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Evanisko Realty & Investment, Inc. BRE: 01383591
9.11 acres of residential infill land – one of the last remaining sites in coveted Etiwanda Estates
Tract Map application submitted for 14 lots averaging 25,436 SF each
Conveniently accessible public sewer connection
Initial architectural concept by MVE + Partners
$3,495,000
Exclusive Broker: Frank Evanisko
1 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739 Offer Deadline
November 20, 2017
Evanisko Realty & Investment, Inc. BRE: 01383591
9.11 acres of residential infill land – one of the last remaining sites in coveted Etiwanda Estates
Tract Map application submitted for 14 lots averaging 25,436 SF each
Conveniently accessible public sewer connection
Initial architectural concept by MVE + Partners
$3,495,000
Exclusive Broker: Frank Evanisko (818) 985-9700
2 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739 Offer Deadline
November 20, 2017
Introduction
Site is lender-owned.
Architectural concept plans by MVE+Partners were produced at the direction of the previous owner of the
property. The concept has undergone several revisions per discussions between MVE and the City of
Rancho Cucamonga though a formal Design Review Application has not been submitted. The complete
concept package by MVE cannot be formally utilized until a new contract with MVE is established. Select
portions of this design concept package are included herein to provide a general understanding of a
potentially viable product.
Michael Baker International has been formally contracted by the Seller to submit an application for 14
residential lots. The Tentative Tract Map application was formally submitted to the City of Rancho
Cucamonga on 10/3/2017. A list of the work product on page 15 applicable to this application including,
site plans, and all 3rd party reports are available in the comprehensive Due Diligence package.
3 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739 Offer Deadline
November 20, 2017
Table of Contents
This brochure is organized into four sections for the purpose of
efficiently conveying the real estate, entitlement parameters,
financial viability, and submission guidelines for the development
opportunity being offered for sale.
Pages 5-7
Outlines the basic site specifications. In this instance, the site is being
offered for sale as a vacant residential development site with a
submitted application for 14 single family lots.
Pages 8-18
Outlines the entitlement, design, and product specifications for the proposed
development as well as the contents of the full Due Diligence Documents
Package which is currently available upon request.
Pages 19-29
Outlines and reviews applicable market activity and transactional data to
support the financial viability of the development site being offered for sale.
Pages 30-35
Outlines deadlines and further instructions for submitting purchase
proposals. OFFER DEADLINE November 20, 2017.
4 Etiwanda Estates 14 14 Lot SFR Development Site
The
Site /
5 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
The Site / Basic Site Specifications
6527 Etiwanda Ave.
City of Rancho Cucamonga, CA 91739
Approx 396,832 SF [9.11 acres]
County: San Bernardino
APN: 0227-051-03-0000
Zoning: Very Low Residential
School District: Etiwanda
Electric: Edison
Water: Cucamonga Valley Water
NOT A PART
CALTRANS
6 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
The Site / Location
The “Etiwanda Estates 14” Development Site is located in the coveted Etiwanda
neighborhood of the City of Rancho Cucamonga. The location is defined by large lot
boutique subdivisions offering high-end single family homes and will afford a builder with
the opportunity to deliver the next premier single family housing development in the
rapidly growing City of Rancho Cucamonga.
Within a 1-mile radius of the subject site, no new tract map applications exist other
than the subject property, four projects in sell-out phase, and one project under
construction. Hence, there will likely be no direct close-proximity competing new
home subdivisions when the subject homes are completed.
7 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
1-Mile Radius
75 of 95 Sold
60 of 76 Sold
4 of 10 Sold
? of 11 Sold
16 Under Const.
The
Development
//
8 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
Entitlements: Tentative Tract Map Application – Submitted 10/3/2017
Architectural Plans: Buyer To Process
Final Map: Buyer To Process
Etiwanda Estates 14 will offer a builder the opportunity to
acquire one of the few remaining undeveloped sites in the
coveted Etiwanda Estates neighborhood of the City of
Rancho Cucamonga.
The Development // Entitlement and Permit Status
9 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
The Development // Tentative Tract Map
10 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
Existing Client Agreement between Michael Baker International and the
Land Seller is assignable with no additional fees or stipulations.
The proposed 14 lot subdivision conforms to all land use and zoning
guidelines and will not require any discretionary modifications or
variances.
The Development // Architectural Site Plan
The proposed architectural concept by MVE+Partners consists of three stylistic variations and four
separate floor plans. A basic four page flyer is available for the purpose of conveying MVE’s
proposed product concept. A Buyer would be required to contract separately with
MVE+Partners [or an architecture firm of their choice] to process a formal Design Review
submission and set of construction drawings.
11 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
The Development // Finish Lot Defined Scope and Quantities Est. Diagram
12 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
**Conceptual Grading Sheet 1 with Savello Quantities – Available in DD Package
The Development // Finish Lot Cost Estimate
13 Etiwanda Estates 14
Summary Total Estimated Amount
Construction Items $1,636,888
10% Contingency $163,689
Total Construction Cost Est. $1,800,577
Condensed Summary of Savello & Associates Lot Development Budget Estimate.
Dated 10/18/2017. Full estimate available in the Due Diligence Folder.
Summary Total Estimated Amount
Consulting Services $186,520
5% Contingency $9,326
Total Consulting Services Est. $195,846
Summary Total Estimated Amount
Assessments, Bonds & Fees $1,317,523
3% Contingency $39,526
Total Assessments, Fees & Bonds Est. $1,357,049
Summary Total Estimated Amount
Refunds & Reimbursements Est. ($23,404)
Total Lot Finishing Costs Est. $3,330,068
Total Per Lot Est. $237,862
Lot # Lot SF
Max Lot
Coverage
Permitted
SF as
Designed Style Floor Plan
Anticipated
Sale Price**
1 21,123 5,281 5,250 Country Plan 1
No Casita $1,350,000
2 21,200 5,300 4,816 Eclectic Plan 3
Casita Incl. $1,230,000
3 21,000 5,250 4,595 Provincial Plan 4
Casita Incl. $1,200,000
4 21,000 5,250 5,250 Eclectic Plan 1
No Casita $1,350,000
5 21,800 5,450 4,816 Country Plan 3
Casita Inc. $1,230,000
6 21,000 5,250 4,139 Provincial Plan 2
No Casita $1,120,000
7 26,496 6,624 5,525 Provincial Plan 1
With Casita $1,345,000
8 22,535 5,634 4,816 Country Plan 3
Casita Incl. $1,230,000
9 29,262 7,316 4,499 Eclectic Plan 2
With Casita $1,140,000
10 25,574 6,394 4,595 Country Plan 4
Casita Incl. $1,200,000
11 23,526 5,882 4,499 Provincial Plan 2
With Casita $1,140,000
12 36,309 9,077 4,816 Eclectic Plan 3
Casita Incl. $1,230,000
13 30,656 7,664 4,595 Provincial Plan 4
Casita Incl. $1,200,000
14 22,101 5,525 5,525 Eclectic Plan 1
With Casita $1,400,000
The Development // Revenue Estimate
14 Etiwanda Estates 14 14 Lot SFR Development Site
** Anticipated Sale Price is derived from current direct proximity sales of
similar new housing product. The supportive data points are outlined in the
next section.
$17,365,000 Gross Anticipated Revenue 4,838 SF Avg. Home Size in Concept
The Development // MVE Rendering
15 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
JUL
The Development // General Development and Transaction Timeline
Seller formally submits
tentative tract application for
14 lots.
OCT
Open Escrow
16 Etiwanda Estates 14
NOV DEC JAN FEB MAR APR MAY JUN
Anticipated Tentative
Tract Approval
T R A N S A C T I O N
E N T I T L E M E N T
Close Escrow
TBD
1. Detailed Site Plan – Michael Baker International
2. Tentative Tract Map – Michael Baker International
3. Architectural Concept Teaser – MVE+Partners
4. Geotechnical Report – Sladden Engineering
5. Percolation Testing – Sladden Engineering
6. Full Executed Civil Engineer Client Agreement – Michael Baker International
7. Conceptual Grading Sheet 1- Michael Baker International
8. Conceptual Grading Sheet 1 – With Savello Quantities
9. Conceptual Grading Sheet 1 – Wall Material Clarification
10. Conceptual Grading Sheet 2 – Michael Baker International
11. Conceptual Utility Plan – Michael Baker International
12. Overhead Utility Exhibit – Michael Baker International
13. Earthwork Exhibit – Michael Baker International
14. Fire Access Plan - Michael Baker International
15. Tree Survey Report – Psomas
16. Air Quality and Greenhouse Gas Emissions Impact Analysis – Psomas
17. Noise Impact Analysis – Psomas
18. Phase 1 Cultural Resources Assessment – Psomas
19. Preliminary Hydrology Study – Michael Baker International
20. Proposal for Landscape Services – Architerra
21. Results of the Biological Constraints Survey - Psomas
22. Water Quality Management Plan – Michael Baker International
23. Completed Environmental Information Form
24. Preliminary Title Report 9-13-17 - Fidelity
25. Etiwanda Builder Proforma - Evanisko
26. CTC Budget- Savello & Assoc.
Due Diligence Documents List:
The Development // Due Diligence Documents
17 Etiwanda Estates 14
The Development // Principal Confidentiality Agreement
Please return this signed Confidentiality Agreement for access to the Due Diligence
Package listed on previous page.
The undersigned has been advised that Evanisko Realty & Investment, Inc. (the “Broker”) has been
retained on an exclusive basis by Parkview Financial Fund 2015, LP (the “Owner”) with respect to the
offering for sale of a potential 14 lot single family development site in Rancho Cucamonga, CA (the
“Property”). The Owner has indicated that all inquiries and communications with respect to the
contemplated investment in an acquisition of such property be directed to the Broker. The
undersigned is a principal in connection with the possible acquisition of the Property.
The Broker has available for your review certain information (“Confidential Information”) concerning
acquisition of the Property. On behalf of the Owner, Broker makes such Confidential Information
available to the undersigned upon execution of this Confidentiality Statement. The Confidential
Information is intended solely for your own limited use in considering whether to pursue acquisition of
the Property. This is not an agreement to sell the Property or an offer of sales. No agreement shall
be binding upon the Owner of the Property, or any of its associated or affiliated companies, nor shall
any agreement be deemed to exist, at law or equity, until the Owner of the Property enters into a
formal and final binding written agreement regarding acquisition of the Property.
By executing this Confidentiality Agreement you agree that the Confidential Information provided is
confidential, that you will hold and treat it in the strictest confidence, and that you will not disclose or
permit anyone else to disclose the Confidential Information to any person, firm or entity without prior
written authorization of the Owner and the Broker, except that the information may be disclosed to
your partners, employees, legal counsel and lenders or pursuant to a court order. Additionally you
agree to not to disclose your receipt of the Confidential Information, your interest in purchasing the
property and/or the terms or conditions of any offer(s) you make to purchase the Property, or take
any other action that could adversely effect the potential development of the Property. Owner
expressly reserves the right in its sole discretion to reject ay or all proposals or expressions of
interest in the Property and to terminate discussions with any party at any time with or without notice.
Accepted and Agreed [Date] ______________________ Signature _________________________
Name [Print] ___________________________________ Company ________________________
Address ____________________________ City __________ State _________ Zip __________
Phone ________________ Office _________________ Email ____________________________
18 Etiwanda Estates 14 14 Lot SFR Development Site
The
Market
///
19 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
The Market /// Pertinent Market Activity
20 Etiwanda Estates 14 14 Lot SFR Development Site
Close Proximity Resale Single Home Transactions – Details on Pages 25, 26, 27
Closed Sale
$1.4M
Active
$1.599M Pending
$1.385M
Closed Sale
$365K
Close Proximity Vacant Single Family Lot Transaction
APN: 0227-492-13
Closing Date: 7/5/2017
Lot Size: 25,260 SF
Price: $365,000
The Site / Immediate Homebuilding Activity
21 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
60 of 76 Sold
4 of 10 Sold
16 Under Const.
Subject Site.
The Market /// Pertinent New Const. Market Activity
22 Etiwanda Estates 14 14 Lot SFR Development Site
** Anticipated Sale Price [On Page 13] is derived from current direct
proximity sales of similar new housing product at the new home
developments and re-sale locations specified above. Relevant supportive
data points are outlined over the next few pages.
Etiwanda
Classics [16]
Phoenix
Crest [95]
La
Ventana [76]
Mueller’s
Grove [10]
Bella Vista
Estates [11]
Close Proximity Resale Single Home Transactions
The Market /// Pertinent New Const. Market Activity
La Ventana [KB Home]
6352 Tribeca Ct.
Rancho Cucamonga, CA 91739
Product: 76 SFR
Status: 16 Unsold
Comp Sale: 6322 Tribeca Ct. [Residence Six Model]
SF: Approx 4,500 SF
Lot: Approx ½ Acre
Sale Price: Over $1,200,000 [$267/FT]
23 Etiwanda Estates 14 14 Lot SFR Development Site
La
Ventana [76]
The Market /// Pertinent New Const. Market Activity
Bella Vista Estate [Griffin Residential]
5829 Pinto Pl.
Rancho Cucamonga, CA 91739
Product: 11 SFR
Status: ? homes available
Comp Sale: 5829 Pinto Pl.
SF: Approx 4,442 SF
Lot: 22,095 SF
Sale Price: $1,047,990 [$236/FT] – Pending Per MLS
24 Etiwanda Estates 14 14 Lot SFR Development Site
Bella Vista
Estates [11]
The Market /// Pertinent New Const. Market Activity
Phoenix Crest [Century Communities]
12341 Alamo Dr.
Rancho Cucamonga, CA 91739
Product: 95 SFR
Status: 20 Unsold
Comp Sale: Cardinal Floor Plan
SF: 4,301 SF
Lot: Approx ¼ Acre
Sale Price: Five have sold over $1M with the highest
@ $1,244,000 [$289/FT.]
25 Etiwanda Estates 14 14 Lot SFR Development Site
Phoenix
Crest [95]
The Market /// Pertinent New Const. Market Activity
Mueller’s Grove [GFR Homes]
East Ave. @ 210 Freeway
Rancho Cucamonga, CA 91739
Product: 10 SFR
Status: Under Construction 6 Unsold
Comp Sale: Plan 3 [Largest in Subdivision]
SF: 3,996 SF
Lot: Approx 19,000 SF
List Price: $1,013,990 [$254/FT]
26 Etiwanda Estates 14 14 Lot SFR Development Site
Mueller’s
Grove [10]
The Market /// Pertinent New Const. Market Activity
Resale Transaction #1
13098 Norcia Dr.
Rancho Cucamonga, CA 91739
Product: Built 2005
Status: Closed Sale 5/12/17
SF: 5,832 SF
Lot: 25,310 SF
Sold Price: $1,400,000 [$240/FT]
27 Etiwanda Estates 14 14 Lot SFR Development Site
The Market /// Pertinent New Const. Market Activity
Resale Transaction #2
6758 Di Carlo Pl.
Rancho Cucamonga, CA 91739
Product: Built 2004
Status: Pending as of 9/27/17
SF: 5,700 SF
Lot: 32,080 SF
List Price: $1,385,000 [$243/FT]
28 Etiwanda Estates 14 14 Lot SFR Development Site
The Market /// Pertinent New Const. Market Activity
Resale Transaction #3
13131 Norcia Dr.
Rancho Cucamonga, CA 91739
Product: Built 2004
Status: Active as of 9/27/17
SF: 5,332 SF
Lot: 20,000 SF
List Price: $1,599,000 [$300/FT]
29 Etiwanda Estates 14 14 Lot SFR Development Site
Offering
Guidelines
////
30 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
The Development // General Development and Transaction Timeline
31 Etiwanda Estates 14
JUL
Seller formally submits
tentative tract application for
14 lots.
OCT
Open Escrow
NOV DEC JAN FEB MAR APR MAY JUN
Anticipated Tentative
Tract Approval
T R A N S A C T I O N
E N T I T L E M E N T
Close Escrow
TBD
Transaction Structure: TBD
Price: $3,495,000
Submit Offers To: [email protected]
Buyer’s offer should include (i) Buyer’s assumption as to revenue projections per plan, on-site and
off-site construction cost estimates, costs per square foot to complete horizontal development
work and city impact fees, and (ii) Buyer’s relevant experience and financial wherewithal and its
intended equity and debt sources for completing the transaction.
Bid Submission Deadline: November 20th, 2017
Evanisko Realty & Investment, Inc. has been retained on an exclusive basis by the owner to manage the
marketing and disposition of this land asset.
Contact Frank Evanisko
(818) 985-9700
The information contained in this brochure has been obtained from sources we believe to be reliable. However,
Evanisko Realty & Investment, Inc. has not verified, and will not verify, any of the information contained herein, nor
has Evanisko Realty & Investment, Inc. conducted any investigation regarding theses matters and makes no warranty
or representation whatsoever regarding the accuracy or completeness of the information provided.
No representation or warranty, expressed or implied, is made by Evanisko Realty & Investment, Inc. or seller. Seller
may reject any or all expressions of interest and/or terminate discussions with any party at any time, for any reason,
with or without notice. No legal commitment or obligation of seller is made unless a written agreement for the
purchase has been fully executed, delivered and approved by seller.
Offering Guidelines //// Acquisition Terms
32 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
Exclusive Listing Broker:
Evanisko Realty & Investment, Inc.
BRE 01383591
Frank Evanisko
(818) 985-9700
www.TheDevelopmentBrokers.com
Evanisko Realty & Investment, Inc. was founded in
2004 with the mission of providing an unparalleled level of
brokerage service to owners of real estate slated for
virtually all forms of residential and commercial
redevelopment.
Evanisko’s dual focus as both a land development expert
and real estate broker enables the firm to offer a unique
form of advisory-based brokerage service to their exclusive
clients.
Offering Guidelines //// Listing Broker Contact Information
33 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
34 Etiwanda Estates 14 14 Lot SFR Development Site
Rancho Cucamonga, CA 91739
Evanisko Realty & Investment, Inc. BRE: 01383591
Offering Guidelines //// Principal Confidentiality Agreement
Please return this signed Confidentiality Agreement for access to the Due Diligence
Package listed on previous page.
The undersigned has been advised that Evanisko Realty & Investment, Inc. (the “Broker”) has been
retained on an exclusive basis by Parkview Financial Fund 2015, LP (the “Owner”) with respect to the
offering for sale of a potential 14 lot single family development site in Rancho Cucamonga, CA (the
“Property”). The Owner has indicated that all inquiries and communications with respect to the
contemplated investment in an acquisition of such property be directed to the Broker. The
undersigned is a principal in connection with the possible acquisition of the Property.
The Broker has available for your review certain information (“Confidential Information”) concerning
acquisition of the Property. On behalf of the Owner, Broker makes such Confidential Information
available to the undersigned upon execution of this Confidentiality Statement. The Confidential
Information is intended solely for your own limited use in considering whether to pursue acquisition of
the Property. This is not an agreement to sell the Property or an offer of sales. No agreement shall
be binding upon the Owner of the Property, or any of its associated or affiliated companies, nor shall
any agreement be deemed to exist, at law or equity, until the Owner of the Property enters into a
formal and final binding written agreement regarding acquisition of the Property.
By executing this Confidentiality Agreement you agree that the Confidential Information provided is
confidential, that you will hold and treat it in the strictest confidence, and that you will not disclose or
permit anyone else to disclose the Confidential Information to any person, firm or entity without prior
written authorization of the Owner and the Broker, except that the information may be disclosed to
your partners, employees, legal counsel and lenders or pursuant to a court order. Additionally you
agree to not to disclose your receipt of the Confidential Information, your interest in purchasing the
property and/or the terms or conditions of any offer(s) you make to purchase the Property, or take
any other action that could adversely effect the potential development of the Property. Owner
expressly reserves the right in its sole discretion to reject ay or all proposals or expressions of
interest in the Property and to terminate discussions with any party at any time with or without notice.
Accepted and Agreed [Date] ______________________ Signature _________________________
Name [Print] ___________________________________ Company ________________________
Address ____________________________ City __________ State _________ Zip __________
Phone ________________ Office _________________ Email ____________________________
35 Etiwanda Estates 14 14 Lot SFR Development Site