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7654 FOUNTAIN AVE.WEST HOLLYWOOD
West Hollywood, CA 90046
Offering Memorandum
THE LIBEROW GROUP
Non-Endorsement and Disclaimer NoticeThe information contained in the following Marketing Brochure is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Marcus & Millichap and should not be made available to any other person or entity without the written consent of Marcus & Millichap. This Marketing Brochure has been prepared to provide summary, unverified information to prospective purchasers, and to establish only a preliminary level of interest in the subject property. The information contained herein is not a substitute for a thorough due diligence investigation. Marcus & Millichap has not made any investigation, and makes no warranty or representation, with respect to the income or expenses for the subject property, the future projected financial performance of the property, the size and square footage of the property and improvements, the presence or absence of contaminating substances, PCB's or asbestos, the compliance with State and Federal regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant, or any tenant's plans or intentions to continue its occupancy of the subject property. The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Marcus & Millichap has not verified, and will not verify, any of the information contained herein, nor has Marcus & Millichap conducted any investigation regarding these matters and makes no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All potential buyers must take appropriate measures to verify all of the information set forth herein. Marcus & Millichap is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. © 2017 Marcus & Millichap. All rights reserved.
Non-Endorsement NoticeMarcus & Millichap is not affiliated with, sponsored by, or endorsed by any commercial tenant or lessee identified in this marketing package. The presence of any corporation's logo or name is not intended to indicate or imply affiliation with, or sponsorship or endorsement by, said corporation of Marcus & Millichap, its affiliates or subsidiaries, or any agent, product, service, or commercial listing of Marcus & Millichap, and is solely included for the purpose of providing tenant lessee information about this listing to prospective customers.
ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONSULT YOUR MARCUS & MILLICHAP AGENT FOR MORE DETAILS.
SAM LIBEROW
First Vice President InvestmentsDirector, National Multi Housing Group
16830 Ventura Blvd. Suite 100Encino, CA 91436(818) 212-2795 Direct (818) 698-6464 Fax [email protected] License: CA 01933858
EXCLUSIVELY LISTED BY:
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TABLE OF CONTENTS1
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Executive Summary
Investment Highlights
Property Overview
Financial Analysis
Comparables
Area Overview
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Marcus & Millichap is proud to exclusively present 7654 Fountain Avenue, an 11-unit apartment building located in West Hollywood, which is one of the most sought after neighborhoods in Los Angeles. Built in 1962, this property is comprised of 10,458 of rentable square feet and a lot size of 6,600 square feet.
The building consists of seven (7) one-bedroom/one-bathroom units and four (4) two-bedroom/two-bathroom units. A selection of the units include private balconies. On-site laundry is also available for tenants along with gated parking, providing 11 parking spaces - one for each unit.
7654 Fountain is conveniently located just steps away from the endless shopping, entertainment, and dining outlets on Santa Monica Blvd. Situated just east of Fairfax, the property is just minutes to Runyon Canyon, Whole Foods, the Laugh Factory, the Hollywood Bowl, the Walk of Fame, the Chinese Theater and many other places. Various other attractions include the Hollywood and Highland Center, The Grove, Sunset Plaza, and the Beverly Center.
This well located asset provides an excellent opportunity for an investor to obtain significant upside potential through tenant repositioning and renovation program.
EXECUTIVE SUMMARY
DEMOGRAPHICS
$90,808 $91,359 860,4385-Mile RadiusAverage Household Income
1-Mile RadiusAverage Household Income
5-Mile Radius Population
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PROPERTY OVERVIEW
FINANCIAL OVERVIEW
Property Address 7654 Fountain Ave.
Building SF 10,458 SFLot Size 6,600 SFUnits 11APN 5530-004-014Year Built 1962Zoning WDR2
Sales Price $3,825,000CAP Rate 3.76%GRM 16.49Price/Unit $347,727Price/SF $365.75ProForma CAP Rate 6.08%ProForma GRM 11.83
INVESTMENT HIGHLIGHTS• • Long-Term Passive OwnershipLong-Term Passive Ownership
This property has been under the same ownership for over 34 years, making this a true
value-add investment for an experienced investor
• • Excellent West Hollywood LocationExcellent West Hollywood Location Situated right on Fountain Blvd, just North of Santa Monica Blvd and south of Sunset Blvd,
giving this property a Walkscore of 90 (Walker’s Paradise)
• True Value-Add Opportunity Significant increase in rental income through tenant repositioning and renovation program
• Highly Amenitized Sub-Market Within minutes to Runyon Canyon, Whole Foods, the Laugh Factory, Orangetheory Fitness,
and other various dining and entertainment outlets close by
• Great Unit Mix Property offers seven (7) one bedroom/ one bathroom units and four (4) two bedroom/ two
bathroom units. Select units also include private balconies
• On-Site Amenities Laundry and gated parking available for tenants
• No Seismic Retrofit Needed Not on the Soft-Story Retrofit list of West Hollywood
MAJOR EMPLOYERS
Employers Number of Employees
Disney 10,618
Walt Disney Company 6,376
Cedars-Sinai Medical Center 5,333
Ticketmaster Entertainment LLC 4,390
Mercury Insurance Service LLC 4,000
MTV Networks 3,646
SBE 3,002
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PROXIMITY TO AMENITIESShoppingSanta Monica Blvd Hollywood/Highland CenterBeverly Center
HospitalsCedar-Sinai Medical CenterKaiser Permanente
GroceriesTrader Joe’sRalph’sGelson’s
WHY BUY 7654 FOUNTAIN AVENUE?
HIGH-END DEMOGRAPHICS
Average HH income of $101,372 within a 3-mile radius
MAJOR EMPLOYERS IN THE IMMEDIATE AREA
DisneyWalt Disney CompanyCedar-Sinai Medical CenterMTV Networks
FitnessOrangetheoryRetrofit Gym
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PRIDE OF OWNERSHIPPROXIMITY TO SUNSET BLVDHigh End ShoppingUpscale RestaurantsGreat Entertainment
VALUE-ADD OPPORTUNITY
Increase rental income through renovation program
A+ West Hollywood Location
PROPERTY OVERVIEW
THE OFFERINGProperty Address 7654 Fountain AvenueCity, State West Hollywood, CAPrice $3,825,000Assessors Parcel Number 5530-004-014Zoning WDR2
SITE DESCRIPTIONNumber of Units 11Number of Buildings 1Number of Stories 2Year Built/Renovated 1962Rentable Square Feet 10,458Lot Size 0.15 Acres / 6,600 SQ FTType of Ownership Fee SimpleParking 11 Covered Parking Spaces
UTILITIESWater Master MeteredElectric Individually Metered / Tenant Pays Gas Individually Metered / Tenant Pays
CONSTRUCTIONFoundation ConcreteFraming WoodExterior StuccoRoof Flat
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PROPERTY PHOTOS
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WHOLE FOODS
BRICK FITNESS
SUNSET STRIP
CAFE IF
ST. AMBROSECATHOLICCHURCH
US POST OFFICE
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T H E B I R D S T R E E T S
BRISTOL FARMSTHE GRIDDLE CAFE
RITE AID/PHARMACY
CHATEAU MARMONT
TRADER JOE’SSTARBUCKS
BODYFACTORYCVS
FOUNTAIN AVE
CHASE BANKZANKOU CHICKENBANK OF AMERICA
ARCO GAS
LAUGH FACTORY
AREA OVERVIEWMAJOR AMENITIES
US Postal Service 0.5 Miles
Whole Foods Market 0.6 Miles
Trader Joe’s 0.6 Miles
CVS Pharmacy 1.4 Miles
Hollywood/Highland Station 1.5 Miles
NEARBY HOSPITALS
Southern CA Hospital 1.9 Miles
Cedars Sinai Medical 2.6 Miles
NEARBY FITNESS CENTER
Retrofit Gym 0.3 Miles
24 Hour Fitness 1.7 Miles
F INANCIAL ANALYSIS
UNIT NO UNIT TYPE CURRENT RENT MARKET RENT MOVE-IN DATES
1 1+1 $1,254 $2,200 3/1/20132 1+1 $1,470 $2,200 12/16/20133 2+2 $2,300 $2,750 4/14/20164 1+1 $1,905 $2,200 7/1/20185 2+2 $1,153 $2,750 9/1/20076 1+1 $1,417 $2,200 9/1/20147 1+1 $1,849 $2,200 1/1/20188 2+2 $2,253 $2,750 11/13/20159 1+1 $1,881 $2,200 5/1/201710 2+2 $1,890 $2,750 8/1/201411 1+1 $1,412 $2,200 3/1/2012
Total 11 $18,784 $26,400
RENT ROLL
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NO OF UNITS UNIT TYPE
7 1+14 2+211 Total Units
CURRENT RENTS MARKET RENTS
NO. OF UNITS BR/BA MO. RENT/UNIT MO. INCOME MO. RENT/UNIT MO. INCOME
7 1+1 $1,254 - $1,905 $11,188 $2,200 $15,4004 2+2 $1,153 - $2,300 $7,596 $2,750 $11,000
Total Scheduled Rent: $18,784 $26,400Laundry: $150 $150Other Income: Storage $400 $400Monthly Scheduled Gross Income: $19,334 $26,950Annual Scheduled Gross Income: $232,008 $323,400
SCHEDULED INCOME
UNIT MIX
1+1
2+2
F INANCIAL ANALYSIS
PRICING PROPOSED FINANCING
Sales Price $3,825,000
Price/Unit $347,727
Price/SF $365.75
CAP Rate 3.76%
ProForma CAP Rate 6.08%
GRM 16.49
ProForma GRM 11.83
Loan Amount $2,103,750Term 5 YearsInterest Rate 3.65%Annual Payment $115,486
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Notes:This information has been secured from sources we believe to be reliable, but we make no representations or warranties, expressed or implied, as to the accuracy of the information. Reference to square footage or age are approximate. Buyer must verify information and bears all risk for any inaccuracies. Marcus & Millichap Real Estate Investment Services is a service mark of Marcus & Millichap Real Estate Investment Services, Inc.
EXPENSES ANNUAL PER SF PER UNIT
Real Estate 1.156% $44,224 $4.23 $4,021
Insurance $4,183 $0.40 $380
Utilities $9,000 $0.86 $818
Maintenance & Repairs $9,002 $0.86 $818
Trash $1,483 $0.14 $135
Reserves $2,750 $0.26 $250
Landscape $1,080 $0.10 $98
Off-Site Management $9,002 $0.86 $818
Pest $466 $0.05 $43
Total $81,190 $7.76 $7,381
INCOME & EXPENSE % CURRENT RENTS % MARKET RENTS
Scheduled Gross Income: $232,008 $323,400Vacancy/ Bad Debt: 3% $6,960 3% $9,702
Gross Operating Income: $225,048 $313,698Less Expenses: 35% $81,190 25% $81,190
Net Operating Income: $143,857 $232,508Less Loan Payments: $115,486 $115,486
Debt Coverage Ratio: 1.25 2.01
Pre-Tax Cash Flow: 1.65% $28,372 6.80% $117,022
Plus Principal Reduction Yr 1: $39,353 $39,353
Total Return Before Taxes: 3.93% $67,724 9.08% $156,375
ANNUALIZED OPERATING DATA
SALES COMPARABLES
SUBJECT PROPERTY
ADDRESS 7654 FOUNTAIN AVE.
Price $3,825,000Price/Unit $347,727Price/SF $365.75CAP Rate 3.76%GRM 16.49No. of Units 11Year Built 1962
1
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ADDRESS ADDRESS
ADDRESS ADDRESS
ADDRESS 1036 N GENESEE AVE.
Close of Escrow 4/9/2019Sales Price $3,185,000Price/Unit $318,500Price/SF $388.89CAP Rate 3.22%GRM 18.32No. of Units 10Year Built 1960
ADDRESS 7972 NORTON AVE.
Close of Escrow 11/1/2019Sales Price $2,990,000Price/Unit $332,222Price/SF $399.52CAP Rate 3.65%GRM 17.15No. of Units 9Year Built 1958
ADDRESS 1416 N MARTEL AVE.
Close of Escrow 6/26/2019Sales Price $2,150,000Price/Unit $358,333Price/SF $350.39CAP Rate 3.40%GRM 18.08No. of Units 6Year Built 1962
ADDRESS 1205 N HAYWORTH AVE.
Close of Escrow 9/20/2019Sales Price $3,925,000Price/Unit $392,500Price/SF $404.14CAP Rate 4.18%GRM 16.01No. of Units 10Year Built 1954
1 2
3 4
ADDRESS ADDRESS
ADDRESS 7631 NORTON AVE.
Close of Escrow 3/15/2019Sales Price $3,695,000Price/Unit $369,500Price/SF $430.50CAP Rate 4.14%GRM 15.73No. of Units 10Year Built 1961
ADDRESS 8208 NORTON AVE.
Close of Escrow 3/29/2019Sales Price $3,245,000Price/Unit $360,556Price/SF $407.05CAP Rate N/AGRM 19.55No. of Units 9Year Built 1957
5 6
SALES COMPARABLES22
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CAP RATE
PRICE PER SF
5.0
4.5
4.0
3.5
3.0
2.5
2.0
1.5
1.0
0.5
0.0
AVG. 3.72%
7654 FOUNTAIN
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1036 N GENESEE AVE
1416 N MARTEL AVE
7972 NORTON
AVE
1205 N HAYWORTH
AVE
7631 NORTON AVE
8208 NORTON AVE
AVG. $396.75
$500.00
$450.00
$400.00
$350.00
$300.00
$250.00
$200.00
$150.00
$100.00
$50.00
$0.00
7654 FOUNTAIN
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1036 N GENESEE AVE
1416 N MARTEL AVE
7972 NORTON
AVE
1205 N HAYWORTH
AVE
7631 NORTON AVE
8208 NORTON AVE
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PRICE PER UNIT
AVG. 17.47
21.00
18.90
16.80
14.70
12.60
10.50
8.40
6.30
4.20
2.10
0.00 7654
FOUNTAIN AVE
1036 N GENESEE AVE
1416 N MARTEL AVE
7972 NORTON
AVE
1205 N HAYWORTH
AVE
7631 NORTON AVE
8208 NORTON AVE
AVG. $355,269$400,000
$360,000
$320,000
$280,000
$240,000
$200,000
$160,000
$120,000
$80,000
$40,000
$0
1643 N MARTEL AVE
1320 N MARTEL AVE
7467 HOLLYWOOD
BLVD
1837 N LA BREA AVE
7605-7607 LEXINGTON
AVE
1132 N FORMOSA
AVE
1233 N ORANGE
GROVE AVE
RENT COMPARABLES
SUBJECT PROPERTY
1
2
UNIT TYPE UNITS RENT
1+1 7 $11,1882+2 4 $7,596
Total 11Year Built 1962
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ADDRESS - 1236 N GENESEE AVE.
UNIT TYPE UNITS RENT
1+1 1 $2,150
Total 1Year Built 1924
1ADDRESS - 1160 N OGDEN DR.
UNIT TYPE UNITS RENT
2+2 1 $2,600
Total 1Year Built 1956
2
ADDRESS - 7705 HAMPTON AVE.
UNIT TYPE UNITS RENT
2+2 1 $2,595
Total 1Year Built 1963
3
RENT COMPARABLES
ONE BEDROOM
$3,000
$2,700
$2,400
$2,100
$1,800
$1,500
$1,200
$900
$600
$300
$0
7654 FOUNTAIN AVE
AVG. $2,150
1236 N GENESEE
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TWO BEDROOM
7654 FOUNTAIN AVE
AVG. $2,598
7705 HAMPTON
AVE
$3,000
$2,700
$2,400
$2,100
$1,800
$1,500
$1,200
$900
$600
$300
$0
1160 N OGDEN DR
Sunset Boulevard is famous, but the best known portion of the boulevard is the mile and a half stretch of Sunset between Hollywood and Beverly Hills that has been dubbed “The Sunset Strip.” The 22-mile-long road stretches from glittery Hollywood to beachy Malibu, connecting two of the highlights of Los Angeles while winding past Beverly Hills, Bel Air, UCLA and Brentwood. It’s the perfect travel snapshot of Southern California life.
Running between Crescent Heights Boulevard (on the east) & Doheny Drive (on the west), the Sunset Strip embraces a premier collection of rock clubs, restaurants, boutiques, and Hollywood nightspots that are on the cutting edge of the entertainment business.
In the evening, the Strip is a vibrant slash of gaudy neon, a virtual traffic jam of young cruisers on weekends, and celebrity wannabes. The 1.6-mile strip of Sunset Boulevard is situated in the lively city of West Hollywood and upholds the city’s reputation as a nightlife hotspot.
From the heights of swank hotel rooftops like the Mondrian’s SkyBar and the Tower Bar at Sunset Tower Hotel, to the rock clubs like The Viper Room and Whisky a Go Go, there’s a setting to suit your style and mood. In addition to venues that showcase artists ranging from indie singer/songwriters to major-label headliners, there are iconic comedy clubs such as The Laugh Factory and the Comedy Store. Or head to The Roxy—where Rocky Horror Picture Show premiered in 1974—for live music in an intimate, 500-capacity venue.
Spend the afternoon shopping at Sunset Plaza, which contains more than 20 stores, like Armani Exchange and H&M. Book lovers, don’t miss the iconic Book Soup, L.A.’s largest independent bookstore, with floor-to-ceiling shelves that contain more than 60,000 titles, many of which are limited edition. The store hosts frequent author readings, so check its calendar to meet your favorite novelist!
There are also plenty of hotels on the Strip like Andaz West Hollywood, Sunset Tower Hotel or The Standard Hollywood, so you could make this bustling area your home base to explore.
AREA OVERVIEW
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POINTS OF INTEREST
HOLLYWOOD BOWL
HOLLYWOOD BLVD/ WALK OF FAME
PACIFIC DESIGN CENTER
DEMOGRAPHICS 1 MILE 3 MILES 5 MILES
Population:
2024 Projection 54,988 314,393 872,558
2019 Estimate 54,202 307,594 860,438
2010 Census 51,727 280,991 822,998
Growth 2019-2024 1.45% 2.21% 1.41%
Households:
2024 Projection 32,166 158,372 380,013
2019 Estimate 31,867 155,231 375,128
Owner Occupied 5,229 37,646 93,427
Renter Occupied 26,638 117,585 281,701
2019 Households by Household Inc:
2019 Avg Household Income $90,808 $101,372 $91,359
2019 Med Household Income $63,212 $68,562 $59,126
<$25,000 7,245 33,815 88,722
$25,000 - $50,000 5,867 26,062 76,408
$50,000 - $75,000 4,834 23,325 57,074
$75,000 - $100,000 4,338 17,737 40,322
$100,000 - $125,000 2,450 12,792 28,923
$125,000 - $150,000 1,999 8,165 17,243
$150,000 - $200,000 1,814 11,589 22,826
$200,000+ 3,320 21,745 43,610
DEMOGRAPHICS
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SAM LIBEROWFirst Vice President InvestmentsDirector, National Multi Housing Group
16830 Ventura Blvd. Suite 100Encino, CA 91436(818) 212-2795 Direct (818) 698-6464 Fax [email protected] License: CA 01933858
EXCLUSIVELY LISTED BY:
THE LIBEROW GROUP
