OFFERING MEMORANDUM

1966-1970 S BEVERLY GLEN BLVDCENTURY CITY, CALIFORNIA

This Offering Memorandum was prepared by KW Commercial onthe behalf of the Owner. By accepting this Offering Memorandum,the party in possession hereof agrees (i) to return it toOwner/Agent immediately upon request and (ii) that this OfferingMemorandum and its contents are of a confidential nature and willbe held and treated in strict confidence. No portion of this OfferingMemorandum may be copied or otherwise reproduced or disclosedto anyone without the prior written authorization of officer ofOwner/Agent. Principals and real estate brokers are prohibitedfrom disseminating this information without the specific writtenconsent of an officer of Owner/Agent.

This Offering Memorandum is subject to errors, omissions, changesor withdrawal without notice and does not constitute arecommendation or endorsement as to the value of the property asa reference and are based on assumptions proposed byOwner/Agent and their sources. Prospective purchasers shouldmake their own projections and reach their own conclusion ofvalue.

Certain portions of this Offering Memorandum merely summarizeor outline property information and are in no way intended to becomplete nor necessarily accurate descriptions. All prospectivepurchasers are to rely upon their own investigations and duediligence in the formation of their assessment of the condition ofthe property, including engineering and environmental inspections.All relevant documents are expected to be reviewed independentlyby any prospective purchaser.

Neither Owner nor the Agent nor any of their respective officers,advisors, agents, or principals has made or will make anyrepresentations or warranties, expressed or implied, as to theaccuracy or completeness of the Offering Memorandum or any ofthe contents, and no legal commitment or obligations shall arise byreason of the Offering Memorandum or the contents. Analysis andverification of the information contained in the OfferingMemorandum is solely the responsibility of the prospectivepurchaser.

Owner reserves the right to reject any or all expressions of interestor offers to purchase this property, as well as the right to terminatediscussions with any party at any time with our without notice.Owner shall have no legal commitment or obligation to anypurchase reviewing this Offering Memorandum or making an offerto purchase this property unless a written agreement for thepurchase of the property has been fully executed, delivered andapproved by Owner and any conditions to Owner’s obligationsthereunder have been satisfied or waived.

The terms and conditions set forth above apply to this OfferingMemorandum in its entirety.

CONFIDENTIALITY AGREEMENT

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PROPERTY OVERVIEW 1966-70 S Beverly Glen | Century City

Property Summary

Address: 1966-1970 S Beverly Glen Blvd, Los Angeles 90025

# of Units: 8

Bldg. Size: 7,940

Lot Size 10,272

Year Built: 1951

APN # 4319-008-011

Zoning: LAR3

10,272 SF & LAR3 Lot. Potential Future Development Site and Opportunity.

Property Higlights

1) Pride of Ownership Century City Property and location

2) walking distance to Westfield Century City

3) Courtyard Style building on a 10,000 SqFt Lot

4) Great unit mix (all 2 bedroom 1 1/2 Bathroom Units)

5) Beverly Hills adjacent

4 INVESTMENT OVERVIEW 1966-70 S Beverly Glen | Century City

Property Information Financing Assumptions Property Highlights

Price: $3,900,000 Proposed Financing ALL CASH 1. Pride of Ownership Century City Property and location

Equity: 100% $3,900,000 First Loan Amount: New Loan 2.

Number of Units: 8 Terms: 3 year fixed 3.

Cost Per Unit: $487,500 Interest rate: 4. Great unit mix (all 2 bedroom units)

Approx. Age: 1951 Constant rate: 5.

Approx. Lot Size: 10,272 DSCR 5.

Approx. Net RSF: 7,940 GIM / Cap Rate Current ProForma

Cost per Net RSF: $491 Gross Income Multiplier 19.36 14.52

Parking: Capitalization Rate: 3.24% 4.91%

Scheduled Income Estimated Expenses

No. Of

Units

% of

Total Unit Type Unit SF Avg. Rent

Rent

PSF

Monthly

Income

Market

Avg. Rent

Market

Rent PSFExpense Amount Per Unit PSF

% of

SGI

8 100% 2+1.5 940 $2,095 $2.23 $16,762 $2,795 $2.97 $22,360 Property Taxes (1.2%)+ Asmts $48,099 $6,012.40 $6.06 23.91%

Insurance (Est) $3,176 $397.00 $0.40 1.58%

Utilities (Inc. Rubbish) $7,194 $899.27 $0.91 3.58%

Maintenance/Repairs $6,034 $754.29 $0.76 3.00%

Reserves/Misc. $4,029 $503.61 $0.51 2.00%

*Unit Square Footages are estimated based on 95% of the building size. Gardening $1,200 $150.00 $0.15 0.60%

8 100% avg: 940 $2,095 $2.11 $16,762 $2,795 $2.97 $22,360

Laundry Income: $25 $25

Other Income:

Monthly Scheduled Gross Income: $16,787 $22,385

Annualized Scheduled Gross Income: $201,444 $268,620

Annualized Operating Data Current Market

Scheduled Rental Income: $201,144 $268,320

Less Vacancy Rate Reserve: ($5,531) * ($7,379) 2.75% *

Less Bad Debt / Concessions: * *

Additional Income: $300 $300

Gross Operating Income: $195,913 $261,241

Less Operating Expenses: $69,733 34.7% * $69,733 26.0% *

Net Operating Income: $126,180 $191,509

Less Replacement Reserves:

Less Loan Payments:

Pre-Tax Cash Flow: $126,180 3.24% ** $191,509 4.9% ** TOTAL OPERATING EXPENSES: $69,733 $8,716.57 $8.78 34.67%

Plus Principal Reduction: N/Ap N/Ap Expense Ratio: 34.7%

Total Return Before Taxes: $126,180 3.24% ** $191,509 4.9% ** Replacement Reserve:

* As a percentage of Scheduled Gross Income ** As a percentage of Equity Portion (Down Payment)

1950's courtyard style building located in one of the best locations in Los Angeles. Walking

distance to Westfield's Century City, and a few minutes drive to Beverly Hills. Pride of

ownership building with a great unit mix, situated on over 10,000 SqFt of land.

Market Monthly

Income

2.75%

Walking distance to Westfield Century City

Courtyard Style building on a ±10,272 SqFt Lot

Beverly Hills adjacent

Garage & Surface

Future Development Opportunity with LAR3 Zoning

PROPERTY RENT ROLL5 1966-70 S Beverly Glen | Century City

Unit Number Status Unit Type **Unit

SqFt

Current Rent Scheduled Gross

Income

Current Rent

per SF

Market

Rent

Market Rent

per SF

Loss-To-Lease

1 Occupied 2+1.5 940 $2,216 $26,592 $2.36 $2,795 $2.97 $579

2 Occupied 2+1.5 940 $1,791 $21,492 $1.91 $2,795 $2.97 $1,004

3 Occupied 2+1.5 940 $1,910 $22,920 $2.03 $2,795 $2.97 $885

4 Occupied 2+1.5 940 $2,235 $26,820 $2.38 $2,795 $2.97 $560

5 Occupied 2+1.5 940 $2,060 $24,720 $2.19 $2,795 $2.97 $735

6 Vacant 2+1.5 940 $2,795 $33,540 $2.97 $2,795 $2.97 $0

7 Occupied 2+1.5 940 $1,592 $19,104 $1.69 $2,795 $2.97 $1,203

8 Occupied 2+1.5 940 $2,163 $25,956 $2.30 $2,795 $2.97 $632

# of Units# of Units

Occupied

Percentage

of Total

Average

Unit Size

Average

Monthly Rent

Scheduled Gross

Rent

Avg Rent

PSF / Mth

Market

Rent

Market

Rent/SFLoss To Lease

8 7 88% 940 $2,095 $201,144 $2.23 $2,795 $2.97 $5,598

# of Units Bldg. SqFt Price & PPU PPSFGRM &

CAPGRM

S. SUBJECT PROPERTY 8 7,940 $3,900,000 $491.18 19.36 1951

1966-1970 S Beverly Glen $487,500 3.24%

Los Angeles, CA 90025 Comments:

1. 1301 S Beverly Glen Blvd 5 6,789 $3,055,175 $450.02 23.34 1952

Los Angeles, CA 90025 $611,035 2.30%

Comments:

2. 2028 S Beverly Glen Blvd 6 4,390 $2,520,000 $574.03 - 1954

Los Angeles, CA 90025 $420,000 3.56%

Comments:

3. 1851 Midvale Ave 5 5,538 $2,275,000 $410.80 1963

Los Angeles, CA 90025 $455,000

1959 S Beverly Glen Blvd 5 6,690 $2,805,000 $419.28 1953

Los Angeles, CA 90025 $561,000

7 3,344 $507,389 $455.21 23.34 1956

2.93%

7,940 $487,500 $491.18 19.36 1951

3.24%

Comparables Weighted Average

Subject Property

Comparables Weighted Average

Subject Property

90 Day Escrow

Property Sale Date

5/3/2016

Off market. Agent double ended. No special conditions, no exchange. (2 1+1,1 1+1.5 and

2 2+2)

30 Day Escrow

12/22/2016

Off market. Agent double ended. No special conditions, no exchange. (5 1+1 Units, and 1

2+1)

5/2/2016

Less Desirable location, larger units. No special conditions to closing

2/13/2018

21 Day Escrow

82 Days on Market

PROPERTY SALE COMPARABLES6 1966-70 S Beverly Glen | Century City

PROPERTY SALES COMPARABLES7 1966-70 S Beverly Glen | Century City

Address Type Rent Size RPSF

1843 S Beverly Glen 2+1 $2,895.00 1,050 $2.76

1940 S Beverly Glen 2+1 $2,650.00 1,050 $2.52

1810 Pandora Ave 2+2 $3,850.00 1,400 $2.75

1700 S Beverly Glen 2+1 $2,695.00 960 $2.81

Beverly Glen/Rochester 2+2 $3,298.00 1,200 $2.75

2175 Beverly Glen 2+2 $3,695.00 1,400 $2.64

1515 S Beverly Glen 2+2 $3,100.00 1,200 $2.58

AVERAGE: $2,772.88 1,032.50 $2.69

Subject Property $2,779.00 992.50 $2.80

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PROPERTY PHOTOS 1966-70 S Beverly Glen | Century City

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PROPERTY OUTLINE10 1966-70 S Beverly Glen | Century City

PROPERTY PLAT MAP11

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Subject Property

S

1966-70 S Beverly Glen | Century City

Subject Property

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S

CITY MAP | CENTURY CITY CA

EXCLUSVELY PRESENTED BY:

David Meir

Anvers Capital Partners | Managing Partner

CA License #00877523

23975 Park Sorrento #110

Calabasas CA, 91302

818.657.6516

davidmeir@anverscp.com

Jack Minassian

Anvers Capital Partners | Managing Partner

CA License #01279434

23975 Park Sorrento #110

Calabasas CA, 91302

818.657.6530

jminassian@anverscp.com

www.AnversCP.com | www.AnversNet.com