10926 Moorpark Str., North Hollywood, Ca 91602

Comparable Properties Report Prepared for Molly Connare on 8/6/2020 Toluca Lake

10926 Moorpark St, Unit 17

Michelle Mohlere DRE 01962200 RealtorÂŽ 310.871.5056 michelle.mohlere@compass.com

Pricing Recommendation Prepared for Molly Connare on 8/6/2020 Recommended listing price

$599,999.00 - $615,000.00 About Your Listing Price ***Price Option based on not seeing unit interior.*** Pricing depends on property condition, upgrades and renovations will increase value.

Unit #19 (withdrawn) price is higher than condition supports. Looks to me the price was based on unit #15 sale $625K condition which was a complete renovation.

Suggested price range based on property condition and market timing.

The information contained herein does not purport to be complete nor, necessarily, accurate and should be independently veriďŹ ed; nor does it represent or constitute a legal analysis or ďŹ nancial advice. All of the ďŹ nancial projections and/or conclusions are provided for illustration purposes only. Compass and its agents disclaim any and all liability for representations and warranties, express or implied, contained in, or for omissions from, the information contained herein or any other written or oral communication transmitted or made available to the recipient.

Subject Property Prepared for Molly Connare on 8/6/2020 Toluca Lake

10926 Moorpark Street, Unit 17 Located in desirable and trendy North Hollywood between Studio City and Toluca Lake, this 1,202-square-foot trilevel condo with two bedrooms and three bathrooms includes a private rooftop deck with city views.

This quiet and well-maintained 20residence complex includes a pool, gym, and community room. Located minutes from the Universal Metro station, freeways, Tujunga Village, and all the shopping and dining amenities that Ventura Blvd has to offer.

Property Information Property Type: Condo Beds: 2 Baths Full / Half: 3 Sq. Ft.: Lot Size: 1202 Year Built: 1988 Taxes: HOA Fees: -

Last Sale Transaction Information Closing Price: $228,000 PPSF: $190 Sold Date: 6/5/2002

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been veriďŹ ed. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

Comparables Summary

Prepared for Molly Connare on 8/6/2020

Sold BATHS FULL /

ORIGINAL

ADDRESS

BED

HALF

SF

10926

2

3/0

2

LOT

LAST ASKING

MONTHLY

LISTING PRICE PRICE

CLOSING PRICE PPSF

CHARGES

LISTED

CONTRACT

SOLD

DOM

1,133

$599,000

$589,000

$580,000

$512

$320

5/13/19

8/2/19

9/11/19

81

3/0

1,202

$579,000

$579,000

$625,000

$520

$300

10/18/18

10/26/18

11/29/18

8

2

3/0

1,122

$549,500

$498,500

$485,000

$432

$300

8/21/18

1/11/19

1/30/19

141

2

2/1

1,147

$589,000

$589,000

$589,000

$514

$320

4/11/19

4/27/19

5/28/19

16

$579,125

$563,875

$569,750

$495

$310

ORIGINAL

LAST ASKING

Moorpark St, Unit 1 10926 Moorpark St, Unit 15 10926

17,686

Moorpark St, Unit 3 10926 Moorpark St, Unit 2 AVERAGES

1,151

17,686

LOT

62

Other BATHS FULL / ADDRESS

BED

HALF

SF

10926

2

2/1

1,202

$629,000

$629,000

1,202

$629,000

$629,000

LISTING PRICE PRICE

MONTHLY CLOSING PRICE PPSF

CHARGES

LISTED

$523

$320

7/11/20

$523

$320

CONTRACT

SOLD

DOM 10

Moorpark St, Unit 19 AVERAGES

10

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been veriďŹ ed. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

Price & Days On Market Sold (4)

Other (1)

Trend Line

$650,000

$625,000

2

5

$600,000 4 1

Price

$575,000

$550,000

$525,000

$500,000 3

$475,000 25

50

75

100

125

Cumulative Days On Market

1

10926 Moorpark St, Unit 1 Toluca Lake, North Hollywood

2 10926 Moorpark St, Unit 15 Toluca Lake

3 10926 Moorpark St, Unit 3 Toluca Lake, Studio City

5 10926 Moorpark St, Unit 19 Toluca Lake * Other Status Includes Cancelled, Expired, And Temporarily Off Market † Trend Line Based On Sold And Pending Listings Only All information provided is deemed reliable but is not guaranteed and should be independently verified.

4 10926 Moorpark St, Unit 2 Toluca Lake

Price & Size Sold (4)

Other (1)

Trend Line

$650,000

5 2

$625,000

$600,000 4 1

Price

$575,000

$550,000

$525,000

$500,000 3

$475,000 1120

1140

1160

1180

1200

Size (Sq Ft)

1

10926 Moorpark St, Unit 1 Toluca Lake, North Hollywood

2 10926 Moorpark St, Unit 15 Toluca Lake

3 10926 Moorpark St, Unit 3 Toluca Lake, Studio City

5 10926 Moorpark St, Unit 19 Toluca Lake * Other Status Includes Cancelled, Expired, And Temporarily Off Market † Trend Line Based On Sold And Pending Listings Only All information provided is deemed reliable but is not guaranteed and should be independently verified.

4 10926 Moorpark St, Unit 2 Toluca Lake

10926 Moorpark St, Unit 17 Sold A.

10926 Moorpark St, Unit 1

B.

10926 Moorpark St, Unit 15

C.

10926 Moorpark St, Unit 3

D.

10926 Moorpark St, Unit 2

Other E.

10926 Moorpark St, Unit 19

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been veriďŹ ed. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

Subject Property

Comparable Property A

Comparable Property B

Comparable Property C

10926 Moorpark St, Unit 17

10926 Moorpark St, Unit 1

10926 Moorpark St, Unit 15

10926 Moorpark St, Unit 3

North Hollywood, CA

Toluca Lake, CA

Studio City, CA

MLS: 19-463844

MLS: 18-398450

Status Beds Baths Full / Half Sq. Ft. Price per Square Foot Original Listing Price Last Asking Price Closing Price HOA Fees Condo/Coop Fees Taxes Listed Date Contract Date Sold Date DOM Lot Size Property Type Year Built Listing Brokerage Total Adj Total Adj Value

Sold 2 Bed 3 1,202 SF $190

Adj

MLS: SR18203983 Adj

Adj

Sold 2 Bed 3/0 1,133 SF $512 $599,000 $589,000 $580,000 $320

Sold 2 Bed 3/0 1,202 SF $520 $579,000 $579,000 $625,000 $300

Sold 2 Bed 3/0 1,122 SF $432 $549,500 $498,500 $485,000 $300

5/13/19 8/2/19 9/11/19 81

10/18/18 10/26/18 11/29/18 8

Residential 1988

Residential 1988

Residential 1988

8/21/18 1/11/19 1/30/19 141 0.41 AC / 17,686 SF Residential 1988

$228,000

$0 $580,000

$0 $625,000

$0 $485,000

$228,000 $228,000

6/5/02

The information contained herein does not purport to be complete nor, necessarily, accurate and should be independently verified; nor does it represent or constitute a legal analysis or financial advice. All of the financial projections and/or conclusions are provided for illustration purposes only.

Compass and its agents disclaim any and all liability for representations and warranties, express or implied, contained in, or for omissions from, the information contained herein or any other written or oral communication transmitted or made available to the recipient.

Subject Property

Comparable Property D

Comparable Property E

10926 Moorpark St, Unit 17

10926 Moorpark St, Unit 2

10926 Moorpark St, Unit 19

Toluca Lake, CA

Toluca Lake, CA

MLS: 19-447016

Status Beds Baths Full / Half Sq. Ft. Price per Square Foot Original Listing Price Last Asking Price Closing Price HOA Fees Condo/Coop Fees Taxes Listed Date Contract Date Sold Date DOM Lot Size Property Type Year Built Listing Brokerage Total Adj Total Adj Value

Sold 2 Bed 3 1,202 SF $190

MLS: 320002335 Adj

Adj

Sold 2 Bed 2/1 1,147 SF $514 $589,000 $589,000 $589,000 $320

Withdrawn / Cancelled 2 Bed 2/1 1,202 SF $523 $629,000 $629,000

4/11/19 4/27/19 5/28/19 16

7/11/20

Residential 1988

Residential 1988

Residential 1988

$228,000

$0 $589,000

$0 $629,000

$228,000 $228,000

6/5/02

$320

10

The information contained herein does not purport to be complete nor, necessarily, accurate and should be independently verified; nor does it represent or constitute a legal analysis or financial advice. All of the financial projections and/or conclusions are provided for illustration purposes only.

Compass and its agents disclaim any and all liability for representations and warranties, express or implied, contained in, or for omissions from, the information contained herein or any other written or oral communication transmitted or made available to the recipient.

Toluca Lake

10926 Moorpark St, Unit 1 Property Status Sold

Comparable Property Details Prepared for Molly Connare on 8/6/2020

Transaction Information Original Listing Price: $599,000 Last Asking Price: $589,000 Closing Price: $580,000 PPSF: $512 Listed Date: 5/13/2019 Contract Date: 8/2/2019 Sold Date: 9/11/2019 DOM: 81

Property Information Property Type: Residential Property Subtype: Condominium Beds: 2 Baths Full / Half: 3 / 0 Sq. Ft: 1133 Year Built: 1988 Stories: 2 HOA Fees: $320

Located in a desirable neighborhood between Studio City and Toluca Lake, this 1,133-square-foot tri-level condo with two bedrooms and three bathrooms includes a private rooftop deck with city views. This condo has bamboo oors, quartz stone kitchen countertops and granite bathroom countertops. This quiet and well-maintained 20-residence complex includes a pool, gym, and community room.

Located minutes from the Universal Metro station, freeways, Tujunga Village, and all the shopping and dining amenities that Ventura Blvd has to offer.

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been veriďŹ ed. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

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10926 Moorpark St, Unit 1

Comparable Property Details Prepared for Molly Connare on 8/6/2020

Toluca Lake

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been veriďŹ ed. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

Toluca Lake

10926 Moorpark St, Unit 15 Property Status Sold

Comparable Property Details Prepared for Molly Connare on 8/6/2020

Transaction Information Original Listing Price: $579,000 Last Asking Price: $579,000 Closing Price: $625,000 PPSF: $520 Listed Date: 10/18/2018 Contract Date: 10/26/2018 Sold Date: 11/29/2018 DOM: 8

Property Information Property Type: Residential Property Subtype: Condominium Beds: 2 Baths Full / Half: 3 / 0 Sq. Ft: 1202 Year Built: 1988 HOA Fees: $300

As you enter this chic, 2 story industrial modern condo w/roof-top deck, you are greeted by a completely renovated kitchen featuring new cabinetry, quartz counters, breakfast bar & SS appliances. With the voice activated smart home system, a simple verbal command illuminates a masterfully designed open concept living/dining great room w/fireplace, feature wall, and huge windows for plenty of light. The 2nd floor features 2 large master suites w/en-suite bathrooms & large closets. The stairs continue up to a roof-top deck w/gas, water, and electric, perfect for entertaining guests or just relaxing. Other features of this amazing condo include updated LED lighting, in-unit laundry, built-in ceiling speakers w/smart control, NEST thermostat system, central HVAC, 2 car parking in gated garage, pool, gym/rec room, controlled access to the building, reasonable HOA & more.

Short walking/driving distance to Ventura Blvd, shopping, restaurants, studios, places of worship & easy freeway access

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

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10926 Moorpark St, Unit 15

Comparable Property Details Prepared for Molly Connare on 8/6/2020

Toluca Lake

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been veriďŹ ed. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

Toluca Lake

10926 Moorpark St, Unit 3 Property Status Sold

Comparable Property Details Prepared for Molly Connare on 8/6/2020

Transaction Information Original Listing Price: $549,500 Last Asking Price: $498,500 Closing Price: $485,000 PPSF: $432 Listed Date: 8/21/2018 Contract Date: 1/11/2019 Sold Date: 1/30/2019 DOM: 141

Property Information Property Type: Residential Property Subtype: Townhouse Beds: 2 Baths Full / Half: 3 / 0 Sq. Ft: 1122 Lot Size: 17,686 SF / 0.41 AC Year Built: 1988 HOA Fees: $300

Bom 1/8/2019. Between Universal Studios and CBS studios a cozy townhome with roof top deck, cool POOL and low HOA dues. Location is superb: not only just minutes to all major Studios: Disney, Warner Bros., Sony, etc. but also near Metro Rail lines, close to Toluca Lake’s and to Studio City’s Farmers’ Market and a whole host of restaurants, shops and entertainment. Walking distance to hip & trendy Tujunga Village ! Each bedroom has its own bath - the floor plan is such that there’s a buffer between each BR/BA – two separate suites. These end unit has 2 small balconies: off living room and off master suite. Laundry is in unit! HOA include Pool, EQ insurance & Club-house. Motivated sellers bring your offer before the holidays!

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

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10926 Moorpark St, Unit 3

Comparable Property Details Prepared for Molly Connare on 8/6/2020

Toluca Lake

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been veriďŹ ed. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

Toluca Lake

10926 Moorpark St, Unit 2 Property Status Sold

Comparable Property Details Prepared for Molly Connare on 8/6/2020

Transaction Information Original Listing Price: $589,000 Last Asking Price: $589,000 Closing Price: $589,000 PPSF: $514 Listed Date: 4/11/2019 Contract Date: 4/27/2019 Sold Date: 5/28/2019 DOM: 16

Property Information Property Type: Residential Property Subtype: Condominium Beds: 2 Baths Full / Half: 2 / 1 Sq. Ft: 1147 Year Built: 1988 HOA Fees: $320

Gorgeous, renovated 2 story townhouse style condo with a private, rooftop patio! Enjoy open concept living/dining area with a fireplace downstairs featuring a renovated kitchen with new cabinetry and granite countertops. The condo boasts many features including new flooring, energy efficient and sound reducing windows, central HVAC, in-unit laundry, Nest thermostat and Ring doorbell. The 2nd floor features 2 large master suites with ensuite bathrooms and large, walkin closets. The stairs continue up to a rooftop patio which includes almost 400 SF of outdoor living space with peekaboo mountain views perfect for entertaining or relaxation! The building features controlled entry, pool, gym and recreational room with low HOA dues! Great location a short distance from Ventura Blvd. and easy access to freeways!

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

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10926 Moorpark St, Unit 2

Comparable Property Details Prepared for Molly Connare on 8/6/2020

Toluca Lake

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been veriďŹ ed. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

Toluca Lake

10926 Moorpark St, Unit 19 Property Status Withdrawn / Cancelled

Comparable Property Details Prepared for Molly Connare on 8/6/2020

Transaction Information Original Listing Price: $629,000 Last Asking Price: $629,000 PPSF: $523 Listed Date: 7/11/2020 DOM: 10

Property Information Property Type: Residential Property Subtype: Townhouse/Condominiu m Beds: 2 Baths Full / Half: 2 / 1 Sq. Ft: 1202 Year Built: 1988 HOA Fees: $320

Gorgeous, 2 story townhouse style condo with a private rooftop patio! Enjoy open concept living/dining area with a fireplace downstairs featuring a newer kitchen with updated counter tops and back splash. The condo boasts many features including Laminated flooring, energy efficient and sound reducing windows, Year Old central HVAC, in-unit laundry, The 2nd floor features 2 large master suites with ensuite bathrooms and large, walk-in closets. The stairs continue up to a rooftop patio which includes almost 400 SF of outdoor living space with peekaboo mountain views perfect for entertaining or relaxation! The building features controlled entry, pool, gym and recreational room with low HOA dues! Great location a short distance from Ventura Blvd. and easy access to freeways!

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

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10926 Moorpark St, Unit 19

Comparable Property Details Prepared for Molly Connare on 8/6/2020

Toluca Lake

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been veriďŹ ed. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.