Bailey Group LA - BOV | Lindamere

BAILEY GROUP LA

BROKER OPINION OF VALUE

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10600 LINDAMERE DRIVE, BEL AIR

BAILEY GROUP LA August 20, 2026

PROPERTY ADDRESS: 10600 Lindamere Drive, Bel Air 90077 PROPERTY TYPE: Single-Family Residential (Stone Canyon / Bel Air Enclave)

I. EXECUTIVE SUMMARY & VALUATION CONCLUSION •

Gross Living Area (GLA): 2,935 SF

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Lot Size: ~31,450 SF (0.72 Acres — significant flat pad / hillside mix)

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Configuration: 4 Bedrooms / 4 Bathrooms

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Indicated Value Range: $3,400,000 – $3,500,000

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Indicated Value Per Square Foot: $1,158 – $1,192 / SF

Based on a comprehensive review of recent comparable sales along the Stone Canyon and Bel Air sub-markets, physical inspection notes (good baseline condition with major systems upgraded over the past decade, offset by unremodeled kitchen and bathrooms), and site advantages (canyon views and an expansive ~0.72-acre lot), the subject property supports a current baseline market value of $3,400,000 ($1,158/SF).

II. SUBJECT PROPERTY PROPERTY PROFILE & CONDITION MATRIX •

Structural & Mechanical Systems: Well-maintained. Core mechanical and utility systems have been proactively serviced and upgraded over the last 10 years, minimizing near-term capital expenditure for a prospective buyer.

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Functional Utility (Interior Finishes): The kitchen and primary/secondary bathrooms are dated and require a full cosmetic-to-structural renovation to match contemporary Westside buyer standards.

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Setting & Land: Situated on a quiet cul-de-sac with an exceptional land footprint of over 31,000 sq. ft. Providing a mix of usable space and desirable canyon views, the parcel attributes elevate the land-value baseline compared to tighter, steeper canyon lots.

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III. COMPARABLE MARKET ANALYSIS & THE NEIGHBORHOOD "POP" COMP To properly contextualize the valuation, primary weight is given to hyper-local sales within the immediate Lindamere and Stone Canyon corridors.

THE BENCHMARK NEIGHBOR COMP: 10612 Lindamere Drive

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Specs: 5 Bedrooms / 4 Bathrooms / Approx ~3,471 Square Feet

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Sale Price: $3,875,106 ($1,116 / SF)

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Condition & Features: Completely updated/remodeled throughout; superior interior finish level, though lacking the view profile of the subject property.

Reconciling the Comp against 10600 Lindamere: The sale at 10612 Lindamere serves as the anchor point for the neighborhood, establishing that fully modernized homes of roughly 3,500 sq. ft. trade comfortably in the upper-$3M range at a baseline metric of ~$1,116/SF. •

Size Differential: At 2,935 sq. ft., the subject is roughly 536 sq. ft. smaller than the comp, yielding a lower absolute quantum.

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Condition Adjustment (Minus): The subject requires immediate capital injection to modernize the kitchen and baths, whereas the neighbor comp was turnkey/fully renovated.

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View & Setting Adjustment (Plus): Unlike the neighbor comp, 10600 Lindamere benefits from desirable canyon vistas and an expansive 0.72-acre lot.

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Applying a developer/investor lens, a buyer will discount the subject property for kitchen/bath modernization costs (estimated at $150k–$250k depending on finishes), but that discount is largely counterbalanced by the superior lot size and view corridor. Pushing the subject's metric up to $1,158/SF reflects the premium placed on the land and view attributes in this micro-pocket, arriving cleanly at $3,400,000.

IV. FINAL RECOMMENDATION •

As-Is Market Value: $3,400,000 ($1,158/SF)

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Stabilized/Renovated Potential Value: Once the kitchen and baths are brought to modern aesthetic standards, the asset carries an after-repair value (ARV) projected near $3,900,000+, tracking closely with top-tier neighboring trades.

Please contact me directly if you would like to discuss these figures in greater detail at (213) 804-6566.

David B. David Bailey

Real Estate Developer, Broker & Investor

DAVID BAILEY

BAILEY GROUP LA

213.804.6566 | davidbailey@kw.com | DRE 01018078

B E V E R LY H I L L S

Beverly Hills, California

BAILEY GROUP LA Property Photos | 10612 Lindamere Drive, Bel Air

Pictures shown were gathered from various sources via the MLS, google image, Zillow, etc. and may not show the current condition of the property.

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Declaration of Accuracy

I, David Bailey, declare I have personal knowledge of the facts stated herein and could competently testify to them.

In my opinion my attached Broker Opinion of Value for the fair market rental value of 10600 Lindamere Drive.

I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct.

Executed in Los Angeles, California.

August 20, 2026

Dav id B.

DAVID BAILEY

BAILEY GROUP LA

213.804.6566 | davidbailey@kw.com | DRE 01018078

B E V E R LY H I L L S

David Bailey | DRE 01018078

BAILEY GROUP LA David Bailey possesses a level of real estate expertise that is unsurpassed in the industry. As a prominent figure in the Southern California landscape, he is recognized for his vast market knowledge and a career built on over 30 years of diverse experience in development, investment, and high-end brokerage.

The Foundation David’s passion for real estate was sparked at a young age, accompanying his father to major developments across Northern California and Hawaii. After graduating from Pepperdine University, he parlayed that early exposure into a multi-faceted career, becoming a successful developer and owner of a multi-million dollar investment portfolio including over 400 apartment units in over 20 multi-family buildings across the Los Angeles area.

Industry Leadership In 2002, David co-founded Keller Williams Realty Beverly Hills, a powerhouse office that now employs over 400 elite agents with annual sales exceeding $2 billion. Following this success, he founded KW Los Feliz in 2004, which has grown to over 200 agents with more than $1 billion in annual sales.

The Bailey Group Beyond his roles as an owner and franchisee, David leads the Bailey Group, a bespoke residential sales team. His clientele includes Fortune 500 executives, entrepreneurs, and high-profile figures in the entertainment industry, including multiple Oscar winners. In 2011, his expertise reached a national audience as a recurring cast member on HGTV’s Selling LA, where he guided clients through some of the region’s most prestigious estates.

Restoration & Philanthropy David’s talent for development has evolved into a specialized passion for restoring historically significant and period-correct architecture. He is dedicated to preserving the architectural integrity of Southern California’s most important homes. An avid cyclist and runner, David is equally committed to community service. He served for 18 years as Co-Chair of the Los Angeles LGBT Center, the world’s largest LGBT community organization,

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overseeing an annual operating budget of $150 million.

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