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Prepared for: Frank Pisano & Patricia Robertson

6370 W 85th Place, Westchester, ca 90045

Prepared by: Michele Walman

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

Michele Walman We are pleased to present this program for marketing your lovely home. Performance for our clients is a source of pride for us and for RE/MAX. This presentation is our first step in providing what we believe is the highest quality service available to you. This plan has been especially prepared for your property. It is based on the most current market information and includes the following information for your review. Our Introduction includes information about our company and ourselves. It explains our background and experience so that you can be assured of working with professional, highly qualified Realtors® who rank among the very best in the business. Our Valuation section provides information concerning the value and pricing of your property. It is important to be aware of how value is determined and the impact that pricing can have on marketing time and the ultimate selling price. Included is a Comparable Market Summary report that contains information concerning properties in the neighborhood that are most relevant to consider in comparison to yours. The summary lists information about properties currently listed for sale, properties that are pending (in escrow) and recently sold properties. Our Marketing Plan explains what you can expect from us: What we will do to get your home sold as effectively as possible, in accordance with your desires. Our plan is thorough and will produce superior results. Thank you for reviewing this information. We would be excited to represent you and your property. Our goal is to complete a successful sale in a manner that exceeds your expectations. We believe that our abilities and experience combined with the resources of RE/MAX will produce the best results in the market today. We are eager to go to work for you. Respectfully yours,

Michele Walman Agent for The Westside’s Finest Homes

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

for Service and Results!

6356 W 77th Street Westchester, CA 90045

Our Mission Statement… “To make working with any other Real Estate agents unacceptable for sellers and buyers who value quality, integrity, experience, trust, and personal service.”

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

INTRODUCTION

Our goal is to Exceed your Expectations

Michele Walman Michele Walman has been a licensed Realtor since 1985, but her love for real estate started many years prior to her getting her real estate license.

Born and raised in Southern California her interest in real estate started in her early 20’s when she and her then boyfriend started buying properties that needed work. Together they built or renovated them and then put them on the market. “We were young and naïve and took lots of risks which we learned from. It was an exciting time in my life that set the foundation for my future.” She started working in the Mortgage Banking Industry in her mid-twenties processing 1st and 2nd Trust Deeds, and property foreclosures. Having a succession of personal real estate investments, it was a natural transition into the world of real estate. At the age of 29 she got her real estate license and has been selling real estate ever since. Michele knows that buying and selling real estate can be a very emotional process. She prides herself on listening to her clients, understanding the issues and complexities of the deal, and navigating through the transactions to a successful close. She pays close attention the needs are of her clients with tremendous attention to details guiding them every step of the way. Michele’s knowledge, commitment an experience in real estate is to know that her most important job is to always have her clients’ back - no matter what she will always put her clients’ needs first. The result is an impeccable track record of top performance…year after year!

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

The Walmans’ Mission Statement

“To make working with any other Real Estate agent unacceptable for sellers and buyers who value quality, integrity, experience, trust, and personal service.” Michele Walman

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

Client References for Michele Walman Teri & Richard Harris Seller

10945 Stever Street Culver City, CA 90230

(310) 617-4536

Justin & Fran Rossi Seller

3237 Colby Avenue Los Angeles, CA 90066

(310) 489-2357

Joy Beland Seller

6556 W. 84th Street Westchester, CA 90045

(310) 590-9228

Al & Joni Nason Seller

11535 Culver Park Drive Culver City, CA 90230

(310) 351-4193

Ron & Kris Williams Seller

11435 Culver Park Drive Culver City, CA 90230

(310) 850-3227

Matthew Roethle Michelle Chen Buyer

2755 Ceilhunt Ave Los Angeles, CA 90064

(714) 420-2165

Zadok Sutiono Buyer

7401 S Sepulveda Blvd #121 Los Angeles, CA 90045

(310) 227-1040

Paige Shen Buyer

13024 Union Ave #301, Hawthorne CA 90250

(310) 386-5512

Patty Kang & Jeffrey Hall Buyer

1833 Fairburn Ave #103 Los Angeles, CA 90025

(562) 569-3819

Benjamin & Lisa Shield Buyer

1342 S. Sierra Bonieta Los Angeles, CA 90019

(213) 925-1151

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

Zillow’s Highly Likely to Recommend Michele Walman

Highly likely to recommend 01/13/2020 - Phil Lazarus Sold a Single Family home in 2019 in Park West, Culver City, CA.

Local knowledge: Process expertise: Responsiveness: Negotiation skills: If you want to make money selling a house, you need Michele Walman. She knows what she is doing and gets RESULTS! Hire her, do everything she says. Following her advice got us 18% over the asking price. She is a highly knowledgeable, insightful, and experienced professional with deep knowledge of the Culver City market. Cannot recommend Michele’s team highly enough

Highly likely to recommend 12/21/2019 - fcrossi0206 Bought and sold a Single Family home in 2011 in Crestview, Los Angeles, CA.

Local knowledge: Process expertise: Responsiveness: Negotiation skills Michele has represented our family in both the listing of our former home and the purchase of our current home. She is patient, kind, knowledgeable and completely tireless in her dedication. She is also well liked by other realtors which came in very handy in such a tough, multi-bid market. For our listing she arrived prepared with detailed comp and neighborhood information, took really good photos and helped us with the staging. She was to the point and when she told me to get rid of stuff that was too personal or not general enough I got it and wan't offended. She knows how to talk to you, how to be on your side and also tell you what you need to hear. For our purchase she found two listings in a neighborhood we loved and had long been a favorite of hers. After we chose the preferred listing she contacted the listing agent, found us a really good loan officer, escrow agent, inspector and even a handyman to help with some interior updates, and we were able to seamlessly close in 30 days. We love our home and our neighborhood so much and could NOT have done it without Michele! I highly recommend her! Page 1 of 6

Zillow’s Highly Likely to Recommend Michele Walman

Highly likely to recommend 07/23/2019 - cademedio Sold a Single Family home in 2019 in Sunkist Park, Culver City, CA.

Local knowledge: Process expertise: Responsiveness: Negotiation skills: Michele is a constant professional with the utmost integrity and passion for her job. She works literally 24/7 to make sure that all emails and requests are answered on time so that nothing hinders the sale transaction. She will go out of her way to explain the smallest details and is always there to listen, brainstorm and offer advice to reach mutual solutions for the benefits of both the sellers and buyers. If you want your house sold or are looking for a new home the best decision you will ever make is to hire Michele to represent you she is more than just a Real Estate Agent, she truly cares about your well being and happiness not just for the immediate transaction, but for the future as well.

Highly likely to recommend 04/19/2019 - esalmosen Consulted me on buying or selling a home in Del Rey, Culver City, CA 90230.

Local knowledge: Process expertise: Responsiveness: Negotiation skills:

Michele is extremely professional and trustworthy. Michele was able to obtain multiple offers and navigated the offer process seamlessly. Michele responds quickly and clearly communicated all details throughout the process which offered me great comfort. She is very knowledgeable about the Culver City area and I would refer Michele to any person in need of real estate services. Michelle was an absolute delight to work with and I am so happy to have the opportunity to experience a transaction with such a kind, caring and beautiful person.

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Zillow’s Highly Likely to Recommend Michele Walman

Highly likely to recommend 10/23/2018 - lannguyen50 Sold a Single Family home in 2018 in Clarkdale, Culver City, CA.

Local knowledge: Process expertise: Responsiveness: Negotiation skills:

Michele Walman gave excellent services of listing and selling our Culver City house. Her enthusiasm, warm personality, local knowledge and negotiation skills helped the transition went well. We would refer Michele for any person who needs Real estate services.

Highly likely to recommend 07/17/2018 - zuser20140619133639046 Sold a Townhouse home in 2018 in Jefferson, Culver City, CA.

Local knowledge: Process expertise: Responsiveness: Negotiation skills:

Michele was incredible to work with, right from the initial meeting where she presented a fantastic plan laid out in a binder. She walked us through the listing, sale and closing processes and was there to help us at every step, answering all the never-ending questions I kept sending her way. She provided great referrals for work we needed and got us a higher sale price than we expected, finding a buyer in the very first week of listing. I will definitely use Michele and her team for any future needs.

Highly likely to recommend 07/31/2018 – rpombo Sold a Single Family home in 2018 in Studio Village, Culver City, CA.

Page 3 of 6

Zillow’s Highly Likely to Recommend Michele Walman Local knowledge: Process expertise: Responsiveness: Negotiation skills: Michele was great and made the process very easy. She fought for us to get the best deal! Would definitely reach out to her again for all my real estate needs. Highly would recommend her; she's very personable and professional.

Highly likely to recommend 05/12/2018 - sumana wolf Bought and sold a Single Family home in 2017 in Westchester, Los Angeles, CA.

Local knowledge: Process expertise: Responsiveness: Negotiation skills:

Michele made it happen right from the day we met. I did not even consider working with anyone else. She is very professional and also very nice and fun to work with. I left everything up to her and she handled it all which lifted a lot of stress off me. She keeps you informed almost daily of what is transpiring. I had total trust in her expertise and judgement. I would recommend her to anyone who would like to sell/buy. She is an asset to her profession.

Highly likely to recommend 05/10/2018 – gnchiro Sold a Single Family home in 2018 in Del Rey, Los Angeles, CA.

Local knowledge: Process expertise: Responsiveness: Negotiation skills:

Page 4 of 6

Zillow’s Highly Likely to Recommend Michele Walman My experience with Michele for the sale of my parent's house has been wonderful throughout. Selling the home in which I grew up in and have such tremendous memories tied to can be very emotional. Michele was a comforting presence for my family from the start. My family had full confidence in her after our initial meeting with her. She justified our confidence throughout the process.

Highly likely to recommend 11/29/2017 - KelseyGorman86 Sold a Single Family home in 2017 in Blanco/Culver Crest, Culver City, CA.

Local knowledge: Process expertise: Responsiveness: Negotiation skills:

As a first-time seller, I interviewed a few realtors before choosing Michele. Once I met her, I knew she was the perfect choice and I became even more grateful for her throughout the process. Michele was not only extremely professional, but she was very personable and I really enjoyed getting to know her throughout the process and looked forward to her calls. I was often busy with work during the listing and negotiation process, but I had no hesitation trusting Michele to make decisions and drive things forward. She made sure to always keep me informed, and if she knew I was in meetings would be mindful of texting or emailing and only calling when she knew I was available. She was amazing at adapting to my working style, personality, and needs-- the sign of a great agent! I also knew she had my best interest at heart, and I constantly felt supported and valued. Michele was patient when she needed to be and firm when it was required. She used her expertise to make sure that I understood the process and was comfortable with the terms in addition to getting a better than anticipated price. Selling a home is not always a smooth process, but I would not have wanted anyone else by my side guiding me along! The next time I buy or sell, she will be my first call and I highly recommend her to all friends and family.

Highly likely to recommend 08/11/2017 - dtakeshima Bought and sold a Single Family home in 2017 in Westchester, Los Angeles, CA.

Local knowledge: Page 5 of 6

Zillow’s Highly Likely to Recommend Michele Walman Process expertise: Responsiveness: Negotiation skills: I now have my 91-year old father living next door to me, and I can only thank one person for this, Michele Walman. It all started with an idea of moving my dad next door to me, and then the wheels started turning, and Michele expertly guided me through the process of selling my dad's house, and buying the house next door to me. She has not only helped me, but she also helped my father in law to sell two houses and buy a house near us, (walking distance). She is very honest, reliable, and dependable. She is a part of our extended family. I have referred her to my friends, and they have also bought and sold their homes through her. Her creativity in buying and selling homes is something that amazes me. I have realized my dream of having my in-laws and father living near us in their senior years. No words can express my thanks to her, and I am truly blessed to have met her over 15 years ago at an open house when I couldn't even afford a home at the time. Even then, she treated me like a prospective buyer, and I was impressed with her professionalism, courtesy, and real estate knowledge. If you ever have a chance of meeting her at an open house, I encourage you to just walk up to her and meet her. She is a gem.

Highly likely to recommend 06/09/2017 - vida parry Sold a Townhouse home in 2017 in Blanco/Culver Crest, Culver City, CA.

Local knowledge: Process expertise: Responsiveness: Negotiation skills: Michele made it happen right from the day we met. I did not even consider working with anyone else. She is very professional and also very nice and fun to work with. I left everything up to her and she handled it all which lifted a lot of stress off me. She keeps you informed almost daily of what is transpiring. I had total trust in her expertise and judgement. I would recommend her to anyone who would like to sell/buy. She is an asset to her profession.

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Getting top dollar

reasonable time period. 6370 W 85th Place, Westchester, CA 90045

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

VALUATION

with the least inconvenience to you in a

FACTORS THAT AFFECT THE VALUE AND SALEABILITY OF

REAL PROPERTY

LOCATION – Absolutely the most critical value element. We’ve all heard it: “location, location, location”. Beneath it all is the land and while the condition of your home (if untouched) will deteriorate and depreciate over time, the ground under your home will become scarcer and if it is well located, will become increasingly more valuable regardless of what improvements are upon it. Location means more than specific site details: Buyers consider the community and its amenities, schools, safety, convenience, climate and visual attractiveness.

PRICE – Pricing your property appropriately for the current market is critical in attracting the best buyer for it. Most showings for your home will occur within 3 weeks after it is listed for sale. If it is priced too high, buyers will be more difficult to attract and your best buyer may select another home without ever seeing yours or without seriously considering it. After a property has been on the market for awhile, interest in it decreases as the fear of loss is no longer a factor to those in the “buyer pool”. Price reductions become necessary to re-stimulate interest and it is generally much more beneficial to sellers to initially market the property at an “attractive” price which should result in a higher ultimate selling price.

CONDITION – The condition of your property can and does attract or discourage buyers. Be sure your property looks its best from the street. Buyers often decide whether to look at a property when they drive by in their car and establish a mindset about a home, by the time they have first entered the front door. Remember that you only have one chance to make a good first impression.

TERMS – During times when financing is either relatively expensive or difficult to obtain, making a variety of terms available for purchasing your property will allow a larger number of buyers to consider it. If you can help arrange financing or if you are willing to carry part of the financing yourself, you can increase the desirability of your home and perhaps obtain a better price and/or faster sale.

TIMING – There are certain trends that indicate more opportune periods of time during which it is likely to have the most buyers in the market. However, general economic conditions do alter historical patterns; in addition, we have noted some changes in historical timing trends during the last few years. Many homeowners do not have the luxury of deciding when they are going to put their home on the market; their move is dictated by life conditions.

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

COMPARATIVE MARKET ANALYSIS

6370 West 85th Place, Los Angeles, California 90045

PREPARED FOR

Patricia Roberton & Frank Pisano JULY 20, 2021

INT

MAP OF ALL LISTINGS

MLS #

Status

Address

Price

Subject

6370 West 85th Place, Los Angeles, California 90045

21-749720

7923 Truxton Ave

$1,125,000

PV21145479MR

6332 West 85th Street

$1,225,000

21-750894

5950 W 74 Th St

$1,199,000

21-734442

5708 W 76 Th St

$1,150,000

SB21112153MR

8407 Reading Ave

$1,155,000

SR21049083CN

7640 Airport Blvd

$1,190,000

21-707862

6333 W 81 St St

$1,220,000

Status: B = Active Under Contract, P = Pending, S = Sold

INT

SUMMARY OF COMPARABLE PROPERTIES Backup Offer Listings Address

Beds

Baths

YrBlt

SqFt

Lot Size

Price

7923 Truxton Ave

3.00

1942

1,515

6,662

$1,125,000

6332 West 85th Street

1.00

1942

1,311

6,198

$1,225,000

1,413

6,430

$1,175,000

Averages

Sold Date 7/16/21

Pending Listings Address 5950 W 74 Th St

Beds

Baths 2

2.00

YrBlt 1947

Averages

SqFt

Lot Size

Price

1,046

8,710

$1,199,000

1,046

8,710

$1,199,000

Sold Date

Sold Listings Address

Beds

Baths

YrBlt

SqFt

Lot Size

Price

Sold Date

5708 W 76 Th St

1.00

1947

1,250

6,357

$1,150,000

6/15/21

8407 Reading Ave

3.00

1947

1,532

6,501

$1,155,000

7/2/21

7640 Airport Blvd

2.00

1949

1,122

9,374

$1,190,000

4/23/21

6333 W 81 St St

1.00

1944

1,317

6,259

$1,220,000

4/21/21

1,305

7,122

$1,178,750

Averages

MLS ML #21

PROPERTY DETAILS 7923 TRUXTON AVE, LOS ANGELES

$1,125,000 Status Status: Active Under Contract MLS Num Num: 21-749720 Prop Type Type: Single Family Residence Sub Type Type: Single Family Residence City City: Los Angeles State State: CA Zip Zip: 90045 County County: Los Angeles Area Area: Westchester Beds Beds: 3 Total baths baths: 3.0 Full baths baths: 1.0 3/4 baths baths: 1.0 Quarter baths baths: 1.0 SqFt SqFt: 1,515 Lot Dim Dim: 55x120 Garage Garage: 2 Year Built Built: 1942 DOM DOM: 7 List date date: 6/18/21 Pending date date: 6/24/21 Off-market date date: 6/24/21 Updated Updated: Jun 25, 2021 7:15 AM List price price: $1,125,000 Orig list price price: $1,125,000 List/Sqft List/Sqft: $743 Courtesy of Coldwell Banker Realty

FEATURES Lot Size Size: 6662.0 Common Walls Walls: Detached/No Common Walls Heating Heating: Floor Furnace Cooling Cooling: None Laundry Features Features: Laundry Area Other Equipment Equipment: Dishwasher Fireplace Features Features: Living Room, Family Room, Decorative Fireplace YN YN: true Fireplaces Total Total: 2 Flooring Flooring: Wood Furnished Furnished: Unfurnished Guest House House: None Association YN YN: false Lot Size Source Source: Vendor Enhanced Lot Dimensions Source Source: Vendor Enhanced Parking Total Total: 2 Living Area Source Source: Vendor Enhanced Zoning Description Description: LAR1 Other Structures Structures: None Parking Features Features: Garage Is Detached Pool Features Features: None REMARKS Come preview this lovely traditional home located in the heart of Westport Heights. Curb appeal abounds, beginning with the gracious front porch of this charming home. This single story traditional has beautiful hard wood floors, they may even be original to the home. It also boasts a comfortable living room with plenty of light and a welcoming fireplace. Adjacent to the living room is a lovely dining room, perfect for gatherings with family or friends. The inviting kitchen boasts plenty of space and has room for an additional dining table. The options are endless. There is also a large family room, with backyard access and a second fireplace. Located in the back of the house, the master bedroom has sliding doors that open up to the backyard and its own private patio. This home has plenty of space both indoors and out; to live, work and play. With it's convenient Westchester location, this home is one not to miss!

Information is deemed reliable but not guaranteed.

MLS ML #21

LISTING PHOTOS B

7923 Truxton Ave, Los Angeles

$1,125,000

MLS ML #PV

PROPERTY DETAILS 6332 WEST 85TH STREET, WESTCHESTER

$1,225,000 Status Status: Active Under Contract MLS Num Num: PV21145479MR Prop Type Type: Single Family Residence Sub Type Type: Single Family Residence City City: Westchester State State: CA Zip Zip: 90045 County County: Los Angeles Area Area: Westchester Beds Beds: 2 Total baths baths: 1.0 Full baths baths: 1.0 SqFt SqFt: 1,311 Garage Garage: 2 Year Built Built: 1942 DOM DOM: 9 List date date: 7/6/21 Sold date date: 7/16/21 Pending date date: 7/16/21 Offmarket date date: 7/16/21 Updated Updated: Jul 16, 2021 7:48 AM List price price: $1,225,000 Orig list price price: $1,225,000 List/Sqft List/Sqft: $934 Assoc Fee Fee: $21 School district district: Los Angeles Unified Courtesy of Berkshire Hathaway HomeService

FEATURES Lot Size Size: 6198.0 Association Phone Phone: Audrey Bedroom Features Features: All Bedrooms Down, Master Bedroom Construction Materials Materials: Frame, Stucco Common Walls Walls: Detached/No Common Walls Community Features Features: Curbs, Sidewalks Heating Heating: Forced Air, Natural Gas Appliances Appliances: Microwave, Oven-Gas, Range Cooling Cooling: Central Laundry Features Features: Other, Outside Direction Faces Faces: South Accessibility Features Features: None Other Equipment Equipment: Dishwasher, Microwave, Other, Outside Fencing Fencing: Wood Fireplace Features Features: Gas Starter, Living Room Number Of Units Total Total: 1 Guest House House: None Association Fee Frequency Frequency: Annually REMARKS Fabulous Home in Kentwood! Located in a great established neighborhood of largely single family homes, Kentwood is centrally located to access all of LA while providing access to parks, restaurants, shops, schools, Loyola Marymount College and beaches. Meticulously maintained and updated this particular home offers great spaces to entertain, both inside and out. Current owners have added many upgrades that make the home welcoming and more functional. The kitchen and bathroom have both been remodeled and there is a den that could serve as an additional bedroom if needed. Original hardwood floors and wood burning fireplace retain the character and newer crown moldings, hardwood interior doors and updated plumbing and electrical add modern function. Heating and AC add energy savings along with the double paned and sound rated newer windows. Outside the owners have created an oasis of lush landscaping. Newer wood fencing in the front yard and driveway for privacy. A recently completed finished garage with insulation and drywall, new electrical panel and built in mini kitchen and a large wall of storage. This home has everything to enjoy and grow into. Perfect first home or one level retirement with all the work done.

Information is deemed reliable but not guaranteed.

MLS ML #PV

LISTING PHOTOS B

6332 West 85th Street, Westchester

$1,225,000

MLS ML #21

PROPERTY DETAILS 5950 W 74 TH ST, LOS ANGELES

$1,199,000 Status Status: Pending MLS Num Num: 21-750894 Prop Type Type: Single Family Residence Sub Type Type: Single Family Residence City City: Los Angeles State State: CA Zip Zip: 90045 County County: Los Angeles Area Area: Westchester Beds Beds: 2 Total baths baths: 2.0 Full baths baths: 1.0 3/4 baths baths: 1.0 SqFt SqFt: 1,046 Lot Dim Dim: 60x130 Garage Garage: 2 Year Built Built: 1947 DOM DOM: 6 List date date: 6/18/21 Pending date date: 6/24/21 Off-market date date: 6/24/21 Updated Updated: Jun 24, 2021 7:00 AM List price price: $1,199,000 Orig list price price: $1,199,000 List/Sqft List/Sqft: $1,146 Courtesy of RE/MAX ESTATE PROPERTIES

FEATURES Lot Size Size: 8710.0 Bathroom Features Features: Shower Over Tub, Shower Stall Bedroom Features Features: All Bedrooms Down Covered Spaces Spaces: 2 Entry Level Level: 1 Construction Materials Materials: Stucco Common Walls Walls: Detached/No Common Walls Heating Heating: Central, Forced Air Appliances Appliances: Free Standing Gas, Gas, Oven-Gas, Oven Cooling Cooling: Air Conditioning, Central Laundry Features Features: Garage Direction Faces Faces: North Entry Location Location: Living Room Other Equipment Equipment: Ceiling Fan, Dishwasher, Garbage Disposal, Gas Dryer Hookup, Washer, Refrigerator, Range/Oven Fireplace Features Features: None Flooring Flooring: Hardwood FoundationDetails FoundationDetails: Raised REMARKS Starter Home in North Westport Heights. This 2 bedroom, 1.75 Bath home PLUS an attached sunroom/enclosed patio would be ideal to start your new adventures. Have family and friends over for a wonderful picnic in the large sunroom. Surrounded by a gorgeous, lush backyard with mature trees and flowers, this home boasts a 8,710 square foot lot. Hardwood floors throughout. Smooth ceilings. Recessed lights. Air conditioning and central heat. A perfect home for expansion or as it is. House is approximately 1,046 sq ft, not including the approx. 300 square foot sunroom. Two car attached garage. Needs a little TLC; bring your paint brush and create your own canvas.

Information is deemed reliable but not guaranteed.

MLS ML #21

LISTING PHOTOS P

5950 W 74 Th St, Los Angeles

$1,199,000

MLS ML #21

PROPERTY DETAILS 5708 W 76 TH ST, LOS ANGELES

$1,150,000 Status Status: Sold MLS Num Num: 21-734442 Prop Type Type: Single Family Residence Sub Type Type: Single Family Residence City City: Los Angeles State State: CA Zip Zip: 90045 County County: Los Angeles Area Area: Westchester Beds Beds: 3 Total baths baths: 1.0 Full baths baths: 1.0 SqFt SqFt: 1,250 Lot Dim Dim: 58x110 Garage Garage: 2 Year Built Built: 1947 DOM DOM: 6 List date date: 5/20/21 Sold date date: 6/15/21 Pending date date: 5/26/21 Offmarket date date: 5/26/21 Updated Updated: Jun 16, 2021 8:21 AM List price price: $1,150,000 Orig list price price: $1,150,000 Sold price price: $1,150,000 List/ Sqft Sqft: $920 Sold/Sqft Sold/Sqft: $920 Courtesy of RE/MAX ESTATE PROPERTIES

FEATURES Lot Size Size: 6357.0 Bathroom Features Features: Shower Over Tub Bedroom Features Features: All Bedrooms Down Covered Spaces Spaces: 2 Construction Materials Materials: Stucco Common Walls Walls: Detached/No Common Walls Heating Heating: Central Appliances Appliances: Cooktop - Gas, Gas, Oven-Gas, Range Cooling Cooling: None Laundry Features Features: Room Entry Location Location: Foyer Other Equipment Equipment: None Fireplace Features Features: Living Room Fireplace YN YN: true Fireplaces Total Total: 1 Flooring Flooring: Carpet FoundationDetails FoundationDetails: Raised Furnished Furnished: Unfurnished Association YN YN: false Interior Features Features: Pull Down Stairs to Attic, Plaster Walls Kitchen Features Features: Tile Counters REMARKS Fixer! Attention builders & developers! Located on one of Westchester's favorite tree-lined streets. Sliding door to backyard. 2 car detached garage. Close to Playa Vista, Loyola, Beach. Sold in its "AS IS" condition. Sale subject to Sellers' finding replacement property. No repairs, no credits, no price reductions, no termite.

Information is deemed reliable but not guaranteed.

MLS ML #21

LISTING PHOTOS S

5708 W 76 Th St, Los Angeles

$1,150,000

MLS ML #SB

PROPERTY DETAILS 8407 READING AVE, WESTCHESTER

$1,155,000 Status Status: Sold MLS Num Num: SB21112153MR Prop Type Type: Single Family Residence Sub Type Type: Single Family Residence City City: Westchester State State: CA Zip Zip: 90045 County County: Los Angeles Area Area: Westchester Beds Beds: 3 Total baths baths: 3.0 Full baths baths: 2.0 Half baths baths: 1.0 SqFt SqFt: 1,532 Garage Garage: 2 Year Built Built: 1947 DOM DOM: 9 List date date: 5/24/21 Sold date date: 7/2/21 Pending date date: 6/3/21 Offmarket date date: 6/3/21 Updated Updated: Jul 2, 2021 4:15 AM List price price: $1,150,000 Orig list price price: $1,150,000 Sold price price: $1,155,000 List/ Sqft Sqft: $754 Sold/Sqft Sold/Sqft: $754 School district district: Los Angeles Unified Courtesy of Century 21 Union Realty

FEATURES Lot Size Size: 6501.0 Bedroom Features Features: All Bedrooms Down, Master Bedroom, Master Suite Common Walls Walls: Detached/No Common Walls Community Features Features: Curbs, Park, Sidewalks Appliances Appliances: Range Cooling Cooling: Central Laundry Features Features: Outside Other Equipment Equipment: Dishwasher, Outside, Refrigerator Fireplace Features Features: Fire Pit Guest House House: None Association Fee Frequency Frequency: Monthly Association Fee 2 Frequency Frequency: Monthly Roof Roof: Shingle Parking Total Total: 6 Zoning Description Description: LAR2 Open Parking Spaces Spaces: 4 Parking Features Features: Driveway, Garage, Garage - 2 Car Pool Features Features: None Spa Features Features: In Ground REMARKS Welcome to Paradise. Quintessential Southern California living in a classic Westchester home with upgrades and added square footage. This spacious three bedroom two and a half bath Westchester/Silicon beach home sits in the middle of the block on a quiet Magnolia-lined street. The front yard greets you with 3 Queen Palm Trees, Birds of Paradise, Roses, Periwinkle Agapanthus and is completed with a charming porch and a park bench. You will feel like you are miles away from LA when you drive up to your teal green house with white trim, colors that are inspired by bungalow cottages in Hanalei, Hawaii. When you open the front door, youll step onto beautiful hardwood floors, grab something to eat and drink in your gourmet kitchen and head to an outdoor oasis, into a very large and private backyard that includes a firepit, BBQ, stamped stone patio, cabana, tiki bar, tiki hut, playhouse, in ground jacuzzi and outdoor shower. You will hear the sea breeze blow through the Fan Palm, Macadamia Nut tree, Avocado trees, and good luck Ti leaves imported from Hawaii. Relax in your spa/bathroom with a Mr. Steam bath or take a bubble bath in a cast iron claw foot tub by candlelight. From the bedroom you can watch the fire from the outdoor fire pit or wake up gently to an ocean breeze. All of the bedrooms have French doors that open to the idyllic outdoor spaces. Open

Information is deemed reliable but not guaranteed.

MLS ML #SB

LISTING PHOTOS S

8407 Reading Ave, Westchester

$1,155,000

MLS ML #SR

PROPERTY DETAILS 7640 AIRPORT BLVD, WESTCHESTER

$1,190,000 Status Status: Sold MLS Num Num: SR21049083CN Prop Type Type: Single Family Residence Sub Type Type: Single Family Residence City City: Westchester State State: CA Zip Zip: 90045 County County: Los Angeles Area Area: Westchester Beds Beds: 2 Total baths baths: 2.0 Full baths baths: 2.0 SqFt SqFt: 1,122 Garage Garage: 2 Year Built Built: 1949 DOM DOM: 7 List date date: 3/12/21 Sold date date: 4/23/21 Pending date date: 3/19/21 Offmarket date date: 3/19/21 Updated Updated: Apr 23, 2021 5:24 AM List price price: $1,100,000 Orig list price price: $1,100,000 Sold price price: $1,190,000 List/ Sqft Sqft: $1,061 Sold/Sqft Sold/Sqft: $1,061 School district district: Los Angeles Unified Courtesy of Berkshire Hathaway HomeServices California Propert

FEATURES Lot Size Size: 9374.0 Bedroom Features Features: All Bedrooms Down, Master Suite Construction Materials Materials: Plaster, Stucco Common Walls Walls: Detached/No Common Walls Community Features Features: Curbs, Gutters, Sidewalks, Street Lights, Suburban Heating Heating: Floor Furnace, Natural Gas Appliances Appliances: Range Cooling Cooling: None Laundry Features Features: Dryer, Electric Dryer Hookup, Gas Dryer Hookup, Gas Or Electric Dryer Hookup, In Closet, In Kitchen, Inside, Washer REMARKS A perfect place to call home! Located in a highly sought-after Westchester neighborhood, this charming home sits on a huge 9,374 sq ft lot, has beautiful curb appeal, and is filled with lots of style and character. Inside features a bright and spacious floorplan with 1,122 sq ft of living space, 2 bedrooms, 2 full bathrooms, smooth ceilings, and carpeted floors with original hardwood flooring beneath. Enter to find a roomy living room with adjacent cozy dining area, highlighted by a red cedar accent wall. The cooks kitchen has ample counterspace, lots of cabinets/ drawers for storage, an adorable breakfast nook, and large laundry closet. The master bedroom is huge with two closets and an en-suite bathroom with tub/shower combo. This primary room can be converted back into two separate rooms to make a total of three bedrooms. A second spacious bedroom and hallway bathroom with shower/tub combo complete the home. Plus: newer roof, newer dual pane windows, newer sewer line, newer copper plumbing, and freshly painted exterior! Lots of space to park your cars-on the concrete driveway or in the two-car attached garage. The multi-level, entertainers backyard features grassy play area, gazebo covered patio area, and a bonus insulated cabana perfect for a he/she shed or additional storage. The upper yard offers room to expand and beautiful views of the neighbor

Information is deemed reliable but not guaranteed.

MLS ML #SR

LISTING PHOTOS S

7640 Airport Blvd, Westchester

$1,190,000

MLS ML #21

PROPERTY DETAILS 6333 W 81 ST ST, LOS ANGELES

$1,220,000 Status Status: Sold MLS Num Num: 21-707862 Prop Type Type: Single Family Residence Sub Type Type: Single Family Residence City City: Los Angeles State State: CA Zip Zip: 90045 County County: Los Angeles Area Area: Westchester Beds Beds: 3 Total baths baths: 1.0 Full baths baths: 1.0 SqFt SqFt: 1,317 Lot Dim Dim: 52x120 Year Built Built: 1944 DOM DOM: 3 List date date: 3/20/21 Sold date date: 4/21/21 Pending date date: 3/23/21 Offmarket date date: 3/23/21 Updated Updated: Apr 21, 2021 7:23 AM List price price: $1,175,000 Orig list price price: $1,175,000 Sold price price: $1,220,000 List/ Sqft Sqft: $892 Sold/Sqft Sold/Sqft: $926 Assoc Fee Fee: $18 Courtesy of Keller Williams Silicon Beach

FEATURES Lot Size Size: 6259.0 Common Walls Walls: Detached/No Common Walls Heating Heating: Wall Cooling Cooling: None Laundry Features Features: Other Other Equipment Equipment: None Fireplace Features Features: Other Flooring Flooring: Other Furnished Furnished: Unfurnished Association Fee Frequency Frequency: Annually Association YN YN: true Lot Size Source Source: Vendor Enhanced Lot Dimensions Source Source: Vendor Enhanced Parking Total Total: 2 Living Area Source Source: Vendor Enhanced Zoning Description Description: LAR1 Other Structures Structures: None Parking Features Features: Driveway, Garage, Covered Parking Pool Features Features: None Room Type Type: Dining Area, Master Bedroom, Living Room Spa Features Features: None REMARKS This 3 bedroom, 1 bath home is an investors delight! Tailor this Kentwood fixer into your dream home. Situated on a quiet street on a large lot. Detached garage space can be made into usable space.

Information is deemed reliable but not guaranteed.

COMPARATIVE MARKET ANALYSIS INTRODUCTION This comparable market analysis has been carefully researched and prepared for your home. We have considered the current market conditions and the research information included in the analysis. This analysis helps us to determine the best asking price for your property.

OUR GOAL: To SELL YOUR HOME as efficiently as possible, at the HIGHEST PRICE possible, with the LEAST AMOUNT OF HASSLE for our clients. In determining the price, we must attempt to ascertain the fair market value of the property, given current market conditions. We must also consider your specific plans.

“Fair market value is defined as the highest price estimated which the property will bring when it is exposed for sale in the open market by a willing seller, allowing time to find a willing buyer, both having full knowledge of how the property can be used, and neither buyer or seller acting under compulsion.” Information included was gathered from our multiple listing service, title companies and the county recorder’s office. Included in our presentation are those properties that are most similar to yours. Some of these properties are currently listed for sale while others have recently sold. Although none of these homes is exactly like yours, they collectively represent a good sampling of properties competing for buyers in today’s market and prices paid by buyers most recently in the market. We have determined a suggested asking price. However, you alone determine the asking price, and you and the ultimate buyer will set the selling price.

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

Selling Price vs. Timing

Activity

30+

Time on Market in Days

It is important to price your home properly from the start while buyer interest is highest. Timing is extremely important in the real estate market. The graph illustrates how buyer interest is highest during the beginning days and weeks. A property attracts the most interest from the real estate community and buyers when it is first listed; therefore it has the best chance of a sale when it is new on the market.

The Importance of Intelligent Pricing

Asking Price

Percentage of Buyers

+15%

+10%

½%

Market Value

-10%

Aspirational Price

85%

Fair Market Price

95%

Event Price

A competitive price will attract more prospective buyers. As the graph above illustrates, more buyers purchase their properties at market value than above market value. The percentage increases even further when the price drops into a lower range. Therefore, if you price your property at market value, you are exposing it to a much greater percentage of potential buyers and you increase your chances for a sale.

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

Seller’s Marketing Plan of Action

6370 W 85th Place, Westchester, ca 90045

Prepare your Home for Sale 1. Coordinate preparing your home for sale. 2. Provide a complimentary staging consultation by First Impression Designs, our preferred stager. 3. Complete disclosures and note any red flags or necessary repair items. 4. Discuss aesthetic improvements if necessary, i.e. cleaning, painting, carpeting, etc. 5. Per sale inspections if necessary, Physical Inspection, Sewer Inspection, Mold Inspection and Chimney. 6. Coordinate applicable contractors to prepare estimates; upon budget approval schedule work. 7. Manage any other repairs that are necessary for a successful sale at highest possible price. 8. Stager to complete any and all staging suggestions. Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

Review Comparable Market Analysis (CMA) 1. Review “SOLD” comparables with regard to price, size, condition and length of time on market. 2. Review “ACTIVE’ listings to see how your property measures up against the current competition. 3. Discuss strategy about the best asking price in relationship to other listings.

Marketing the Property: 1. Professional Photographs: Our professional photographer will take interior & exterior photos of your home. 2. Personalized Property Web Site: www.123MainStreet.com presents virtual presentation of your home. 3. “Guerilla Marketing”: We create a buzz in the community throughout terms’ active prospecting within the community. When your home hits the Multiple Listing Service (MLS), there are Agents and qualified buyers who can’t wait to see your home. The “pent up demand” school of economics! 4. Brokers Open House: Broker’s open house Tuesday 11-2pm. We offer food and drink to promote attendance, and our reputation draws in an average of 50 Brokers throughout the Westside. 5. Advertise: Maximum exposure through both traditional print media outlets, contemporary internet mediums and more cutting-edge social media. Some of the choice ad placement locations include LA Times, Social Media and Instagram. 6. 1st Friday: property gets input into the MLS. This is the single most valuable tool we have as Realtors. There are approximately 9000 agents in the greater WLA area who might be actively working with a buyer for your home. 7. “For Sale” signs: RE/MAX Estate Properties for sale sign installed on property. 8. The RE/MAX name is recognized throughout the world as the leader in real estate sales. NO ONE SELLS MORE REAL ESTATE THAN RE/MAX. 9. Postcards: We mail a professional quality postcard with information on your property to approximately 14,000 homes in the Culver City neighborhood to get your neighbors thinking of who might want to move into your home! 10. Sunday Open House: First open house held 1-4pm. This is the best way to get potential buyers to act on your house quickly because they experience urgency. 11. Agent Feedback & Market Update Reports: We collect feedback from every agent that shows your property and provide a market update for your review. We use this constructive advice, along with analyzing any change in the marketplaceincluding more recent sales – to help modify any strategies, pricing, etc. to further achieve the most efficient sale and highest price possible.

Negotiating the Contract Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

1. We diligently pre-approve every buyer that submits an offer by asking the right questions, delving into the buyer’s motivation, verifying income and employment and even requiring a cross pre-approval with our lender, if necessary. 2. We present all offers to you on timely basis. 3. Thoroughly review offers and all terms and discuss contingencies, release clauses, earnest money, and loan terms. We will shorten the time frames to assure that you deal is solid as well as in your time frame and best interest. 4. Protect your interest in the sale by carefully preparing counter offers that you’re your needs and insure a smooth transaction. 5. In the case of multiple offers, carefully explain your options and how to approach the situation for your advantage. 6. Explain all legal disclosure requirements. 7. Thoroughly explain Liquidated Damages and Arbitration Clause. 8. Constantly keep you best interests in mind during all phases of contract negotiations.

Escrow Process: 1. Upon acceptance of the final purchase agreement, the clock starts for contingencies. The day of acceptance is considered Day 0. 2. Escrow is opened, and instructions will be delivered to you within a few days. 3. Follow up closely on the progress of the buyer’s loan. 4. Ensure that all inspections are completed in a timely manner and quickly negotiate any problem areas in order to eliminate buyer’s inspection continency ASAP. 5. Facilitate the appraisal of your home for the buyer’s lender. 6. Stay in constant communication with the buyer’s agent to ensure a smooth escrow. 7. Coordinate all details of transaction with escrow officer. 8. Diligently work to avoid or resolve any turbulence or impasses with the buyer. 9. Review inspection reports, escrow instructions, title report with you immediately upon receipt. 10. Make sure that closing occurs on a timely basis and that you immediately receive your settlement papers and check.

After Escrow Closes We base our business almost exclusively by referral. That means we do not disappear after the sale is closed. We are here for any questions you may have in the future. Our goal is to have you refer more Raving Fan clients to us and to have you write a Raving Fan review! Michele Walman Sincerely,

Laura Mattick

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

According to the National Association of Realtors

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

And in Conclusion…

6370 W 85 th Place Westchester, CA 90045 SUMMARY

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

Our Commitment to You We

are proud of our commitment to excellence in the marketing of fine residential properties. We are experienced professionals who work hard and have a thorough knowledge of real estate. We also have the support of an outstanding management team and a dedicated staff. Throughout the term of our relationship with you, we will constantly strive to provide you the best possible service with: •

A professional, well-planned marketing strategy for your property.

•

Maximum exposure of your property to potential buyers and other brokers.

•

Frequent contact to update and adjust your marketing program.

•

Skillful negotiation assistance on all offers received.

•

Continuous follow-up during escrow.

•

Assistance in relocation.

•

Ongoing real estate support and assistance.

Our goal is to be the most respected and successful real estate professionals in our marketing area. To this end, we have committed our resources of people, time and money to recognizing and fulfilling the real estate needs of our clients with unequaled professional service.

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

Who Pays What? The SELLER can generally be expected to pay for:

• • • • • • • • • • • • • • • •

The BUYER can generally be expected to pay for:

• Real estate commission • Escrow fee (one half) Title insurance premium for owner’s policy; tracking • and sub escrows fee City & County transfer tax ($5.60 per $1,000 of sales • price). • Document preparation for deed Payoff of all loans in seller’s name Interest accrued to lender being paid off Statement fees, reconveyance fees and any prepayment penalties Termite inspection and work needed for clear report (Section 1 items) Zone disclosure reports mandated by the state law Home warranty Any judgements, tax liens, etc. against the seller Tax proration (for any taxes unpaid at the time of closing) Any unpaid homeowner dues Recording charges to clear all documents of record again seller Any bonds or assessments

Title insurance premium for lender’s policy Escrow Fee (one half) Document preparation Notary fees

• • • • • • • • • • • •

Recording charges for all documents in buyer’s name Tax proration (from date of acquisition) Homeowner’s transfer fee All new loan charges (loan origination, document preparation, processing, etc.) Interest on new loan from date of funding to 30 days prior to first payment date Inspection fees (property inspection, geological, etc.) Fire insurance premium for first year Loan tie-in fee to escrow Wire transfer Tax service Appraisal and credit report

•

Sub-escrow fee (to title insurer)

YOURS or THEIRS – Personal vs. Real Property

The distinction between personal property and real property can be the source of difficulties in real estate transactions. A purchase contract is normally written to include all real property, that is, all aspects of the property that are fastened down or an integral part of the structure. For example, this would include light fixtures, drapery rods, attached mirrors, trees, and shrubs in the ground. It would not include potted plants, free standing refrigerators, wash/dryers, microwaves, bookcases, swag lamps, etc.

Michele Walman RE/MAX Estate Properties Michele@TheWalmans.com | TheWalmans.com | DRE # 00940640 | 310.704.0811

Type of Record

Holding Record

Places to Save

Family Papers: birth, marriage, death certificate, school transcripts, divorce papers, etc.

Indefinitely

Safe-deposit box

Health Records: copies of forms showing hospital stays, immunizations, etc.

Indefinitely

Home files

Tax Records: returns and supporting documents

Six years (required by the government)

Home files

Property Records: titles, mortgages, deeds, loan agreements, etc.

Duration of property ownership, plus several years w/proof of loan pmts.

Originals in safe deposit box, copies at home

Estate Records: wills, burial instructions, etc.

Indefinitely

Originals with lawyer, copies at home and safe deposit box

Home Improvement Records: contracts, records of costs, etc.

Until home is sold and tax liability settled

Home files, copies in safe deposit box

Bank and Savings Account Records: registers, cancelled checks receipts, etc.

CD’s until mature, others until tax matters are settled

CD’s and account list in safe deposit box, checks at home

Credit Records: list of credit cards, records of payment, etc.

Until account balance is $0 or until after tax deductions settled

Home files

Investment Records: cancelled checks, securities, buy and sell orders, etc.

Three years past sale for taxes, indef- Originals in safe deposit box, initely for retirement copies at home

Assets and Liabilities Records: property owned, insurance coverage, taxes, etc.

Update annually

Home files, copies in safe deposit box

Government Records: passport, Social Security card, etc.

Indefinitely

SS card in wallet, all else in safe deposit box

Warranties: Contracts and proofs of purchase

As long as you own the item

Home files

Insurance Records: policies and household inventory

Four years after expiration of policy. Update annually

Originals at home, copies and inventory list in safe deposit box

Safe Deposit Inventory:

Indefinitely

Home files

Michele Walman (310) 704-0811

Michele@theWalmans.com www.TheWalmans.com

SELLER'S CLOSING STATEMENT Estimated

File No.: 6370 W 85th Pl Officer/Escrow Officer: Gracie Jaramillo

Printed Date/Time: Closing Date: Disbursement Date:

07/19/2021 - 5:14:47PM Page 1 of 1 08/31/2021

Buyer/Borrower: B. Buyer Seller: Frank Pisano Property: 6370 West 85th Place, Los Angeles, CA 90045 DESCRIPTION

DEBITS

1,200,000.00

TOTAL CONSIDERATION PRORATIONS/ADJUSTMENTS: Property Tax @ 1,353.33 per 6 month(s) 7/01/2021 to 8/31/2021 COMMISSION(S): Listing Broker: Selling Broker: TITLE CHARGES Owner's Premium (optional) for 1,200,000.00: Title Company To Be Determined Miscellaneous Recording Fee: Title Company To Be Determined County Transfer Tax: Title Company to be Determined City Transfer Tax: Title Company To Be Determined Sub Escrow Fee: Title Company To Be Determined Wire/Express: Title Company To Be Determined Messenger Fee: Title Company To Be Determined ESCROW CHARGES TO: Corner Escrow, Inc. Escrow Fee Processing Fee Wire Fee Overnight Fee Messenger Fee Administration Fee File Archive Fee ADDITIONAL DISBURSEMENTS: Notary Services: Notary Public Natural Hazard Report Fee: . Home Owner's Warranty: . Upfront fee for City Report: . Retrofit: . Water Certificate: . SUBTOTALS DUE TO SELLER TOTALS

CREDITS

451.11 30,000.00 30,000.00 2,991.00 20.00 1,320.00 5,400.00 62.50 45.00 50.00 2,650.00 225.00 30.00 60.00 60.00 75.00 15.00 125.00 125.00 650.00 72.76 150.00 15.00 74,592.37

1,200,000.00

1,125,407.63 1,200,000.00

1,200,000.00

Frank Pisano

Gracie Jaramillo, Escrow Officer

THIS IS A SUMMARY OF THE ESTIMATED CLOSING TRANSACTION PREPARED BY CORNER ESCROW, INC. THIS IS NOT AN OFFICIAL GOVERNMENTAL DISCLOSURE.