875 Post Street - LoopNet · 2018-07-16 · 875 Post Street Offering Memorandum - pg. 3. Offering Summary - Overview. Colliers International is pleased to present 875 Post Street,

875 Post Street Offering Memorandum - pg. 1

Mult i fami ly Investment Opportunity | Downtown - San Francisco, CA

Offering Memorandum875 Post Street

Table of Contents

Showing Schedule

Call for Offers

Offering Summary ................................3-4

Financial Overview ...............................5-8

Financial Overview 2 ...........................9-10

Sales Comparables ...............................11

Property Photographs ..........................12-14

Floor Plans ............................................15

Amenities Map ......................................16

Public Transportation ...........................17

Location Map ........................................18

Aerial of Subject Property ...................19

- Tuesday July 17, 2018 | 9:00 AM - 10:30 AM

- Thursday July 19, 2018 | 11:00 AM - 12:00 PM

- Tuesday July 24, 2018 | 9:30 AM - 11:00 AM

- Thursday July 26, 2018 | 11:00 AM - 12:00 PM

To be determined.

Brad Lagomarsino | lic 01058500 +1 415 288 7847 | [email protected]

James Devincenti | lic 00951916 +1 415 288 7848 | [email protected]

Dustin Dolby | lic 01963487 +1 415 288 7869 | [email protected]

www.theDLTeam.com

Colliers International 101 2nd Street, 11th Floor San Francisco, CA 94105


Offering Summary - OverviewColliers International is pleased to present 875 Post Street, San Francisco, CA for purchase. More commonly known as San Francisco Student Housing, this 50-unit SRO-Hotel provides short-term res-idency for over 135 students. The students of 875 Post Street are enrolled in many of the City’s finest schools including: San Francisco State University, Golden Gate University, Academy of Art University and local private coding programs.

With an array of different furnished rooms designed as doubles, triples, quads and apartment-style garden cottages; 875 Post offers flexible options for all students looking for off-campus housing. Students have access to a number of amenities such as fiber optics WIFI, a full kitchen, private study rooms, and bicycle storage.

The current ownership have done a fantastic job modernizing the building to meet the demands of today’s tenant housing. The building was upgraded with 1200 AMPs of power, four accessory dwelling units have been added in the basement of the property with GE appliances and a brand new security system was installed throughout the premises.

Superiorly located in Downtown San Francisco, 875 Post Street provides easy access to the FIDI, Union Square and all local public transportation. For the investor, this is an unprecedented opportunity to acquire a well-maintained asset in the heart of San Francisco’s Downtown District.


Property InformationAddress: 875 Post Street, San Francisco, CA 94109

District: Downtown

Property Type: SRO-Hotel

APN: 0303-014

Building Square Feet: 18,382 square feet

Lot Size: 4,726 square feet

Floors: 4

Constructed: 1911

Zoning: RC-4

Property InformationUnit Mix: 46-Units (Doubles, Triples, Quads) 4

Apartment Style Cottages - 13 private bathrooms & 11 common area bathrooms

Kitchens: Wood cabinetry (ample storage)

Corian counters and preparation area

Large single basin sinks

GE stoves & ovens

GE fridge over freezer

GE dishwasher & microwave

Garbage disposal

Bathrooms: Corian counters

Tile bath surrounds

Wood sink cabinetry

Tub-shower Combination / glass doors

Tub-shower combinations

Bedrooms: Carpeted floors

Ample sized bedroom areas

Ample closest space (available in some units)

Abundance of natural light

Living Room Area: Carpeted

Ample electrical outlets

Shared desk space for studying

Building SystemsFoundation: Cast-in-place reinforced concrete

Structure: Cast-in-place reinforced concrete

Soft Story: Building is in compliance with the soft-story ordinance

Façade: Concrete

Roof System Rolled Composite Roof System (10+ years)

Electrical Service: 1200 Amp / 3 Phase power (master metered)

Gas Service: Master metered

Fire Protection System: Hard-Wired Smoke Detection System in Common Areas (Battery Operated CO2/Smoke detectors in apartments)

Heat Source: Steam heat

Water Heater: LAARS - two 119 gallon water boilers

Common Area Lights: Timing system

Plumbing: Mixture of copper & galvanized plumbing

Circuit Breakers: Apartments and at main service

Offering Summary - Property Details

Common AreasDoor Entry System: Buzzer system

Entrance: Tiled entry

Lobby Flooring: Carpet

Lobby Lighting: Decorative lighting system

Landing Areas & floors: Carpeted

Garbage: Bins in Tradesman Alley

Laundry: None on premises


Annual Operating Expenses Current Proforma Property Taxes $106,679 $106,679

Special Assessment Tax $1,600 $1,600

Operating Expenses $92,156 $92,156

Insurance $13,812 $13,812

Payroll Wages & Taxes $272,366 $272,366

Utilities $93,314 $93,314

Marketing $36,001 $36,001

Professional Services $6,888 $6,888

Total Operating Expenses $622,816 $622,816

Financial Overview875 Post Street, San Francisco, CA 94109

Financial SummarySale Price $9,100,000

Down Payment $3,100,000

Number of Units 50

Price/Unit $182,000

Gross Square Feet 18,382

Price/Square Foot $495

CAP Rate-Current 5.86%

CAP Rate-Pro Forma 8.63%

GRM-Current 7.08

GRM-Pro Forma 5.81

Year Built 1911

Lot Size 4,726

Annual Gross Income Current Proforma Gross Potential Income $1,284,828 $1,564,920

Vacancy (10%) $128,483 $156,492

AGI $1,156,345 $1,408,428

Expenses $622,816 $622,816

NOI $533,529 $785,612

FinancingLoan Amount $6,000,000

Loan Type Proposed New

Interest Rate 6.00%

Program 5/30 Year Fixed

Loan to Value 66%

78%

Cash Flow After Debt Service Current ProformaLess Debt Service $431,676 $431,676

Cash Flow $101,852 $353,935

Cash on Cash Return 3.29% 11.42%

Expenses as % of Gross 48% 40%

Expenses per Unit $12,456 $12,456

Current ProformaExpenses as % of Gross Income 48% 40%

Expenses per Unit $12,456 $12,456

Loan Quote: Fixed for 5 years with another 5 year option to reset (10 year term) at 6:00% - Sterling Bank - July 2018 (Loan is time sensitive & subject to change)


Financial Overview (cont.)875 Post Street, San Francisco, CA 94109

Unit No. Unit Type Current Rent Market Rent Move In Date*101 D. Quad Lower Bunk $790 $800 5/30/2018*101 D. Quad Upper Bunk $605 $650 5/16/2018*101 D. Quad Lower Bunk $800 $800 VACANT*101 D. Quad Upper Bunk $625 $650 1/2/2018102 S. Double Lower Bunk $710 $1,055 8/22/2015102 S. Double Lower Bunk $855 $1,055 1/6/2018201 Quad Lower Bunk $675 $775 1/26/2018201 Quad Upper Bunk $605 $750 8/28/2017201 Quad Lower Bunk $675 $775 4/17/2018201 Quad Upper Bunk $750 $750 VACANT202 Triple Lower Bunk $695 $1,080 4/9/2016202 Triple Upper Bunk $925 $925 VACANT202 Triple Upper Bunk $755 $925 4/10/2018203 Triple Lower Bunk $695 $1,080 6/21/2017203 Triple Upper Bunk $925 $925 VACANT203 Triple Upper Bunk $675 $925 5/19/2018204 Triple Lower Bunk $695 $1,080 9/23/2017204 Triple Upper Bunk $675 $925 1/6/2018204 Triple Upper Bunk $695 $925 5/21/2016*205 Private Room $500 $1,750 12/31/2014206 S. Double Lower Bunk $895 $1,055 5/31/2018206 S. Double Upper Bunk $1,055 $1,055 6/1/2018207 Quad Lower Bunk $775 $775 5/16/2018207 Quad Upper Bunk $750 $750 5/11/2018207 Quad Lower Bunk $595 $775 8/1/2015207 Quad Upper Bunk $650 $750 5/26/2018208 S. Double Lower Bunk $725 $1,055 4/2/2017208 S. Double Upper Bunk $855 $1,055 5/15/2018*209 Private Room $500 $1,750 9/1/2013210 S. Double Lower Bunk $855 $1,055 8/13/2015210 S. Double Upper Bunk $705 $1,055 5/31/2018211 S. Double Lower Bunk $895 $1,055 8/23/2017211 S. Double Upper Bunk $855 $1,055 7/14/2017*301 Private Room $1,750 $1,750 6/1/2018302 S. Triple Lower Bunk $755 $1,080 3/1/2018302 S. Triple Upper Bunk $925 $925 6/2/2018302 S. Triple Upper Bunk $725 $925 1/6/2018303 S. Double Lower Bunk $895 $1,055 6/1/2018303 S. Double Upper Bunk $855 $1,055 9/30/2017304 Triple Lower Bunk $1,080 $1,080 VACANT304 Triple Upper Bunk $650 $925 3/26/2018304 Triple Upper Bunk $675 $925 8/4/2017305 S. Double Lower Bunk $895 $1,055 3/5/2018305 S. Double Upper Bunk $1,055 $1,055 VACANT306 S. Double Lower Bunk $895 $1,055 8/19/2017306 S. Double Upper Bunk $1,055 $1,055 VACANT307 Triple Lower Bunk $695 $1,080 3/15/2017307 Triple Upper Bunk $675 $925 3/1/2018307 Triple Upper Bunk $755 $925 4/20/2018

Rent Roll



Rent Roll Unit No. Unit Type Current Rent Market Rent Move In Date308 Triple Lower Bunk $695 $1,080 11/6/2017308 Triple Upper Bunk $925 $925 VACANT308 Triple Upper Bunk $925 $925 VACANT309 Triple Lower Bunk $490 $1,080 9/16/2017309 Triple Upper Bunk $675 $925 6/1/2018309 Triple Upper Bunk $675 $925 9/16/2017310 Triple Lower Bunk $490 $1,080 7/2/2014310 Triple Upper Bunk $755 $925 6/1/2018310 Triple Upper Bunk $490 $925 9/12/2014311 S. Double Lower Bunk $925 $1,055 7/5/2017311 S. Double Upper Bunk $855 $1,055 7/3/2017312 Quad Lower Bunk $775 $775 VACANT312 Quad Upper Bunk $605 $750 8/25/2017312 Quad Lower Bunk $675 $775 6/1/2018312 Quad Upper Bunk $750 $750 VACANT*313 Triple Lower Bunk $975 $1,080 12/15/2017*313 Triple Upper Bunk $925 $925 VACANT*313 Triple Upper Bunk $925 $925 VACANT*314 Private Room $1,550 $1,750 12/6/2017315 S. Double Lower Bunk $625 $1,055 7/28/2017315 S. Double Lower Bunk $705 $1,055 8/22/2016316 S. Double Lower Bunk $695 $1,055 5/1/2018316 S. Double Upper Bunk $1,055 $1,055 VACANT401 S. Triple Lower Bunk $695 $1,080 10/1/2016401 S. Triple Upper Bunk $725 $925 5/1/2018401 S. Triple Upper Bunk $775 $925 9/26/2017402 S. Triple Lower Bunk $955 $1,080 6/1/2018402 S. Triple Upper Bunk $825 $925 5/29/2018402 S. Triple Upper Bunk $775 $925 5/21/2018*403 S. Triple Lower Bunk $1,080 $1,080 3/10/2018*403 S. Triple Upper Bunk $950 $925 12/30/2017*403 S. Triple Upper Bunk $925 $925 VACANT404 Loft Double Upper Bunk $900 $950 4/30/2018404 Loft Double Upper Bunk $925 $950 11/11/2017*405 Private Room $500 $1,750 9/1/2013406 S. Double Lower Bunk $895 $1,055 1/5/2018406 S. Double Upper Bunk $995 $1,055 5/26/2018407 Triple Lower Bunk $1,080 $1,080 VACANT407 Triple Upper Bunk $925 $925 VACANT407 Triple Upper Bunk $490 $925 11/1/2016408 Triple Lower Bunk $695 $1,080 9/29/2017408 Triple Upper Bunk $925 $925 VACANT408 Triple Upper Bunk $675 $925 10/4/2017409 Triple Lower Bunk $895 $1,080 4/20/2018409 Triple Upper Bunk $675 $925 5/12/2017409 Triple Upper Bunk $755 $925 5/14/2018410 Triple Lower Bunk $695 $1,080 6/24/2016410 Triple Upper Bunk $755 $925 1/2/2018410 Triple Upper Bunk $955 $925 6/2/2018



Rent Roll

Units135 - Beds

27 - Vacant Beds

Unit No. Unit Type Current Rent Market Rent Move In Date411 S. Double Lower Bunk $725 $1,055 5/31/2018411 S. Double Upper Bunk $855 $1,055 1/3/2018412 Quad Lower Bunk $675 $775 4/30/2018412 Quad Upper Bunk $750 $750 VACANT412 Quad Lower Bunk $675 $775 3/1/2018412 Quad Upper Bunk $750 $750 VACANT

*413 D. Double Lower Bunk $980 $1,055 3/9/2018*413 D. Double Upper Bunk $1,050 $1,055 5/19/2018414 Loft Double Upper Bunk $900 $950 1/27/2018414 Loft Double Upper Bunk $950 $950 5/28/2018415 S. Double Lower Bunk $895 $1,055 4/4/2018415 S. Double Upper Bunk $855 $1,055 4/19/2018416 Private Room $493 $1,750 9/1/20131A Lower Bunk $695 $850 2/2/20181B Upper Bunk $825 $825 VACANT1C Lower Bunk $755 $850 5/31/20181D Upper Bunk $675 $825 7/3/20171E Lower Bunk $695 $850 1/2/20181F Upper Bunk $825 $825 VACANT

*1G Upper Bunk $825 $825 2/21/20182A Lower Bunk $695 $855 8/8/20172B Upper Bunk $725 $725 4/2/20182C Lower Bunk $755 $855 12/27/20172D Upper Bunk $695 $725 5/1/20182E Lower Bunk $855 $855 5/27/20182F Upper Bunk $725 $725 3/28/20182G Lower Bunk $675 $855 6/2/2018*2I Upper Bunk $695 $725 4/1/20173A Lower Bunk $995 $995 6/1/20183B Upper Bunk $675 $800 12/15/20173C Lower Bunk $996 $995 VACANT3D Upper Bunk $800 $800 VACANT

*3F Upper Bunk $675 $800 8/16/20174A Lower Bunk $795 $795 5/26/20184B Upper Bunk $700 $700 VACANT4C Lower Bunk $695 $795 8/25/2016

*4D Upper Bunk $700 $700 VACANT$107,069.00 $130,410.00

Total Monthly Income $107,069 $130,410

$1,284,828 $1,564,920 Upside 32%

Notes*Units with private bathrooms (total of 13 private bathrooms)

11 common area bathrooms


Expenses Based on Long Term Apartment Housing Property Taxes Based on 1.1723% of Price $106,679

Special Assessment Tax Estimated at 1.5% of Taxes $1,600

Insurance Based on 2018 P&L $13,812

Onsite Management Based on $3000 per month $36,000

Property Management Based on 6% of Gross Income $63,072

Water Based on $65 per Unit per Month $39,000

PG&E Based on $85 per Unit per Month $51,000

Garbage Based on $50 per Unit per Month $30,000

Reserves Based on $500 per Unit $25,000

Repairs & Maintenance Based on $500 per Unit $25,000

Total Operating Expenses $391,163

Expenses as % of Gross Income 37%Expenses per Unit $7,823

Cash Flow After Debt ServiceLess Debt Service $370,265

Cash Flow $252,979

Cash on Cash Return 7.94%

Expenses as % of Gross 37%

Expenses per Unit $7,823

Financial Overview 2875 Post Street, San Francisco, CA 94109

Financial SummaryPrice $9,100,000

Down Payment $3,185,000

Number of Units 50

Price/Unit $182,000

Gross Square Feet 18,382

Price/Square Foot $495

CAP Rate 6.85%

GRM 8.66

Year Built 1911

Lot Size 4,726

Annual Gross IncomeGross Potential Income $1,051,200

Vacancy (3.5%) $36,792

AGI $1,014,408

Expenses $391,163

NOI $623,245

FinancingLoan Amount $5,915,000

Loan Type Proposed New

Interest Rate 4.75%

Program 5 Year Fixed

Loan to Value 65%

Loan Quote: TBD

Financial Summary based on Long Term Apartment Housing



Alternative Management Rent Roll

Units46 - Studio/Efficiency

4 - Cottages

Unit Unit Type Rent at Conversion

101 Studio/Efficiency/private bath $1,600

102 Studio/Efficiency $1,600
























NotesRent roll based on operating 875 Post as long-term apartment housing. This will allow the buyer to reduce overhead expenses while maintaining similar income; ultimately resulting in an increased ROI.

The building has 13 private bathrooms & 11 shared common bathrooms

Unit Unit Type Rent at Conversion






















1G 2 Bedroom Cottage/private bath $4,000

2I 2 Bedroom Cottage/private bath $4,000

3F 1 Bedroom Cottage/private bath $3,000

4D 1 Bedroom Cottage/private bath $3,000

$87,600.00

Total Monthly Income $87,600

Annual Income $1,051,200

Rent Roll based on Long Term Apartment Housing

Address: 3141-3143 16th Street

District: Mission Dolores


Rooms: 22

Price per Room: $159,000

Price per Square Foot: $731

Cap Rate: 5.50%

Built: 1907

Address: 201-205 9th Street

District: SOMA


Rooms: 33



Cap Rate: 5.00%

Built: 1907


Sales Comparables875 Post Street, San Francisco, CA 94109

Address: 580 O’Farrell Street

District: Downtown


Rooms: 70



Cap Rate: 6.00%

Built: 1911





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1108-C BRYANT STREET SAN FRANCISCO, CA, 94103

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875 POST STREET SAN FRANCISCO, CALIFORNIA

REVISIONS: NO.

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JOB NO. 601

OF SHE

ETS

Tycoon Thai Restaurant Brenda’s French Soul Food Trader Joe’s First Republic Bank

Kim Thanh Restaurant Mensho Tokyo SF You Say Tomato Chase Bank

Shalimar Restaurant Edinburgh Castle Pub Whole Foods Wells Fargo

Tratto Farm Table Halal Green Apple Market US Bank

Borobudur Restaurant Ryoko’s Japanese Restaurant Enoteca Vino Nostro Union Bank

Liholiho Yacht Club Sanraku Super Mira-Japanese Grocery

Lers Ros Del Popolo

Kin Khao Hogwash

The Big 4 Katana Ya

Mr. Holmes Bakehouse


Restaurants & Bars Convenience & Grocery Stores Banks & ATM’sX X X

Amenities

1

3

4

5

6

7

8

10

2

9

20

21

22

23

24

25

26

27

28

29

30

Neighborhood Amenities

11

13

14

15

16

17

18

12

19

+

CaliforniaPacific

Medical Center

+St Francis Memorial Hospital

22

20

23

24

Subject Property875 Post St

2126

28

27

29

301

34

56

78

10

2

9

11

13

1415

1617

18

1219

25

28

875 Post Street, San Francisco, CA 94109


Bart / Muni

WITH IMMEDIATE ACCESS TO ONE OF THE NATION’S BEST PUBLIC TRANSIT SYSTEMSThe area around 875 Post Street offers an extensive transportation network which ensures superior regionalaccess throughout San Francisco and the surrounding Bay Area. Atlantic Cities’ “Access Across America, Transit2014” ranked San Francisco second only to Manhattan for public transit efficiency, based on how many jobs aresident can access within a 10 to 30 minute commute during the morning rush hours of 7am to 9am. 875 PostStreet is within walking distance of a variety of public transit systems, including the Civic Center/UN Plaza BayArea Rapid Transit System (BART) station, the underground MUNI, and street-level rail—all in addition to a varietyof San Francisco’s caravan of ‘Tech Shuttles’ moving busloads of Google, Genentech, Facebook, and Appleemployees from their homes in San Francisco to their job centers in Silicon Valley.

Muni Rapid Bus Service

Public Transportation875 Post Street, San Francisco, CA 94109

31 38272

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CALIFORNIA

K MLJ N 38R9R


Location875 Post Street, San Francisco, CA 94109

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Confidentiality & Disclaimer StatementThis Offering Memorandum contains select information pertaining to the business and affairs of the Property at 875 Post Street San Francisco, CA 94109. It has been prepared by Colliers International. This Offering Memorandum may not be all-inclusive or contain all of the information a prospective purchaser may desire. The information contained in this Offering Memorandum is confidential and furnished solely for the purpose of a review by a prospective purchaser of the Property. It is not to be used for any other purpose or made available to any other person without the written consent of Seller or Colliers International. The material is based in part upon information supplied by the Seller and in part upon financial information obtained by 875 Post Street from sources it deems reliable. Owner, nor their officers, employees, or agents makes any representation or warranty, express or implied, as to the accuracy or completeness or this Offering Memorandum or any of its contents and no legal liability is assumed or shall be implied with respect thereto. Prospective purchasers should make their own projections and form their own conclusions without reliance upon the material contained herein and conduct their own due diligence.

By acknowledging your receipt of this Offering Memorandum from 875 Post Street you agree:

1) The Offering Memorandum and its contents are confidential;

2) You will hold it and treat it in the strictest of confidence; and

3) You will not, directly or indirectly, disclose or permit anyone else to disclose this Offering Memorandum or its contents in any fashion or manner detrimental to the interest of the Seller.

Owner and Colliers International expressly reserve the right, at their sole discretion, to reject any and all expressions of interest or offers to purchase the Property and to terminate discussions with any person or entity reviewing this Offering Memorandum or making an offer to purchase the Property unless and until a written agreement for the purchase and sale of the Property has been fully executed and delivered.

If you wish not to pursue negotiations leading to the acquisition of 875 Post Street or in the future you discontinue such negotiations, then you agree to purge all materials relating to this Property including this Offering Memorandum.

A prospective purchaser’s sole and exclusive rights with respect to this prospective transaction, the Property, or information provided herein or in connection with the sale of the Property shall be limited to those expressly provided in an executed Purchase Agreement and shall be subject to the terms thereof. In no event shall a prospective purchaser have any other claims against Seller or Colliers International or any of their affiliates or any of their respective officers, Directors, shareholders, owners, employees, or agents for any damages, liability, or causes of action relating to this solicitation process or the marketing or sale of the Property.

This Offering Memorandum shall not be deemed to represent the state of affairs of the Property or constitute an indication that there has been no change in the state of affairs of the Property since the date of this Offering Memorandum.

Aerial Map875 Post Street, San Francisco, CA 94109


www.theDLTeam.com

Offering Memorandum875 Post Street

Mult i fami ly Investment Opportunity | Downtown - San Francisco, CA

James Devincenti | lic 00951916+1 415 288 7848 | [email protected]

Brad Lagomarsino | lic 01058500+1 415 288 7847 | [email protected]

Dustin Dolby | lic 01963487 +1 415 288 7869 | [email protected]

Documents

875 Post Street - LoopNet · 2018-07-16 · 875 Post Street Offering Memorandum - pg. 3. Offering Summary - Overview. Colliers International is pleased to present 875 Post Street,