Insert property picture. Make both pictures as large as possible, yet still asthetically pleasing HIGHLIGHTS:

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1 EXECUTIVE SUMMARY Insert property picture. Make both pictures as large as possible, yet still asthetically pleasing X KARL NIEHAUS ROBERT BRUNI HIGHLIGHTS: ( Over 51,000 Cars/Day on Corner of Victoria/Pico (310) Extremely Dense Location - Over 562,000 Population within 3 Miles KarlNiehaus@CREI.biz Zoning LAC4 & TOC Tier Buildable Units: approx. $50,000 per Buildable Unit RE License Approx 42 Feet of Frontage with a Walk Score of RE License One Block from 5 Bus Stops OFFERING SUMMARY: 4313 W. Pico offers an investor excellent exposure just off a high traffic corner with over approx. 51,000 cars/day. The zoning of LAC4 and TOC Tier 3 on 5,870 SF allows a developer significant mixed use development advantages. The property is centrally located with easy access to 3 Freeways (10, 110 & 101) as well as easy walking access to all amenities and restaurants DEMOGRAPHICS: The population within a 1 mile radius was estimated at over 51,000 as well as over 560,000 within a 3 mile radius, and this population is expected to grow at 2.01% annually. The average household income was estimated at approximately $65,000 within a 3 mile radius. SALES PRICE: $1,300, Buildable Units: approx. $50,000 per Buildable Unit

2 PROPERTY PICTURES Property Picture Insert property picture Property Picture Insert property picture #2

3 PROPERTY PICTURES Aerial Map Insert aerial map (lalife.com). Bird's Eye View Local Area Map Insert local area map (lalife.com) - large enough to see local highways and major streets

4 WALK SCORE Walk Score Picture Walk Score Map (WalkScore.com) Walk Score Summary Walk Score Nearby Tenant List (WalkScore.com)

5 PROPERTY PICTURES Zoning Picture Insert zoning picture (Zimas.com) Nearby Tenants Insert aerial view with nearby national tenants (Costar.com)

6 DEMOGRAPHICS Radius 1 Mile 3 Mile 5 Mile Population: 2023 Projection 51, ,248 1,343, Estimate 50, ,010 1,314, Census 50, ,340 1,238,937 Growth % 2.01% 2.19% Growth % 5.00% 6.12% 2018 Population Hispanic Origin 25, , , Population by Race: White 27, , ,585 Black 10,098 96, ,630 Am. Indian & Alaskan 1,038 10,115 23,997 Asian 11, , ,779 Hawaiian & Pacific Island 132 1,273 2,976 Other 1,463 15,856 39,762 U.S. Armed Forces: Households: 2023 Projection 16, , , Estimate 16, , , Census 16, , ,259 Growth % 1.85% 2.11% Growth % 4.04% 5.52% Owner Occupied 4,746 40, ,471 Renter Occupied $12,038 $165,990 $394, Avg Household Income $72,927 $65,066 $73, Med Household Income $45,891 $41,225 $45, Households by Household Inc: <$25,000 4,657 65, ,559 $25,000 - $50,000 4,385 53, ,088 $50,000 - $75,000 2,575 31,384 74,834 $75,000 - $100,000 1,615 18,223 48,876 $100,000 - $125, ,568 33,367 $125,000 - $150, ,937 19,637 $150,000 - $200, ,796 22,784 $200,000+ 1,158 10,823 36,636

7 DEMOGRAPHICS Type # Businesses # Employees # Emp/Bus Radius 1 Mile 3 Mile 5 Mile 1 Mile 3 Mile 5 Mile 1 Mile 3 Mile 5 Mile Total Businesses 1,334 23,491 76,203 10, , , Retail 199 3,100 11,345 1,100 20,505 75, Wholesale , ,239 20, Hospitality & Food Service 105 1,753 5,016 1,050 21,371 78, Leasing 71 1,349 3, ,698 30, Finance & Insurance 81 1,420 4,208 1,602 15,126 47, Information , ,165 58, Services 122 3,309 11, ,068 86, Management of Companies , Assistance 205 4,768 16,240 1,266 27, , Education Services ,510 1,218 45,759 67, Sales ,080 38, Recreation , ,851 22, Utilities , Management , ,557 30, Construction , ,048 12, Manufacturing , ,012 20, Agriculture, Mining, Fishing Other Services 245 2,677 6,993 1,031 16,256 50,

8 DEMOGRAPHICS Collection Street Cross Street Dist/Dir Volume Year from Type W Pico Blvd S Victoria Ave 0.04 E 27, MPSI... W Pico Blvd S Victoria Ave 0.02 W 23, MPSI... W Pico Blvd Crenshaw Blvd 0.03 E 28, MPSI... W Pico Blvd S Windsor Blvd 0.01 E 25, MPSI... S Windsor Blvd Victoria Park Dr 0.02 SW 1, MPSI... Crenshaw Blvd W Pico Blvd 0.10 NE 38, MPSI... W Pico Blvd Crenshaw Blvd 0.04 W 23, MPSI... W Pico Blvd S Plymouth Blvd 0.03 E 25, MPSI... Venice Blvd Crenshaw Blvd 0.03 SE 34, MPSI... Crenshaw Blvd W Pico Blvd 0.20 SW 30, MPSI...

9 Mixed-Use Development: 4313 W. Pico Blvd Proposed Apartment Building: Units SF/Unit Parking/Unit 12% Low Income Single - 10% ELI TOC 2 x 473 SF 945 SF 0.00 Singles 15 x 525 SF 7,875 SF % Low Income 1 Bedrooms - 10% ELI TOC 1 x 630 SF 630 SF Bedrooms 8 x 700 SF 5,600 SF 1.00 Low Income 2 Bedrooms - 10% ELI TOC x 855 SF 0 SF Bedrooms x 950 SF 0 SF 2.00 Retail 2,100 SF 2,100 SF 3 per 1,000 SF Total Units 26 Total Rentable Size 17,150 SF Parking: For a 26 Unit Building, Parking Spaces Required 29 = 10,988 SF Garage Parking Spaces Available (Less on Grade Construction) 3,525 SF Thus 7,462 SF Additional Garage Needed 375 SF/Parking Space (Parking Space SF includes all Driveways & Parking Spaces) Property Income: Rent/SF $/Unit $/Month 2 Low Income Single - 10% ELI TOC $0.77 /per Unit Singles $2.86 /per Unit 1,500 22, Low Income 1 Bedrooms - 10% ELI TOC $0.66 /per Unit Bedrooms $2.64 /per Unit 1,850 14, Low Income 2 Bedrooms - 10% ELI TOC /per Unit Bedrooms /per Unit - - Apartment Annual Gross Income 461,328 33% Operating Expenses Paid by Landlord (152,238) Retail Income 3.20 /SF all Retail $6,720 80,640 5% Vacancy Reserve (27,098) 362,631 NOI Completed Project replaced by Permanent Loan with 1.20 DCR Approx Permanent Loan to replace Construction Loan (Total Development & Construction Financing Costs): $4,847, Year Amortization with: 4.75% Interest Rate (303,411) Yrly Mortgage If Held for Income: Yrly Cash on Cash Return if Held for Income 3.69% 59,220 Yrly Cash Flow Principle Reduction Return in 1st Yr if Held for Income 4.66% 74,793 Yrly Principle Reduction Total Investor Capital Return 8.35% 134,013 Total Return Sale Price of Completed Project: Based on 4.50% Cap 8,058,475 $309,941 $/Unit Area Average Cap Rate for Similar Properties Sold 4.38% Cap $470 $/SF Comps Area Average Price/Unit for Similar Properties Sold $296,282 /Unit Area Average $/SF for Similar Properties Sold $326 /SF 3.0 % Broker Compensation from Sales Price (241,754) 0.5 % Closing/Legal Costs (from Sales Price) (40,292) Total Net Sales 7,776,428 Development Costs: Price/sf Price/Unit Building Hard Costs (including Contractor Fees) 18,822 SF Building $ (3,199,778) ,068 Soft Costs (658,778) 35 25,338 Closings/Legal Costs (1% of Land Price) (13,000) 500 On Grade Garage Hard Costs 3,525 SF Garage (176,261) 50 6,779 2nd Floor or Subterranean Garage Hard Costs 7,462 SF Garage (559,671) 75 21,526 Contingency Factor (5% of Total Development Costs) (230,374) 8,861 Total Development Costs (4,837,862) 257 Land Price (bought all cash) Cost/Buildable Unit $50,000 (1,300,000) 231 (Land/sf) Total Development & Land Cost: $ (6,137,862) 5.50% Prime Rate 70% Financed at a Cost of: (313,677) 6.50% IO Loan Total Development & Construction Financing Costs: (6,451,539) 30% Total Project (with Land) is Investor Capital 1,935,462 70% Construction Financed $ 4,516,077 Profit as % of Investor Capital: 68.5% Profit as % on Total Cost: 20.5% Profit from Sale of Project $ 1,324,889

10 Mixed-Use Development: 4313 W. Pico Blvd Site Parameters Zoning: C4-1-O TOC3 Width Length Approx Lot Area: (Width x Length) 137 Feet x 41 Feet = 5,625 SF Alley (1/2 of Width x Length) 6 Feet x 40 Feet = 240 SF Alley #2 (1/2 of Width x Length) x = 0SF Highway Dedication (Width x Length) x = 0SF FAR Lot Area 5,865 SF Buildable Unit Calculation Allowed per SF of Buildable Lot for Zoning: 400 SF Therefore 15 Max # Buildable Units Applying Buildable Unit Bonus: 1.70 Therefore 26 Max # Buildable Units FAR FAR with current zoning less set backs allows for max building of 8,438 SF FAR if applying Bonuses (if Any) less set backs for Residential Use Stories 21,095 SF Max Building Size per FAR 90% Efficiency - Deductions for Common Areas, Stairways, etc on Residential Use Stories 17,095 SF Rentable Residential 2,100 SF Rentable Commercial 19,195 SF Total Rentable SF Set Backs on Residential Use Stories Zoning Standards Bonuses if Any Net After Bonuses Side Yard Set Back ( Deduct half from each side) 10 Feet 30% Less Required 7 Feet Front Yard Set Back Less Required 0 Feet Back Yard Set Back 15 Feet 30% Less Required 11 Feet Max Height Unlimited 22 Feet Additional Unlimited Buildable Dimensions on Residential Use Stories (Lot Less Set Backs) Buildable Lot Width 127 Feet Buildable Lot Length 34 Feet Buildable Lot Area on Residental Use Stories Width Length 127 Feet x 34 Feet = 4,309 SF Buildable Lot Area on Commercial Use Stories Width Length 137 Feet x 41 Feet = 5,625 SF