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TABLE OF CONTENTS
PROPERTY OVERVIEW
PROPERTY PHOTOS
FINANCIAL ANAYLSIS
SALES COMPARABLES
MARKET AREAS
WHO WE ARE
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PROPERTY OVERVIEW
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4
INVESTMENT OVERVIEW
Address 614 Inglewood Ave
City, State, Zip Inglewood, CA 90301
County Los Angeles
Zoning INR3*
Number of Units 4
Current Cap Rate 3.58%
Market Cap Rate 6.07%
Current GRM 17.70
Market GRM 11.93
Year Built 1964
Building Size 3,704
Lot Size 5,995
Unit Mix -(1) 3 bedroom + 1.5 bath-(2) 2 bedroom + 1.5 bath – TownhouseStyle-(1) 1 bedroom + 1 bath
Assessor’s Parcel Number 4022-019-022
Utilities Tenant Pays Gas/Electric
Parking Covered
● 4 unit apartment building in a great location of Inglewood, close to the new $2.6 Billion NFL stadium
● Great unit mix containing:(1) 3 Bedroom/1.5 Bath(2) 2 Bedroom/ 1.5 Bath(1) 1 Bedroom/1 Bath
● Market CAP 6.08% | Market GRM 11.93● Has undergone the FAA retrofit – Upgraded Dual
Pane Windows, Electrical, and HVAC
PROPERTY PHOTOS
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Property Photos
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Property Photos
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Property Photos
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FINANCIAL ANALYSIS
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Financial Analysis
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List Price: $1,195,000
Down Payment: 40.0% $478,000
Number of units: 4
Cost per Unit: $298,750
Current GRM: 17.70
Market GRM: 11.93
Current CAP: 3.58%
Market CAP: 6.07%
Year Built / Age: 1964 Proposed Financing
Approx. Lot Size: 5,995 First Loan Amount: $717,000 New 5
Approx. Gross RSF: 3,704 3.800%
Cost per Net RSF: $322.62 Payment $3,341 DCR: 1.07
Annualized Operating Data
Scheduled Gross Income: 67,524$ 100,200$
Vacancy Rate Reserve: 2,026$ 3%1
5,010$ 5%1
Gross Operating Income: 65,498$ 95,190$
Expenses: 22,660$ 34%1
22,660$ 23%1
Net Operating Income: 42,839$ 72,530$
Loan Payments: 40,091$ 40,091$
Pre Tax Cash Flows: 2,748$ 0.57%2
32,439$ 6.79%2
Principal Reduction: 13,071$ 13,071$
Total Return Before Taxes: 15,819$ 3.31%2
45,510$ 9.52%2
1 As a percent of Scheduled Gross Income 2 As a percent of Down Payment
Scheduled Income Annualized Expenses:
Estimated
# of Bdrms/ Notes Monthly Total Monthly Monthly Total New Taxes (New Estimated) 14,938$
Units Baths Rent/Average Income Rent/Unit Income Maintenance (3%) 2,025.72$
1 2+1.5 *Townhouse 1,350.00$ 1,350.00$ 2,100$ 2,100$ Insurance ($.35/SF) 1,296.40$
1 2+1.5 *Townhouse 1,350.00$ 1,350.00$ 2,100$ 2,100$ Utilities - Per Unit 800$ 3,200.00$
1 3+1.5 *Townhouse 1,828.00$ 1,828.00$ 2,500$ 2,500$ Landscaping 1,200.00$
1 1+1 * 1,099.00$ 1,099.00$ 1,650$ 1,650$
*Effective April 1
Total Scheduled Rent: $5,627 $8,350
Laundry $0 $0
Garages $0 $0 Total Expenses: $22,660
Monthly Scheduled Gross Income: $5,627 $8,350 Expenses as %/SGI 33.56%
Annualized Scheduled Gross Income: $67,524 $100,200 Per Net Sq. Ft: $3.78
Utilities Paid by Tenant: Per Unit: $5,665
Market Income
Multi-Residential Investment - Operating Information
Terms:
Presented by LYON|STAHLGas & Electric
Current Rents Market Rents
Current Income
614 S Inglewood Ave, Inglewood CA
This information has been secured from sources we believe to be reliable but representations, or warranties, expressed or implied, as to the accuracy of the references to square footage, land lines/boundaries and age are approximate. Buyer takes responsibility for all information and bears all risk for any inaccuracies.
SALE COMPARABLES
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COMP 3 COMP 4COMP 2COMP 1
9633 Crenshaw Blvd, Inglewood
Price $1,400,000
Number of Units 4
Year Built: 1955
Lot Size SF 7193
Building Size SF 4038
Unit Mix (4) 2/1
Price/SF $346.71
Price/Unit 356,250
Cap Rate 3.5%
Notes: Some of the units hadbeen lightly upgraded. Laundry Room
Each unit has 2 parking spots.
SALES COMPARABLES
905 Victor Ave, Inglewood
Price $1,380,000
Number of Units 4
Year Built: 1964
Lot Size SF 6,253
Building Size SF 4,335
Unit Mix (1)3/3, (1)2/1,(1)3/2, & (1) 2/2
Price/SF $318.34
Price/Unit $348,750
Cap Rate 4.4%
Notes: Beautifullyrenovated property. Laundry room on the property.
6 total parking spaces
558 E Hyde Park Blvd, Inglewood
Price $1,275,000
Number of Units 4
Year Built: 1965
Lot Size SF 7037
Building Size SF 3554
Unit Mix (4)2/2
Price/SF $358.75
Price/Unit $324,975
Cap Rate 2.9%
Notes: Each unit has upgraded kitchens and flooring. 8 total parking spaces.
Property has an on-site laundry room.
701 Marlborough Ave, Inglewood
Price $1,150,000
Number of Units 4
Year Built: 1955
Lot Size SF 10,416
Building Size SF 2,431
Unit Mix (1)3/1 & (3)1/1
Price/SF $473.06
Price/Unit $246,875
Cap Rate 3.76%
COMP 3COMP 5
214 E Hazel St, Inglewood
Price $1,100,000
Number of Units 4
Year Built: 1962
Lot Size SF 6,533
Building Size SF 4,300
Unit Mix (2)2/2 & (2)1/1
Price/SF $255.81
Price/Unit $299,750
Cap Rate 3.3%
Notes: Property in good condition.
SALES COMPARABLES
MARKET AREAS
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MARKET AREAS: INGLEWOOD
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Inglewood is a city in the South Bay region of Los Angeles bordered by Westchester/LAX, Hawthorne, and Ladera Heights with a population of 109,670. Inglewood real estate values have gone up 10.1% over the past year and the median price of homes currently listed in Inglewood is $480,000.
The Inglewood Unified School District serves residents. Wilder’s Preparatory Academy Charter School is the best public elementary school in the city and high schools include Inglewood High, Morningside High, City Honors High, and Hillcrest High School. Private schools include St. Mary’s Academy and St. John Chrysostom Elementary School.
The Forum in Inglewood was designed by architect Charles Luckman, who also designed Madison Square Garden in New York. For decades, the Forum was one LA’s most prominent concert venues, hosting the likes of Elvis Presley, Led Zeppelin, and the Jackson 5. It was also home to the Los Angeles Lakers before the team moved to the Staples Center in 1999. The Forum is now the largest indoor performance venue in the country with a design focused on music and entertainment.
The Los Angeles Stadium at Hollywood Park is under construction in Inglewood and when completed in 2020, it will be the home of both the Los Angeles Rams and Los Angeles Chargers. The Los Angeles Stadium will also be hosting the opening ceremonies of the 2028 Summer Olympics.
WHO WE ARE
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WHO WE ARE
Stephen Takahashi is a Vice President at Lyon Stahl Investment Real
Estate. He provides the highest level of service to multifamily owners
and investors with superior market knowledge and can deliver valuation
and analysis of market trends. He and his team have expertise in sales,
acquisition, development, finance and valuation, which extends to
conventional apartment properties, condo development and
conversions, single family, student housing and residential income
development land.
He is a knowledgeable, results-driven broker who is backed by the most
innovative and scalable technology the commercial real estate industry
has to offer. Stephen and his team can provide clients with unparalleled
market information, brokerage advisory, acquisition, disposition and
financial guidance to help achieve the highest level of results. If
expanding your portfolio is the objective, he can help you identify,
exchange and acquire properties which meet or exceed your
investment goals.
Prior to Lyon Stahl, Mr. Takahashi was employed at Lee & Associates,
where he focused on the commercial office market. There he was able
to gain experience in complex transactions and see the real estate
market from another lens, but ultimately found his interests were in
multi-family. Born in Torrance, Stephen currently resides in the South
Bay.
Stephen TakahashiVice President
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DISCLAIMERS
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The information contained in this Broker Opinion of Value (“BOV”) is proprietary and strictly confidential; it is intendedto be reviewed only by the party receiving it from Broker and should not be made available to anyone else without thewritten consent of Broker. By retention or use of this BOV, you agree that its contents are confidential, that you will holdit in the strictest confidence, and that you will not disclose any of its contents contrary to these terms.
This BOV has been prepared to provide summary, unverified information to establish a preliminary estimate of value forthe subject property (“Property”). The information in this BOV has been obtained from sources Broker believes to bereliable; however, Broker has not conducted sufficient investigation to make any warranty or representation whatsoeverincluding but not limited to the accuracy or completeness of the information, veracity or accuracy of the information,condition of the Property or its compliance or lack of compliance with applicable governmental requirements,developability, suitability or financial performance of the Property, income or expenses for the Property, the size andsquare footage of the Property and improvements, the presence or absence of contaminating substances, PCB’s orasbestos, the compliance with State or Federal regulations, the physical condition of the improvements thereon, or thefinancial condition or business prospects of any tenant or any tenant’s plans or intentions to continue occupancy of theProperty. The BOV has selected information relating to the Property and does not purport to be an all - inclusiverepresentation regarding the Property or to contain all or part of the information which prospective investors mayrequire to evaluate the purchase of the Property. All information is based on assumptions relating to the generaleconomy, market conditions, competition and other factors beyond the control of Broker, therefore, all information issubject to material variation. The information contained herein is not a substitute for a thorough due diligenceinvestigation. Interested parties are expected to review all information of whatever nature independently and not relyon the contents of this BOV in any manner.
The Property owner (“Owner”) expressly reserves the right, at its sole discretion, to reject any or all offers to purchase theProperty, and/or to terminate discussions at any time with or without notice. The Owner shall have no legalcommitment or obligation unless and until written agreement(s) have been fully executed, delivered and approved bythe Owner and any conditions to the Owner’s obligations therein have been satisfied or waived.
