Post on 04-Mar-2020
OFFERING MEMORANDUM
9 UNITS + OFFICE + RETAIL STEPS TO THE BEACH
107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
DRE# 01991628
PRESENTED BY
LOCATION OVERVIEWProperty Location
PROPERTY SUMMARYProperty Highlights Property Details Photography
FINANCIALSFinancial Overview Rent Roll
COMPARABLESSales Comps Rent Comps
Kenny StevensBRE# 01090251
310.963.7851Kenny@KennyStevensTeam.com
MARKETING PACKAGEOVERVIEW --------------------------------------
107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
9454 Wilshire Blvd, Seventh Floor
Beverly Hills, CA 90212 DRE# 01991628
LOCATIONPACIFIC PALISADES, CA
PACIFIC PALISADES-SANTA MONICA, CALIFORNIA
The Pacific Palisades is an affluent residential neighborhood tucked between the Santa Monica Mountains and the Pacific Ocean. Temescal Gateway Park offers hiking trails with sweeping coastline views, and the sandy Will Rogers State Beach provides access to a 22-mile beachfront bike path. Landmarks include the Getty Villa museum., Riviera Country Club, and the Polo grounds of Will Rogers State Park. The Palisades stretches nearly ten miles along Sunset Blvd – from Allenford Dr to the east, to Pacific Coast Highway to the west – and features a number of different neighborhoods, each with its own distinct personality. The Palisades offers an active outdoor lifestyle while still maintaining an easy drive to everything the City of Los Angles has to offer. The neighborhood has a walkable commercial core with a small-town feel in the heart of a world-class city.
The city of Santa Monica offers a walkable downtown, a blossoming public transportation system, andseveral notable tourist destinations. Known for its sunshine and beaches, Santa Monica prides itself as anational model for progressive issues, including social services, quality of life for local residents, andenvironmental leadership. This urban village has spectacular views of its vast white sand beaches fromPalisades Park, exceptional shopping on Third Street Promenade, main Street and Montana Avenue,and the region’s most renowned restaurant scene. Santa Monica stretches for about two miles alongthe coast before joining up with Venice Beach.
Major employers in Santa Monica include UCLAHospital, St. John’s Health Center, RAND Corporation,Universal Music Group, Activision and Santa MonicaCollege.
Silicon Beach is the Westside region of the Los Angelesmetropolitan area that is home to over 500 techstartup companies. Major technology companieshave opened offices in the region including Google,Yahoo!, YouTube, BuzzFeed, Facebook, AOL,Electronic Arts, EdgeCast Networks, and MySpace. Theregion is considered the second- or third-largest techhub in the world, according to various reports. This hashad major impacts on the type and availability ofoffice space and on home prices in Playa Vista, PlayaDel Rey, Westchester, Santa Monica, and Venice, asthese areas have become more desirable due tothis influx.
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107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
The Expo Line is a light-rail line that runs between Downtown Los Angeles and Santa Monica. The line is named “Expo” after Exposition Boulevard, which it runsalongside for most of its route. It is one of the six lines in the Metro Rail system, and is operated by the Los Angeles County Metropolitan TransportationAuthority (Metro).
LOCATIONOVERVIEW
107-117 CHANNEL ROAD
Santa Monica Pier
Santa Monica College
RestaurantsGiorgi Baldi
Patrick’s RoadhouseTallulas
Café DelfiniShore Bar
Santa Monica Canyon
Riviera Country Club
Third Street Promenade
MALIBUSANTA
MONICA
Ocean AveTower 8
Water GrillBP Oysterette
BOAThe Penthouse
Fig
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107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
BRENTWOOD
PACIFIC PALISADES
PROPERTY DESCRIPTION107-117 Channel Road, two contiguous lots, includes (9) residential units, (1) office, and (1) retail space on more than 7,000 square feet of land zoned LAC2. Property is 50 yards from the sand, with spectacular ocean views. The retail unit benefits from high visibility and all tenants enjoy easy access to the beach, bike path and numerous restaurants in walking distance.
The property is currently leased for $27,000/mo. by Soba Living of Malibu through 2019. Tenant pays all utilities including water, gas, electricity, and trash. In addition, tenant is responsible for maintenance and repairs. The units are currently being operated as short term rentals and the entire property can be delivered vacant for the new owner.
This is a significant opportunity to add value in an A+ location.
PROPERTY DETAILSUnits 9 + Office + Retail Major Intersection Chautauqua Blvd. and PCHMarket Palisades/Santa MonicaAPN 4410-012-001 / 4410-012-002Zoning Type LAC2Lot Size SF Approx. 7,056 square feet.
PROPERTY SUMMARY PROPERTY DETAILS --------------------------------------
107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
PROPERTY SUMMARY PROPERTY HIGHLIGHTS
9 UNITS + OFFICE + RETAIL IN PACIFIC PALISADES• Prime location, 50 yards from the sand!• Most units have ocean views• Property is master leased for $27,000/mo through month/2019• Offering includes three structures with (9) residential units (1) office, and (1) retail• Currently being operated as short term rentals• Minutes to Santa Monica and Malibu• Two contiguous parcels, Los Angeles C2 zoning
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107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
PROPERTY SUMMARY PROPERTY PHOTOS --------------------------------------
107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
PROPERTY SUMMARY PROPERTY PHOTOS --------------------------------------
107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
PROPERTY SUMMARY PROPERTY PHOTOS --------------------------------------
107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
FINANCIALSFINANCIAL OVERVIEW - $5,200,000
INVESTMENT SUMMARY SCHEDULED INCOMEPurchase Price: $5,200,000 UNIT MIX CURRENT PRO FORMADown Payment: $5,200,000 100% Units Beds Baths Average Monthly Rent MonthlyYear Built: 1923 1 3 2 $5,500 $5,500Units: 11 1 2 1 $3,750 $3,750Approx. Lot Size: 7,056 Sq. Ft. 2 1 1 $3,000 $6,000Approx. Bldg. NRSF: 3,927 Sq. Ft. 5 Studio 2,500-$2,700 $13,050Cost per NRSF: $1,324 1 Office $500 $500Cost per Unit: $472,727 1 Retail $1,000 $1,000
$0 $29,800CURRENT PRO FORMA $0 $0
GRM: 16.05 14.46 Laundry Income: $0 $200CAP: 4.98% 4.69% Monthly Gross Income: $27,000 $30,000
Annual Gross Income: $324,000 $360,000
ANNUAL INCOME ANNUAL EXPENSESCURRENT PRO FORMA AMOUNT
Scheduled Gross Income: $324,000 $360,000 $65,000Vacancy Allowance: $0 0.00% * $10,800 3.00% $0Gross Operating Income: $324,000 $349,200 $0Less Expenses: $65,000 20% * $104,585 30% Repairs & Maintenance: $0Net Operating Income: $259,000 $244,033 Professional Mgmt: $0Less Loan Payment $0 $0 $0Pre-Tax Cash Flow: $259,000 4.98% ** $244,033 4.69% $0Plus Principal Reduction: $0 $0Total Return Before Taxes: $259,000 4.98% ** $244,033 4.69%
$65,000$16.55$5,909Expense / Unit:
Total Expenses:Expense / NRSF:
* As a percent of the scheduled gross income. ** As a percent of the down paymentUtilities Paid by Tenant: Gas, Electricity, Water, Trash
Scheduled Rent:Storage Income:
ITEM
Misc:Onsite Mgmt:
Insurance:Utilities:
Taxes: (based on new purchase price) 1.25%
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107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
Sheet1
INVESTMENT SUMMARYSCHEDULED INCOME
Purchase Price:$5,200,000UNIT MIXCURRENTPRO FORMA
Down Payment:$5,200,000100%UnitsBedsBathsAverageMonthlyRentMonthly
Year Built:1923132$5,500$5,500
Units:11121$3,750$3,750
Approx. Lot Size:7,056Sq. Ft.211$3,000$6,000
Approx. Bldg. NRSF:3,927Sq. Ft.5Studio2,500-$2,700$13,050
Cost per NRSF:$1,3241Office$500$500
Cost per Unit:$472,7271Retail$1,000$1,000
Scheduled Rent:$0$29,800
CURRENTPRO FORMAStorage Income:$0$0
GRM:16.0514.46Laundry Income:$0$200
CAP:4.98%4.69%Monthly Gross Income:$27,000$30,000
Annual Gross Income:$324,000$360,000
ANNUAL INCOMEANNUAL EXPENSES
CURRENTPRO FORMAITEMAMOUNT
Scheduled Gross Income:$324,000$360,000Taxes: (based on new purchase price) 1.25%$65,000
Vacancy Allowance:$00.00%*$10,8003.00%Insurance:$0
Gross Operating Income:$324,000$349,200Utilities:$0
Less Expenses:$65,00020%*$104,58530%Repairs & Maintenance:$0
Net Operating Income:$259,000$244,033Professional Mgmt:$0
Less Loan Payment$0$0Onsite Mgmt:$0
Pre-Tax Cash Flow:$259,0004.98%**$244,0334.69%Misc:$0
Plus Principal Reduction:$0$0
Total Return Before Taxes:$259,0004.98%**$244,0334.69%Utilities Paid by Tenant: Gas, Electricity, Water, Trash
* As a percent of the scheduled gross income. ** As a percent of the down payment
Total Expenses:$65,000
Expense / NRSF:$16.55
Expense / Unit:$5,909
PROPOSED FINANCING INFORMATION
Loan Rate4.650%fixed for 10 yrs$0per month
Sheet2
CurrentMarketLease
Unit #Unit TypeRentRentDateNotes
1011 + 1$1,018$2,1958/1/10
1021 + 1$2,179$2,2953/15/17
1031 + 1$1,995$2,1953/13/17
1041 + 1$2,075$2,1953/16/17
1051 + 1$2,075$2,1953/9/17
1061 + 1$2,095$2,095VACANT
112Studio$867$1,8957/15/12
113Studio$1,795$1,8955/4/17
2011 + 1$2,095$2,2955/1/17
2021 + 1$2,350$2,350*VACANT
2031 + 1$2,095$2,0954/1/18
2041 + 1$1,204$2,29510/11/08Section 8
2051 + 1$1,018$2,29510/1/11
2061 + 1$1,019$2,29512/1/11
2071 + 1$875$2,2956/1/13
208Studio$1,895$1,8951/1/17**On-site Manager
2091 + 1$2,095$2,2955/1/17
210Studio$1,895$1,89510/1/17
2111 + 1$2,250$2,2953/15/17
212Studio$813$1,8953/12/05
213Studio$1,895$1,8958/1/17
2141 + 1$2,195$2,2955/1/17
2151 + 1$2,387$2,29512/30/16
2161 + 1$2,095$2,0953/1/18
2172 + 1$1,140$2,7504/1/01Section 8
2181 + 1$2,179$2,2953/15/17
NC Bachelor$0$1,295VACANT
GARAGE INCOME:$100$100
LAUNDRY INCOME:$350$350
MONTHLY TOTAL:$46,044$58,525
ANNUAL TOTAL:$552,528$702,300
FINANCIALSRENT ROLL
107-A RETAIL $1,000 OCEAN VIEW107 3 + 2 $5,550 OCEAN VIEW
109-A 2 + 1 $3,750 OCEAN VIEW109-B OFFICE $500117-A STUDIO $2,500117-B STUDIO $2,500117-C 1 + 1 $3,000117-D Studio $2,750 OCEAN VIEW117-E STUDIO $2,500117-F STUDIO $2,750 OCEAN VIEW117-G 1 + 1 $3,000 OCEAN VIEW
$0 $0$0 $200
$0 $30,000
$0 $360,000ANNUAL TOTAL:
MONTHLY TOTAL:
LAUNDRY INCOME:STORAGE INCOME:
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107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
Sheet1
INVESTMENT SUMMARYSCHEDULED INCOME
Purchase Price:$7,900,000UNIT MIXCURRENTPRO FORMA
Down Payment:$3,000,00038%UnitsBedsBathsAverageMonthlyRentMonthly
Year Built:1968121$1,140$1,140$2,750$2,750
Units:261911$875-$2,350$35,294$2,195-$2,350$42,660
Approx. Lot Size:18,096Sq. Ft.6Studio$813-$1,895$9,160$1,895$11,370
Approx. Bldg. NRSF:12,959Sq. Ft.1Bachelor (NC)$0$0$1,295$1,295
Cost per Unit:$303,846
Scheduled Rent:$45,594$58,075
CURRENTPRO FORMAGarage Income:$100$100
GRM:14.3011.25Laundry Income:$350$350
CAP:4.61%6.45%Monthly Gross Income:$46,044$58,525
Annual Gross Income:$552,528$702,300
ANNUAL INCOMEANNUAL EXPENSES
CURRENTPRO FORMAITEMAMOUNT
Scheduled Gross Income:$552,528$702,300Taxes: (based on new purchase price) 1.25%$98,750
Less Vacancy Reserve Rate:($16,576)3.00%*($21,069)3.00%Insurance:$5,184
Gross Operating Income:$535,952$681,231**Utilities:$16,276
Less Expenses:($171,888)31%*($171,888)24%Repairs & Maintenance:$13,000
Net Operating Income:$364,064$509,343Professional Mgmt:$21,438
Less Debt Service:($292,713)($292,713)Onsite Mgmt:$10,740
Pre-Tax Cash Flow:$71,3512.38%**$216,6307.22%Misc:$6,500
Plus Principal Reduction:$81,169$81,169EXPENSES ARE ESTIMATED
Total Return Before Taxes:$152,5205.08%**$297,7999.93%**2017 ACTUAL EXPENSES
* As a percent of the scheduled gross income. ** As a percent of the down payment
Total Expenses:$171,888
PROPOSED FINANCING INFORMATIONExpense / NRSF:$13.26
Loan Rate4.350%fixed for 5 yrs$24,393per monthExpense / Unit:$6,611
Loan Duration30yr
Sheet2
CurrentMarket
Unit #Unit TypeRentRentNotes
107-ARETAIL$1,000OCEAN VIEW
1073 + 2$5,550OCEAN VIEW
109-A2 + 1$3,750OCEAN VIEW
109-BOFFICE$500
117-ASTUDIO$2,500
117-BSTUDIO$2,500
117-C1 + 1$3,000
117-DStudio$2,750OCEAN VIEW
117-ESTUDIO$2,500
117-FSTUDIO$2,750OCEAN VIEW
117-G1 + 1$3,000OCEAN VIEW
STORAGE INCOME:$0$0
LAUNDRY INCOME:$0$200
MONTHLY TOTAL:$0$30,000
ANNUAL TOTAL:$0$360,000
COMPARABLESSALES COMPS
Property Photo Address Sale Price COE # ofUnitsBuilding
SFPrice/Unit
YearBuilt Unit Mix Comments
107-117 Channel RdPacific Palisades, CA 90402 $5,200,000 - 11 7,056 $472,727 1923
(1) 3+2(1) 2+1(2) 1+1
(5) Studio(1) Office (1) Retail
Subject Property
1 820 4th StreetSanta Monica, CA 90403
$4,255,000 5/30/17 7 9,282 $607,857 1956 (7) 2+2 7 parking spaces.
2 947 5th Street
Santa Monica, CA 90403$2,800,000 6/8/18 6 4,632 $591,667 1923 (4) 1+1(2) Studio
Fully Vacant, major deferred maintenance.
3 828 3rd Ave
Santa Monica, CA 90403$3,770,000 6/12/17 7 5,654 $538,571 1948 (1) 2+1(6) 1+1 10 parking spaces.
4 927 Ocean Ave Santa Monica, CA 90403
$8,000,000 1/27/17 16 7,876 $500,000 1922 (2) 1+1(14) StudioInferior location. Similar age. 24 parking spaces. 800 sq ft
units.
5 522-532 Idaho Ave Santa Monica, CA 90403
$2,500,000 11/8/17 6 3,360 $416,667 1922 (6) Studio4 parking spaces. Inferior
unit mix. Similar age. Inferior location.
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107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
COMPARABLESSALES COMPS
Sales Comps820 4th St 947 5th St828 3rd St 927 Ocean Ave532 Idaho Ave
107-117 Channel Rd
1 234
512345
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107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
Property Photo Address Rent Unit Type Comments
107-117 Channel RdPacific Palisades, CA 90402
$5,500 3+2
Projected rent for subject property
$3,750 2+2
$3,000 1+1
$2,000-$2,500 Studio
$500 Office
$1,000 Retail
1 843 4th Street Santa Monica, CA 90403
$2,995 1+1
2 817 4th StreetSanta Monica, CA 90403
$2,900 1+1
3 903 7th Street Santa Monica, CA 90403
$2,500 Studio
4 960 10th Street Santa Monica, CA 90403
$3,100 1+1
5 707 Idaho Ave Santa Monica, CA 90403
$2,575 Studio
COMPARABLESRENTAL COMPS --------------------------------------
107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
COMPARABLESRENTAL COMPS
Rental Comps843 4th St.817 4th St.960 10th St.960 10th St.707 Idaho Ave.
107-117 Channel Rd
12 3
4
1
5
2345
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107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
107-117 CHANNEL ROADPACIFIC PALISADES, CA 90402
Kenny Stevens310.963.7851
Kenny@KennyStevensTeam.comBRE# 01090251
PRESENTED BY
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. Buyer must verify the information and bears all risk for any inaccuracies.
DRE# 01991628
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