3827 EVans st, Los Angeles 90027

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1 8 Unit Los Feliz Investment Property OFFERING MEMORANDUM 3827 EVans st, Los Angeles ACM PROPERTIES Andrew Maleski Broker 4242 Sunset Blvd, Suite 5 Los Angeles, California P: C:

2 2 MARKETING PACKAGE TABLE OF CONTENTS 3827 Evans St, Los Angeles This marketing package has been prepared to provide unverified information to interested parties, and to introduce the property to potential buyers. All information contained in this brochure has been from what we believe reliable sources, however Listing Broker has not verified information contained herein and makes no warranty or representation regarding accuracy or completeness of the information provided. All interested parties are advised and encouraged to independently verify all the information provided herein. For additional information please contact Andrew Maleski BRE# Sunset Blvd, Suite 5 Los Angeles, California andrew@acmproperties.com Website : P: F: C: LOCATION OVERVIEW Area Highlights Los Feliz Attractions Location Overview PROPERTY SUMMARY Property Highlights Property Details Aerial Photo Parcel Map Photos FINANCIAL SUMMARY Financial Overview Rent Roll Loan Quote MARKET OVERVIEW Sales Comparables Rent Comparables

3 LOCATION OVERVIEW 3827 Evans St, Los Angeles 90027 Los Feliz is a relaxed hillside enclave that draws both established and up-and-coming creative types.

3 3 LOCATION OVERVIEW 3827 Evans St, Los Angeles Los Feliz is a relaxed hillside enclave that draws both established and up-and-coming creative types. There are plenty of old-school watering holes, hip shops and cafes, plus the Vista Theatre, a 1923 movie palace, and a pair of exemplary Frank Lloyd Wright homes. The neighborhood borders sprawling Griffith Park, beloved by locals for its hiking, concerts at the Greek Theatre and stargazing at Griffith Observatory.

4 LOS FELIZ ATTRACTIONS Los Feliz is the

in the city s best park, you ll find plenty of

The Eastside neighborhood manages to balance

eateries with a cool, laidback atmosphere that

From a matinee at a beloved single-screen movie

4 4 LOS FELIZ ATTRACTIONS Los Feliz is the gateway to one of LA s most beautiful attractions: Griffith Park. But even if you don t feel like stepping foot in the city s best park, you ll find plenty of other things to do in Los Feliz. The Eastside neighborhood manages to balance natural beauty, eclectic shops and cozy eateries with a cool, laidback atmosphere that never feels frustratingly overhyped. From a matinee at a beloved single-screen movie theater to a tour of a landmark Frank Lloyd Wright house, see page 5 for some of the best things to do in Los Feliz.

5 5 ATTRACTIONS TIMEOUT LOS ANGELES - The Best Things to do in Los Feliz Vista Theater - The historic gem, single-screen Vista Theater plays movies on actual film reels (no digital here) and boasts giant Art Deco light fixtures, kitschy Egyptian-themed wall details and a lovely manager, Victor Martinez, who dresses up for every opening (think: Willy Wonka for Charlie and the Chocolate Factory, the Joker for The Dark Knight, etc.). The theater is by no means luxury, but its character, spectacular leg room and $6.50 matinees are clear winners. Barnsdall Art Park - After oil heiress and philanthropist Aline Barnsdall bought this cute little hill after the end of World War I, she enlisted Frank Lloyd Wright to build a group of buildings at its summit. Though the complex was never finished, Barnsdall went on to donate the house, guest house and 11 acres of the Los Feliz-adjacent land to the city on the premise that they be used as a public art park. More than eight decades later, the site still fulfills that role, with exhibitions in the Los Angeles Municipal Art Gallery as well as tours of the stunningly restored Hollyhock House. In the summer, the park hosts al fresco cinema nights, wine tastings and cultural events that bring out a nice mix of singles, couples and young families. Hollyhock House - This 1921, Mayan-inflected Frank Lloyd Wright house is open for tours on weekends ($7, Thu-Sun 11am-4pm). Frequent flooding of the living room in the (short but destructive) rainy season and seismic concerns kept the house s life as a domicile short, but lucky for us, a number of renovations and the preservation of Wright s original furniture have kept this house anarchitectural gem. Griffith Park - It s easy to forget you re still in Los Angeles as you trek through the mix of native chaparral and landscaped paths that cover Griffith Park. Where else could you encounter canyons, caves and coyotes in the middle of a city? Griffith is a point of pride for Angelenos, a park to rival all others. Its 4,310 rugged acres harbor hikes and trails, museums and picnic areas, and even a bit of haunted history. In addition to the main entrance, you ll find Fern Dell, an oasis of shade and rustic charm, just on the edge of Los Feliz. Griffith Observatory - If every person could look through that telescope, declared Griffith J. Griffith, it would revolutionize the world. More than 80 years after this iconic building opened, the world remains unrevolutionized, but the vista is no less stunning, particularly at night when Los Angeles twinkles below. Inside you ll find a bevy of exhibits, including a Foucault pendulum, Tesla coil and planetarium show. Give yourself plenty of time before the 10pm closing to gaze through the 12-inch refracting telescope on the roof, otherwise you can look through the far less crowded modern, reflecting telescope on the front lawn. Greek Theatre - This pleasant, open-air 6,000-seat theater stages big summer shows by acts both national and local. It s a bit like seeing a concert in the woods, and rivals the Hollywood Bowl in terms of LA s most magical outdoor music venue. The only downside: The stacked parking means getting out of the parking lot often takes longer than the show, and VIP Quick Parking is a pricey $75. Steve Allen Theater - The Tomorrow Show, a bizarre variety performance with music and comedy, runs every Saturday at midnight here, hosted by hotshot Ron Lynch. The program also often includes fantastic, oddball shows by former Kids in the Hall, Emo Phillips and Marc Maron, among others. A true gem. Since 2012, the space has been officially known as the Trepany House at the Steve Allen Theater. Vintage Los Feliz 3 - Los Feliz s other old-school movie theater may not be as beloved as the Vista, but it has its own historic charms. The auditoriums at the three-screen cinema are tiny, in some cases not more than a couple of seats wide, but the starry ceiling, neon sign and Art Deco touches make this a unique place to catch a mix of wide releases and indies. Rockwell Table and Stage - This Los Feliz table and stage offers lunch and dinner grab a table inside the restaurant, bar lounge or alfresco patio alongside live performances (think: cabaret, live bands and comedy shows). Make sure to hit up the stages Unauthorized Musical Parody series for campy musical send-ups of cult classic films, and swing by on Wednesdays for a chance to see a very jazzy Jeff Goldblumplay piano. The Dresden - When you walk into this 1950s-era steakhouse, you ll feel transported back in time: giant white oversized leather booths, a Continental menu of steaks, seafood and pasta, and resident lounge lizard duo Marty & Elaine (the pair were featured alongside Vince Vaughan in 1996 s Swingers, and have been performing regularly at the restaurant since 1982.) Soap Plant Wacko - In the clear light of day, does your apartment look like a shrine to mediocrity? Need a collection of Mao Tse-tung wall art or sparkly unicorn floor mats? Spice it up with the freaky offerings at Wacko Soap Plant, known to locals simply as Wacko s. A curiosity and book store (with a gallery, La Luz de Jesus, in the back), this sprawling retailer offers an exhaustive collection of everything colorful and cool, like Hindu dashboard deities, Betty Page shower curtains, jalapeno string lights, Tibetan statues, Japanese bobbleheads and Mexican death figurines. It s worth spending an afternoon just amusing yourself with the extensive book collection on kitschy art. Shakespeare Bridge - his 1926 span bridges a small valley in the Franklin Hills enclave of Los Feliz. Despite its name, it doesn t have a whole lot to do with the famous English playwright. Most people pass along the bridge by car, but you can also venture along its narrow sidewalks and Gothic turrets, or underneath its concrete arches on Monon Street. Ennis House - We should tell you upfront that you can t actually step inside the Ennis House unless you re a personal guest of billionaire owner Ronald Burkle. Instead, you ll have to admire the Frank Lloyd Wright textile block home from outside its front gate. But admire you will: The Mayan temple-like home is a memorable sight, partially owing to its storied use in films like Blade Runner.

6 6 LOCATION OVERVIEW 3827 Evans St, Los Angeles, CA 90027

7 PROPERTY SUMMARY PROPERTY HIGHLIGHTS 8 UNITS IN LOS FELIZ Investment Highlights All units are 2 br, 2 baths, with balconies 4 units have been recently renovated Upside in

7 7 PROPERTY SUMMARY PROPERTY HIGHLIGHTS 8 UNITS IN LOS FELIZ Investment Highlights All units are 2 br, 2 baths, with balconies 4 units have been recently renovated Upside in rents Eight parking spaces/carport On-sitelaundry facility Each unit is individually metered for electricity and gas. Walking distance to Gelson s, Trader Joe s, and Griffith Park

8 PROPERTY DETAILS Units 8 Major cross/streets Griffith Park Blvd/

ownership property in the Los Feliz area of Los Angeles.

units with balconies, window/wall air conditioning.

stainless steel appliances, bamboo flooring, quartz countertops, and

8 8 PROPERTY DETAILS Units 8 Major cross/streets Griffith Park Blvd/ Hyperion Ave Market Los Feliz/Silver Lake 3827 Evans St, Pride of ownership property in the Los Feliz area of Los Angeles. Built in 1966, this offering consists of eight large 2 bedrooms, 2 bath units with balconies, window/wall air conditioning. Four of the 8 units have been remodeled with new kitchen cabinetry, stainless steel appliances, bamboo flooring, quartz countertops, and custom tiled bathrooms. There are eight parking spaces under the carport. APN Zoning R2 Building SF 8225 Lot SF 8446

9 9 ACM PROPERTIES 3827 EVANS S T, LA ACMPROPERTIES.COM AERIAL VIEW P: C:

10 10 PARCEL MAP

11 11 PHOTOS

12 12

13 13 FINANCIAL SUMMARY

14 14 Multi-Family Investment Information Sheet Investment Summary Purchase Price $2,950,000 Down Payment $1,475,000 / 50% UNITS 8 Annual Income Current Pro Forma Schedule Gross Income $182,052 $249,600 Laundry Income $600 $600 Gross Operating Income $182,652 $250,200 Less Vacancy Rate ($5,461) 3% ($7,488) 3% Effective Gross Income $177,191 $242,712 Expenses $59,463 / 34% 59,463 / 23.8% Net Operating Income $117,728 $183,240 Year Built 1966 lot size 8446 Sq. Ft Building size NRSF 8225 SQ.Ft Cost per NRSF $359 Cost per Unit $368,750 Investment Summary Current Pro Forma GRM CAP 4% 6.2% Debt Service ( $84,000) ($84,000) CASH on cash 2.3% 6.7% Pre Tax Cash Flow $33,728 $99,240 Return on equity 4.2% 8.7%

15 15 FINANCIAL OVERVIEW Annual Expenses Taxes (base on new purchase price 1.25% $36,875 Insurance $5,438 Utilities $7,400 RENT ROLL Unit Number Unit Type Current Rent Market Rent $2114 $2600 Repairs & Maintenance $8,750 Misc $1,000 Total Expenses $59,463 Mortgage Financing Information $2200 $2600 Loan amount $1,475, $2010 $2600 Down payment $1,475,000 / 50% $1854 $ Year Fixed rate 3.95% $1961 $2600 Amortization 30 Years $1391 $2600 Monthly payment $7, $2250 $2600 Annual loan payment $84, $1391 $2600 Year one Interest Amount (approx) $57,791 TOTAL $15,171 $20,800 Year one Principal Paydown (approx) $28,433

16 SALES COMPARABLES SUBJECT PROPERTY 3827 Evans St, Los Angeles 90027 Units 8 Building size 8225 Sq.

5 bath Large units, all units have balconies, eight parking spaces Listed for $2,950,00 4511 Finley Ave, Los Angeles 90027 Sale Date

Ft Price Sq/ft $397 Price/Unit $395,000 Year built 1959 Unit Mix 2 2bed/2bath 2 2bed/1bath 6 1bed/1bath Comments: 14 parking spaces,

Two units delivered vacant Sale price $3,950,00 2054 Dracena Ave, Los Angeles 90027 Sale Date 10/13/2017 Units 12 Building size 11,191 Sq.

16 16 SALES COMPARABLES SUBJECT PROPERTY 3827 Evans St, Los Angeles Units 8 Building size 8225 Sq.Ft Price Sq/ft $377 Price/Unit $387,500 Year built 1966 Unit Mix 8 2 bed/1.5 bath Large units, all units have balconies, eight parking spaces Listed for $2,950, Finley Ave, Los Angeles Sale Date 08/25/2017 Units 10 Building size 9951 Sq.Ft Price Sq/ft $397 Price/Unit $395,000 Year built 1959 Unit Mix 2 2bed/2bath 2 2bed/1bath 6 1bed/1bath Comments: 14 parking spaces, patios, balconies for each unit. Two units delivered vacant Sale price $3,950, Dracena Ave, Los Angeles Sale Date 10/13/2017 Units 12 Building size 11,191 Sq.Ft Price Sq/ft $442 Price/Unit $287,000 Year built 1954 Unit Mix 12 1bed/1bath Comments: Older building,only 8 parking spaces, very low income Sale price $3,443, Griffith Park Blvd, Los Angeles Sale Date 07/11/2017 Units 9 Building size 10,514 Price Sq/ft $366 Price/Unit $427,800 Year built 1966 Unit Mix 1 2 bed/2 bath 8 2 bed/1.5 bath Comments: Architectural landmark, all units are townhomes, 2 tandem parking spaces per unit Sale price $3,850,00

17 SALES LOCATIONS 2054 Dracena Dr, Los Angeles, CA 90027 4511 Finley Ave,

Park Blvd, Los Angeles, CA 90026 ( https://maps.google.com/maps?ll=34.

17 17 SALES LOCATIONS 2054 Dracena Dr, Los Angeles, CA Finley Ave, Los Angeles, CA Evans St, Los Angeles, CA Griffith Park Blvd, Los Angeles, CA ( Map data 2017 Google

18 RENT COMPARABLES 3827 Evans St, Los Angeles 90027 Rent $1390- $2250 Unit type

Ft each One parking space per unit Comments: Subject property 3804 Evans St #12 Los

Ft Comments: Modern courtyard building with views,one parking space 1930 N Vermont

Ft Comments: Recently remodeled, top floor,in unit laundry,2 off street parking

90027 1840 N Kenmore Ave #218 Los Angeles 90027 Rent $3200 Unit Type 2bed/2bath

ft Comments: Recently renovated, hardwood floors, two parking spaces/garage.

18 18 RENT COMPARABLES 3827 Evans St, Los Angeles Rent $1390- $2250 Unit type 2bed/2bath Size approx 1028 Sq.Ft each One parking space per unit Comments: Subject property 3804 Evans St #12 Los Angeles Rent $ Unit Type 2bed/2bath Unit size 1000 Sq.Ft Comments: Modern courtyard building with views,one parking space 1930 N Vermont #301, Los Angeles Rent $2895 Unit type 2 bed/2bath Size 1041 Sq.Ft Comments: Recently remodeled, top floor,in unit laundry,2 off street parking spaces 4614 Finley Ave #7, Los Angeles N Edgemont St #6 Los Angeles N Kenmore Ave #218 Los Angeles Rent $3200 Unit Type 2bed/2bath Unit size 1172 Sq.ft Comments: Recently renovated, hardwood floors, two parking spaces/garage. Rent $2500 Unity Type 2bed.2bath Unit size 1000 Sq.Ft Comments: Small older complex, hardwood floors, parking for one car. Rent $2595 Unit type 2 bed/2 bah Unit size 1050 Sq.Ft Comments: Large remodeled complex, views,central a/c,designer kitchen.

19 19 RENTAL LOCATIONS 4614 Finley Ave #7, Los Angeles, CA Evans St, Los Angeles, CA N Kenmore Ave #218, Los Angeles, CA N Vermont Ave #301, Los Angeles, CA Evans St W #12, Los Angeles, CA N Edgemont St #6, Los Angeles, CA 90027

20 Sunset Blvd, Suite 5 Los Angeles, California P: C:

1757 N KINGSLEY DRIVE LOS ANGELES CA 90027

1757 N KINGSLEY DRIVE LOS ANGELES CA 90027 LOS ANGELES CA 90027 BEAUTIFULLY REMODELED 26 UNIT LOS FELIZ INVESTMENT PROPERTY Kenny Stevens BRE# 01090251 310.968.7005 cell kstevens@concord-re.com OFFERING MEMORANDUM MARKETING PACKAGE OVERVIEW PRESENTED