WEST HOLLYWOOD,...in 1954, offering 9,712 of rentable SF and is situated on a 9,687 SF lot. West...
36
1205 N HAYWORTH AVENUE. WEST HOLLYWOOD, CALIFORNIA 90046 THE LIBEROW GROUP
Transcript of WEST HOLLYWOOD,...in 1954, offering 9,712 of rentable SF and is situated on a 9,687 SF lot. West...
1205 N HAYWORTHAVENUE.WEST HOLLYWOOD,CALIFORNIA 90046
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 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:
2IN
VE
STM
EN
T H
IGH
LIG
HTS
PR
OP
ER
TY
OV
ER
VIE
WFI
NA
NC
IAL
AN
ALY
SIS
CO
MPA
RA
BLE
SA
RE
A O
VE
RV
IEW
EX
EC
UTI
VE
S
UM
MA
RY
TABLE OF CONTENTS1
2
3
Executive Summary
Investment Highlights
Property Overview
Financial Analysis
Comparables
Area Overview
4
5
6
Marcus & Millichap is pleased to present 1205 N Hayworth Ave, a 10-unit apartment building located in prime West Hollywood, just one block north of Santa Monica Blvd and two blocks south of Sunset Blvd. The subject property is a two-story building constructed in 1954, offering 9,712 of rentable SF and is situated on a 9,687 SF lot.
West Hollywood is one of the most desirable areas to live in, known for its great walkability to the world famous Sunset Strip and the hip and trendy Santa Monica Blvd. With many places for shopping, dining, entertainment, and nightlife, Hayworth is situated in a quiet neighborhood that is very accessible to everything WeHo has to offer. Despite being in a notoriously under-parked area of West Hollywood, the building provides it’s tenants with ten (10) parking spaces, one for each unit, and offers on-site laundry facilities. The unit mix is composed of six (6), one-bedroom / one-bathroom units and four (4), two-bedroom / two-bathroom units. The one-bedroom units are approximately 800 SF and the two-bedrooms are approximately 1,100 SF in size. All units have hardwood floors and captures lots of natural lighting.
Nearby grocers include Gelson’s Market, Whole Foods Market, Trader Joe’s, and Bristol Farms, all located within minutes from the property. Nightlife venues located on Santa Monica Blvd include The Hudson, Laurel Hardware, Surly Goat, Bar Lubitsch, and many others. In this dense, lively and walkable neighborhood, tenants have an endless list of entertainment destinations to choose from.
Three (3) of the units have been completely remodeled and have Washer & Dryers inside the unit. The property offers investors the opportunity to add value to the remaining seven (7) units by doing similar renovations and increasing rents for the remaining units.
EXECUTIVE SUMMARY
DEMOGRAPHICS
$97,722 $104,873 839,4395-Mile RadiusAverage Household Income
1-Mile RadiusAverage Household Income
5-Mile Radius Population
4IN
VE
STM
EN
T H
IGH
LIG
HTS
PR
OP
ER
TY
OV
ER
VIE
WFI
NA
NC
IAL
AN
ALY
SIS
CO
MPA
RA
BLE
SA
RE
A O
VE
RV
IEW
EX
EC
UTI
VE
S
UM
MA
RY
PROPERTY OVERVIEW
FINANCIAL OVERVIEW
Property Address 1205 N Hayworth Avenue
Building SF 9,712 SF
Lot Size 9,687 SF
Units 10
APN 5554-011-013
Year Built 1954
Zoning WDR4*
Sales Price $4,100,000
CAP Rate 3.96%
GRM 16.69
Price/Unit $410,000
Price/SF $422.16ProForma CAP Rate 8.14%
ProForma GRM 9.71
WALKSCORE94/100
Walker’s Paradise
6IN
VEST
MEN
T H
IGH
LIG
HTS
PR
OP
ER
TY
OV
ER
VIE
WFI
NA
NC
IAL
AN
ALY
SIS
CO
MPA
RA
BLE
SA
RE
A O
VE
RV
IEW
EX
EC
UTI
VE
S
UM
MA
RY
INVESTMENT HIGHLIGHTS• Great West Hollywood location; Just North of Santa
Monica and South of Sunset Blvd.
• Walkers Paradise - Walk Score of 94
• Significant Upside in Rental Income Through the Renovation Program
• Retrofit Completed By Seller
• Spacious Floor Plans and Natural Lighting
• Unit Mix Composed of One-Bedroom and Two-Bedroom Apartments
• Three (3) Extensively Remodeled Units, All Including a Washer and Dryer Inside the Unit
• Large Corner Lot at Almost 10,000 SF; Zoned WDR4*
• Short Commute to Beverly Hills, Miracle Mile, Hollywood, and Downtown Los Angeles
• Within Close Proximity to the 101 FWY and Metro Subway Station
Great walkability Walk Score of 94 - walking distance to trendy restaurants, nightlife and chic retail shopping along the world famous Sunset Strip
MAJOR EMPLOYERS
Employers Number of Employee
Disney 15,158
Southern California 13,000
Cedars-Sinai 5,312
MTV Networks 5,001
Victory Studio 5,000
Ticketmaster Entertainment LLC 4,390
Average HH income of $97,722 within a 1-mile radius
HIGH-END DEMOGRAPHICS
PROXIMITY TO AMENITIES
ADDRESS1205 N HAYWORTH AVE.WEST HOLLYWOOD, CA
ShoppingHollywood / HighlandSunset BlvdBeverly Center
HospitalsCedar-Sinai Medical CenterSouthern California Hospital at HollywoodChildren’s Hospital Los Angeles
GroceriesWhole FoodsGelson’s Trader Joe’s
WHY BUY 1205 NHAYWORTH AVENUE?
MAJOR EMPLOYERS IN THE IMMEDIATE AREA
Kaiser Permanente Los AngelesCedar-Sinai Medical CenterSony Pictures Entertainment
8P
RO
PE
RTY
O
VE
RV
IEW
FIN
AN
CIA
L A
NA
LYS
ISC
OM
PAR
AB
LES
AR
EA
OV
ER
VIE
WE
XE
CU
TIV
E
SU
MM
AR
YIN
VEST
MEN
T H
IGH
LIG
HTS
VALUE-ADD OPPORTUNITY
Significant upside in rents through the implementation of the renovation program
PRIDE OF OWNERSHIPPROXIMITY TO SUNSET BLVDLuxury ShoppingUpscale RestaurantsWalk of Fame
Property Located in the Heart of West Hollywood
PROPERTY OVERVIEW
THE OFFERINGProperty Address 1205 N Hayworth AvenuePrice $4,100,000Assessors Parcel Number 5554-011-013Zoning WDR4*
SITE DESCRIPTIONNumber of Units 10Number of Buildings 1Number of Stories 2Year Built/Renovated 1954Rentable Square Feet 9,712Lot Size 9,687Type of Ownership Fee Simple
UTILITIESWater Landlord PaysElectric Tenant PaysGas Tenant PaysCONSTRUCTIONFoundation SlabFraming WoodExterior StuccoParking Surface ConcreteRoof Pitched
10IN
VE
STM
EN
T H
IGH
LIG
HTS
FIN
AN
CIA
L A
NA
LYS
ISC
OM
PAR
AB
LES
AR
EA
OV
ER
VIE
WE
XE
CU
TIV
E
SU
MM
AR
YPR
OPE
RTY
O
VER
VIEW
PLAT MAP
12IN
VE
STM
EN
T H
IGH
LIG
HTS
PR
OP
ER
TY
OV
ER
VIE
WFI
NA
NC
IAL
AN
ALY
SIS
CO
MPA
RA
BLE
SA
RE
A O
VE
RV
IEW
EX
EC
UTI
VE
S
UM
MA
RY
PRO
PER
TY
OVE
RVI
EW
EXTERIOR PHOTOS
14IN
VE
STM
EN
T H
IGH
LIG
HTS
PR
OP
ER
TY
OV
ER
VIE
WFI
NA
NC
IAL
AN
ALY
SIS
CO
MPA
RA
BLE
SA
RE
A O
VE
RV
IEW
EX
EC
UTI
VE
S
UM
MA
RY
PRO
PER
TY
OVE
RVI
EW
EXTERIOR PHOTOS
INTERIOR PHOTOS - RENOVATED UNITS
16IN
VE
STM
EN
T H
IGH
LIG
HTS
PR
OP
ER
TY
OV
ER
VIE
WFI
NA
NC
IAL
AN
ALY
SIS
CO
MPA
RA
BLE
SA
RE
A O
VE
RV
IEW
EX
EC
UTI
VE
S
UM
MA
RY
PRO
PER
TY
OVE
RVI
EW
INTERIOR PHOTOS - RENOVATED UNITS
INTERIOR PHOTOS - RENOVATED UNITS
18IN
VE
STM
EN
T H
IGH
LIG
HTS
PR
OP
ER
TY
OV
ER
VIE
WFI
NA
NC
IAL
AN
ALY
SIS
CO
MPA
RA
BLE
SA
RE
A O
VE
RV
IEW
EX
EC
UTI
VE
S
UM
MA
RY
PRO
PER
TY
OVE
RVI
EW
INTERIOR PHOTOS - RENOVATED UNITS
F INANCIAL ANALYSIS
UNIT NO UNIT TYPE CURRENT RENT UNIT NOTES MARKET RENT
1 2+2 $1,529 $4,3502 1+1 $2,950 W/D in unit $2,9503 1+1 $2,995 W/D in unit $2,9504 1+1 $1,428 $2,9505 2+2 $1,309 Section 8 $4,3506 2+2 $1,594 Section 8 $4,3507 1+1 $1,365 $2,9508 1+1 $1,391 $2,9509 1+1 $1,481 $2,95010 2+2 $4,326 W/D in unit $4,350
Total 10 $20,368 $35,100
RENT ROLL
20IN
VE
STM
EN
T H
IGH
LIG
HTS
PR
OP
ER
TY
OV
ER
VIE
WFI
NA
NC
IAL
AN
ALY
SIS
CO
MPA
RA
BLE
SA
RE
A O
VE
RV
IEW
EX
EC
UTI
VE
S
UM
MA
RY
NO OF UNITS UNIT TYPE
6 1+14 2+28 Total Units
CURRENT RENTS MARKET RENTS
NO. OF UNITS BR/BA MO. RENT/UNIT MO. INCOME MO. RENT/UNIT MO. INCOME
6 1+1 $1,365 - $2,995 $11,610 $2,950 $17,7004 2+2 $1,309 - $4,326 $8,758 $4,350 $17,400
Total Scheduled Rent: $20,368 $35,100Laundry: $100 $100Other Income: Monthly Scheduled Gross Income: $20,468 $35,200Annual Scheduled Gross Income: $245,616 $422,400
SCHEDULED INCOME
UNIT MIX2+2
1+1
F INANCIAL ANALYSIS
PRICING PROPOSED NEW FINANCING
Sales Price $4,100,000
Price/Unit $410,000
Price/SF $422.16
CAP Rate 3.96%
ProForma CAP Rate 8.14%
GRM 16.69
ProForma GRM 9.71
Cash-on-Cash 1.20%
Loan Amount $2,460,000
Term 5 Years
Interest Rate 4.10%
Annual Payment $142,640
22IN
VE
STM
EN
T H
IGH
LIG
HTS
PR
OP
ER
TY
OV
ER
VIE
WFI
NA
NC
IAL
AN
ALY
SIS
CO
MPA
RA
BLE
SA
RE
A O
VE
RV
IEW
EX
EC
UTI
VE
S
UM
MA
RY
FIN
AN
CIA
L A
NA
LYSI
S
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 Taxes 1.1729 $48,090 $4.95 $4,809
Insurance $3,000 $0.31 $300
Utilities $6,647 $0.68 $665
Maintenance & Repairs $3,500 $0.36 $350
Trash $1,173 $0.12 $117
Reserves $2,500 $0.26 $250
Landscape $1,200 $0.12 $120
Off-Site Management $9,825 $1.01 $983
Total $75,935 $7.81 $7,594
INCOME & EXPENSE % CURRENT RENTS % MARKET RENTS
Scheduled Gross Income: $245,616 $422,400
Vacancy/ Bad Debt: 3% $7,368 3% $12,672
Gross Operating Income: $238,248 $409,728
Less Expenses: 31% $75,935 18% $75,935
Net Operating Income: $162,312 $333,793
Less Loan Payments: $142,640 $142,640
Debt Coverage Ratio: 1.14 2.34
Pre-Tax Cash Flow: 1.20% $19,672 11.66% $191,153
Plus Principal Reduction Yr 1: $42,574 $42,574
Total Return Before Taxes: 3.80% $62,247 14.25% $233,727
ANNUALIZED OPERATING DATA
SALES COMPARABLES
SUBJECT PROPERTY
ADDRESS 1205 N HAYWORTH AVE.
Offering Price $4,100,000Price/Unit $410,000Price/SF $422.16CAP Rate 3.96%GRM 16.69No. of Units 10Year Built 1954
12
3
4 5
6
24IN
VE
STM
EN
T H
IGH
LIG
HTS
PR
OP
ER
TY
OV
ER
VIE
WFI
NA
NC
IAL
AN
ALY
SIS
CO
MPA
RA
BLE
SA
RE
A O
VE
RV
IEW
EX
EC
UTI
VE
S
UM
MA
RY
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 7979 NORTON AVE.
Close of Escrow 9/25/2018Sales Price $2,550,000Price/Unit $318,750Price/SF $425.28No. of Units 8Year Built 1953
ADDRESS
ADDRESS 7631 NORTON AVE.
Close of Escrow 1/24/2019Sales Price $3,695,000Price/Unit $369,500Price/SF $430.50CAP Rate 4.02%GRM 16.16No. of Units 10Year Built 1961
ADDRESS
ADDRESS 1009 N EDINBURGH AVE.
Close of Escrow 7/12/2018Sales Price $3,525,000Price/Unit $391,667Price/SF $430.51CAP Rate 4.46%GRM 15.97No. of Units 9Year Built 1971
1 2
3 4
SALES COMPARABLES
ADDRESS
ADDRESS 1323-27 N HARPER AVE.
Close of Escrow 5/16/2019Sales Price $4,200,000Price/Unit $420,000Price/SF $453.56CAP Rate 3.98%GRM 19.45No. of Units 10Year Built 1951
ADDRESS
ADDRESS 1131 N FULLER AVE.
Close of Escrow 5/30/2018Sales Price $3,300,000Price/Unit $330,000Price/SF $362.08CAP Rate 3.49%GRM 17.75No. of Units 10Year Built 1963
5 6
26IN
VE
STM
EN
T H
IGH
LIG
HTS
PR
OP
ER
TY
OV
ER
VIE
WFI
NA
NC
IAL
AN
ALY
SIS
CO
MPA
RA
BLE
SA
RE
A O
VE
RV
IEW
EX
EC
UTI
VE
S
UM
MA
RY
GRM
SALES COMPARABLESCAP RATE
4.8
4.2
3.6
3.0
2.4
1.8
1.2
0.6
0.0
AVG. 3.85%
1205 N HAYWORTH
AVE
1009 N EDINBURGH
AVE
7631 NORTON AVE
1036 N GENESEE
AVE
7979 NORTON AVE
AVG. 17.3820.00
18.00
16.00
14.00
12.00
10.00
8.00
6.00
4.00
2.00
0.00
1131 N FULLER AVE
1323-27 N HARPER AVE
1205 N HAYWORTH
AVE
1009 N EDINBURGH
AVE
7631 NORTON AVE
1036 N GENESEE
AVE
7979 NORTON AVE
1131 N FULLER AVE
1323-27 N HARPER AVE
28IN
VE
STM
EN
T H
IGH
LIG
HTS
PR
OP
ER
TY
OV
ER
VIE
WFI
NA
NC
IAL
AN
ALY
SIS
CO
MPA
RA
BLE
SA
RE
A O
VE
RV
IEW
EX
EC
UTI
VE
S
UM
MA
RY
CO
MPA
RA
BLE
S
PRICE/SF
PRICE/UNIT
AVG. $415.14
AVG. $358,070
$500.00
$450.00
$400.00
$350.00
$300.00
$250.00
$200.00
$150.00
$100.00
$50.00
$0.00
$400,000
$360,000
$320,000
$280,000
$240,000
$200,000
$160,000
$120,000
$80,000
$40,000
$0
1205 N HAYWORTH
AVE
1009 N EDINBURGH
AVE
7631 NORTON AVE
1036 N GENESEE
AVE
7979 NORTON AVE
1131 N FULLER AVE
1323-27 N HARPER AVE
1205 N HAYWORTH
AVE
1009 N EDINBURGH
AVE
7631 NORTON AVE
1036 N GENESEE
AVE
7979 NORTON AVE
1131 N FULLER AVE
1323-27 N HARPER AVE
RENT COMPARABLES
SUBJECT PROPERTY
UNIT TYPE UNITS RENT
1+1 6 $11,6102+2 4 $8,758
Total 10 $20,368Year Built 1954
1 2
3
30C
OM
PAR
AB
LES
INV
ES
TME
NT
HIG
HLI
GH
TSP
RO
PE
RTY
O
VE
RV
IEW
FIN
AN
CIA
L A
NA
LYS
ISA
RE
A O
VE
RV
IEW
EX
EC
UTI
VE
S
UM
MA
RY
ADDRESS 8350 SANTA MONICA BLVD.
ADDRESS 1314 N HAYWORTH AVE. ADDRESS 1237 N OGDEN DR.
UNIT TYPE UNITS RENT
1+1 1 $3,300
Total 1Year Built 1934
UNIT TYPE UNITS RENT
1+1 1 $2795
Total 1Year Built 1982
1 2
3
UNIT TYPE UNITS RENT
2+2 1 $4,650 - $4,600
Total 1Year Built 2016
AVERAGE RENT1 BEDROOM
AVG. $3,048
1205 N HAYWORTH AVE
1314 N HAYWORTH AVE
1237 N OGDEN DR
8350 SANTA MONICA BLVD
$3,600
$3,200
$2,800
$2,400
$2,000
$1,600
$1,200
$800
$400
$0
2 BEDROOM
AVG. $4,525
1205 N HAYWORTH AVE
1314 N HAYWORTH AVE
1237 N OGDEN DR
8350 SANTA MONICA BLVD
$5,000
$4,500
$4,000
$3,500
$3,000
$2,500
$2,000
$1,500
$1,000
$500
$0
32C
OM
PAR
AB
LES
INV
ES
TME
NT
HIG
HLI
GH
TSP
RO
PE
RTY
O
VE
RV
IEW
FIN
AN
CIA
L A
NA
LYS
ISA
RE
A O
VE
RV
IEW
EX
EC
UTI
VE
S
UM
MA
RY
DEMOGRAPHICS 1 MILE 3 MILES 5 MILES
Population:
2019 Population 47,607 292,934 839,439
2024 Projection 48,174 299,495 851,375
Growth 2010-2019 3.27% 9.66% 4.63%
Households:
2019 Households Estimate 28,362 149,930 368,438
2024 Household Projection 28,550 153,000 373,277
Owner Occupied Housing Units 5,496 37,613 95,347
Renter Occupied Housing Units 22,865 112,316 273,090
2019 Households by Household Inc:
<$25,000 5,981 30,841 84,930
$25,000 - $50,000 4,619 24,205 73,751
$50,000 - $75,000 4,099 22,409 55,587
$75,000 - $100,000 4,085 17,514 40,325
$100,000 - $125,000 2,354 12,837 28,976
$125,000 - $150,000 1,931 8,022 17,133
$150,000 - $200,000 1,952 11,955 22,856
$200,000+ 3,341 22,147 44,883
2019 Median Household Income $71,510 $72,053 $60,699
2019 Average Household Income $97,722 $104,873 $93,404
DEMOGRAPHICS
West Hollywood is centrally located south of the Hollywood Hills, west of Hollywood, east of Beverly Hills and north of Beverly Grove. This neighborhood benefits from a very dense, compact urban form with small lots, mixed land use, and a walkable street grid. According to Walkscore, West Hollywood is the most walkable city in California.
As one of the most vibrant and exciting parts of Los Angeles, WeHo is home to fantastic restaurants, hotels, nightlife, and shopping. Its creative energy is palpable throughout the entire neighborhood, which has become a destination for modern furniture and decor. With no shortage of things to do in West Hollywood, it’s a popular place for both tourists and locals to visit.
Its inhabitants are mostly of young professionals and celebrities. While this city draws its share of out-of-towners, the locals represent an equally diverse crowd. Dynamic nightlife and entertainment make WeHo a very hip, dynamic, and late-to-bed locale. The overall experience is a melting pot of traditions, whether it’s innovative vegan food, couture fashion, or street art and statues. This is not a neighborhood populated by the faint of heart, so arrive ready for excitement. Creative people flock to West Hollywood, not only for its ample club and bar offerings, but also for its hopping art scene. Peruse the many galleries, pick up pieces from both established and up-and-coming artists, or check out the music scene at one of the many local venues.
AREA OVERVIEW
34IN
VE
STM
EN
T H
IGH
LIG
HTS
PR
OP
ER
TY
OV
ER
VIE
WFI
NA
NC
IAL
AN
ALY
SIS
CO
MPA
RA
BLE
SA
REA
O
VER
VIEW
EX
EC
UTI
VE
S
UM
MA
RY
POINTS OF INTEREST
BEVERLY CENTER
MELROSE AVENUE
SUNSET STRIP
MAJOR AMENITIES
Beverly Center 1.9 Miles
Melrose Avenue 2.1 Miles
Kodak Theater 2.0 Miles
Beverly Hills 2.6 Miles
The Grove 1.9 MilesPacific Design Center 1.6 Miles
TCL Chinese Theatre 2.1 Miles
Sunset Strip 1.4 Miles
THE LIBEROW GROUP
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:
