acquisition proposal - 4214 4th avenue los angeles ca 90008

8/8/2019 Acquisition Proposal - 4214 4th Avenue Los Angeles CA 90008

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Broker Price Opinion (BPO)

Real Estate Parcel # ________________________________________________

Property Address ________________________________________________

Property Owner(s) ________________________________________________

Property Value:

Repair BidAmount: ______________ Occupied: Vacant:

As-is Condition $______________ Repaired Condition $______________

Value Determined by: Drive-by Inspection: Interior Inspection:

Address / Price of most comparable Listing and Sale:

Listing:_______________________________Price:__________DOM:______________

Sale:_________________________________Price:__________Date Closed:________

Subject Property Data:

Property Type _________________ (SFR, MFR, Condo, etc.)

# Bedrooms _________________ Year Built ______________

# Baths _________________ Basement (Yes/No) ______________

Square Feet _________________ Listed for Sale (Yes/No) ______________

Additional Property Features: (please check if available)

Air Conditioning Garage Fenced

City Water Pool Additional Lots

City Sewer Outbuildings Deck

If property is or was listed for sale, attach listing information.

Report By: ____________________________________________________

Email: ___________________________________________________

Phone: ___________________________________________________

5023-026-012

4214 4th Avenue

Wells Fargo NA

20,000

257,000 365,000

1906 W 41st Street Los Angeles CA 375,000 17

3790 Olmstead Ave Los Angeles CA 360,000 11/03/2010

SFR

3

2

1935

NO

1,881 YES

Ernie Espinoza

[email protected]

626.278.1415


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Referred By:INVESTMENT PROPERTY PROFORMA Asset Manager:11/14/2010

Address: Sqft:1,818 Purchase at: $257,000

Opening Bid $257,000

Bedrooms 3 Per Sq Ft 141$Baths 1.75Year Built 1935

Per Original CashHolding Period % Sq Ft Budget Investment

Sales Price (Re-Sale Value) ARV (AFTER REPAIR VALUE) 100.0% 200.77$ 365,000.00$

Less Cost of Sales

Purchase Price 70.4% 141.36$ 257,000.00$ 257,000$Construction / Repairs 5.5% 11.00 20,000.00$ 20,000.00$Delinquent Property Taxes 0.0% - -$Delinquent Special Taxes (HOA) 0.0% - -$Delinquent Federal Taxes (IRS Lien) 0.0% - -$Eviction Costs 0.0% - -$ -$Fire Insurance Policy 0.1% 0.14 245.43$ 245.43$Recording/Doc Transfer Tax 0.1% 0.22 400.00$ 400.00$Temporary Utilities(Gas,Water,SCE) 0.1% 0.17 300.00$ 300.00$Monthly Maintenance 3 0.05% 0.17 300.00$ 300.00$

Other - 1% Finders Fee 0.0% - -$ -

Total Cost of Sales 76.2% 153.05$ 278,245.43$ 278,245$

Gross Profit 23.8% 47.72$ 86,754.57$

Less Point of Sale Expenses

Sales Commission-In House 2.5% 5.02$ 9,125.00$Sales Commission-Co Op 2.5% 5.02 9,125.00$Property Taxes - Current Year Proration 0.5% 0.44 804.00$Escrow/Title Closing Costs 0.5% 1.00 1,825.00$Pest Inspection Report 0.1% 0.08 150.00$Natural Hazard Disclosure 0.1% 0.07 125.00$Homebuyers Warranty 0.0% - -$

1% Asset Mgt Co. Fee 1.0% 2.01 3,650.00$

Total Point of Sale Expenses 7.2% 13.64$ 24,804.00$ -$

Contribution Margin 16.7% 34.08$ 61,950.57$ -$

Other Expenses

Cost Of Funds 3 1.00% 4.59 8,347.36$

Total Other Expenses 1.0% 4.59$ 8,347.36$ -$

Net Profit 15.7% 29.48$ 53,603.21$

Return on Investment (Net Profit/Total Cash Investment 19.26%

Annualized ROI (based on 90 day sales) x 4 77.06%

Director Director Date Director Date

C:\Users\Ernesto Espinoza\Desktop\4th\Proforma 4th 11/14/2010


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Ernesto Espinoza

1 message

[email protected] Fri, Nov 12, 2010 at 11:13AM

Reply-To: Ernie Espinoza To: Ernie Espinoza

-

STATUS: Active ADDRESS: 1906 W 41ST ST , LOS ANGELES 90062 LP: $375,000

Add'l Photos

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RESIDENTIAL SINGLE

FAMILY

AREA: (34) Los AngelesSouthwest

MLS#: 10-488395MAP: 673/H3BR: 3

STYLE: Traditional SUB: PUD: YB: 1916 BA: 2.00APN: 5022-015-041 ZONE: LAR1 HOD: $0.00 STO: 10 APX SF: 1,826/VN

ADP: No VU: No PL: No APX LDM:APX

LSZ: 6,624/ASAPX ACREAGE: GH: None FP: PKGT:HORSE PROP: LSE: LOP: FUR: No PKGC:ELEM: JRHS: SRHS:

DIRECTIONS: 1 block north of King Blvd 2 Blocks east of ArlingtonREMARKS: This is a Home Buyers Dream House that has to much to List Completely Remodeled Hard wood floorsShine with a fireplace New tile in the kitchen and in the bathrooms new showers sinks hot tub new granite counter tops

New Cabinets this is a Must See for your buyers who just want to move in.

ROOMS: Wine CellarEQUIP: Ceiling FanAIR: None HEAT: Floor FurnaceFLOOR: Carpet LAUNDRY: InsideFIREPL: Living Room ROOF:POOL: TENNIS:PARK: Garage SPA:VIEW TYPE: None WATERFRONT:SEC: FIN:SEWER: POSS:

l - Comps for 4214 4TH AVE https://mail.google.com/mail/?ui=2&ik=4a4ae4bd62&view=pt&s

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DISC: None SZONE:OCC/SHOW: Vacant SALE TYPE: Standard

LP: $375,000 DOM: 15 LD: 10/28/2010 SP: SSP: BLOG Y/ N: Yes LP/SF: $205.37

OLP: $375,000 CD: SD: WD: AVM Y/N: Yes SP/SF:

Broker/Agent does not guarantee the accuracy o f the square footage, lot size o r other information concerning the conditions or featuresof the property provided by the seller or obtained from Public Records or other sources. Buyer is advised to independently verify theaccuracy of all information through personal inspection and w ith appropriate professionals. Copyright 2010 by CombinedL.A./Westside MLS, Inc. Information deemed reliable but not guaranteed. Prepared by: Ernesto Espinoza DRE# 01516070

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STATUS: Active ADDRESS: 4307 9TH AVE , LOS ANGELES 90008 LP: $329,000

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RESIDENTIAL SINGLE

FAMILY


MLS#: 10-490813MAP: 673/F3BR: 3

STYLE: Spanish SUB: PUD: YB: 1929 BA: 2.00APN: 5023-013-006 ZONE: LAR1 HOD: $0.00 STO: 20 APX SF: 1,880/VN

ADP: VU: No PL: No APX LDM:APX

LSZ: 4,590/VNAPX ACREAGE: GH: N/A FP: 1 PKGT:HORSE PROP: LSE: LOP: FUR: No PKGC:2ELEM: JRHS: SRHS:

DIRECTIONS: -REMARKS: Spanish style beauty w/lots of character !! Hardwood f loors throughout, carved wooden doors, spanish tileentry. Wood beam cielings, living room w/fireplace, separate dining room. Kitchen w/tile counters & floors, breakfast area.Bedrooms w/walk-in closets. Backyard w/grassy area & detached garage. Very well maintained ! *** SHOWINGINSTRUCTIONS: CALL LA1 / SEE PRIVATE REMARKS ***

ROOMS: Breakfast Area,Dining,LivingEQUIP: DishwasherAIR: Other HEAT: OtherFLOOR: Carpet,Hardwood,Tile LAUNDRY: RoomFIREPL: Living Room ROOF:POOL: None TENNIS:PARK: Detached,Garage SPA:VIEW TYPE: None WATERFRONT:SEC: FIN: Cash To New LoanSEWER: POSS: Close Of EscrowDISC: As Is,Short Pay SZONE:


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OCC/SHOW: Call LA 1 SALE TYPE: Short Pay

LP: $329,000 DOM: 1 LD: 11/11/2010 SP: SSP: BLOG Y/N: Yes LP/SF: $175.00

OLP: $329,000 CD: SD: WD: AVM Y/N: Yes SP/SF:


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STATUS: Sold ADDRESS: 4205 3rd Avenue , Los Angeles 90008 SP: $308,000

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RESIDENTIAL SINGLEFAMILY

AREA: (1391) Los Angeles(County)

MLS#: I10052452MRMAP: 673/G3BR: 2

STYLE: SUB: PUD: YB: 1923 BA: 1.00

APN: 5023-026-027 ZONE: HOD: $0.00 STO: APX SF: 1,648

ADP: VU: No PL: No APX LDM:APXLSZ: 6,500

APX ACREAGE: GH: N/A FP: PKGT:HORSE PROP: LSE: No LOP: FUR: PKGC:ELEM: JRHS: SRHS:

DIRECTIONS:REMARKS: PROPERTY SOLD AS IS WITHOUT REPAIR OR WARRANTY.

ROOMS: LivingEQUIP: NoneAIR: None HEAT: Wall

FLOOR: LAUNDRY: RoomFIREPL: Living Room ROOF: Composition,ShinglePOOL: None TENNIS:PARK: Garage & Detached SPA:VIEW TYPE: None WATERFRONT:SEC: FIN: Submit,FHASEWER: POSS: Close Of EscrowDISC: Lender Owned/REO SZONE:OCC/SHOW: Combo Lock Box,Vacant SALE TYPE: Real Estate Owned

LP: $307,777 DOM: 27 LD: 05/07/2010 SP: $308,000 SSP: BLOG Y/ N: Yes LP/SF: $186.89

OLP: $307,777 CD: 06/03/2010 SD: 09/01/2010 WD: AVM Y/N: Yes SP/SF:


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STATUS: Sold ADDRESS: 4322 Sutro Ave , Los Angeles 90008 SP: $335,000

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RESIDENTIAL SINGLE

FAMILY


MLS#: P733894SCMAP: 673/G3 BR: 3

STYLE: Spanish SUB: PUD: YB: 1928 BA: 2.00APN: 5023-029-026 ZONE: HOD: $0.00 STO: APX SF: 1,673

ADP: VU: No PL: NoAPX

LDM: 57x74APX

LSZ: 4,200APX ACREAGE: 0.10 GH: N/A FP: PKGT:HORSE PROP: LSE: No LOP: FUR: PKGC:

ELEM: JRHS: SRHS:

DIRECTIONS: Vernon and 6th Ave.REMARKS: Bank Owned. Nice And Clean. Features Include Three Bedrooms And Two Bathrooms, Large Living Area,Open Floor Plan, Spanish Tile Roof, Gated Driveway That Provide Private Back Yard, Cozy Fireplace, HardwoodFloorings Thru Out And Tile In Kitchen. Recessed Lightings In Living Room, Kitchen And Master Bedroom. Property WasRemodeled In 2006. Located Inside Tract. Close To Schools, Parks, and Shopping Centers. Easy Access to 10 and 110Freeways.

ROOMS:EQUIP:AIR: None HEAT:FLOOR: Hardwood LAUNDRY:

FIREPL: Living Room ROOF: TilePOOL: None TENNIS:PARK: Garage & Detached,Gated SPA: NoneVIEW TYPE: None WATERFRONT:SEC: FIN: Cash,Cash To New LoanSEWER: POSS: Close Of EscrowDISC: Lender Owned/REO SZONE:OCC/SHOW: Vacant SALE TYPE: Real Estate Owned

LP: $323,900 DOM: 61 LD: 05/06/2010 SP: $335,000 SSP: BLOG Y/N: Yes LP/SF: $193.60

OLP: $323,900 CD: 05/11/2010 SD: 07/07/2010 WD: AVM Y/N: Yes SP/SF: $200.24


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STATUS: Sold ADDRESS: 4334 7TH AVE , LOS ANGELES 90008 SP: $335,000

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RESIDENTIAL SINGLE

FAMILY


MLS#: 10-457441MAP: 673/F3BR: 2

STYLE: Spanish SUB: PUD: YB: 1935 BA: 1.50APN: 5023-017-025 ZONE: LAR1 HOD: $0.00 STO: 10 APX SF: 1,608/AS

ADP: VU: Yes PL: No APX LDM:APX

LSZ: 4,551/ASAPX ACREAGE: GH: N/A FP: PKGT: 2HORSE PROP: LSE: LOP: FUR: No PKGC:

ELEM: 42nd Street JRHS: Audobon SRHS: Crenshaw

DIRECTIONS: from Crenshaw & Vernon E. on Vernon left on 8th right on 43rd pl. left on 7th house on cornerREMARKS: Romantic 1935 Spanish Styled Home in the Heart of The Historic Leimert Park Section of Los Angeles.Filled with great Period Details and Old World Charm. This home features 2 Large Bdrms, 1.5 Baths, Hardwood Floors,Powder Room, Formal Dining, Breakfast Room with built-ins, Laundry Room, Huge Picture Window, Rare Stained GlassSkylight! Great home for entertaining. Separate detached 2-car garage. Inviting Patio Area. Curb appeal!! Theres anunfinished basement just waiting to be converted into a Wine Cellar or Storage facility. Just A quick touch of Paint andyour Imagination will return this home to its original glory! Close proximity to Shopping, Dining, Cafes, Transportation andMajor freeways! REGULAR SALE Not a Short Sale or Foreclosure! QUICK Close! !

ROOMS: Basement,Breakfast,Center Hall,PowderEQUIP: Antenna,Attic Fan,Cable,Ceiling Fan

AIR: Other HEAT: CentralFLOOR: Hardwood LAUNDRY: InsideFIREPL: Living Room ROOF:POOL: TENNIS:PARK: Detached SPA:VIEW TYPE: Tree Top,Walk Street WATERFRONT:SEC: FIN: Cash,Cash To New Loan,FHASEWER: In Street POSS: Close Of EscrowDISC: As Is SZONE:OCC/SHOW: Call LA 1,Owner SALE TYPE: Standard

LP: $355,000 DOM: 32 LD: 06/14/2010 SP: $335,000 SSP: BLOG Y/N: Yes LP/SF: $220.77


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OLP: $365,000 CD: 07/16/2010 SD: 08/13/2010 WD: AVM Y/N: Yes SP/SF: $208.33


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Primary Owner: WELLS FARGO BANK NA,

Secondary Owner:

Mail Address: 4101 WISEMAN BLVD

SAN ANTONIO TX 78251

Site Address: 4214 4TH AVE

LOS ANGELES CA 90008

County: LOS ANGELES

Assessor Parcel Number: 5023-026-012

Housing Tract Number: 9741

Lot Number:

Page Grid: 673-G3

Legal Description:

Tract No: 9741 Abbreviated Description:CITY:REGION/CLUSTER: 09/09181 TR#:9741TRACT # 9741 LOT 77 AND S 5 FT OF LOTS 78,79AND LOT 80 City/Muni/Twp: REGION/CLUSTER:09/09181

Property Characteristics

Bedrooms : 3 Year Built : 1935 Square Feet : 1,818 SF

Bathrooms : 2 Garage : Lot Size : 4,996 SF

Total Rooms : Fireplace : Number of Units : 1

Zoning : LAR1 Pool : Use Code : Single Family Residential

No of Stories :

Building Style :

Sale Information

Transfer Date : 06/08/2010 Seller : CARR, SHERITA E

Transfer Value : $297,468 Document # : 10-0774335 Cost/Sq Feet : $163

Title Company : ACCOMMODATION

Assessment & Tax Information

Assessed Value : $410,900 Percent Improvement : 29.81% Homeowner Exemption :

Land Value : $288,400 Tax Amount : $4,832.69 Tax Rate Area : 0-068

Improvement Value : $122,500 Tax Account ID : Tax Status : Current

Market Improvement Value : Market Land Value : Market Value :

Tax Year : 2010

Data Deemed Reliable, But Not Guaranteed.Copyright 1998-110 Investors Title Company All Rights Reserved.

All other trademarks and copyrights are the property of their respective holders.

http://www.itcprofile.com/ProfileProxy.asp?cmd=8&B2111

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WELLS FARGO BANK NA,

4214 4TH AVE, LOS ANGELES 90008-3904

APN: 5023-026-012 LOS ANGELES COUNTY

Prior Transfer

Buyer Name WELLS FARGO BANK NA,

Recording Date 06/08/2010 Document # 10-0774335 BK-PG -Price $297,468First TD N/A TD Due DateMortgage Doc # Loan TypeLender Name Interest Rate




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WELLS FARGO BANK NA,

4214 4TH AVE, LOS ANGELES 90008-3904APN: 5023-026-012 LOS ANGELES COUNTY

Comparable Sales DataNo. Address Date Price $/SF Bld/Area RM/BR/Bth YB Lot Area Pool Proxim.

Subject Property 06/08/2010 $297,468 $164 1,818 /3/2 19354,996 SF

1

3790 OLMSTED AVE 11/02/2010 $360,000 $226 1,589 /2/2 1940

6,116 SF

.84Mi.

2

1748 W 42ND PL 10/21/2010 $255,000 $151 1,679 /2/1 1913

6,024 SF

.60Mi.

3

4021 HUBERT AVE 09/14/2010 $400,000 $214 1,863 /2/3 1940

7,396 SF

.57Mi.

4

3918 ARLINGTON AVE 09/02/2010 $252,000 $138 1,824 /3/1 1926

7,998 SF

Yes .52Mi.

5

4605 BRYNHURST AVE 09/02/2010 $430,000 $208 2,063 /3/2 1926

8,956 SF

.74Mi.

6

4205 3RD AVE 09/01/2010 $308,000 $186 1,648 /2/1 1923

6,499 SF

.03Mi.

7

3531 WESTMOUNT AVE 08/31/2010 $426,000 $218 1,947 /4/3 1937

6,299 SF

.95Mi.

8

3463 FLORESTA AVE 08/30/2010 $405,000 $225 1,799 /3/2 1927

5,397 SF

.95Mi.

9

4432 4TH AVE 08/26/2010 $202,500 $131 1,545 /3/1 1923

6,747 SF

.28Mi.

10

5324 6TH AVE 08/24/2010 $255,000 $140 1,814 /3/2 1912

5,397 SF

.88Mi.

Area Sales Analysis

Total Area Sales 10 Median # of Bedrooms 3Median Lot Size 6,399 SF Median # of Baths 2Median Living Area 1,807 SF Median Year Built 1926Price Range - 2 Yrs $202,500 to $430,000 Age Range 70 years to 98 yearsMedian Value $334,000 Median Age 84 years

Data Deemed Reliable, But Not Guaranteed.Copyright 1998-110 Investors Title Company All Rights Reserved.All other trademarks and copyrights are the property of their respective holders.


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acquisition proposal - 4214 4th avenue los angeles ca 90008

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