9501 National Blvd - Los Angeles, CA

MARKETING PACKAGE

9501 NATIONAL BLVD, LOS ANGELES, CA 90034

9501 NATIONAL BLVD

MARKETING PACKAGE TABLE OF CONTENTS 01

Property Overview

02 Financial Analysis 03 Comparables 04 Location Overview CONTACT INFORMATION

JOSEPH LIEBERMAN Associate (323) 792-8489

mike hanassab Senior Director (424) 325/2642

elliot hassAn Senior Director (424) 325-2643

02

9501 NATIONAL BLVD, LOS ANGELES, CA 90034

SECTION ONE

PROPERTY OVERVIEW

03

9501 NATIONAL BLVD, LOS ANGELES, CA 90034

PROPERTY OVERVIEW

DETAILS

Street Address City State Zip Code APN Rentable Square Feet Lot Size Year Built

04

9501 National Blvd Los Angeles CA 90034 4311-013-016 4,461 SF 4,099 SF 1971

Number of Units

4

Parking

4 Parking Spaces

Number of Buildings

1

Zoning

R3

Number of Stories

2

Unit Mix

Water

Master-Metered

Electric

Individually Metered

Gas

Individually Metered

Construction

Wood-frame Stucco

Roof

(1) 1 Bed / 1 Bath (1) 2 Bed / 1 Bath (2) 2 Bed / 1.5 Bath

Flat

9501 NATIONAL BLVD, LOS ANGELES, CA 90034

PROPERTY OVERVIEW

HIGHLIGHTS

Culver City 9501 National Boulevard is located North East of one of the largest employment hubs in Culver City.

The property sits less then two miles from the heart of Culver City which has seen unprecedented rent growth within the last 5 years. Much of this is due to companies like Nike, Netflix, Hbo, and Google leasing out enormous amounts of commercial office space. 9501 National Boulevard is perfectly situated to cater to the needs of those employees and provides an easy commute for renters.

Accessibility The property is located just North of the 10 Freeway and 1 mile Northeast from Culver City.

This enables renters to have easy commutes to LA’s hottest Job and entertainment hubs.

Value-Add 9501 National Boulevard has strong in place rents.

There is still about 24% rental upside remaining.

No soft-story retrofit The property does not require any soft-story retrofit.

Free and Clear The property is being offered free and clear of any debt. This enables an investor to take advantage of historically low interest rates.

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

SECTION TWO

FINANCIAL ANALYSIS

06

9501 NATIONAL BLVD, LOS ANGELES, CA 90034

FINANCIAL ANALYSIS

PRICING ANALYSIS

$1,600,000 Price Price per Unit Price per Square Foot

CURRENT

PRO FORMA

3.99%

5.27%

16.79

13.75

Gross Income

$93,022

$113,508

Expenses

$29,204

$29,204

NOI

$63,818

$84,304

CAP Rate GRM $1,600,000 $400,000 $358.66

This information has been prepared to provide basic, unverified information for prospective purchasers. By accepting this Marketing Brochure, the recipient agrees to release and hold harmless James Capital Advisors, Inc. from any claim, demand, liability or loss arising out, or relating in any way, to the information contained in this Marketing Brochure and from Buyer’s investigation of the property. In no event shall James Capital Advisors, Inc. be liable to any party for any direct, indirect, special, incidental, or consequential damages of any kind whatsoever arising out of the use of this Marketing Brochure or any information contained herein.

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

FINANCIAL ANALYSIS

INCOME AND EXPENSE ANNUAL

INCOME

CURRENT

PRO FORMA

Base Rental Income

$95,280

Additional Income

ANNUAL

EXPENSE

CURRENT

PRO FORMA

$116,400

Taxes

$18,720

$18,720

$600

$600

Insurance

$1,784

$1,784

Gross Potential Income

$95,880

$117,000

Utilities

$3,600

$3,600

Vacancy Allowance

$2,858

Repairs & Maintenance

$2,000

$2,000

Effective Gross Income

$93,022

Gardener

$600

$600

Operating Expenses

$29,204

Trash

$2,500

$2,500

Net Operating Income

$63,818

Operating Expenses

$29,204

$29,204

08

(3%)

$3,492

(5%)

$113,508 (31%)

$29,204 $84,304

(26%)

9501 NATIONAL BLVD, LOS ANGELES, CA 90034

FINANCIAL ANALYSIS

RENT SCHEDULE

PRO FORMA

UNIT TYPE

SQ. FOOTAGE

RENT

RENT PER SF

101

1 Bed / 1 Bath

750 SF

$1,650

$2.20

$2,050

$2.73

102

2 Bed / 1 Bath

1,000 SF

$2,317

$2.32

$2,450

$2.45

103

2 Bed / 1.5 Bath

1,100 SF

$1,722

$1.57

$2,600

$2.36

104

2 Bed / 1.5 Bath

1,100 SF

$2,251

$2.05

$2,600

$2.36

3,950 SF

$7,940

TOTAL

RENT

PRO FORMA

UNIT #

RENT PER SF

$9,700

* Sq. Ft. of All Units are Estimated.

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

SECTION THREE

COMPARABLES

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

COMPARABLES

SALES COMPARABLES #

ADDRESS

SALE PRICE

# OF UNITS

CAP RATE

GRM

PRICE / UNIT

PRICE / SF

01

10743 Palms Blvd, Los Angeles, CA 90034

$1,869,000

4

4.00%

16.86

$467,250

$465.85

02

9506 National Blvd, Los Angeles, CA 90034

$1,250,000

3

-

-

$416,667

$723.38

03

10721 Francis Pl, Los Angeles, CA 90034

$1,700,000

4

4.40%

20.24

$425,000

$612.39

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

COMPARABLES

SALES COMPARABLES

01

02

Sale

Subject

Sale

9501 National BLVD

10734 Palms Blvd

9506 National Blvd

Los Angeles, CA 90034

Los Angeles, CA 90034

Los Angeles, CA 90034

Close of Escrow

-

Close of Escrow

6/7/2019

Close of Escrow

9/27/2019

List Price

$1,600,000

List Price

$1,869,000

List Price

$1,250,000

CAP Rate

3.99%

CAP Rate

4.00%

CAP Rate

-

GRM

-

Number of Units

3

GRM Number of Units Year Built

16.79 4 1971

GRM Number of Units Year Built

16.86 4 1962

Year Built

1940

Rentable Square Feet

4,461 SF

Rentable Square Feet

4,012 SF

Rentable Square Feet

1,728 SF

Price per Square Foot

$358.66

Price per Square Foot

$465.85

Price per Square Foot

$723.38

Price per Unit Unit Mix

12

$400,000 (1) 1 Bed / 1 Bath (1) 2 Bed / 1 Bath (2) 2 Bed / 1.5 Bath

Price per Unit Unit Mix

$467,250 Unit Mix Not Available

Price per Unit Unit Mix

$416,667

(3) 1 Bed / 1 Bath *Property was delivered vacant.

9501 NATIONAL BLVD, LOS ANGELES, CA 90034

COMPARABLES

SALES COMPARABLES

03

Sale

10721 Francis Pl Los Angeles, CA 90034

Close of Escrow

5/28/2019

List Price

$1,700,000

CAP Rate

4.40%

GRM

20.24

Number of Units Year Built

4 1953

Rentable Square Feet

2,776 SF

Price per Square Foot

$612.39

Price per Unit Unit Mix

13

$425,000 (3) 1 Bed / 1 Bath (1) 2 Bed / 1 Bath

9501 NATIONAL BLVD, LOS ANGELES, CA 90034

SECTION FOUR

LOCATION OVERVIEW

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

LOCATION OVERVIEW

CULVER CITY

Culver City Culver City is a five-square-mile, urban community of 39,000 residents surrounded by the City of Los Angeles is and centrally located on the Westside near Santa Monica, Beverly Hills, and Los Angeles International Airport. Culver City is particularly known for its well-run public school system, “small town”​charm, growing high-tech and creative economies, and a dynamic downtown that is regionally known as a destination for restaurants, live theatre, and art galleries.

Culver City, soaked in moviemaking history, features a buzzing dining and nightlife scene, which includes globally inspired eateries, gastropubs and cozy cocktail bars. Occupying the MGM lot, which dates back to 1924, Sony Pictures Studios offers behind-the-scenes tours of its legendary soundstages. Other cultural highlights include spare but sophisticated art galleries, playhouses and the storied Culver Hotel.

Outside of the studios, Culver City is mostly comprised of middle class homes that were originally built to house studio workers, with street names reflecting this heritage, such as (Mary) Pickford and (Douglas) Fairbanks. The downtown area has been undergoing a rejuvenation since the late 1990s with new restaurants, art galleries, theaters and shops that attract a large number of visitors from the local area. Culver City is a must visit if you want the full Los Angeles experience.

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

LOCATION OVERVIEW

PALMS

Palms Palms is located on the Westside of Los Angeles, south of Beverly Hills, Rancho Park, and Beverlywood and just north of Culver City.

Small in size it covers only a two-square mile area marked by signs on Venice, Robertson, and Palms boulevards. With 45,475 people in that small plot of land, it is currently one of the most densely populated areas in Los Angeles County.

A community with well-established roots in California history, Palms has become a good location for ambitious post grads and young families looking to make their home in Los Angeles.

Palms provides a central hub for residents — closely located to the growing cultural center of Culver City, near freeways for commuters, and only five miles from the bustling UCLA campus. Palms was recently declared the best neighborhood in Los Angeles for Millennials and with good reason; while ethnically diverse, nearly half of the population falls within the 19-35 age range and a high proportion identifies as single or never married. The population is educated, with about 45% of residents in possession of at least a four year degree, while many residents have masters degrees or higher. Looking for a vibrant place to call home? Look no further than Palms. Residents love this LA community for its lively dining and entertainment scene, walkable neighborhoods, and relatively affordable housing options.

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

LOCATION OVERVIEW

AERIAL

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

LOCATION OVERVIEW

AERIAL

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

LOCATION OVERVIEW

Accessibility

West Hollywood

Downtown Los Angeles

Inglewood

West Hollywood is at the cultural and geographical heart of the Los Angeles region.

Located less than 6 miles away from the subject property, it is only a short 15 minute drive. If you want to experience Southern California, booking a hotel in walkable West Hollywood will give you convenient access to everything and situate you in one of the hottest hubs of L.A. The City of West Hollywood is filled with rich history. People from all over the globe visit West Hollywood for its iconic destinations such as The Sunset Strip for its unparalleled historical connection to music, entertainment, architecture, fashion, and culture-making.

Downtown Los Angeles (DTLA) is the central business district of Los Angeles, California.

Located less than 10 miles away from the subject property, it is only a short 20 minute drive. DTLA is home to smaller areas such as Chinatown, Little Tokyo and the Arts District, & offers renowned art museums, cutting-edge restaurants & hip bars. It is home of the Staples center where the Lakers, the Clippers and the Kings play every season. It is also the home of the Los Angeles Convention Center where special events take place quarterly.

As a gateway to major commercial centers of the United States and internationally, Inglewood is in a unique position on the shore of the Pacific Rim. Located less than 7 miles away from the subject property, it is only a short 15 minute drive. Some of the more notable high traffic areas near Inglewood include the Forum, LAX and the soon to be completed SoFi Stadium. Inglewood is approximately 20 minutes southwest of Los Angeles, 20 minutes northeast of Redondo Beach and 15 minutes from the Pacific Ocean and is part of the Los Angeles metropolitan area.

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

LOCATION OVERVIEW

WALKABILITY 1.

ArcLight Cinemas 9500 Culver Blvd, Culver City, CA 90232 1 MILE AWAY FROM SUBJECT PROPERTY

2. The Museum of Jurassic Technology 9341 Venice Blvd, Culver City, CA 90232 0.6 MILES FROM SUBJECT PROPERTY

3. Hamilton High School 2955 S. Robertson Blvd, Los Angeles, CA 90034 0.6 MILES FROM SUBJECT PROPERTY

4. Trader Joe’s 9290 Culver Blvd, Culver City, CA 90232 0.7 MILES FROM SUBJECT PROPERTY

5. Vons 9860 National Blvd, Los Angeles, CA 90034 0.4 MILES FROM SUBJECT PROPERTY

6. Sprouts Farmer Market 8985 Venice Blvd Ste B, Los Angeles, CA 90034 0.5 MILES FROM SUBJECT PROPERTY

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

LOCATION OVERVIEW

WALKABILITY

01 ARCLIGHT CINEMAS

Arclight Cinemas is a top-notch experience for movie goers.

02 THE MUSEUM OF JURASSIC TECHNOLOGY

This educational museum is dedicated to the lower jurrasic.

04 TRADER JOE’S

This grocery store chain has more than 503+ stores in 42 states.

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03 HAMILTON HIGH SCHOOL

This public school was established in 1931 with over 2,500+ students.

05 VONS

This grocery store was founded 114 years ago with over 325+ locations.

06 SPROUTS FARMER MARKET

Founded 18 year ago, this grocery chain has over 340+ stores

9501 NATIONAL BLVD, LOS ANGELES, CA 90034

LOCATION OVERVIEW

POINTS OF INTEREST 1.

UCLA 410 Charles E. Young Drive West, Los Angeles, CA 90024 6.2 MILES FROM SUBJECT PROPERTY

2. Venice Beach Venice Fishing Pier, Venice, CA 90292 5.9 MILES FROM SUBJECT PROPERTY

3. The Grove 189 The Grove Dr, Los Angeles, CA 90036 4.7 MILES FROM SUBJECT PROPERTY

4. The Getty 1200 Getty Center Dr, Los Angeles, CA 90049 7.7 MILES FROM SUBJECT PROPERTY

5. SoFi Stadium 1000 S. Prairie Ave, Inglewood, CA 90301 11 MILES FROM SUBJECT PROPERTY

6. LAX 1 World Way, Los Angeles, CA 90045 8.4 MILES FROM SUBJECT PROPERTY

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

LOCATION OVERVIEW

POINTS OF INTEREST

01 UCLA

The top rated university has 45,000+ annually enrolled stdents.

02 VENICE BEACH

This beach has a boardwalk, Street performers & colorful murals.

04 THE GETTY

This world famous museum has art from all across the world.

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03 THE GROVE

The grove is a multi-purpose retail and entertainment complex.

05 SOFI STADIUM

This multi-purpose will be able to seat up to 100,000 visitors.

06 LAX

LAX is the primary international airport for los angeles.

9501 NATIONAL BLVD, LOS ANGELES, CA 90034

LOCATION OVERVIEW

MAJOR EMPLOYErs 1.

Google 10800 W. Pico Blvd, Los Angeles, CA 90064 2.2 MILES FROM SUBJECT PROPERTY

2. Amazon Studios Amazon Studios, Culver City, CA 90232 1.2 MILES FROM SUBJECT PROPERTY

3. Apple 8777 Washington Blvd, Culver City, CA 90232 0.9 MILES FROM SUBJECT PROPERTY

4. Sony Pictures Entertainment 10202 Washington Blvd, Culver City, CA 90232 1.3 MILES FROM SUBJECT PROPERTY

5. NFL Network 10950 Washington Blvd, Culver City, CA 90232 1.9 MILES FROM SUBJECT PROPERTY

6. Southern California Hospital 3828 Delmas Terrace, Culver City, CA 90232 0.8 MILES FROM SUBJECT PROPERTY

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

LOCATION OVERVIEW

MAJOR EMPLOYERS

01 GOOGLE

This new development will create 585,000 sq. ft. for google offices.

02 AMAZON STUDIOS

Amazon has leased 530,000 sq. ft. scheduled for completion in 2021.

04 SONY ENTERTAINMENT PICTURES

A behind-the-scenes look at the movie industry, with exhibits & more.

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03 APPLE

Apple has staked a claim for 128,000 sq. ft. near the Expo Line Station.

05 NFL NETWORK

NFL Network is an American sportsoriented pay television network.

06 SOUTHERN CALIFORNIA HOSPITAL

This care hospital in Culver City employes more than 1,167 people.

9501 NATIONAL BLVD, LOS ANGELES, CA 90034

LOCATION OVERVIEW

DEMOGRAPHICS

POPULATION

1-Mile

3-Mile

5-Mile

2025 Projection

43,994

318,282

861,213

2020 Estimate

43,789

317,342

856,541

2010 Census

41,725

305,351

812,518

Growth ‘20 - ‘25

0.47%

0.30%

0.55%

Growth ‘10 - ‘20

4.95%

3.93%

5.42%

1-Mile

3-Mile

5-Mile

2025 Projection

19,840

135,180

370,734

2020 Estimate

19,786

135,019

369,380

2010 Census

19,071

131,269

354,167

Growth ‘20 - ‘25

0.27%

0.12%

0.37%

Growth ‘10 - ‘20

3.75%

2.86%

4.30%

Average Income

$107,131

$112,590

$112,725

Median Income

$80,793

$82,179

$81,990

HOUSEHOLDS

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9501 NATIONAL BLVD, LOS ANGELES, CA 90034

JAMES CAPITAL ADVISORS, INC.

DISCLAIMER

The information contained in this Marketing Brochure has been obtained from sources believed to be reliable, but the accuracy or completeness of the information contained therein cannot be guaranteed. James Capital Advisors, Inc. (“Broker”) has not, and will not, verify any of this information, nor has Broker conducted, nor will it conduct, any investigation regarding these matters. Broker makes no representations, guarantees, or warranties of any nature about the accuracy or completeness of any information provided. The information provided in this brochure is in no way a substitute for a thorough due diligence investigation

by Buyer. Broker has made no investigation of, and has made no representations, guarantees, or warranties of any nature, with regard to income and expenses for this property nor the future financial performance of the property. In addition, Broker has made no investigation of, and has made no representations, guarantees, or warranties as to the size and square footage of the property, the presence of any contaminating substances at the property, the physical condition of the property or compliance with any State, Local or Federal regulations. In addition, Broker has made no investigation of, and has made no representations, guarantees, or warranties of any nature, with regard to the financial condition or future financial condition of any tenants, nor any future plans or intentions of tenants with regard to the continued occupancy of the property. All parties are aware that Broker has no affirmative obligation to conduct a due diligence examination of the property for any Buyer. Any and all projections or estimates used in this Marketing Brochure are for example only and do not represent the current or future performance of this property. Therefore, Broker assumes no legal responsibility for accuracy or completeness of this information, and expressly disclaims all representations, guarantees, or warranties related thereto.

The value of the property to any Buyer depends on numerous factors that must be evaluated by Buyer and Buyer’s legal, tax, construction, and financial advisors. Buyer and Buyer’s advisors should conduct a thorough, independent investigation of the property to determine its suitability for Buyer’s intended usage. This investment, as with all real estate investments, carries a substantial risk. As such, Buyer and Buyer’s legal and financial advisors are strongly advised to request and review all legal and financial documentations related to the property and tenants.

A tenant’s past performance is not a guarantee of future performance. The lease rate stated for some properties may be based on a tenant’s projected sales with little or no record of actual performance or comparable rents for the area in question. Returns are in no way guaranteed. Tenants may fail to pay the rent or property taxes or any other tenant obligations under the terms of the lease or may default under the terms of such lease. Regardless of tenant’s history of performance, and/or any lease guarantors and/or guarantees, Buyer is responsible for conducting Buyer’s own investigation of all matters related to any and all tenants and lease agreements. Broker is not, in any way, responsible for the performance of any tenant or for any breach or default by any tenant of any terms of any lease agreement related to the property.

Further, Buyer is responsible for conducting Buyer’s own independent investigation of all matters related to the value of the property, including, but not limited to, the value of any long-term leases. Buyer must carefully evaluate the possibility of tenants vacating the property or breaching their leases and the likelihood and financial impact of being required to find a replacement tenant if the current tenant should default and/or abandon the property. Buyer must also evaluate Buyer’s legal ability to make alternate use of the property in the event of a tenant abandonment of the property.

CONFIDENTIALITY This Marketing Brochure and the information contained within, is propriety and strictly confidential. It is intended to be used only by the party receiving it from Broker. It should not be made available to any other person or entity without the express written consent of Broker.

RELEASE This Marketing Brochure has been prepared to provide basic, unverified information for prospective purchasers. By accepting this Marketing Brochure, the recipient agrees to release and hold harmless Broker from any claim, demand, liability or loss arising out, or relating in any way, to the information contained in this Marketing Brochure and from Buyer’s investigation of the property. In no event shall James Capital Advisors, Inc. or Broker be liable to any party for any direct, indirect, special, incidental, or consequential damages of any kind whatsoever arising out of the use of this Marketing Brochure or any information contained herein.

NON-ENDORSEMENT Broker is not affiliated with, endorsed by or sponsored in any way by any tenant or lessee identified in this Marketing Brochure. The presence of any entity’s logo or name is not intended in any way to indicate affiliation, sponsorship or endorsement by said entity of Broker.

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www.jamescapitaladvisors.com

@jamescapitaladvisors

JAMES CAPITAL ADVISORS, INC.

THANK YOU FOR YOUR TIME CONTACT

JOSEPH LIEBERMAN Associate

(323) 792-8489

joseph.lieberman@jamescapitaladvisors.com CA RE Lic. 2074974

mike hanassab Senior Director

(424) 325/2642

mike.hanassab@jamescapitaladvisors.com CA RE Lic. 01484891

elliot hassan Senior Director

(424) 325-2643

elliot.hassan@jamescapitaladvisors.com CA RE Lic. 01481211

James Capital Advisors, Inc.

www.jamescapitaladvisors.com

@jamescapitaladvisors