OFFERING MEMORANDUM Villa Street Townhomes€¦ · Tournament of Roses Parade and the Rose Bowl...

KW COMMERCIAL251 South Lake Avenue,Suite 150Pasadena, CA 91101

ARPI [email protected]

Villa Street Townhomes

OFFERING MEMORANDUM

PRESENTED BY:

PASADENA, CA 91106

OFFERING MEMORANDUM

DAVID [email protected] BRE #01962919CAL BRE #00975592

CAL BRE #01444805

kwcommercial.com 2

KW COMMERCIAL251 South Lake Avenue,Suite 150Pasadena, CA 91101

ARPI [email protected]

Confidentiality & Disclaimer

OFFERING MEMORANDUM

All materials and information received or derived from KW Commercial its directors, officers, agents, advisors, affiliates and/or any third partysources are provided without representation or warranty as to completeness , veracity, or accuracy, condition of the property, compliance orlack of compliance with applicable governmental requirements, developability or suitability, financial performance of the property, projectedfinancial performance of the property for any party’s intended use or any and all other matters.

Neither KW Commercial its directors, officers, agents, advisors, or affiliates makes any representation or warranty, express or implied, as toaccuracy or completeness of the materials or information provided, derived, or received. Materials and information from any source, whetherwritten or verbal, that may be furnished for review are not a substitute for a party’s active conduct of its own due diligence to determine theseand other matters of significance to such party. KW Commercial will not investigate or verify any such matters or conduct due diligence for aparty unless otherwise agreed in writing.

EACH PARTY SHALL CONDUCT ITS OWN INDEPENDENT INVESTIGATION AND DUE DILIGENCE.

Any party contemplating or under contract or in escrow for a transaction is urged to verify all information and to conduct their own inspectionsand investigations including through appropriate third party independent professionals selected by such party. All financial data should beverified by the party including by obtaining and reading applicable documents and reports and consulting appropriate independentprofessionals. KW Commercial makes no warranties and/or representations regarding the veracity, completeness, or relevance of any financialdata or assumptions. KW Commercial does not serve as a financial advisor to any party regarding any proposed transaction.

All data and assumptions regarding financial performance, including that used for financial modeling purposes, may differ from actual data orperformance. Any estimates of market rents and/or projected rents that may be provided to a party do not necessarily mean that rents can beestablished at or increased to that level. Parties must evaluate any applicable contractual and governmental limitations as well as marketconditions,vacancy factors and other issues in order to determine rents from or for the property. Legal questions should be discussed by theparty with an attorney. Tax questions should be discussed by the party with a certified public accountant or tax attorney. Title questions shouldbe discussed by the party with a title officer or attorney. Questions regarding the condition of the property and whether the property complieswith applicable governmental requirements should be discussed by the party with appropriate engineers, architects, contractors, otherconsultants and governmental agencies. All properties and services are marketed by Pasadena in compliance with all applicable fair housingand equal opportunity laws.

We obtained the information above from sources we believe to be reliable. However, we have not verified its accuracy and make no guarantee, warranty orrepresentation about it. It is submitted subject to the possibility of errors, omissions, change of price, rental or other conditions, prior sale, lease or financing, orwithdrawal without notice. We include projections, opinions, assumptions or estimates for example only, and they may not represent current or future performance ofthe property. You and your tax and legal advisors should conduct your own investigation of the property and transaction.

PRESENTED BY:

PASADENA, CA 91106

DAVID [email protected] BRE #01962919CAL BRE #00975592

CAL BRE #01444805

http://kwcommercial.com

kwcommercial.com 3

PROPERTY INFORMATION

1 | PROPERTY INFORMATION

EXECUTIVE SUMMARY

PROPERTY DETAILS

ADDITIONAL PHOTOS

1PROPERTY INFORMATION

1380 E VILLA STREET

1380 E VILLA STREET

PROPOSAL FOR COMMERCIAL SERVICES

OFFERING MEMORANDUM


Executive Summary

1380 E VILLA STREET 1 | PROPERTY INFORMATION

kwcommercial.com 4

PROPERTY OVERVIEWVery well maintained income producing two story 4-plex in NorthEast Pasadena. Each unit 2 bedroom 1.5 bath. Completelyremodeled in 1992. Laundry hookups in 2 units with additionalcommon area laundry(with new dryer). 3 of 4 Water heaters havebeen recently replaced. 6 car garage with all new garage doors plusspace for additional parking. Alley access to the garage. Closeproximity to PCC and lake avenue shops. Title shows 3 units but ithas been converted to 4 units each approximately 1,055 sq.ft. Couldbe easily converted into 3 units again. Below market rents. No rentcontrol.

SALE PRICE: $1,575,000

UNITS: 4

PRICE PER UNIT: $393,750

CAP RATE: 3.47%

GRM: 19.3

NOI: $54,629

LOT SIZE: 0.22 Acres

BUILDING SIZE: 4,220 SF

YEAR BUILT: 1925

ZONING: PSR6


Property Details


kwcommercial.com 5

PROPERTY NAME: Villa Street Townhomes

STREET ADDRESS: 1380 E Villa Street

CITY, STATE, ZIP: Pasadena, CA 91106

APN: 5739-001-036

LOT SIZE: 0.22 AC

BUILDING SIZE: 4,220 SF

ZONING: PSR6

PARKING SPACES: 6 Garages

YEAR BUILT: 1925

NUMBER OF STORIES: 2

NUMBER OF UNITS: 4


kwcommercial.com 6

Additional Photos



LOCATION INFORMATION

2 | LOCATION INFORMATION

REGIONAL MAP

LOCATION MAPS

AERIAL MAP

2LOCATION INFORMATION

1380 E VILLA STREET

1380 E VILLA STREET


OFFERING MEMORANDUM

1380 E Villa Street

Regional Map

1380 E VILLA STREET 2 | LOCATION INFORMATION

kwcommercial.com 8


kwcommercial.com 9

Location Maps



Aerial Map


kwcommercial.com 10


FINANCIAL ANALYSIS

3 | FINANCIAL ANALYSIS

FINANCIAL ANALYSIS

3FINANCIAL ANALYSIS

1380 E VILLA STREET

1380 E VILLA STREET


OFFERING MEMORANDUM

PRICING FINANCING THE ASSET

Price $1,575,000 Down 50% $787,500 Units 4

Price/Unit $393,750 Loan 50% $787,500 Year Built 1925/Rebuilt 1992

Price/SF $373.22 Amort. 30 Gross SF 4,220

GIM 19.30 16.41 Interest Rate 4.15% Lot SF 9,465

Cap 3.47% 4.36% Payments ($3,828) APN 5739-001-036

Current Market

MONTHLY RENT SCHEDULE

Unit Number Type Estimated SF Avg.Current Rent/SF Current Total Market Rent/SF Market Total

1380 2/1.5 1055 $1,600 $1.52 $1,600 $2,000 $1.90 $2,000

1382 2/1.5 1055 $1,900 $1.80 $1,900 $2,000 $1.90 $2,000

1384 2/1.5 1055 $1,600 $1.52 $1,600 $2,000 $1.90 $2,000

1384.5 2/1.5 1055 $1,700 $1.61 $1,700 $2,000 $1.90 $2,000

$6,800 $8,000

ANNUALIZED INCOME Current Market

Gross Actual Rent $81,600 $96,000

Less Vacancy 3% ($2,448) 3% ($2,880)

Laundry Income $50 $50

Scheduled Gross Income $79,202 $93,170

ANNUALIZED EXPENSES Current Market

Real Estate Taxes 1.119080% $17,626 $17,626

Direct Assessment $713 $713

Insurance $1,907 $1,907

Water, Trash $3,914 $3,914

Gas $414 $414

Total Expenses $24,573 $24,573

Expenses/Unit $6,143 $6,143

Expenses/SF $5.82 $5.82

% of SGI 31.03% 26.37%

RETURN Current Market

NOI $54,629 $68,597

Less Debt ($45,937) ($45,937)

Cashflow $8,692 $22,660

Cash on Cash 1.10% 2.88%

kwcommercial.com 12

Financial Analysis

1380 E VILLA STREET 3 | FINANCIAL ANALYSIS


LOCATION INFORMATION

4 | LOCATION INFORMATION

CITY OF PASADENA

DEMOGRAPHICS MAP

RETAILER MAP

4LOCATION INFORMATION

1380 E VILLA STREET

1380 E VILLA STREET


OFFERING MEMORANDUM

City of Pasadena

Located approximately ten miles from

downtown Los Angeles and 25 miles

inland from the Pacific Ocean, the city of

Pasadena is the sixth-largest city in Los

Angeles County, and serves as the main

cultural center of the San Gabriel Valley.

Industries

While Pasadena is synonymous with the

Tournament of Roses Parade and the

Rose Bowl game, it is also home to

dozens of renowned technology

companies, including NASA’s Jet

Propulsion Laboratory, which is

managed by the California Institute of

Technology. Moreover, Pasadena

possesses a broad and dynamic

economic base that includes noted

cultural, scientific, and educational

institutions, and popular shopping and

dining establishments that attract visitors

from throughout the Los Angeles region.

Home to a mix of public and private

research interests, Pasadena has

emerged as one of California's most

innovative technology areas. In recent

years, the City of Pasadena has

increased efforts to encourage the

growth of local technology companies

through tax incentives and waivers and

the creation of enterprise zones.

Amenities

Pasadena is rich with amenities of local,

national, and international stature. From

the Pasadena Museum of California Art

to the Norton Simon, to educational

institutions such as Caltech and Art

Center College of Design, doing

business in the City of Pasadena is

rewarding on many levels of commercial

traffic in the City. Pasadena is home to

more restaurants per capita than New

York City, as reported by the Los

Angeles Times (12/16/12), offering

cuisine options from around the world.

Nearby Attractions

There aren’t many communities with

their own football stadium, and there are

fewer with such stature as Pasadena’s

Rose Bowl. Hosting the annual Rose

Bowl Game - Granddaddy of Them All

(R), the regular BCS - Bowl

Championship Series, international

sporting events and concerts from artists

like U2 to Jay-Z and Justin Timberlake,

the Rose Bowl is a major generator of

commercial traffic in the City.

» Armory Center for the Arts

» Art Center College of Design

» Art Walking Tours around

Pasadena

» Brookside Golf Course

» California Institute of Technology

» Carnegie Observatories

» El Molino Viejo (The Old Mill)

» Fuller Theological Seminary

» Gamble House

» City Hall

» Kidspace Children's Museum

» Norton Simon Museum

» Old Pasadena

» Pacific Asia Museum

» Pasadena Museum of History

» Pasadena Museum of California Art

» Rose Bowl

Pasadena Rose Bowl

Pasadena City Hall

Old Pasadena

kwcommercial.com 14

City Of Pasadena



The California Institute of Technology

The California Institute of Technology, or Caltech, was founded in

1891 and is a private research university in Pasadena located on

a 124 acre campus. Caltech has six academic divisions with strong

emphasis on science and engineering, managing $332 million in

2011 in sponsored research. Caltech is frequently cited as one of

the world’s best universities. 33 Caltech alumni and faculty have

won a total of 34 Nobel Prizes (Linus Pauling being the only

individual in history to win two unshared prizes) and 71 have won

the United States National Medal of Science or Technology. Given

its Los Angeles area location, the grounds of the Institute are often

host to short scenes in movies and television. The Athenaeum

dining club appears in the Beverly Hills Cop series, The X-Files,

True Romance, and The West Wing.

Art Center College of Design

Located in the San Rafael Hills and overlooking the Rose Bowl,

the internationally recognized Art Center College of Design is a

leader in exploring the digital and new-media frontier. An

independent, nonprofit four-year college, Art Center offers degrees

in Advertising, Graphic Design, Illustration, Photography, Product

Design, Transportation Design, Fine Art, Design, New Media and

Critical Theory. The college was founded in 1930 and has an

enrollment of 1,200 full-time students.

Pasadena Education

Pasadena has a multifaceted inventory of world class educational

and research institutions such as the California Institute of

Technology (2,255 students), Art Center College of Design (2,042

students), Fuller Theological Seminary (4,052 students),

Pasadena City College (29,536 students), Pacific Oaks College

(482 students) and other private schools. Each institution

complements current and emerging economic trends to produce a

rich source of skilled labor capable of pursuing highly specialized

occupations and business ventures. A healthy economic

environment that supports these institutions will continue to

elevate Pasadena’s advantage over other cities in the region.

The California Institute of

Technology

Art Center College of Design

Pasadena City College

kwcommercial.com 15

City Of Pasadena



Gold Line Phase I began operations in 2003 connecting

Pasadena to South Pasadena and Union Station, Downtown

Los Angeles. Today’s daily ridership of tens of thousands of

people use the Gold Line to travel to work, school,

entertainment and shopping. The Station at Memorial Park

provides riders a convenient 28-minute, traffic free ride to

Downtown Los Angeles. Today’s daily ridership of tens of

thousands of people use the Gold Line to travel to work,

school, entertainment and shopping. The Station at

Memorial Park provides riders a convenient 28-minute,

traffic free ride to Downtown Los Angeles, which further

connects to all major destinations in LA.

kwcommercial.com 16

City Of Pasadena



Transit Oriented Development

The Metro Gold Line serves as Pasadena’s major mode of public transportation, providing riders practical

and affordable access to East Los Angeles, Downtown Los Angeles, and Pasadena.

Following the Eastside Los Angeles extension in 2009, average weekly boarding’s have nearly

doubled from 21,065 riders to 41,248 riders for the month ending May 2015.

The Foothill Gold Line expansion to Azusa is forecasted to be operational in early 2016 with further

expansion to Montclair underway, providing rail access throughout the San Gabriel Valley.

kwcommercial.com 17

City Of Pasadena



High Employment

Since 2010 Pasadena has made significant employment gains,

primarily in the medical engineering, technology and financial

fields. As of the second quarter 2015 Pasadena’s

unemployment rate stood at 6.5%, one of the lowest in Los

Angeles County. Historically Pasadena has outpaced the

County significantly, and over the last two decades has

maintained an average unemployment rate of under 6.0%.

Population & Housing Trends

Pasadena’s urban renaissance is drawing a younger more dynamic

population to its core. The largest age bracket in the city of Pasadena is

now millennials age 25-34 (17.1%) with the second largest age group

consisting of adults ages 35-44 (15.1%). Increasing numbers of people

in these age brackets are seeking the “no car” urban lifestyle where they

can walk to the office, gym, supermarket, local restaurants,

entertainment venues, have access to mass transit, and convenient

apartment living. Accordingly, city officials are dedicated to improving

the City’s “walkability” by using the city’s transportation improvement fee

to make pedestrian and bike-friendly upgrades to downtown streets and

using residential impact fees to create parks in the central district.

Excellent Business Environment

Located in the foothills of the picturesque San Gabriel Mountains,

Pasadena has a population of nearly 140,000 people and benefits from

a unique combination of sophisticated charm, culture, and historical

ambiance. Pasadena’s pro-business tax benefits, no city business

taxes, parking taxes or utility taxes, coupled with its central location and

excellent freeway and public transportation access offers local

businesses the ability to draw from an enormous and diverse labor

base while providing local residents easy access to amenities in

Downtown Los Angeles and the surrounding markets. Initially one of

Los Angeles’ first suburbs, Pasadena has become a thriving 24/7 urban

center where residents can live, work and play in one of the most

dynamic markets in Southern California.

kwcommercial.com 18

City Of Pasadena



Location Overview

City Population 137,122

Labor Force 77,800

Median Household Income 70,845

Median Home Sales Price 738,000

Amenities & Landmarks

Amenity Established

Pasadena Rose Bowl 1922

Norton Simon Museum 1969

Pasadena Museum of History 1924

Pasadena Museum of California Art 2002

Armory Center for the Arts 1989

Huntington Library & Botanical Gardens 1919

Kidspace Children's Museum 1979

Old Town Pasadena 1902

Airports

Airport Annual Passengers

Bob Hope Airport 3,943,629

Los Angeles International Airport 74,936,256

LA/Ontario International Airport 4,209,311

Long Beach Airport 2,523,686

John Wayne Airport 10,180,258

kwcommercial.com 19

City Of Pasadena



kwcommercial.com 20

* Demographic data derived from 2010 US Census

Demographics Map


ETHNICITY 0.5 MILES 1 MILE 1.5 MILES

% HISPANIC 46.1% 34.3% 30.3%

RACE 0.5 MILES 1 MILE 1.5 MILES

% WHITE 68.7% 66.3% 64.5%

% BLACK 7.6% 7.2% 7.4%

% ASIAN 12.5% 14.8% 15.5%

% HAWAIIAN 0.3% 0.4% 0.3%

% INDIAN 0.2% 0.3% 0.4%

% OTHER 7.2% 7.1% 8.5%

POPULATION 0.5 MILES 1 MILE 1.5 MILES

TOTAL POPULATION 8,463 29,147 66,032

MEDIAN AGE 34.8 36.1 36.1

MEDIAN AGE (MALE) 35.0 35.3 35.4

MEDIAN AGE (FEMALE) 34.3 36.4 36.6

HOUSEHOLDS & INCOME 0.5 MILES 1 MILE 1.5 MILES

TOTAL HOUSEHOLDS 3,372 11,965 27,236

# OF PERSONS PER HH 2.5 2.4 2.4

AVERAGE HH INCOME $71,668 $79,328 $82,349

AVERAGE HOUSE VALUE $604,350 $663,086 $661,638


Retailer Map


kwcommercial.com 21


OFFERING MEMORANDUM Villa Street Townhomes€¦ · Tournament of Roses Parade and the Rose Bowl...

Documents

Transcript of OFFERING MEMORANDUM Villa Street Townhomes€¦ · Tournament of Roses Parade and the Rose Bowl...