Pacific Place Shopping CenterWorkman Mill Rd. & Don Julian Rd.

North Whittier/Avocado Heights, CA 90601(next to the City of Industry)

Greg Jones ext. 21 and Manuel “Manny” Hernandez ext. 24

440 W. Whittier Blvd.La Habra, CA 90631

562-697-3333 · 562-697-9999www.Jones RE.net

Commercial Real Estate

Investment Property Offering:

$7,995,000.00

Commercial Real Estatewww.JonesRE.net

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.

Executive SummaryThe Offering

A multi-tenant retail shopping center located at South Workman Mill Road and Don Julian Road, in the area of North Whittier/Avocado Heights, in the county of Los Angeles, California. The property is offered at a price of $7,995,000 which equates to a 4.36% cap rate with major upside in rents. This prime signalized corner property is a great investment opportunity.

Property Highlights Include:

Anticipated Income Growth – The shopping center’s anchor tenant is Ralphs. All rents are below fair market rates. There is substantial rental upside. Please review the attached proformaprojections.

Stable Tenant History – The Tenants located at the property are well established businesses that have continued to occupy the center for many years.

Leases – The shopping center consists of a total of 23 Tenants. Of those 23 Tenants, ten tenants are currently on a gross lease basis, which is equates to 34% of the total square footage of the entire center. Four of the ten gross leases expire in 2011, allowing the new owner to convert these Tenants to triple net leases. Increasing the overall amount of the collected common area maintenance fees from 66% to 79%.

A Signalized Intersection – Pacific Place is located at the SEC of Workman Mill Road and Don Julian Road in Bassett/Avocado Heights, which is adjacent to the City of Industry, California. The surrounding area contains a mix of residential, strip centers, industrial, office and retail buildings. The traffic counts for this property average 13,262 vehicles traveling east/west bound and 16,239 vehicles traveling south/north bound.

Property Information - The subject property is situated on the point south east corner of Workman Mill Road and Don Julian Road. Located just east of the 605 freeway and north of the 60 freeway. The subject property was built in 1964 and contains approximately 60,230 square feet of buildings and in 2003, Jack in the box was established on the hard corner lot with additional 2,700 square foot building. All three (3) parcels of land total approximately 7.35 acres of land. By today’s standards, the property contains adequate parking according to the current codes.

Property Photos506-560 S. Workman Mill RoadNorth Whittier/Avocado Heights, CA 90601

Commercial Real Estatewww.JonesRE.net

Commercial Real Estatewww.JonesRE.net

Aerial View506-560 S. Workman Mill Road

North Whittier/Avocado Heights, CA 90601

Plot Map506-560 S. Workman Mill Road

North Whittier/Avocado Heights, CA 90601APN 8011-022-024, 026, & 028

Commercial Real Estatewww.JonesRE.net

Site Plan506-560 S. Workman Mill Road

North Whittier/Avocado Heights, CA 90601

Commercial Real Estatewww.JonesRE.net

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Don Julian Rd.

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Cork & Bottles

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Commercial Real Estatewww.JonesRE.net

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.

Current Gross Scheduled Income: $636,425.16

CAM Reimbursement: $116,421.84

Total Gross Scheduled Income: $752,847.00

Vacancy Allowance: 9.5% $122,312.00

Gross Operating Income: $630,535.00

Expenses:

Property Taxes: $ 92,278.00Insurance: $ 19,369.00Common Area Maintenance: $170,381.00Total $282,028.00

Net Operating Income: $348,507.00

CAP Rate: 4.36%

Financial Summary506-560 S. Workman Mill RoadNorth Whittier/Avocado Heights, CA 90601

Tenant SummaryAs of July 28, 2011

Expiration Rent per Rent Rent Option toTenant Unit Date SF CAM % Month PSF 2012 Increase Extend Comments

Jack In the Box 506 8/14/2022 2,700 4,033.34 1.49 4,436.67 10% CAP (2) 5 yr Ground lease not part of CAM %

Chef's Coffee Shop 510 9/1/2010 1,500 2.48% 2,746.00 1.83 2,746.00 (1) 5 yr

U.S. Postal Svc. 512 11/30/2014 2,880 4.75% 3,333.33 1.16 3,333.33 3,833.33 (1) 5 yr 12/1/14 rent to $46000 per yr Cosio Hardware 512 1/2 4/30/2014 1,800 2.97% 1,300.00 0.72 1,365.00 5% (1) 3 yr Super Bargain 518 3/31/2015 7,000 11.55% 5,000.00 0.71 5,500.00 10%Ralph's 520 8/10/2015 21,000 26.60% 5,924.29 0.28 5,924.29 0 **see belowCork & Bottle 522 11/30/2018 2,000 3.30% 2,173.17 1.09 2,173.17 (2) 5 yrBakery 524 8/31/2013 1,600 2.64% 1,750.00 1.09 1,802.50 0Curves 526 M/M 2,000 3.30% 1,000.00 0.50 2,700.00 with $1.35 psf 3% inc thereafterVacant 526 1/2 1,800 2.97% 2,700.00 1.50 2,700.00 with $1.50 psf 3% inc thereafterVacant 532 4,240 7.00% 5,724.00 1.35 5,724.00 with $1.35 psf 3% inc thereafter

Speed Wash 536 5/31/2020 1,800 2.97% 1,350.00 0.75 1,350.00 fixed (2) 5 yrBlvd. Cleaners 538 5/31/2015 1,200 1.98% 927.00 0.77 954.81 3%Club Barbers 540 10/31/2015 750 1.24% 855.00 1.14 855.00 (1) 5 yrDr. San K. Tan 542 9/1/2011 1,000 1.65% 1,082.42 1.08 1,104.07 2% (1) 5 yrNancy's Nails 544 10/31/2011 750 1.24% 994.88 1.33 1,014.78 2% (1) 5 yrKCTA Water Store 546 12/31/2015 1,000 1.65% 1,050.00 1.05 1,050.00 (1) 5 yr 2016 to renew at $1.35 psfPizza Kitchen 548 12/31/2012 1,000 1.65% 1,155.00 1.16 1,212.00 (1) 5 yrLittle Bejing 550 11/1/2011 1,500 2.48% 1,792.00 1.19 1,882.00 (2) 5 yrDay Care 554 8/31/2011 4,200 6.93% 4,329.94 1.03 5,670.00 2% with $1.35 psf 3% inc thereafterFresh Donuts 560 2/28/2019 1,210 2.00% 2,278.00 1.88 2,278.00

Bank of the West Kiosk 5/31/2014 376 0.62% 771.75 2.05 810.34 5%Ibarra's Recycling 4/30/2014 750.00 787.50 5%

Total 60,606 91.95% 53,020.12 57,373.45 63,306 total SF of center includes Jack in the Box

Ralph pays CAM based upon 63,000 SF of 236,966 SF of land which equates to 26.6%.

**Ralphs pays 1.25% of its gross sales (which is included in the amount stated above based upon 2010's sales.)

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. Commercial Real Estate

www.Jones RE.net

Tenant DetailNo of Size Lease

Units Sq Ft Type

506 2,700 NNN

510 1,500 NNN

512 2,880 Gross

512 1/2 1,800 NNN

518 7,000 Gross

520 21,000 NNN

522 2,000 NNN

524 1,600 NNN

526 2,000 Gross

526 1/2 1,800 NNN

532 4,240 NNN

536 1,800 Gross

538 1,200 NNN

540 750 NNN

542 1,000 NNN

544 750 Gross

546 1,000 NNN

548 1,000 NNN

550 1,500 Gross

554 4,200 Gross

560 1,210 Gross

Kiosk 376 Gross

Kiosk Gross

63,306 Total Base Inc

Ralph's Percentage Rent Based Upon 2010 Sales

Gross SalesExcise TaxSales After Excise Tax

Sub-TotalMinus Rent, Taxes, InsuranceAnnual Percentage Rent

12 Monthly Percentage Rent

Monthly Percentage RentMonthly RentTotal Monthly Rent

12 Total Annual Rent

Unit 510 Lease states Tenant's monthly rent is $2,729.00. Tenant is paying and signed the estoppel based upon $2,746.00.Unit 522 Lease states Tenant's monthly rent is $1,980.00. Tenant is paying and signed the estoppel based upon $2,173.77.Unit 546 Lease states Tenant's monthly rent is $971.98. Tenant is paying and signed the estoppel based upon $1,050.00.

The $18,750 in repairs and maintenance - $1,250 to Day Care Center for water leak, $5,225 to Dentist for roof repair, $135 to Post Office for light repair, $5,165 to Little Bejing for roof repair, $1,078 to GV Contruction for vacant unit permits, & $5,897 to Daycare HVAC duct work. Some of these should be considered one time expenses

4,874.29$ 1,050.00$ 5,924.29$

71,091.48$

58,491.51$

4,874.29$

1.25% $ 8,063,168.45

100,789.61$ 42,298.10$

$4,329.94

$2,278.00

$771.75

$750.00

$994.88

$1,075.00

$1,155.00

$1,792.00

$1,350.00

$900.00

$871.66

$1,082.42

11/30/2011

2/28/2019

5/31/2014

4/30/2014

10/31/2011

4/30/2016

12/31/2012

11/1/2011

5/31/2020

6/1/2015

11/1/2015

9/1/2011

Ralph's

Cork & Bottle

8/10/2015

Fresh Donuts

Bank of the West

Ibarra's Recycling

Little Bejing

Nancy;s Nails

KCTA Water Store

Pizza Kitchen

Day Care

Speed Wash

Blvd. Cleaners

Club Barbers

Dr. San K Tan

$2,700.00

$5,724.00

Bakery

Curves

8/31/2013 $1,750.00

$1,000.00Month to Month

Vacant

Vacant

$2,746.65

$3,333.33

Cosio Hardware

Super Bargain

4/30/2014

3/31/2015

Chef's Coffee Shop

U.S. Postal Service

12/1/2018

$5,924.29

$2,173.17

$1,300.00

$5,000.00

Unit Description

Tenant

Jack in the Box

8,227,722.91$ 165,554.46$

$53,035.43

Rent/Unit

$4,033.34

EXP

8/14/2022

8/31/2015

11/30/2014

2,106.09$ 175.51$

2,200.00$

1,302.57$

27,837.13$

3,456.35$

900.00$

5,035.58$ 419.63$

900.00$ 75.00$

-$

-$

-$

183.33$

108.55$

2,319.76$

288.03$

75.00$

-$

-$

104.74$

139.65$

144.77$

140.06$

3,679.40$ 44,152.80$

1,680.72$

1,737.29$

1,675.80$

1,256.85$

-$

3,000.00$ 250.00$

1,892.14$ 157.68$

40,589.84$ 3,382.49$

3,051.86$ 254.32$

1,831.12$ 152.59$

2,441.48$ 203.46$

2,441.48$ 203.46$

72,269.07$ 6,022.42$

Monthly

Property Taxes

8,644.07$ 720.34$

CAM

MonthlyAnnual Annual

2,441.50$ 203.46$

Itemized Costs/Deductions -Insurance $19,369 x 26.6% = $ 5,152.15Taxes $92,278 x 26.6% = $24,545.95Rent $1,050 x 12 = $12,600.00Total $42,498.10

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.

CAM ReimbursementSummary506-560 S. Workman Mill Road North Whittier/Avocado Heights, CA 90601

Total Expenses: 282,028.00$ Billing of

Correct CurrentUnit SF CAM % CAM % AMT paid

Chef's Coffee Shop 510 1,500 2.48% 2.50% 7,050.70

U.S. Postal Svc. 512 2,880 4.75% Gross - *Cosio Hardware 512 1/2 1,800 2.97% 1.24% 3,497.15 Super Bargain 518 7,000 11.55% Gross - Ralph's 520 21,000 26.60% 26.60% 75,019.45 **Cork & Bottle 522 2,000 3.30% 3.30% 9,306.92 Bakery 524 1,600 2.64% 2.60% 7,332.73 Curves 526 2,000 3.30% Gross - Vacant 526 1/2 1,800 2.97% 2.97% 8,376.23 Vacant 532 4,240 7.00% 7.00% 19,741.96

Speed Wash 536 1,800 2.97% Gross - Blvd. Cleaners 538 1,200 1.98% 2.00% 5,640.56 Club Barbers 540 750 1.24% 1.20% 3,384.34 Dr. San K. Tan 542 1,000 1.65% 1.60% 4,512.45 Nancy's Nails 544 750 1.24% Gross - KCTA Water Store 546 1,000 1.65% 1.60% 4,512.45 Pizza Kitchen 548 1,000 1.65% 1.60% 4,512.45 Little Bejing 550 1,500 2.48% Gross - Day Care 554 4,200 6.93% Gross - Bank of the West 376 0.62% Gross - Fresh Donuts 560 1,210 2.00% Gross -

60,606 91.95% 54.21%

Total CAM Expenses 282,028.00129,140.62152,887.3812,740.61

Jack in the Box, Bank ATM, & Recycling are not included in the CAM Reimbursement.Jack in the Box's rent increases every 5 years.4.2 A III page 5 - property management okay to charge for CAM on triple net leases554 Bank of the West - No electric bill to date Landlord responsible for supply estimated at $75 per month**Ralph pays CAM based upon 63,000 SF of 236,966 SF of land which equates to 26.6%

Ave Monthly CAM ReimbursementAnnual CAM Reimbursement

Gross Leases

*US Post Office & Cosio Harware pay taxes on their separate parcels. USPS pays 87% of land & 64% of improvements. Landlord pays all assessments and fees of any kind and nature other than real estate taxes. Landlord services HVAC & Lights. USPS pays 64% of real estate taxes. USPS uses 69.12% use of community parking

This information has been secured from sources we believe to be reliable, but we makeno representations or warranties, expressed or implied, as to the accuracy of theinformation. References to square footage or age are approximate. Buyer must verifythe information and bears all risk for any inaccuracies.

Commercial Real Estatewww.Jones RE.net

Commercial Real Estatewww.JonesRE.net

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.

Demographics

Hispanic - 12,390 (80.6%) White alone - 1,354 (8.8%) Asian alone - 1,225 (8.0%) Black alone - 188 (1.2%) Other race alone - 105 (0.7%) Two or more races - 104 (0.7%) American alone - 13 (0.08%)

Population in July 2007: 15,452.Males: 7,698 (49.8%)Females: 7,754 (50.2%)

Median resident age: 30.4 yearsCalifornia median age: 33.3 yearsZip codes: 90601.

Estimated median household income in 2009: $65,334 (it was $48,712 in 2000)

Avocado Heights: $65,334

California: $58,931

Estimated per capita income in 2009: $20,493

Avocado Heights CDP income, earnings, and wages data

Estimated median house or condo value in 2009: $405,963 (it was $177,000 in 2000) Avocado Heights: $405,963California: $384,200

Mean prices in 2009: All housing units: $504,101; Detached houses: $529,360; Townhouses or other attached units: $390,408; In 3-to-4-unit structures: $205,364; In 5-or-more-unit structures: $285,683; Mobile homes: $59,875

Median gross rent in 2009: $1,305.

Avocado Heights, CA residents, houses, and apartments details

Source: http://www.city-data.com/city/Avocado-Heights-California.html#ixzz1LPP5dYlO

Commercial Real Estatewww.JonesRE.net

Traffic Counts506-560 S. Workman Mill Road

North Whittier/Avocado Heights, CA 90601

Commercial Real Estatewww.JonesRE.net

Confidentiality and Disclaimer Statement

This Marketing Brochure has been prepared to provide a summary to prospective purchasers, and to establish only a preliminary level of interest in the subject property. This information contained herein is not a substitute for a thorough due diligence investigation. Jones Real Estate has not made any investigation, and makes no warranty or representation with respect 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 contamination substances, PCB’s mold or asbestos, the compliance with State and Federal regulations, the physical conditions 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, Jones Real Estate has not verified, and will not verify, any of the information contained herein, nor has Jones Real Estate conducted any investigation regarding these matters and makes not 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.

Cooperating Broker Fee

Jones Real Estate has a policy of pro-active broker cooperation with the investment brokerage community. A cooperating broker fee of two percent (2%) of the sales price shall be paid at closing to a cooperating broker that represents the buyer that acquires this property. It is Jones Real Estate’s policy to not cooperate with brokers that represent themselves as Principals.