1157 S. SERRANO AVE
LOS ANGELES, CA 90006JAMES CAPITAL ADVISORS
MARKETING PACKAGE
TABLE OF
Contents
CONTENTS
MEET YOUR ADVISORS
SECTION
Property Overview
Financial Analysis
Location Overview
01
02
03
1157 S. SERRANO AVE, LOS ANGELES, CA 90006
TOM JONSSONDirector(424) 325-2621
WILL JAMESDirector(424) 325-2610
SECTION ONE
PROPERTY OVERVIEW
1157 S. SERRANO AVE, LOS ANGELES, CA 90006
1157 S. SERRANO AVE
Los Angeles, CA 90006
4
PROPERTY OVERVIEW
DETAILSPROPERTY OVERVIEW
HIGHLIGHTS
1157 S. SERRANO AVE, LOS ANGELES, CA 900066
Street Address
City
State
Zip Code
APN
Rentable Square Feet
Lot Size
Year Built
1157 S. Serrano Ave
Los Angeles
CA
90006
5080-013-001
6,334 SF
6,213 SF
1964
Number of Units
Occupancy
Number of Buildings
Number of Stories
Water
Electric
Gas
Construction
8
100%
1
2
Master-Metered
Individually Metered
Individually Metered
Wood-Frame Stucco
Roof
Parking
Zoning
Unit Mix
Flat
8 Spaces
R4
(1) Bachelor(5) 1 Bed / 1 Bath
(2) 2 Bed / 1 Bath
Unit MixThe Subject property comprises of a total of 6,334 rentable square feet and a unit mix consisting of five one-bedroom / one bathroom, two two-bedroom / one bathroom, and one Bachelor unit.
On-Site ParkingOn-site parking for 6 cars is available at the rear of the property accessible on 12th St. Two additional secured spaces are located on 12th separated from the rear lot for a total of eight parking spaces. This property requires a soft-story parking retrofit.
Communal Laundry FacilitiesAll tenants have access to communal laundry machines which are located on-site.
Upside in RentsThe property is subject to Los Angeles City Rent Control. There is approximately 54% upside in rents. A number of units are currently due increase.
Attractive Purchase FinancingNew financing is available. Please call listing agent for more details.
SECTION TWO
FINANCIAL ANALYSIS
1157 S. SERRANO AVE, LOS ANGELES, CA 90006
1157 S. SERRANO AVE
Los Angeles, CA 90006
8
This information has been prepared to provide basic, unverified information for prospective purchasers. By accepting this Marketing Brochure, the recipient agrees to release and hold harmless James Capital Advisors, Inc. from any claim, demand, liability or loss arising out, or relating in any way, to the information contained in this Marketing Brochure and from Buyer’s investigation of the property. In no event shall James Capital Advisors, Inc. be liable to any party for any direct, indirect, special, incidental, or consequential damages of any kind whatsoever arising out of the use of this Marketing Brochure or any information contained herein.
FINANCIAL ANALYSIS
PRICING ANALYSIS
Price
Price per Unit
Price per Square Foot
CAP Rate
GRM
Gross Income
Expenses
NOI
FINANCIAL ANALYSIS
FINANCING
1157 S. SERRANO AVE, LOS ANGELES, CA 9000610
$1,790,000$1,790,000
$223,750
$282.60
CURRENT
3.03%
15.92
$106,841
$52,671
$54,170
PRO FORMA
6.04%
10.32
$166,730
$58,660
$108,070
Down Payment
Loan Amount
Interest Rate
Amortization / Fixed-Period
Term
Debt Service
Pre-Tax Cash Flow
Principle Reduction
Total Return
CURRENT
-$45,315
$8,855
-$14,558
$23,413
PRO FORMA
-$45,315
$62,755
-$14,558
$77,313
$984,500 (55%)
$805,500
3.85%
30-Year / 5-Year
360 Months
(0.90%)
(2.38%)
(6.37%)
(7.85%)
FINANCIAL ANALYSIS
INCOME AND EXPENSEFINANCIAL ANALYSIS
RENT SCHEDULE
1157 S. SERRANO AVE, LOS ANGELES, CA 9000612
ANNUAL
INCOME
Base Rental Income
Other Income
Gross Potential Income
Vacancy Allowance
Effective Gross Income
Operating Expenses
Net Operating Income
CURRENT
$112,464
-
$112,464
$5,623
$106,841
$52,671
$54,170
(5%)
(49%)
(5%)
(35%)
PRO FO RMA
$173,400
$2,000
$175,400
$8,670
$166,730
$58,660
$108,070
ANNUAL
EXPENSE
Taxes (1.17%)
Insurance ($0.65/sq. ft.)
Utilities ($85/unit/month)
Repairs & Maintenance (6% of EGI)
Management Fee (4% of EGI)
Gardener ($100/month)
Pest Control ($50/month)
Reserves ($200/Unit)
Direct Assessments
Trash (Actual)
Miscellaneous (Estimated)
Operating Expenses
CURRENT
$20,943
$4,117
$8,160
$6,410
$4,274
$1,200
$600
$1,600
$1,109
$2,758
$1,500
$52,671
PRO FORMA
$20,943
$4,117
$8,160
$10,004
$6,669
$1,200
$600
$1,600
$1,109
$2,758
$1,500
$58,660
UNIT #
1
2
3
4
5
6
7
8
TOTAL
UNIT TYPE
1 Bed / 1 Bath
1 Bed / 1 Bath
1 Bed / 1 Bath
1 Bed / 1 Bath
1 Bed / 1 Bath
2 Bed / 1 Bath
2 Bed / 1 Bath
Bachelor
RENT
$1,068.84
$1,046.73
$1,390.33
$1,432.04
$1,391.13
$1,077.51
$965.78
$1,000.00
$9,372.36
PRO FORMA
RENT
$1,800.00
$1,800.00
$1,800.00
$1,800.00
$1,800.00
$2,100.00
$2,100.00
$1,250.00
$14,450.00
SECTION THREE
LOCATION OVERVIEW
1157 S. SERRANO AVE, LOS ANGELES, CA 90006
1157 S. SERRANO AVE
Los Angeles, CA 90006
14
LOCATION OVERVIEW
koreatownLOCATION OVERVIEW
DEVELOPMENTS
1157 S. SERRANO AVE, LOS ANGELES, CA 9000616
Access to Shops & RestuarantsThe Subject property is located two blocks from Wilshire and Olympic Blvd. Neighborhood attractions include: The Galleria Mall, Numerous popular Korean BBQ restaurants, grocery stores, and multiple corner shopping center servicing everyday needs.
Nearby TransitThe Subject Property is located within two blocks of three major thoroughfares; Western Blvd, Olympic Blvd, and Pico Blvd. The nearest Metro Stop is located at Wilshire and Western. Access to the 10 fwy is minutes away.
Development BoomCentral Koreatown has seen a recent development boom. Both retail and residential project are breaking ground in all directions of 1157 S. Serrano.
Rental GrowthKoreatown has seen a tremendous growth in rental rates over the few years. Vacancy rates are historically low and the demand for this location is high creating a 55% loss-to-lease.
91-Unit Apartment BuildingA new residential project could soon be constructed on a long-vacant lot just south of Olympic Boulevard. Located on Serrano Ave, the project site is on the border of Koreatown and Harvard Heights, about a block from the Koreatown Galleria. Plans filed with the city Friday show the project would include 91 apartments. The structure would include 12 affordable units set aside for very low-income tenants. Other features would include balconies, a rear yard, a 2,362-square-foot gym, 112 parking stalls, and 100 bike rack spaces.
Seven-Story Residential DevelopmentThe brand new proposed condominium development, slated for the northeast corner of 11th Street and Oxford Avenue, would replace a single-family home, a duplex, and a fourplex with a seven-story building featuring 49 dwelling units and a 105-car garage.
Mixed-Use ComplexThe residential-retail complex, now rising from a 1.5-acre site at 3060 W. Olympic Boulevard, will consist of a a seven-story building feature 226 one- and two-bedroom apartments. Plans also call for a swimming pool, a fitness center, two rooftop decks and over 16,000 square feet of ground-level commercial space.
PROPERTY OVERVIEW
HOTSPOTSPROPERTY OVERVIEW
HOTSPOTS
The Line HotelA second home for neighbors and travelers seeking a rich, layered experience unlike any other in Los Angeles. Tucked between Hollywood and downtown, the LINE LA is your haven for creative expression and exploration.
Parks BBQGo to Park’s BBQ for the best Korean barbecue in the heart of K-Town, a bold, but true, claim for the constantly changing neighborhood with more smoke-filled barbecue spots per square mile than some major cities.
OpenaireCreated in collaboration with two-star Michelin Chef and native Angeleno, Josiah Citrin, Openaire is a poolside oasis of green at the center of the Koreatown. The menu features the best of California’s ingredients from land and sea.
Koreatown PlazaKoreatown Plaza comes closest to a centralized, bourgeois shopping district, albeit trapped inside of a distinctively ‘80s mall. The selection skews towards global kids and adult brands. The overall experience is an American mall with Korean flair.
Walker’s Paradise1157 South Serrano Avenue has a Walk Score of 91 out of 100. This location is a Walker’s Paradise so daily errands do not require a car.
This location is in the Olympic Park neighborhood in Los Angeles. Nearby parks include Ardmore Recreation Center, Normandie Playground and Gramercy Park.
Wiltern TheatreThe Wiltern evokes a period of elegance and style simply not found anywhere in today’s modern venues. The entrance is set back among colorful terrazzo paving, and its art deco design contains decorative tile work along with colorful murals.
MaDang CourtyardMa Dang the Couryard, that curiously-designed Koreatown mini-mall on Western Avenue right across for Solair is a three-level shopping and entertainment complex.
Kang Ho-dong BaekjeongKang HoDong Baekjeong is one of Koreatown’s most popular BBQ restaurants. While the meat and banchan are both very good, a meal here is a true test of patience as wait times fall in the two-hour range almost every day of the week.
Chapman PlazaChapman market and its companion Chapman Park Studio building across Alexandria Avenue were envisioned, along with the since-demolished Chapman Park Hotel, as fashionable anchors of the neighborhood.
Koreatown GalleriaThe Koreatown Galleria’s bright, airy interior offers an alternative to the sometimes grimy streetscape near Western and Olympic. The mall features apareal, gifts, specialty foods and a supermarket.
Quarters Korean BBQQuarters might be next door to a serious heavyweight in Kang Ho Dong Baekjeong, but it’s proven to be a serious contender in its own right. Excellent quality meats, a modern-looking space and, full bar.
WALKER’S PARADISE
91
1157 S. SERRANO AVE, LOS ANGELES, CA 9000618
LOCATION OVERVIEW
AERIALLOCATION OVERVIEW
AERIAL
1157 S. SERRANO AVE, LOS ANGELES, CA 9000620
LOCATION OVERVIEW
DEMOGRAPHICS
1157 S. SERRANO AVE, LOS ANGELES, CA 9000622
Population
2024 Projection
2019 Estimate
2010 Census
Growth ‘18 - ‘23
Growth ‘10 - ‘18
Households
2024 Projection
2019 Estimate
2010 Census
Growth ‘18 - ‘23
Growth ‘10 - ‘18
Average Income
Median Income
3-Mile
657,602
644,215
593,072
2.08%
8.62%
3-Mile
235,834
230,691
210,607
2.23%
9.54%
$61,734
$38,924
1-Mile
85,434
84,686
83,392
0.88%
1.55%
1-Mile
29,211
29,042
29,076
0.58%
-0.12%
$51,404
$36,279
5-Mile
3,671,782
3,620,154
3,458,314
1.43%
4.68%
5-Mile
1,291,424
1,272,512
1,212,583
1.49%
4.94%
$80,321
$52,936
The information contained in this Marketing Brochure has been obtained from sources believed to be reliable, but the accuracy or completeness of the information contained therein cannot be guaranteed. James Capital Advisors, Inc. (“Broker”) has not, and will not, verify any of this information, nor has Broker conducted, nor will it conduct, any investigation regarding these matters. Broker makes no representations, guar-antees, or warranties of any nature about the accuracy or completeness of any information provided. The information provided in this brochure is in no way a substitute for a thorough due diligence investigation by Buyer. Broker has made no investigation of, and has made no representations, guarantees, or warranties of any nature, with regard to income and expenses for this property nor the future financial performance of the property. In addition, Broker has made no investigation of, and has made no representations, guarantees, or warranties as to the size and square footage of the property, the presence of any contaminating substances at the property, the physical condition of the property or compliance with any State, Local or Federal regulations. In addition, Broker has made no investigation of, and has made no representations, guarantees, or warranties of any nature, with regard to the financial condition or future financial condition of any tenants, nor any future plans or intentions of tenants with regard to the continued occupancy of the property. All parties are aware that Broker has no affirmative obligation to conduct a due diligence examination of the property for any Buyer. Any and all projections or estimates used in this Marketing Brochure are for example only and do not represent the current or future performance of this property. Therefore, Broker assumes no legal responsibility for accuracy or completeness of this information, and expressly disclaims all representations, guarantees, or warranties related thereto. The value of the property to any Buyer depends on numerous factors that must be evaluated by Buyer and Buyer’s legal, tax, construction, and financial advisors. Buyer and Buyer’s advisors should conduct a thorough, independent investigation of the property to determine its suitability for Buyer’s intended usage. This investment, as with all real estate investments, carries a substantial risk. As such, Buyer and Buyer’s legal and financial advisors are strongly advised to request and review all legal and financial documentations related to the property and tenants.
A tenant’s past performance is not a guarantee of future performance. The lease rate stated for some properties may be based on a tenant’s projected sales with little or no record of actual performance or com-parable rents for the area in question. Returns are in no way guaranteed. Tenants may fail to pay the rent or property taxes or any other tenant obligations under the terms of the lease or may default under the terms of such lease. Regardless of tenant’s history of performance, and/or any lease guarantors and/or guarantees, Buyer is responsible for conducting Buyer’s own investigation of all matters related to any and all tenants and lease agreements. Broker is not, in any way, responsible for the performance of any tenant or for any breach or default by any tenant of any terms of any lease agreement related to the property. Further, Buyer is responsible for conducting Buyer’s own independent investigation of all matters related to the value of the property, including, but not limited to, the value of any long-term leases. Buyer must carefully evaluate the possibility of tenants vacating the property or breaching their leases and the likelihood and financial impact of being required to find a replacement tenant if the current tenant should default and/or abandon the property. Buyer must also evaluate Buyer’s legal ability to make alternate use of the property in the event of a tenant abandonment of the property.
CONFIDENTIALITYThis Marketing Brochure and the information contained within, is propriety and strictly confidential. It is intended to be used only by the party receiving it from Broker. It should not be made available to any other person or entity without the express written consent of Broker.
RELEASEThis Marketing Brochure has been prepared to provide basic, unverified information for prospective purchasers. By accepting this Marketing Brochure, the recipient agrees to release and hold harmless Broker from any claim, demand, liability or loss arising out, or relating in any way, to the information contained in this Marketing Brochure and from Buyer’s investigation of the property. In no event shall James Capital Advisors, Inc. or Broker be liable to any party for any direct, indirect, special, incidental, or consequential damages of any kind whatsoever arising out of the use of this Marketing Brochure or any information contained herein.
NON-ENDORSEMENTBroker is not affiliated with, endorsed by or sponsored in any way by any tenant or lessee identified in this Marketing Brochure. The presence of any entity’s logo or name is not intended in any way to indicate affiliation, sponsorship or endorsement by said entity of Broker.
JAMES CAPITAL ADVISORS, INC.
DISCLAIMERFOR INQUIRIES
PLEASE CONTACT
will jamesDirector
(424) [email protected] RE Lic. 01734419
tom jonssonDirector
(424) [email protected] RE Lic. 01755842