411 W Franklin Ave., El Segundo, CA

PRESENTED EXCLUSIVELY BY:

$1.2 MM Equity Investment Opportunity for an off-market acquisition of an 8 unit multi-family property in El Segundo, CA

PRESENTED EXCLUSIVELY BY:

5,500 sf Apartment Reposition

TABLE OF CONTENTS

• EXECUTIVE SUMMARY

o Summary

o El Segundo Area Overview

o Investment Highlights

• BUSINESS PLANo Current and Future Status

o Highlights

• MARKET OVERVIEWo Sales Comparables

o Rent Comparables

o Silicon Beach and South Bay Marketplace

o El Segundo Multifamily Marketplace

o El Segundo Micromarket Overview

• ECONOMICS

• SPONSORSHIP OVERVIEW

PRESENTED EXCLUSIVELY BY:

411 W Franklin Ave., El Segundo, CA

EXECUTIVE SUMMARY

• The Investment

• 8 Unit Value-add MF off-market acquisition

• Purchase price well below replacement cost

• No-rent control and owned by one owner since construction

• Ideal El Segundo location – between Main Street and beach

• Favorable unit mix of 1 bd/ba and 2bd/ba units

EXECUTIVE SUMMARY

411 W Franklin Ave., El Segundo, CA

• Quick Facts

Purchase Price $3,200,000

Rehab Costs $514,144

Total Cost $3,714,144

Loan Amount $2,500,000

Total Equity $1,214,144

Year 5 NOI $213,025

Year 5 Cap Rate 4.75%

Year 5 Value $4,484,730

Hold Period 5-10 years

Returns* 18.1%

EM* 2.15x

*Year 5, project level

• Business Plan

Beach City Capital (the “Sponsor”) is under

contract to purchase an 8 unit multi-family

off-market property in a highly desirable

location in El Segundo. The business plan

includes a full renovation of the property

with modern design and high quality

finishes with a lease up to market rents.

• Project Timeline

Month 1: Design/Commence Renovation

Month 3: Complete Rehab / Begin Leasing

Month 7: Property Stabilization

Month 8: Explore Refinance

• Estimated Partnership Closing Timeline

EXECUTIVE SUMMARY

411 W Franklin Ave., El Segundo, CA

• Investment Terms

Manager Beach City Capital Management

Total Equity Investment $1,214,144

Min Investment $25,000; no max

Investor Terms 4% preferred return, 75/25 cash-flow split w/ manager

Business Plan Returns will be achieved through cash-flow distribution, recap, sale, or refinance proceeds

Hold Period 5-10 years

Reporting Investors will received monthly reports during renovation, quarterly distributions, and annual K-1’s

Minimum Return ThresholdUpon Buyout

Upon achieving a 2.5x return on investment; investment period will be realized and conclude

Example: $500,000 investment, return of $1.25 MM

17 September PSA Assigned / Terms Agreed Upon

5 October Investment Commitments Due

12 October Executed Partnership Agreements Due

12 October Investment Equity Due

19 October Close of Escrow (inside date)

9 November Close of Escrow (outside date)

Beach City Capital (the “Sponsor”) is pleased to present an opportunity to invest $1,214,144 for the repositioning of a

multifamily property at 411 W Franklin Ave., El Segundo, CA (the “Property"). This 5,504 square foot multi-family

building sits on a 6,435 square foot lot and includes 8 units, comprising of (6) 1-bedroom units / 1 bath, (1) 2 bedroom /

1 bath unit and (1) 2 bedroom / 2 bath unit.

The Sponsor is acquiring the asset off-market for $3.2 MM ($400k per unit) and plans to spend approximately an

additional $500k to renovate the existing building and increase rents to market. The seller has owned the Property for

50+ year with rents falling significantly below market. The renovation will transform the Property into a contemporary

apartment building with modern features that include new landscaping, updated glazing and doors, as well as a new

interior design. The goal is to maximize the return with minimal capital investment.

The project will benefit from El Segundo’s booming tech industry, high income workforce, gorgeous beaches, vibrant

retail, proximity to growing industries and top-tier school system. Beach City Capital will manage the renovation and the

initial lease-up of the apartments post-renovation.

The Sponsor is seeking an equity partner to capitalize the acquisition and renovation over a 5-10 year hold.

EXECUTIVE SUMMARY

Property Summary

Property Address 411 W Franklin Ave.

El Segundo, CA

Lot Square Footage 6,433 SF

Building Square Footage 5,504 SF

Unit Mix

Parking

6 – 1 bedroom / 1 bath1 – 2 bedroom / 1 bath1 – 2 bedroom / 2 bath

8 stalls

Sources

New Senior Loan 68% $2,500,000

Sponsor Equity 32% $1,214,144

Total Cost 100% $3,714,144

Investor Return Distribution Summary*

5 Year Hold

Avg Cash on Cash 5.32%

LIRR 11.8%

Equity Multiple 1.67x

10 Year Hold

Avg Cash on Cash 6.00%

LIRR 12.9%

Equity Multiple 2.90x

411 W Franklin Ave., El Segundo, CA

*Reflects very conservative underwriting, cost, and financing assumptions.

EXECUTIVE SUMMARY

411 W Franklin Ave., El Segundo, CA

SANTA MONICA

VENICE

MARINA DEL REY

PLAYA DELREY

SILICON BEACH

LAX

LOS ANGELES

REDONDO BEACH

MANHATTAN BEACH

HERMOSA BEACH

EL SEGUNDO

CULVER CITY

CENTURY CITY

BEVERLY HILLS

CULVER CITY: 20 min drive

Downtown LA: 25 min drive

LAX: 5 min drive

SANTA MONICA: 20 min drive

MANHATTAN BEACH: 10 min drive

REDONDO BEACH: 15 min drive

EXECUTIVE SUMMARY

411 W Franklin Ave., El Segundo, CA

Micro Market Overview: The project is located is one of the most desirable locations in El Segundo, 2 blocks

away from Main Street, and 3 minute bike-ride to the beach. This location is extremely supply-constrained

and is mis-priced in comparison to other locations within El Segundo.

Main Street.

3 Minutes to Beach

The seller is selling the

properties identified by

the blue box off-market

The Sponsor, through a

relationship, was able to

secure the contract for

the Property identified by

the orange box

The other properties being sold are anticipated to be

developed into for-sale condos. The location has seen an

in-flux of condo development, further increasing demand

of rental product and value in the micro market.

A 10 Unit Condo Development

$1.2 - $1.6 MM (8 of 10 unitspresold prior to completion)

E

BA

B 90’s built Condo (Resale)

$999k (list price)On Market Duplex $1.8 MM

$900k per unit

C

Grand Ave

EXECUTIVE SUMMARY

• Walking distance to W Grand Ave/Main Street

The Property is in an ideal located within a 3 minute walk to W Grand Ave/Main Street and its surrounding mix of

popular restaurants, bars, and specialty retail stores. See next page for more detail.

• Proximity to El Segundo Beach

The Property is also located within a 3 minute distance to El Segundo Beach, a less-crowded alternative to other

Southern California beaches. Other beaches nearby include its neighbors Manhattan Beach to the South and Playa Del

Rey to the North.

• Value Discount in Comparison to Other Areas of El Segundo

No other location in El Segundo, is closer to the beach and Main-Street as the southwestern quadrant. Yet, the rents

and values are the same for less desirable locations along Imperial Highway (near the airport) or Pacific Coast Highway.

This provides a tremendous opportunity to deliver a quality product that will drive a premium in rents.

Dockweiler Beach

Mai

nSt

Imperial Highway

Grand Ave

Pac

ific

Co

ast

Hig

hw

ay

El Segundo Blvd

411 W Franklin

Detail A – next page

3 minute walk to W Grand Ave/Main Street3 minute to beach

411 W Franklin Ave., El Segundo, CA

• PROJECT LOCATION AREA OVERVIEW

2

1

5

7

34

2

The Property is located within a 3 minute walk to W Grand Ave/Main Street. Nearby highlights include:

EXECUTIVE SUMMARY

411 W Franklin

1

2

34

6 1

34

5

7

Nearby Coffee shops

Blue Butterfly Coffee

Kreation Organic Juicery

Starbucks Coffee

Petros Kafe

1

2

3

4

Nearby Bars and Breweries

El Segundo Brewing Company

R6 Distillery

The Tavern on Main

Old Town Patio

Brewport Tap House

Purple Orchid

1

2

3

4

5

6

Main

St

Grand Ave

Nearby Restaurants

Sausal

Rock and Brews

Good Stuff

Deluca Pasta

Britts BBQ

Richmond Bar and Grill

Two Guns Kitchen

1

2

3

4

5

6

7

411 W Franklin Ave.

Detail A – previous page

411 W Franklin Ave., El Segundo, CA

EXECUTIVE SUMMARY

411 W Franklin Ave., El Segundo, CA

• A Factory Kitchen Vet Adds Handmade Pasta to the El Segundo Conversation

“What a time to be living in El Segundo. The sleepy coastal town near LAX has long kept a low profile while nearby cities like Manhattan Beach thrive, but with the move to bring the LA Times to the area and a burst of new restaurant activity, the future is certainly bright.-Eater.com

“El Segundo is transforming itself from a hub for aviation and petroleum-based industries to a home for tech and entertainment startups illustrates how the diversification of the L.A. economy.”- The Real Deal

• El Segundo is Making A Big Push In the Spotlight

“A lot of people don’t know about this place, but for people that do, they know it’s a great place for families with good school districts…[El Segundo has a great reputation of taking care of their businesses.”-Biznow

• El Segundo has a Plan to Attract the Tech Sector

EXECUTIVE SUMMARY

• Local Economy

El Segundo is one of the best places to work and live, and has a proud tradition of aerospace innovation. It is home to

Los Angeles Air Force Base and The Aerospace Corporation. The nation’s largest defense firms are located here:

Northrop Grumman, Boeing, Raytheon, and Lockheed Martin. Recognized as a thriving business center, it is also home

to AT&T, the Los Angeles Lakers and Kings, DaVita Healthcare, LA Times, and Mattel, one of the world’s largest toy

manufacturers.

• The Next Tech and Media Hub

In 2016, the amount of tenant relocation into El Segundo was 7x the amount it was in 2005, and 2x the amount it was in

2012. Most tenants have relocated from the westside neighborhoods of Culver City, Santa Monica, Marina del Rey and

West LA. Over 30% of the business relocating to El Segundo are in the Entertainment, Gaming, Media and Technology

industries which has led to a booming creative office scene and an emerging innovative hub.

411 W Franklin Ave., El Segundo, CA

• EL SEGUNDO AREA OVERVIEW

Largest Employers Recent Additions

• El Segundo, Business-friendly City

With compelling business-friendly tax rates and incentives, El Segundo offers a no/low property tax, no parking taxes

and a 40% credit based on sales tax. El Segundo is consistently recognized as one of the most business-friendly cities in

Los Angeles and has the second highest concentration of Fortune 500 companies in the state. With approximately

16,000 residents, El Segundo’s daytime workforce population swells to over 65,000.

EXECUTIVE SUMMARY

• Proximity to Silicon Beach

The project will also benefit form its proximity to Silicon Beach, home to major technology companies such

as Google, Yahoo!, YouTube and Facebook. Just as Silicon Valley activity has influenced the entire marketplace in and

around San Francisco for the past few decades, Silicon Beach is now having the same effect on the Westside of L.A.,

resulting in steep price increases in several communities, plus additional development meant to support the influx of

wealthy workers.

SILICON BEACH

EL SEGUNDO

SILICON BEACH MAYOR EMPLOYERS

411 W Franklin Ave., El Segundo, CA

Silicon Beach, within a 10 minute drive from El Segundo, has emerged as the primary area for the technology, advertising,

digital media and creative industries in Southern California. Originally the Silicon Beach area primarily referred to the

Santa Monica-Venice submarkets, however as rents have risen and office space diminished, Silicon Beach has moved

southward along the coast. The South Bay region is considered the second- or third-largest tech hub in the world.

Just as Silicon Valley activity has influenced the entire marketplace in and around San Francisco for the past decades,

Silicon Beach is now having the same effect on the Westside of L.A., resulting in steep price increases in several

communities, as well as additional new developments meant to support the influx of tech workers.

New Google Headquarters in 319,000 square footage Playa Vista Hangar:

SILICON BEACH

EL SEGUNDO

Rents within a 2 mile radius

Rents within a 4 mile radius

Rents in Silicon Beach

Average $/sqft 2018: $3.98

Average $/sqft 2018: $3.30

Average $/sqft 2018: $3.00

Multifamily Residential Market

411 W Franklin Ave., El Segundo, CA

Executive Summary

• SILICON BEACH AND SOUTH BAY MARKET PLACE

PRESENTED EXCLUSIVELY BY:

411 W Franklin Ave., El Segundo, CA

BUSINESS PLAN

• CURRENT AND FUTURE STATUS

BUSINESS PLAN

CURRENTBeach City Capital will acquire the 8-unit multifamily building at 411 W Franklin Ave. This 5,504 square foot multifamily

building sits on a 6,435 square foot lot and features 10 bedrooms and 9 bathrooms. This property was built in 1962.

Renovate the multi family homes and update the rents to market. The renovation will transform the Property into a

contemporary apartment building with modern features that include new landscaping, updated glazing and doors, as

well as a new interior design. The goal is to maximize the return with minimal capital investment.

* Seismic Retrofit is included in upgrade reposition.

BUSINESS PLAN

Unit Mix Current Rent Future Rent Market (renovated units)

1 BD / 1B x 6 $962 $2,300 $2,400

2 BD / 1 BD x 1 $1,213 $3,100 $3,200

2BD / 2 BD x 1 $1,800 $3,300 $3,400

411 W Franklin Ave., El Segundo, CA

BUSINESS PLAN

411 W Franklin Ave., El Segundo, CA

CURRENT STATUS

BUSINESS PLAN

FACADE BEFORE AND AFTER THE RENOVATION

• Current façade

• New facade will include contemporary doors, windows, railings and lighting (Rendering)

411 W Franklin Ave., El Segundo, CA

BUSINESS PLAN

LANDSCAPE BEFORE AND AFTER THE RENOVATION

• Current Landscape

• New contemporary Californian Landscape and private gardens for bottom units (Rendering)

411 W Franklin Ave., El Segundo, CA

BUSINESS PLAN

LIVING ROOM BEFORE AND AFTER THE RENOVATION

• Current Interior Design

• New interior design will include white walls, laminated wood floors and a contemporary style

411 W Franklin Ave., El Segundo, CA

BUSINESS PLAN

BATHROOM AND KITCHEN BEFORE AND AFTER THE RENOVATION

• Current Status

• New design will include contemporary appliances, new floors and walls and modern tiles

411 W Franklin Ave., El Segundo, CA

PRESENTED EXCLUSIVELY BY:

411 W Franklin Ave., El Segundo, CA

MARKET OVERVIEW

411 W Franklin Ave., El Segundo, CA

MARKET COMPS SUMMARY

• Comparable Market Average Rent:• Comparable Market Average Rent, tracking 2% CPI for 12 months:• 411 W Franklin Avenue Proforma:

RESIDENTIAL RENTAL COMPSPSF (month)

$3.8/sqft$3.9/sqft

$3.65/sqft

411 W Franklin Ave., El Segundo, CA

RENT COMPS – Rent Comps

Address Type Rent Renovated Outdoor Space

Pros/Cons

1 122 Paseo de la Concha, Redondo Beach

Apartment(1 bed, 1 bath)

$2,195 No No • Walking distance to beach, parking

• No outdoor space, not renovated

2 913 E Grande Ave., El Segundo

Apartment(1 bed, 1 bath)

$2,425 No No • Outdoor space (balcony)• No Parking, not renovated

3 1754 E Skymore Ave, El Segundo

Apartment(1 bed, 1 bath)

$2,100 Yes No • Heated pool and laundry• No outdoor space, no parking

4 8000 W Manchester Ave, Playa del Rey

Apartment (1 bed, 1 bath)

$2,800 No Yes • Walking distance to beach, parking, pool, fitness center

• Not renovated

5 424 Grand View Blvd, Los Angeles

Apartment(1 bed, 1 bath)

$2,195 Yes No • Walking distance to beach, parking and on-site laundry

• No outdoor space

6 319 25tH Pl, Manhattan Beach

Apartment(1 bed, 1 bath)

$3,600 No No • Fully furnished, 3 blocks awayfrom Beach

• No parking, not renovated

7 11622 Aviation Blvd, Inglewood

Apartment(1 bed, 1 bath)

$3,000 Yes Yes • Outdoor amenities (pool and patio)

• No parking

8 8600 Emerson Ave, Los Angeles

Townhome(1 bed, 1 bath)

$2,548 Yes No • Newly upgraded• No outdoor space, no parking

9 6531 W 84th St, Westchester

House(1 bed, 1 bath)

$2,750 Yes Yes • In-unit washer dryer, outdoor spa• No parking, guest house

411 W Franklin Ave., El Segundo, CA

Address Type Rent Renovated Outdoor Space

Pros/Cons

10 648 San Juan Ave, Los Angeles

House(1 bed, 2 bath)

$2,750 No Yes • Fully furnished, preferred location(Venice Beach), outdoor space

• No parking, not renovated

11 423 Brooks Ave, Los Angeles

Apartment (2 bed, 1 bath)

$3,400 No No • Preferred location (Venice Beach)• No parking, no outdoor space

12 649 S Prospect Ave, Redondo Beach

Apartment (2 bed, 2 bath)

$3,500 No No • Parking, pools, full gym, tenniscourt

• Not fully renovated, no outdoorspace

13 127 Richmond St, El Segundo

Condo(2 bed, 2 bath)

$4,000 No Yes • Roof top deck, convenientlocation

• No parking, not renovated

14 227 E Oak Ave, El Segundo

Condo (2 bed, 2 bath)

$3,100 No Yes • Balcony, walking distance todowntown El Segundo

• No parking, not renovated

15 1225 E Mariposa Ave, El Segundo

House (2 bed, 2 bath)

$3,795 Yes Yes • Private yard with new deck• No parking

16 648 San Juan Ave, Los Angeles

House(2 bed, 2 bath)

$6,250 No Yes • Fully furnished, preferred location(Venice Beach), outdoor space

• No parking, not renovated

• 411 W FRANKLIN AVE

411 W Franklin Ave., El Segundo

1 bed, 1 bath2 bed, 1 bath2 bed, 2 bath

$2,300 *$3,100 *$3,300 *

Yes Yes• Fully renovated, contemporary

features, outdoor space, parking

* Projected rents after renovation

RENT COMPS – Rent Comps

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Location: Redondo Beach Rent: $2,195

Type: Apartment (1 bedroom, 1 bathroom) Square Footage: 750 sqft

Other: Apartment, walking distance to Beach, parking and on-site laundry

122 Paseo de la Concha, Redondo Beach, CA1

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Location: El Segundo Rent: $2,425

Type: Apartment (1 bedroom, 1 bathroom) Square Footage: 725 sqft

Other: Outdoor space (balcony)

913 E Grande Ave., El Segundo, CA2

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Location: El Segundo Rent: $2,100

Type: Apartment (1 bedroom, 1 bathroom) Square Footage: 650 sqft

Other: Heated pool and laundry

1754 E Skymore Ave, El Segundo, CA3

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Location: Playa del Rey Rent: $2,800

Type: Apartment (1 bedroom, 1 bathroom) Square Footage: 775sqft

Other: Walking distance to beach, parking, pool, fitness center

8000 W Manchester Ave, Playa del Rey, CA4

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Location: Redondo Beach Rent: $2,195

Type: Apartment (1 bedroom, 1 bathroom) Square Footage: 750 sqft

Other: Apartment, walking distance to beach, parking and on-site laundry

4264 Grand View Blvd, Los Angeles, CA5

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Location: Manhattan Beach Rent: $3,600

Type: Apartment (1 bedroom, 1 bathroom) Square Footage: 900 sqft

Other: Fully furnished, 3 blocks away from beach

319 25tH Pl, Manhattan Beach, CA6

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Location: Inglewood Rent: $3,000

Type: Apartment (1 bedroom, 1 bathroom) Square Footage: 669 sqft

Other: Outdoor amenities (pool and patio)

11622 Aviation Blvd, Inglewood, CA7

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Location: Westchester Rent: $2,548

Type: Townhomes (1 bedroom, 1 bathroom) Square Footage: 900 sqft

Other: Newly upgraded, up-and-coming neighborhood, 5 minute drive to LAX

8600 Emerson Ave, Los Angeles, CA8

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Location: Westchester Rent: $2,750

Type: House (1 bedroom, 1 bathroom) Square Footage: 700 sqft

Other: Street parking, in-unit washer dryer, outdoor spa

6531 W 84th St, Westchester, CA9

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Location: Venice Beach Rent: $2,750

Type: House (1 bedroom, 2 bathroom) Square Footage: 300 sqft

Other: Fully furnished, studio cottage

648 San Juan Ave, Los Angeles, CA10

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Address: Venice Rent: $3,400

Type: Apartment (2 bedroom, 1 bathroom) Square Footage: 900 sqft

Other: Community laundry, street parking

423 Brooks Ave, Los Angeles, CA11

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Address: Redondo Beach Rent: $3,500

Type: Apartment (2 bedroom, 2 bathroom) Square Footage: 977 sqft

Other: Parking, 2 heated pools, full gym, tennis court

649 S Prospect Ave, Redondo Beach, CA12

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Location: El Segundo Rent: $4,000

Type: Condo (2 bedroom, 2 bathroom) Square Footage: 1,450 sqft

Other: Updated Condo, roof top deck, convenient location in El Segundo

127 Richmond St, El Segundo, CA13

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Location: El Segundo Rent: $3,100

Type: Condo (2 bedroom, 2 bathroom) Square Footage: 1,315 sqft

Other: Balcony, walking distance to downtown El Segundo

227 E Oak Ave, El Segundo, CA14

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Location: El Segundo Rent: $3,795

Type: Single family home (2 bedroom, 2 bathroom) Square Footage: 1,000 sqft

Other: Private yard with new deck

1225 E Mariposa Ave, El Segundo, CA15

RENT COMPS

411 W Franklin Ave., El Segundo, CA

Location: Venice Beach Rent: $6,250

Type: House (2 bedroom, 2 bathroom) Square Footage: 700 sqft

Other: Fully furnished, studio cottage

648 San Juan Ave, Los Angeles, CA16

411 W Franklin Ave., El Segundo, CA

MARKET OVERVIEW

El Segundo Multi-family Market Place consists of 431 Units, 354 of which where built between 1940 and 1980. There is

with very limited available renovated or contemporary apartments.

EL SEGUNDO MULTI-FAMILY MARKET PLACE

El Segundo Multifamily Market Place:

• Total Multifamily Units: 431

• Total Units in area A: 127

• Total Units in area B: 116

• Total Units in area C: 108

A

BC D

• Total Units in area D: 80

• Total Units built after 1990: 7

El Segundo Zoning Map

A

B C

D

Multifamily Residential buildings are

located in 4 Areas, colored in Brown

The project is located is one of the most desirable locations in El

Segundo. This area (zone B in map), is 2 blocks away from Main Street,

and 3 minute bike-ride to the beach.

In the area, there are 41 Multi Family Units, of similar size and unit mix to

the project, in need of renovation.

411 W Franklin Ave., El Segundo, CA

MARKET OVERVIEW

EL SEGUNDO MICRO MARKET OVERVIEW

B

YearAddress Nº Units Sqft

411 W Franklin Ave., El Segundo, CA

MARKET OVERVIEW

221 Concord St, El Segundo, CA

• Multifamily Residence• Year Built: 1920• Year Renovated: 2016• Preferred location in El Segundo,

close to Main Street and 3 minute bike-ride to the beach.

MICRO MARKET OVERVIEW – Case Study

Unit For Rent Overview:• 1 Bed• No Kitchen and Shared Bathroom• Room Rent: $1,225-1,400 /month

Bedroom for Rent Shared Bathroom

Mai

n S

t

W Grand Ave

PRESENTED EXCLUSIVELY BY:

411 W Franklin Ave., El Segundo, CA

ECONOMICS

ECONOMICS

$1.2M

$2.5M

Investor EquityYields a 4% preferred return, 75/25 cash-flow split w/ manager

Senior Loan

68% Loan To Cost

$2.5 MM in proceeds

8.125% all-in, interest only for 9 month term

with extensions

1.5 pts

411 W Franklin Ave., El Segundo, CA

• CAPITAL STACK

ECONOMICS

411 W Franklin Ave., El Segundo, CA

Rent PSF $2.78/sqft

ECONOMICS

411 W Franklin Ave., El Segundo, CA

Contingency

ECONOMICS

411 W Franklin Ave., El Segundo, CA

411 W Franklin Ave., El Segundo, CA

PRESENTED EXCLUSIVELY BY:

411 W Franklin Ave., El Segundo, CA

SPONSORSIP OVERVIEW

• BEACH CITY CAPITAL MANAGEMENT

Beach City Capital is a Los Angeles based real estate investment firm focused on the acquisition

and development of residential and commercial properties, founded by 3 USC graduates and joined

by an incredible team of investors, advisors and Partners.

The firm utilizes in-house associates who have a deep background in Acquisition, Finance,

Entitlements and Development. Each project is adequately supervised by our staff to mitigate

entitlement and development risk.

Our company mission is to improve the quality of life and community one project at a time. We plan

to help enhance and enrich the urban fabric of the city and in doing so, we design our projects to be

affordable, well-integrated, and positively impactful.

Greg CullenBeach City Capital

Development Principal

Matt StewartHFF

Capital Markets Advisor

KEY ADVISORS

Anna SporrongDevelopment Intern

Maria PerezDevelopment Coordinator

Peter LarrDevelopment

Associate

Jason MullerManaging Principal

Clinton AbramsManaging Principal

Mark H.Carpenter Jr.Development

Associate

Serena ShlomofDevelopment

Associate

Lindsey MillsDevelopment

Associate

SPONSORSHIP OVERVIEWBEACH CITY CAPITAL

12763 - 12767 MITCHELL AVE

Beach City Capital is a private real estate investment firm headquartered in Manhattan Beach,

California. Beach City Capital focuses on executing the development and repositioning of multi-

family, luxury housing, and commercial assets, targeting value-add and opportunistic returns. Beach

City Capital is a vertically integrated investment company with the ability to source, underwrite,

acquire and develop all projects. Our investments capitalize on a broad platform, utilizing in-house

real estate professionals whose expertise span all phases of the real estate life cycle. Our staff is

made up of experienced professionals in Acquisition, Finance, Entitlement and Development, all

seasoned to pursue a consistent investment process that combines local market knowledge and

hands-on expertise, creating value for our shareholders.

As Beach City Capital reviews deals in coastal locations throughout Southern California, we strive to

look for underutilized properties that lack their highest and best use. We focus on assets that are

underperforming, mispriced, and mismanaged to add value and improve efficiencies. We use

structured finance, an experienced team and government relations to find the true land residual

throughout our acquisition. The firm is able to quickly find these opportunities by consistently

analyzing key markets and being willing to compete against others using good sportsmanship. While

Beach City Capital has extensive experience, what makes us successful is acknowledging that the

real estate itself and best in-class service to our investors are the key factors in our Investment

Platform’s growth.

Beach City Capital has a long-standing presence in key markets throughout the United States with a

decade of hands-on experience, intimate local market knowledge, and an extensive network of

relationships with institutional and local banks, private equity firms, and family offices. This depth of

experience and relationships with capital providers gives Beach City Capital a competitive

advantage in identifying and closing attractive investments both on and off market. Our reputation

has afforded us the opportunity to work with the best leaders in the industry, receiving attractive

interest rates and optimal service with certainty.

Once acquired and financed, we thoroughly manage the Development Process from Entitlements,

Permit Management, Preconstruction and through Construction using a strategic bidding process

with the most experienced General Contractors and subcontractors in the industry. We minimize

construction risk and manage all jobs to be on time and within budget. We leverage industry

knowledge, experience and technology to monitor, report on and manage the delivery of this project

from construction to disposition. Our customer service entails monthly reports and thorough

communication to our investors. Each project is crafted with pristine excellence and perfection with

hopes to create spaces that inspire and modernize everyday life. Our company mission is to

improve the quality of life and community one project at a time. We plan to help enhance and enrich

the urban fabric of the city and in doing so, we design our projects to be affordable, well-integrated,

and positively impactful.

Additional Investment Opportunities:

37 Unit CondosFor sale• Location: 12763 Mitchell Ave- Mar Vista• Deal Size: $26.5M

30 Unit Mixed Use Development and 15,000 sf Retail For Sale• Location: 132 N Catalina- Redondo Beach• Deal Size: $53M

411 W Franklin Ave., El Segundo, CA