.30%

20.26


AVERAGE PRICE PER UNIT & PRICE PER SQUARE FOOT

$0

$320

$160

$480

$80

$400

$240

$560

$640

$720

$800

AVERAGEPRICE/SF

AVERAGEPRICE/UNIT

$570.52

$714,925

$ 0

$200,000

$400,000

$600,000

$100,000

$300,000

$500,000

$700,000

$800,000

$900,000

$1,000,000

SUBJECT PROPERTY

SUBJECT PROPERTY

$618.03

$763,889

$443.83

$750,000

$726.00$525.58

$655,000$642,857

$586.70

$811,842

210 S Hamilton

Drive

117 N Hamilton

Drive

210 S Hamilton

Drive

117 N Hamilton

Drive

133 N Almont Drive

133 N Almont Drive

449 S Le Doux

Road

449 S Le Doux

Road

UNIT MIX

UNIT MIX

UNIT MIX

SALES COMPARABLES

ON MARKET

Units Type Avg Rent4 1 Bed 1 Bath $1,9396 1 Bed 1.5 Bath $1,9132 1 Bed 1.5 Bath+Den $1,9123 1 Bed 1.75 Bath+Den $1,8953 2 Bed 1.75 Bath $2,6653 2 Bed 1.75 Bath+Den $2,557


Sale Price: $13,500,000No. of Units: 21Total SF: 25,686Year Built: 1965Lot Size: 13,005 SFPrice/Unit: $642,857Price/SF: $525.58CAP Rate: 2.06%GRM: 25.33Notes: This property next door has not been renovated too the extent of the subject property. In addition, average rents are significantly lower than those at the subject property.

Closing Date : 05/04/2017

Units Type Avg Rent6 1 Bed 1 Bath $2,4754 2 Bed 2 Bath $2,913

210 S Hamilton Drive, Beverly Hills, CA 902112

Sale Price: $6,550,000No. of Units: 10Total SF: 9,022Year Built: 1957Lot Size: 10,411 SFPrice/Unit: $655,000Price/SF: $726.00CAP Rate: 2.64%GRM: 20.20Notes:

ON MARKET

Units Type Avg Rent4 1 Bed 1 Bath $2,2341 1 Bed 1.5 Bath $2,7584 2 Bed 2 Bath $2,9164 2 Bed 2.5 Bath $2,4674 3 Bed 2.5 Bath $3,5721 3 Bed 4 Bath $3,602

449 S Le Doux Road, Los Angeles, CA 900483

Sale Price: $13,500,000No. of Units: 18Total SF: 30,417Year Built: 1962Lot Size: 11,704 SFPrice/Unit: $750,000Price/SF: $443.83CAP Rate: 3.00%GRM: 22.01Notes: This property has not had the significant “high-end” upgrades that are present at the subject property.


UNIT MIX

SALES COMPARABLES


Closing Date : 06/22/2016

Units Type Avg Rent3 1 Bed 1.5 Bath $1,06015 2 Bed 2 Bath $1,2481 Penthouse $1,380

133 N Almont Drive, Beverly Hills, CA 902114

Sale Price: $15,425,000No. of Units: 19Total SF: 26,291Year Built: 1961Lot Size: 11,535 SFPrice/Unit: $811,842Price/SF: $586.70CAP Rate: 2.30%GRM: 20.26Notes:

1

3

4

2


Address City Sale Price Units Year Built Bldg SF Price / Unit Price / SF CAP Rate GRM Sale Date

121 N Hamilton Drive Beverly Hills $13,750,000 18 1965 22,248 $763,889 $618.03 3.40% 18.49

SALES COMPARABLES

117 N Hamilton Drive Beverly Hills $13,500,000 21 1965 25,686 $642,857 $525.58 2.06% 25.33 ON MARKET

210 S Hamilton Drive Beverly Hills $6,550,000 10 1957 9,022 $655,000 $726.00 2.64% 20.20 05/04/2017

449 S Le Doux Road Los Angeles $13,500,000 18 1962 30,417 $750,000 $443.83 3.00% 22.01 ON MARKET

133 N Almont Drive Beverly Hills $15,425,000 19 1961 26,291 $811,842 $586.70 2.30% 20.26 06/22/2016

SALES COMPARABLES TABLE


IV. LEASE COMPARABLES

121 N Hamilton Drive



3 210 S Hamilton Drive

4 221 S Gale Drive

5 8600 Burton Way

6 165 N Swall Drive

303 N Swall Drive

133 N Almont Drive

325 S Swall Drive

1

7

4

2

8

5

3

9

6


LEASE COMPARABLES MAP


Leasing Activity

Leasing Activity

Leasing Activity

LEASE COMPARABLES

210 S Hamilton Drive, Beverly Hills, CA 902113

Date Surveyed: June 2017No. Of Units: 10Occupancy: 80%Year Built: 1957Notes:

Unit Type SF Rent Rent/SF

1 Bed 1 Bath 761 - 900 $2,475 $2.98

2 Bed 2 Bath 975 $2,913 $2.94


1 Bed 1 Bath - $1,939 -

2 Bed 1.75 Bath - $2,665 -


2 Bed 2 Bath 1,248 $3,650 $2.92





8600 Burton Way, Los Angeles, CA 900485


221 S Gale Drive, Beverly Hills, CA 902114

165 N Swall Drive, Beverly Hills, CA 902116



Leasing Activity

Leasing Activity

Leasing Activity

LEASE COMPARABLES


1 Bed 1 Bath 850 $2,995 $3.52

2 Bed 2 Bath 1,000 - 1,200 $3,895 $3.55


2 Bed 2 Bath 1,227 $3,595 $2.93



2 Bed 2 Bath 1,243 $3,950 $3.18

133 N Almont Drive, Beverly Hills, CA 902118


303 N Swall Drive, Beverly Hills, CA 902117


325 S Swall Drive, Los Angeles, CA 900489



Leasing Activity

Leasing Activity

LEASE COMPARABLES


2 Bed 2 Bath 1,180 $3,400 $2.88


2 Bed 2 Bath 1,600 $3,895 $2.43


2 Bed 2 Bath 1,247 $3,995 $3.20

Leasing Activity

V. FINANCIAL ANALYSIS


CURRENT

Unit No. Unit Type Sq. Ft. Rent Rent /Sq. Ft. Comment

101 2 Bed 2 Bath 1,188 $3,550 $2.99 Leased

102 1 Bed 1 Bath 1,003 $3,100 $3.09 Vacant/For Lease


104 2 Bed 2.5 Bath 1,327 $3,695 $2.78


106 1 Bed 1 Bath 1,004 $1,125 $1.12 On-Site Mgmt

201 2 Bed 2 Bath 1,205 $3,775 $3.13 Leased



204 2 Bed 2 Bath 1,516 $3,900 $2.57 Leased



301 2 Bed 2 Bath 1,197 $3,795 $3.17 Leased

302 1 Bed 1 Bath 1,003 $2,995 $2.99 Leased

303 2 Bed 2 Bath 1,200 $3,795 $3.16 Leased

304 2 Bed 2 Bath 1,614 $4,200 $2.60 Leased

305 1 Bed 1 Bath 1,013 $2,985 $2.95

306 1 Bed 1 Bath 1,004 $2,995 $2.98 Leased

TOTAL 20,831 $59,680 $2.87

RENT ROLL

*Property is currently being leased and is expected to be fully occupied & stabilized by the end of summer / beginning of fall 2017.

This information has been secured from sources we believe to be reliable, but we make no representations or warranties, expressed or implied, as to the accuracy of the information. References to square footage or age are approximate. Buyer must verify the information and bears all risk for any inaccuracies. © 2017 CBC Advisors


Vacant/For Lease

Leased

Income Current Per Unit

Scheduled Rent Income $716,160 $39,787

Other Income $10,000 $556

GROSS POTENTIAL INCOME $726,160 $40,343

Vacancy/Collection Allowance (GPR) 3.0% / $21,485 $1,194

EFFECTIVE GROSS INCOME $704,675 $39,149

Expenses

Taxes (1.10%) $158,125 $8,784

Insurance ($0.45/sq. ft. ) $10,012 $556

Utilities (Estimate - $70/unit/month) $15,120 $840

Repairs & Maintenance $8,640 $480

Management Fee (4% of EGI) $28,187 $1,566

On-Site Manager ($1,500/month) $18,000 $1,000

Trash ($300/month) $3,600 $200

Pest Control $660 $37

Gardener ($120/month) $1,440 $80

Miscellaneous $2,000 $111

Reserves & Replacements ($200/unit) $3,600 $200

TOTAL EXPENSES $249,384 $13,854

Expenses per SF $11.21

Expenses per Unit $13,855

% of EGI 35.4%

NET OPERATING INCOME $455,292 $25,295

INCOME & EXPENSE

NOTES: Some Expenses Are Estimated

Total Number of Units: 18Total Rentable area: 22,248 SF


Annualized Income & Expense

Current

INCOME

Scheduled Rent Income $716,160

Other Income $10,000

Scheduled Gross Income 726,160

*Less: Vacancy/Other Deductions 3.0% $21,485

Effective Gross Income $704,675

Less: Operating Expenses 35.4% $249,384

Net Operating Income $455,292

Debt Service $0

Pre-Tax Cash Flow 3.31% $455,292

Principal Reduction $0

Total Return Before Taxes 3.31% $455,292

CURRENT

Unit Mix # of Units Average RentMonthlyIncome

1 Bed / 1 Bath 9 $2,844 $25,600

2 Bed / 2 Bath 8 $3,798 $30,385

2 Bed / 2.5 Bath 1 $3,695 $3,695

Current Occupancy: 100% Annual Current: $716,160

Annualized Expenses

Operating Expenses Current

Taxes (1.10%) $158,125

Insurance ($0.45/sq. ft. ) $10,012

Utilities (Estimate - $70/unit/month) $15,120

Repairs & Maintenance $8,640

Management Fee (4% of EGI) $28,187

On-Site Manager ($1,500/month) $18,000

Trash ($300/month) $3,600

Pest Control $660

Gardener ($120/month) $1,440

Miscellaneous $2,000

Reserves & Replacements ($200/unit) $3,600

Total Expenses: $249,348

Total Expenses per Unit: $13,855

Total Expenses per Sq. Ft.: $11.21

Property Information

Address 121 N Hamilton Drive


No. of Units 18

Year Built 1965

Lot Size (SF) 12,995

Lot Size (AC) 0.29

Net Rentable SF: 22,248

APN 4334-021-063

Price $13,750,000Down 100% $13,750,000

Current Cap 3.31%

Price/Unit $763,889

Price/SF $618.03

Current GRM 19.20

Ownership Fee Simple

FINANCIAL SUMMARY

*Property is currently being leased and is expected to be fully occupied & stabilized by the end of summer / beginning of fall 2017. 121 N Hamilton Drive, Beverly Hills, CA 90212


VI. DEMOGRAPHICS5-Mile Radius

Population

Estimated Population (2017) 927,906

Projected Population (2022) 963,817

Census Population (2010) 873,457

Census Population (2000) 884,650

Projected Annual Growth (2017 to 2022) 35,911

Historical Annual Growth (2010 to 2017) 54,449

Median Age 36.7

Households

Estimated Households (2017) 402,857

Projected Households (2022) 422,696

Census Households (2010) 375,145

Census Households (2000) 417,615

Estimated Average Household Income (2017) $97,903

Projected Average Household Income (2022) $121,929

Income

Estimated Median Household Income (2017) $70,271

Projected Median Household Income (2022) $81,199

Estimated Per Capita Income (2017) $42,707

Business

Total Businesses 59,876

Total Employees 582,930

Employee Population per Business 9.7

Residential Population per Business 15.5

Will JamesMulti-Family Investment Sales

DirectorOffice: (310) 593-9867Mobile: (310) 600-9858

300 North Continental Boulevard, Suite 100

El Segundo, CA 90245

Will . James@cbcadvisors .com CA # 01734419

Tom JonssonMulti-Family Investment Sales

Managing PrincipalOffice: (310) 593-9866Mobile: (310) 966-0122

300 North Continental Boulevard, Suite 100

El Segundo, CA 90245

Tom.Jonsson@cbcadvisors .com CA # 01755842

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