a pre-jjj / pre-linkage / final map recorded / …a pre-jjj / pre-linkage / final map recorded /...

A Pre-JJJ / Pre-Linkage / final Map Recorded / Permits Pulled / slo development site


Site has been graded and perimeter block walls

have been constructed.

A virtually non-competitive submarket due to the lack of regular for sale housing supply creation.

The subject project is truly a VESTIGE of an entitlement environment no longer in existence as its

crucial mechanisms (ZC and VTT) were vested in 2014 well before the passing of JJJ and the

Linkage Fee.

Newly constructed SLO product in the 1,600-1,900 SF has gravitated steadily towards the $600,000

mark in this SFV submarket. However, with the lack of new supply slated, this value could

appreciate. The lack of slated future supply will serve to further insulate these valuations.

We anticipate valuation for the homes at the Valley Vestige 14 to hover $615,000 each upon

completion.

All 14 of the homes are 1,739 of salable SF.

Buy and Build.

1. Final Map Recorded.

2. 14 building permits issued for each of the 14 single family small lot homes.

3. B-Permit bonded.

4. Grading and perimeter block walls have been completed.

your market leader in consultative based brokerage services for urban land

Additional Synopsis

Approved Zone Change [Determinations for both ZC and VTT issued circa 2014] from RA

to RD1.5 to permit 14 detached small lot homes (1,739 SF each) approx. 36 feet high with

28 resident parking and 6 guest parking. Approx. 4 ft. separation between homes.

Final map is recorded for fourteen (14) individual home lots under the small lot ordinance.

The Project is in the Panorama City area of LA.

The APN’s average 1,693 SF each. The permitted 3 story homes are 1,739 of salable SF

each. The 2-car garages are 360 SF each.

Site is clear with rough grading completed. An SFR was demolished.

This comes with payment of Quimby fees, separate APN’s already in place, etc.

Upon close of escrow, Buyer shall provide replacement bonds for the Seller Bond and

cause the applicable agency to release the Seller Bond within 30 days after COE.

Work completed requires geotechnical consultant’s final observation to request

finalization.

All 14 permits building permits have been issued.

Buyer will have the ability to immediately commence construction activity.

Link to LADBS Permit and Inspection Reporthttps://www.ladbsservices2.lacity.org/OnlineServices/PermitReport/PermitResults/236722

Irrelevant in terms of entitlement for this project but speaks to the general transit

orientation and imminence of ongoing urbanization surrounding the subject real estate.

$171,357 Per Lot [Includes payment of impact fees and permit fees, construction of

perimeter walls and grading]

Contact: Ruben Oganesyan818.658.0056

[email protected]: 01925499

Contact: Frank Evanisko818.985.9700


Contact us to review in greater

detail any aspect of the due

diligence.

The Stats

Project 14 SLO Homes

AddressFormerly 9147 Tobias Ave.

Los Angeles, CA 91402

APN 2651-024-001 through 014

Total Land Area 23,706.56 SF

Final Map Recorded

B-Permit Bonded

Grading and

Block Wall

Permits issued/work

completed

Building Permits Issued 10/2019

TOC Tier 1 [Per Zimas]

Price $2,399,000 [$101/FT]

https://www.ladbsservices2.lacity.org/OnlineServices/PermitReport/PermitResults/236722

mailto:[email protected]








diligence and/or to discuss

your offer.

Final Map Recorded

Tract No. 72103









diligence and/or to discuss

your offer.

Site Plan

From Vesting Tentative Map



Third Floor

• 3 Bedrooms

• 2 Full Bathrooms

Second Floor

• Kitchen

• Living Room

First Floor

• Garage

• Large “laundry” room

• ½ Bathroom

The floorplan above depicts Floorplan “B” which accounts for 12 of the 14 homes. Floorplan A for all intents and purposes is identical.

Floorplans

ALL 3 Bed / 2.5 Bath

Vesper Village – 9761 Vesper Ave.

THE CLOSEST AVAILABLE NEW CONSTRUCTION

24 SLO homes circa 1,600 SF each

Only the model unit remains and is listed at:

$629,990 for 1,565 SF

ICON @ PANORAMA CITY

Icon

Mixed use catalytic project.

In entitlement.

9 Acre Site

623 Apartments

60,000 SF Retail

3,900 FT

4,800 FT

Quick Market PointsAdditional market information provided upon request

Tobias Avenue Park

(Public Park)

Glass BackboardsVan Nuys Blvd.

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Statement of Purpose.

Since its inception in 2003, Evanisko Realty & Investment, Inc. has pursued themastery of a uniquely balanced implementation of commercial real estatebrokerage and strategic advisory services. The ability to play a concurrenttransactional and consultative role has established Evanisko as one of the mostvisionary strategic partners for stakeholders in transactions involving real estateslated for all forms of redevelopment in the Southern California marketplace.Evanisko’s closed transactional resume spans dozens of Southern California zoningjurisdictions, project uses, and sizes with a special focus on exclusive landownerrepresentation in the marketing and sale of real estate slated for various forms ofhousing product types.

Adding value at every juncture.

This information has been secured from sources we believe to be reliable, but we make no representations or warranties, express or implied, as to the accuracy of the information. References to square footage or age areapproximate. Any elevation or rendering is provided for reference purposes only. A buyer must verify the information and bears all risk for any inaccuracies. All materials and information received or derived from the ListingBrokers, their directors, officers, agents, advisors, affiliates and/or any third-party sources are provided without representation or warranty as to completeness, veracity, or accuracy, condition of the Property, compliance orlack of compliance with applicable governmental requirements, developability or suitability, financial performance of the Property, projected financial performance of the Property for any party’s intended use or any andall other matters. Neither Listing Broker nor their respective directors, officers, agents, advisors, or affiliates makes any representation or warranty, express or implied, as to accuracy or completeness of the any materials orinformation provided, derived, or received. Materials and information from any source, whether written or verbal, that may be furnished for review are not a substitute for a party’s active conduct of its own due diligence todetermine these and other matters of significance to such party. The Listing Brokers will not investigate or verify any such matters or conduct due diligence for a party unless otherwise agreed in writing. EACH PARTY SHALLCONDUCT ITS OWN INDEPENDENT INVESTIGATION AND DUE DILIGENCE. Any party contemplating or in escrow for a transaction is urged to verify all information and to conduct its own inspections and investigations includingthrough appropriate third-party independent professionals selected by such party. All financial data should be verified by the party including by obtaining and reading applicable documents and reports and consultingappropriate independent professionals. The Listing Brokers shall not serve as financial advisors to any party regarding any proposed transaction. All data and assumptions regarding financial performance, including thatused for financial modeling purposes, may differ from actual data or performance. Any estimates of market rents and/or projected rents that may be provided to a party do not necessarily mean that rents can beestablished at or increased to that level. Parties must evaluate any applicable contractual and governmental limitations as well as market conditions, vacancy factors and other issues in order to determine rents orpotential rents from or for the Property. Legal questions should be referred to an attorney. Tax questions should be discussed with a certified public accountant or tax attorney. Title questions should be referred to a titleofficer or real estate and/or land-use counsel. Questions regarding the condition of the property and whether the property complies with applicable governmental requirements should be discussed with appropriateengineers, architects, contractors, other consultants and/or governmental agencies.







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