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1342-3C

BELL AVENUE

TUSTIN, CA 92780

FOR SALE +­5,735 sf Flex Light Manufacturing Condo OFFERING MEMORANDUM


CONFIDENTIALITY DISCLAIMER The 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 Shaw Equity Inc. and Darvishian Investment Group and should not be made available to any other person or entity without the written consent of Darvishian Investment Group. 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. Shaw Equity Inc. and Darvishian Investment Group 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, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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. NON-ENDORSEMENT NOTICE Shaw Equity Inc. and Darvishian Investment Group 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 Darvishian Investment Group, its affiliates or subsidiaries, or any agent, product, service, or commercial listing of Darvishian Investment Group, and is solely included for the purpose of providing tenant lessee information about this listing to prospective customers. NET-LEASED DISCLAIMER Shaw Equity Inc. and Darvishian Investment Group hereby advises all prospective purchasers of Net Leased property as follows: The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable. However, Shaw Equity Inc. and Darvishian Investment Group has not and will not verify any of this information, nor has Shaw Equity Inc. and Darvishian Investment Group conducted any investigation regarding these matters. Shaw Equity Inc. and Darvishian Investment Group makes no guarantee, warranty or representation whatsoever about the accuracy or completeness of any information provided. As the Buyer of a net leased property, it is the Buyer’s responsibility to independently confirm the accuracy and completeness of all material information before completing any purchase. This Marketing Brochure is not a substitute for your thorough due diligence investigation of this investment opportunity. Shaw Equity Inc. and Darvishian Investment Group expressly denies any obligation to conduct a due diligence examination of this Property for Buyer. Any projections, opinions, assumptions or estimates used in this Marketing Brochure are for example only and do not represent the current or future performance of this property. The value of a net leased property to you depends on factors that should be evaluated by you and your tax, financial and legal advisors. Buyer and Buyer’s tax, financial, legal, and construction advisors should conduct a careful, independent investigation of any net leased property to determine to your satisfaction with the suitability of the property for your needs. Like all real estate investments, this investment carries significant risks. Buyer and Buyer’s legal and financial advisors must request and carefully review all legal and financial documents related to the property and tenant. While the tenant’s past performance at this or other locations is an important consideration, it is not a guarantee of future success. Similarly, the lease rate for some properties, including newly-constructed facilities or newly-acquired locations, may be set based on a tenant’s projected sales with little or no record of actual performance, or comparable rents for the area. Returns are not guaranteed; the tenant and any guarantors may fail to pay the lease rent or property taxes, or may fail to comply with other material terms of the lease; cash flow may be interrupted in part or in whole due to market, economic, environmental or other conditions. Regardless of tenant history and lease guarantees, Buyer is responsible for conducting his/her own investigation of all matters affecting the intrinsic value of the property and the value of any long-term lease, including the likelihood of locating a replacement tenant if the current tenant should default or abandon the property, and the lease terms that Buyer may be able to negotiate with a potential replacement tenant considering the location of the property, and Buyer’s legal ability to make alternate use of the property. By accepting this Marketing Brochure you agree to release Shaw Equity Inc. and Darvishian Investment Group Real Estate Investment Services and hold it harmless from any kind of claim, cost, expense, or liability arising out of your investigation and/or purchase of this property.

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The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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.


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CONFIDENTIALITY

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EXECUTIVE SUMMARY

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PROPERTY HIGHLIGHTS

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FINANCIAL OVERVIEW

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AREA OVERVIEW

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DEMOGRAPHICS

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CONTACT INFROMATION

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electric operated 12 foot roll up doors along with a second story mezzanine. The property could all be used by one company, or, possibly broken up into two units with separate roll up door access.

INVESTMENT OVERVIEW The Darvishian Investment Group is pleased to present for sale an office/ industrial (Flex) condo in Tustin, CA. The property is a +/- 5,735 square foot unit in the Sirco Irvine Business Park- a well located commercial complex with 31 light industrial units of different sizes. The park was originally built in 1983 and is located East of the 55 Freeway, near the intersection of Redhill and Warner. Located in an association, the park is professionally maintained and locally managed. The association fees for this unit in 2018 are $946 per month [$.16], which include general administration fees, insurance, land maintenance, park repairs & maintenance, common area utilities and reserves for future capital expenditures. The park is impeccably maintained, in a safe geographic location and surrounded by professional companies and in close proximity to major amenities included the Tustin Marketplace and the future Tustin Legacy- a 1,600 acre master planned development with 4,049 planned housing units and 9 million square feet of commercial space. The unit is currently being used as a lab with approximately 50% office space and 50% industrial space. To the rear of the property, there are two (2)

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Priced at $1,625,000, the property allows an owner/user to purchase their own condo with as little as $162,500 (10% down). An owner that occupies at least 51% of the space may qualify for a SBA-504 Loan program, a favorable loan program for owner occupiers. With this purchase, a new owner would enjoy the benefits of property ownership, lock in long term occupancy costs and receive all the tax benefits including depreciation while keeping their cost per square foot of occupancy to $1.44 or $1.18 with either a 10% or 20% down payment, respectively. INVESTMENT HIGHLIGHTS • SBA-504 Loan Program available with only $162,500 down payment (10%) • $1.44 per square foot long term occupancy cost with 10% down payment • $1.18 per square foot long term occupancy costs with 20% down payment • Property ownership would allow for depreciation of the asset for tax benefits

• Allows to fix your occupancy costs without Landlord rent increases

The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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.


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1342 BELL AVE, 3C

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The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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.


EXECUTIVE SUMMARY


EXECUTIVE SUMMARY FLOOR PLAN

LOCATION ADDRESS

1342 Bell Suite 3C

CITY, STATE, ZIP

Tustin, CA 92780

OFFICE 1

OFFICE 3

LOBBY

COUNTY Orange M

OFFICE 2

INVESTMENT PRICE

$1,625,000

PRICE PER SQUARE FOOT

$283

PROPERTY DETAILS

EXECUTIVE RR

OFFICE 4

W OFFICE 5 OFFICE 6

OPEN AREA DROP CEILING HVAC

KITCHEN

PROPERTY TYPE

Flex Light Manufacturing Condo

CONDO SQUARE FEET

5,735 appx sf

LOT SIZE

16,618

FLOORS

1 plus mezzanine/storage

LOADING

2 - 12’ Automatic Garage Doors

CEILING CLEARANCE

17 feet

HVAC

4 Roof Mounted (2 New)

UTILITIES

Water/Sewer - City of Tustin

APN

939-650-46

PARKING SPACES

6 exclusive plus unreserved

SHIPPING/RECEIVING

ZONING

Industrial

ROLL-UP DOOR 1

SHOP RR

UTILITY

LAB/ASSEMBLY DROP CEILING HVAC

WAREHOUSE

ROLL-UP DOOR 2

CLICK HERE FOR ZONING MAP 8

The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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.


PROPERTY HIGHLIGHTS • Located in Sirco Irvine Business Park – 31 Industrial/Office (Flex) • +/- 5,735 square foot industrial/office condo (Flex)- approximately 50%/50% industrial vs office space • Currently tenant is a laboratory on a short-term lease- new owner can occupy up to 100% of the space • Two (2) ground up roll up doors with bonus mezzanine space – allows for new owner to occupy 50% of the space and lease the remaining portion for extra income • Professionally managed – association manages all common area expense including insurance and repairs & maintenance

LOCATION HIGHLIGHTS • The City of Tustin is in the very heart of Orange County California • Just minutes from the John Wayne Airport • Tustin business benefit from the continuing growth and development of neighboring cities like Irvine, Costa Mesa, Santa Ana and Orange • Excellent regional and local access from the major freeway arteries (I-405), (I-5) and (SH-55) • Bordering the Tustin Legacy master development area • A master planned redevelopment of the former 1600 acre Tustin Marine Corp. Air Station (MCAS)


TUSTIN LEGACY • Tustin Legacy is a 1,600-acre planned community in Tustin, California being developed on the former Marine Corps Air Station Tustin. The project, under construction, will include parks, a commercial retail center and various densities of housing, for a total of 4,600 units. The district includes 4,049 units of housing within Tustin’s jurisdiction, and over nine million square feet of commercial and institutional development. • Since the closure of MCAS Tustin, the City of Tustin has been leading the redevelopment of the base now known as Tustin Legacy. • Today Tustin Legacy is home to exciting new restaurants and retail, a variety of neighborhoods, open space and parks, historic memorials, and plans for dynamic forward-thinking business environments. • There still remain hundreds of acres to be developed. • The future of Tustin Legacy will be driven by an opportunity to connect business and people to neighborhoods and pathways, open space and bike trails, as well as educational centers and history.

CLICK HERE FOR MORE INFORMATION

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The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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.


TUSTIN LEGACY BASE PLAN MAP

PROPERTY SITE 1342 BELL AVE TUSTIN

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PARCEL INFORMATION

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The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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.


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PROPERTY HIGHLIGHTS


PROPERTY HIGHLIGHTS WAREHOUSE

• 17’ ceilings in warehouse

• 3 skylights that provide lots of natural light • Bonus storage mezzanine in warehouse

• Plenty of open area and warehouse space. • 2 Automatic 12’ ground level truck doors OFFICE SPACE

• Fully built out office space including conference room, men and womens bathrooms, Kitchenette and reception/lobby area • Light and bright with lots of windows • Men and women bathrooms

• Large executive suite with bathroom BUILDING

• Located in the Sirco Irvine Business Park with low association fees

• Thriving Professional and mixed-use business area • Quiet professionally managed business park • 6 Exclusive parking spaces

• Easy access to the 55, 5 & 405 freeways

• Close to District@ Tustin Legacy and numerous retai amenities

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The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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.


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The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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.


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The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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.


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The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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.


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FINANCIAL OVERVIEW


OWNER USER INVESTMENT - SBA FINANCING PROPOSED FINANCING 10% 20% Down Payment $162,500 $325,000 Loan Balance $1,462,500 $1,300,000 1st TD 50% $812,500 $812,500 50% Interest Rate 4.75% 4.75% Amortization 25 254 Loan Due 5 5 Mortgage [Annual] $(56,213) $(56,213) Mortgage [Monthly] $(4,632) $(4,632) Future Value Of Loan end Year 1 $795,132 $795,132 Loan Paydown $17,368 $17,368 2nd TD 40% $650,000 $487,500 30% Interest Rate 5.214% 5.214% Amortization 20 20 Loan Due 20 20 Mortgage (Annually) $(53,108) $(39,831) Mortgage (Monthly) $(4,367) $(3,275) Future Value Of Loan end Year 1 $631,039 $473,279 Loan Paydown $18,961 $14,221 Total Debt Service $(109,321) $(96,044) Net Operating Income $(29,130) $(29,130) Plus Loan Paydown $18,961 $14,221 Cost Of Occupancy $99,153 $81,135 Cost of Occupancy Per Month $8,263 $6,761 Effective Rent PSF $1.44 $1.18 Annual Depreciation $24,684 $24,684 Tax Benefit * $9,873 $9,873 *Assumes buyer is in the 40% State and Federal Income Tax Bracket. **Buyer to verify all loan options with a qualified loan broker. Rate and terms subject to change. 22

The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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.


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PRICING SUMMARY PPRICING SUMMARY ASKING PRICE $ 1,625,000 PROPERTY SQUARE FOOTAGE 5,735 BUYER TO OCCUPY 100% 5,735 OPERATING EXPENSES REAL ESTATE TAXES [1.07223%] $ 17,424 SPECIAL ASSESMENTS $ 346 ASSOCIATION FEES [$.16 PSF] $ 11,360 ASSOCIATION GENERAL ADMIN & INSURANCE ASSOCIATION PAYS LAND MAINTENANCE ASSOCIATION PAYS REPAIRS & MAINTENANCE ASSOCIATION PAYS UTILITIES ASSOCIATION PAYS RESERVES TOTAL BUILDING EXPENSES

ASSOCIATION PAYS

$ 29,130

[1] Building and Lot sizes have not been verified by Agent or Seller. Buyer to conduct its own investigation. [2] Proposed Financing may be substantially different or unavailable to Buyer. 24

The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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.


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AREA OVERVIEW


TUSTIN, CALIFORNIA THE CITY OF TREES

People who know this area well sometimes refer to Tustin as “The City of the Trees.” Although a variety of trees are responsible for this nickname, this is a distinctive quality of the area which dates back centuries, actually to the time of the early Spanish explorers. Tustin is located in central Orange County and encompasses an area of 11.08 square miles. The City is bounded on the south by the cities of Irvine and Santa Ana, on the north by the unincorporated portions of the County of Orange and the City of Orange, and on the east by unincorporated County territory and the City of Irvine. Within the context of the larger Southern California region, Tustin is located approximately two miles north of Orange County’s John Wayne Airport and is transected by two major regional freeways: the I-5 (Santa Ana) Freeway, divides the City into north and south; and the SR-55 (Costa Mesa) Freeway, divides westerly portions of the City. The City continues to be a discernible entity, characterized physically by its strategic crossroads location, the former Marine Corps Air Station, Tustin, (closed in July 1999), hillside areas which offer sweeping panoramic views of the Pacific Coast and Saddleback Mountains, prime commercial, industrial, and residential development, and one of the oldest historical “old towns” in Orange County. These significant natural and man-made characteristics provide a commonly acknowledged basis for a “sense of place”. Together, they act as a foundation for Tustin’s Future...a functional desirable and attractive community to live, work or visit.

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The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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.


LOCATION AND AMENITIES TUSTIN, CA

Tustin is easily accessible by plane, train, or car. Tustin boasts outstanding entertainment options located within the City and is also minutes from other major entertainment centers in Orange County. Major Freeways • Interstate 5

• Interstate 405

• State Route 55

• State Route 133 • State Route 261 • State Route 73

• State Route 241 Tustin Metrolink Station

The Tustin Metrolink Station is minutes away from anywhere in the City limits. Daily Metrolink service is available at the station, with connections to Amtrak Pacific Surfliner stations available as well. The station is serviced by OCTA bus routes 70, 90, 472 and 473. John Wayne Airport, Orange County

John Wayne Airport, Orange County (SNA) is the only commercial service airport in Orange County. It is owned and operated by the County of Orange

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DEMOGRAPHICS

POPULATION

1 MILE

3 MILE

5 MILE

2018 TOTAL POPULATION: 2,984

245,065

640,467

2023 POPULATION:

252,987

659,437

POP GROWTH 2018-2023: 5.43%

3.23%

2.96%

AVERAGE AGE:

34.60

34.30

35.70

1 MILE

3 MILE

5 MILE

2018 TOTAL HOUSEHOLDS: 927

69,568

191,216

HH GROWTH 2018-2023:

3.55%

3.00%

3,146

H HOUSEHOLDS

5.61%

MEDIAN HOUSEHOLD INC: $103,173 $70,240 $77,994

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AVG HOUSEHOLD SIZE:

3.20

3.40

3.20

2018 AVG HH VEHICLES:

2.00

2.00

2.00

HOUSING

1 MILE

3 MILE

5 MILE

MEDIAN HOME VALUE:

$723,472 $604,467

$677,782

MEDIAN YEAR BUILT:

1978

1977

1976

The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Shaw Equity Inc. and Darvishian Investment Group has not verified, and will not verify, any of the information contained herein, nor has Shaw Equity Inc. and Darvishian Investment Group 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.


3 MI RADIUS

1 MI RADIUS

SIT

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1342 Bell Avenue, Tustin, CA 92780

Exclusively Presented By DARVISHIAN INVESTMENT GROUP CA BRE Lic No 01915377

www.darvishiangroup.com Orange County Office 600 Anton Boulevard, 11th Floor Costa Mesa, CA 92626 Pasha Darvishian Managing Partner BRE Lic No 01397162 Pasha@darvishiangroup.com +1 949 396 1075 Direct Jon Hauso Vice President Investments BRE Lic No 02003482 Jon@darvishiangroup.com +1 949 396 1028 Direct

1342 BELL AVE  
1342 BELL AVE