Christos Celmayster lic

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1 222 E. Carrillo Street, Suite 101, Santa Barbara, California HayesCommercial.com

2 Property Overview This seven unit apartment meets the three criteria for real estate: location, location, location! Just two blocks from Paseo Nuevo and centrally located in the vibrant urban core of Santa Barbara with a walking score of 96 and a biking score of 99 from walkscore.com, this bungalow courtyard property consists of a Craftsman style fourplex and three individual cottages, each with private yards. Each unit is unique, offering tongue and groove ceilings, hardwood floors, updated kitchens, tiled bathrooms, and lofts, all in a very well-maintained property. Additionally, the property provides for on-site parking and on-site laundry. All units offer a new owner realistic upside in the rents and top market rents if units were repositioned to high-end rentals. Note: The development potential has not been verified with anyone at the City or with a land use planner and is predicated merely on the lot size and zoning codes. Buyer to verify. Price: $2,895,000 Units: 7 Unit Mix: Building Size: Lot Size: Zoning: C-2 AUD Overlay: 3BD/2BA 2BD/1BA + Loft 1BD/1BA + Sunroom 1BD/1BA 2BD/1BA Cottage 2 x 1BD/1BA Cottages Approx. 4,372 SF Approx. 14,810 SF APN: Laundry: Parking: High Density/Priority Overlay (63 Units/Acre) On-site 9 on-site Current Market Cap Rate: 4.08% 4.67% GRM: To Show: CLA CSO: 2.5% 222 E. Carrillo Street, Suite 101, Santa Barbara, California HayesCommercial.com 2

3 Market Analysis PROPERTY DETAILS UNIT MIX & RENT ROLL Price: $2,895,000 CURRENT RENTS (Note #2) # of Units: 7 Price Per Unit: $413,571 GRM: Current s 1BD/1BA 1 TBD M/M $ 1,785 $ 21,420 M/M $ 1,950 $ 23,400 CAP Rate: 4.08% Current s 1BD/1BA + Sun Room 1 TBD 3/24/18 $ 1,995 $ 23,940 M/M $ 2,250 $ 27,000 GRM: Market s 2BD/1BA + Loft 1 TBD M/M $ 2,065 $ 24,780 M/M $ 2,350 $ 28,200 CAP Rate: 4.67% Market s 3BD/2BA 1 TBD M/M $ 3,145 $ 37,740 M/M $ 3,295 $ 39,540 Land Area (Sq. Ft.): 14,810 Unit Type # of Units Price/Land Area: $195 1BD/1BA Cottage 1 TBD M/M $ 1,995 $ 23,940 M/M $ 2,200 $ 26,400 Building Area (Sq. Ft.): 4,372 2BD/1BA Cottage 1 TBD M/M $ 2,395 $ 28,740 M/M $ 2,650 $ 31,800 Price/Building Area: $662 1BD/1BA Cottage 1 TBD M/M $ 1,995 $ 23,940 M/M $ 2,200 $ 26,400 Unit Size (Note #1) Lease Term Total Monthly Total Annual Lease Term MARKET RENTS (Note #3) Total Monthly Total Annual FINANCING (Note #5) Down Payment: $1,244,850 TOTALS 7 4,372 $ 15,375 $ 184,500 $ 16,895 $ 202,740 Down Payment (%): 43% Total Loan: $1,650,150 Debt Coverage Ratio: 1.18 INCOME & EXPENSE ANALYSIS Amortization: 30 Years Total Gross Potential al Income $ 15,375 $ 184,500 $ 16,895 $ 202,740 Term: 7 Years Laundry Income $ 167 $ 2,000 $ 167 $ 2,000 Rate: 4.500% Electrical Reimbursement (Note #6) $ 99 $ 1,190 $ 99 $ 1,190 Monthly Loan Payment: $8,361 Total Gross Potential Income $ 15,641 $ 187,690 $ 17,161 $ 205,930 Annual Loan Payment: $100,333 (LESS) Vacancy Rate 2% $ (313) $ (3,754) $ (343) $ (4,119) Annual Interest Payment: $73,712 DEPRECIATION CURRENT RENTS (Note #2) EFFECTIVE GROSS INCOME (EGI) $ 15,328 $ 183,936 $ 16,818 $ 201,811 Notes % of EGI % of EGI Property Value: $2,895,000 Real Estate Taxes 1.05% 16.59% $ 2,544 $ 30, % $ 2,544 $ 30,523 % of Improvements: 60% Estimated Insurance: 2016 Act. 1.41% $ 217 $ 2, % $ 217 $ 2,601 Depreciable Basis: $1,737,000 Gas 2016 Act. 0.65% $ 99 $ 1, % $ 99 $ 1,188 Depreciation Schedule: 27.5 Years Electric 2016 Act. 1.79% $ 274 $ 3, % $ 274 $ 3,290 Annual Depreciation: $63,164 Water/Sewer/Trash 2016 Act. 5.16% $ 791 $ 9, % $ 791 $ 9,496 NOTES Note #1: Public record has the building SF at 4,372 SF Note #2: Current s are per Roll provided Note #3: Market s are estimates Note #4: Expenses are 2016 actuals and estimates Note #5: Loan Terms are estimated Note #6: Leases call for electricity usage above $25/month per uint to be billed back to the tenants on a MARKET RENTS (Note #3) Repairs & Maintenance $750/Unit/Year 2.85% $ 438 $ 5, % $ 438 $ 5,250 Property Manager 5% Est. 5.00% $ 766 $ 9, % $ 841 $ 10,091 Taxes, Licenses & Prof. Fees Est. 0.08% $ 13 $ % $ 13 $ 150 Advertising Est. 0.00% $ - $ % $ - $ - Gardening 2016 Act. 1.44% $ 220 $ 2, % $ 220 $ 2,640 Reserves $200/Unit Est % $ 117 $ 1, % $ 117 $ 1,400 (LESS) TOTAL ANNUAL EXPENSES (Note #4) 35.74% $ (5,478) $ (65,734) 33.27% $ (5,552) $ (66,628) pro-rata basis NET OPERATING INCOME (NOI) $ 9,850 $ 118,202 $ 11,265 $ 135, E. Carrillo Street, Suite 101, Santa Barbara, California HayesCommercial.com 3

4 Photos and Parcel Map The property s 14,810 SF lot is zoned C-2 and resides in the high-priority overlay of Santa Barbara s AUD Program with the potential to convert the front structure into two units and build a new 14-unit apartment building in the rear. 222 E. Carrillo Street, Suite 101, Santa Barbara, California HayesCommercial.com 4

5 Interior Photos 222 E. Carrillo Street, Suite 101, Santa Barbara, California HayesCommercial.com 5

6 Funk Zone Stearns Wharf Santa Barbara harbor Paseo Nuevo 817 De La Vina St Santa Barbara, CA

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