FOR SALE. Bryn Mawr. 86 South. 10 Large Townhome units 9 x 2BD/1.5BA, 1 x 3BD/1.5BA Average 1,130 SF per unit

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1 86 South Bryn Mawr 10 Large Townhome units 9 x 2BD/1.5BA, 1 x 3BD/1.5BA Average 1,130 SF per unit Central Ventura location Common courtyard, pool Value-add investment The information contained herein has been obtained from the owner of the property or from other sources deemed reliable. We have no reason to doubt its accuracy, but we do not guarantee i t. This is an Equal Housing Opportunity.

2 Property Overview Brynora Apartments is a small apartment community nestled in central Ventura near Ventura College, Buena High School, Pacific View Mall and other major shopping areas. The property consists of ten large townhomes with an ideal unit mix of nine 2BD/1.5BA units and one 3BD/1.5BA unit. Each two-bedroom features either an outdoor patio or deck while the three-bedroom unit features a large outdoor deck with mountain views. Covered tenant parking, in-ground pool and an on-site laundry room make this a fantastic value-add opportunity for a new owner to reposition the property, increase rents, reduce expenses, and create both immediate and long-term value. Price: $2,600,000 Units: 10 Unit Mix: 9 X 2BD/1.5BA 1 X 3BD/1.5BA APN: Building Size: Lot Size: Parking: Laundry Room: Zoning: Approx. 11,301 SF Approx. 21,118 SF 10 carport spaces & 5 uncovered On-site, coin operated R-3-4 Year Built: Approx Utilities: Cap Rate: Separate meters for gas & electric; House meter for water, gas & electric 4.09% (current) 4.90% (proforma) GRM: (current) (proforma) CSO: 2.5% 222 E. Carrillo Street, Suite 101, Santa Barbara, California HayesCommercial.com 2

3 PROPERTY DETAILS UNIT MIX & RENT ROLL Price: $2,600,000 CURRENT RENTS (Note #2) MARKET RENTS (Note #3) # of Units: 10 Price Per Unit: $260,000 GRM: Current s 80 Bryn Mawr - 2BD/1.5BA 1 1,110 $ 1,500 $ 1,500 $ 18,000 $ 1,700 $ 1,700 $ 20,400 CAP Rate: 4.09% Current s 82 Bryn Mawr - 2BD/1.5BA 1 1,110 $ 1,475 $ 1,475 $ 17,700 $ 1,700 $ 1,700 $ 20,400 GRM: Market s 84 Bryn Mawr - 3BD/1.5BA 1 1,310 $ 1,800 $ 1,800 $ 21,600 $ 1,995 $ 1,995 $ 23,940 CAP Rate: 4.90% Market s 86 Bryn Mawr - 2BD/1.5BA 1 1,110 $ 1,500 $ 1,500 $ 18,000 $ 1,700 $ 1,700 $ 20,400 Land Area (Sq. Ft.): 21, Bryn Mawr - 2BD/1.5BA 1 1,110 $ 1,695 $ 1,695 $ 20,340 $ 1,700 $ 1,700 $ 20,400 Price/Land Area: $ Bryn Mawr - 2BD/1.5BA 1 1,110 $ 1,670 $ 1,670 $ 20,040 $ 1,700 $ 1,700 $ 20,400 Building Area (Sq. Ft.): 11, Bryn Mawr - 2BD/1.5BA 1 1,110 $ 1,175 $ 1,175 $ 14,100 $ 1,700 $ 1,700 $ 20,400 Price/Building Area: $ Bryn Mawr - 2BD/1.5BA 1 1,110 $ 1,500 $ 1,500 $ 18,000 $ 1,700 $ 1,700 $ 20,400 FINANCING (Note #5) Down Payment: $1,170, Bryn Mawr - 2BD/1.5BA 1 1,110 $ 1,500 $ 1,500 $ 18,000 $ 1,700 $ 1,700 $ 20, Bryn Mawr - 2BD/1.5BA 1 1,110 $ 1,595 $ 1,595 $ 19,140 $ 1,700 $ 1,700 $ 20,400 Down Payment (%): 45.00% TOTALS 10 11,300 $ 15,410 $ 184,920 $ 17,295 $ 207,540 Total Loan: $1,430,000 Debt Coverage Ratio: 1.15 Amortization: 30 Years Unit Type INCOME & EXPENSE ANALYSIS # of Units Unit Size Average Monthly (Note #1) Total Monthly Term: 7 Year Per Month Per Year Per Month Per Year Rate: 5.060% Total Gross Potential al Income $ 15,410 $ 184,920 $ 17,295 $ 207,540 Monthly Loan Payment: $7,729 Laundry Income $ 50 $ 600 $ 50 $ 600 Annual Loan Payment: $92,749 Total Gross Potential Income $ 15,460 $ 185,520 $ 17,345 $ 208,140 Annual Interest Payment: $71,878 (LESS) Vacancy Rate 2% $ (309) $ (3,710) $ (347) $ (4,163) Total Annual Average Monthly Total Monthly CURRENT RENTS (Note #2) MARKET RENTS (Note #3) Total Annual DEPRECIATION EFFECTIVE GROSS INCOME (EGI) $ 15,151 $ 181,810 $ 16,998 $ 203,977 Property Value: $2,600,000 Notes % of EGI % of EGI % of Improvements: 75% Estimated Real Estate Taxes 1.04% 15.18% $ 2,301 $ 27, % $ 2,301 $ 27,607 Depreciable Basis: $1,950,000 Insurance Estimated 2.31% $ 350 $ 4, % $ 350 $ 4,200 Depreciation Schedule: 27.5 Years Gas 2017 Actual 2.39% $ 362 $ 4, % $ 362 $ 4,340 Annual Depreciation: $70,909 Electric 2017 Actual 0.93% $ 142 $ 1, % $ 142 $ 1,698 NOTES Note 1: Units sizes are estimates but total building size is approx. Note 2: Current s are estimated provided by Property Manager and are the effective rents for 11/1/2018 Note 3: Market s are estimates based on market conditions Note 4: Expenses are both 2018 Actuals and Estimates Note 5: Loan terms are estimates. Buyer to verify. Water/Sewer/Trash 2017 Actual 7.67% $ 1,162 $ 13, % $ 13 $ 13,949 Supplies & Services Estimated 0.28% $ 42 $ % $ 42 $ 500 Repairs & Maintenance Est. $550/Unit/Year 3.03% $ 458 $ 5, % $ 458 $ 5,500 Property Manager 5% of EGI 5.00% $ 758 $ 9, % $ 850 $ 10,199 Pool Service 2017 Actual 1.57% $ 238 $ 2, % $ 238 $ 2,861 Taxes, Licenses & Prof. Fees Estimated 0.28% $ 42 $ % $ 42 $ 500 Pest Control 2017 Actual 0.44% $ 67 $ % $ 67 $ 800 Gardening 2017 Actual 1.32% $ 200 $ 2, % $ 200 $ 2,400 Reserves Est. $200/Unit 1.10% $ 167 $ 2, % $ 167 $ 2,000 (LESS) TOTAL ANNUAL EXPENSES (Note #4) 41.50% $ (6,287) $ (75,446) 37.86% $ (5,230) $ (76,554) NET OPERATING INCOME (NOI) $ 8,864 $ 106,364 $ 11,768 $ 127, E. Carrillo Street, Suite 101, Santa Barbara, California HayesCommercial.com 3

4 Aerial Looking East

5 Comparable Sales Address # of Units Unit Mix Building Size Listing Price Price/Unit Building Price/SF Cap Rate (current rents) GRM (current rents) 86 W Bryn Mawr St 10 9 X 2BD/1.5BA and 1 X 3BD/1.5BA (All Townhomes) 11,300 $2,600,000 $260,000 $ % Address # of Units Unit Mix Building Size Sales Price Price/Unit Price/SF Cap Rate GRM COE Del Norte St 27 1 X 2BD/1.5BA, 24 1BD/1BA and 2 X 1BD/1BA 16,061 $5,300,000 $196,296 $ % /23/ Poli St 12 1 X 2BD/2BA and 11 X 1BD/1BA 6,663 $3,120,000 $260,000 $ % /24/ Woodland St 12 3 X 3BD/1.75BA and 9 X 2BD/1.75BA 14,020 $3,270,000 $272,500 $ % /8/ S Hemlock St 10 2 X 2BD/1BA and 8 X 1BD/1BA 6,568 $2,200,000 $220,000 $ % /15/ Empire Ave 6 4 X 2BD/2BA, 1 X 1BD/1BA and 1 X Studio 4,973 $1,665,000 $277,500 $ % /6/ Empire Ave 5 1 X 3BD/1.5BA SFR and 4 X 2BD/1.5BA 4,865 $1,525,000 $305,000 $ % /1/17 Average $255,216 $ % Ventura SITE E. Carrillo Street, Suite 101, Santa Barbara, California HayesCommercial.com 5

6 The City of Ventura Pristine beaches, accessible parks, and a vibrant downtown are all hallmarks of this bike-friendly city on the California coast. The Channel Islands are just a short ferry ride away, while the historical San Buenaventura mission offers a rich Golden State history. And don t forget the Ventura County Fairgrounds, a massive open-space complex charged with year-round possibilities! 1 Ventura County Fairgrounds (4.9 mi) 2 Surfer s Point (4.9 mi) 3 Downtown Ventura (4.5 mi) 4 San Buenaventura State Beach (3.9 mi) 5 Ventura Harbor (5.1 mi) 6 Community Memorial Hospital (2.3 mi) 7 Ventura County Medical Center (2 mi) 8 Pacific View Mall (1.6 mi) American Eagle Outfitters, AT&T, BevMo, California Pizza Kitchen, Express, Forever 21, GNC, JC Penney, Lenscrafters, Macy s, Target 9 Ventura College (0.7 mi) SITE SITE 13 Ventura 10 Telephone Plaza Shopping Center (2.8 mi) Black Angus, Starbucks, Baja Fresh, The Habit, H&R Block, The UPS Store, WinCo Foods 11 Buena High School (0.5 mi) 12 Victoria Plaza (0.7 mi) Starbucks, CVS, Vons, US Bank, Subway, Cask Alehouse, OneWest Bank 13 Balboa Middle School (1.1 mi) The Collection (4.5 mi) The Container Store, Century RiverPark 16, Five Guys Burgers, H&M, Los Agaves, MAC Cosmetics, Massage Envy, Panera Bread, REI, Starbucks, Target, ULTA Beauty, Verizon, Victoria s Secret E. Carrillo Street, Suite 101, Santa Barbara, California HayesCommercial.com 6