Owner-User / Office Investment. 850 Colorado Boulevard Los Angeles, CA 90041

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1 Joe Cooper Director of Investments DRE Kevin Hurley Managing Director DRE Huge Rental Upside with Improved Lease Management and Lease Structure Current Cash-On-Cash Return of 8.47% on Current Rents. 50% of the Tenants are Month to Month (Possible Owner-User Investment) Adjacent to Pasadena (just a few blocks away) Well Maintained Property with new HVAC units installed in 2011 Each Office is Independently Owned and Operated Phone: Fax: South Fair Oaks Ave. Pasadena, CA

2 Real Estate Investment Details ANALYSIS Analysis Date: May 2013 PROPERTY Property: Property Address: Year Built: 1961 Owner-User / Office Investment 850 Colorado Boulevard Los Angeles, CA PURCHASE INFORMATION Property Type: Office Purchase Price: $1,388,000 Tenants: 10 Total Rentable Sq. Ft.: 8,434 FINANCIAL INFORMATION Down Payment: $416,400 LOANS Debt Term Amortization Rate Payment LO Costs Balloon $971, years 30 years 4.25% $4,780 INCOME & EXPENSES Gross Operating Income: $138,187 Monthly GOI: $11,516 Total Annual Expenses: ($45,565) Monthly Expenses: ($3,797) CONTACT INFORMATION Joe Cooper [email protected] DRE Kevin Hurley [email protected] DRE

3 Property Description Pasadena Adjacent Owner-User/Office Investment Opportunity This two-story multi-tenant garden style office building is located on Colorado Boulevard in the City of Los Angles(bordering Pasadena). Built in 1961, this extremely well-maintained property consists of an 8,434 square feet of office buiding (per assessor) situated on 20,447 square feet of land zoned CR-1VL (may be altered for apartment use). Please verify with the City of Los Angeles Department of Building and Safety (LADBS) regarding zoning, permits and government ordinance. This property offers ain investor to leas out the two vacant units and achieve a double-digit return. Very few deals like this come on the market with this type of return. The property has an on-site parking lot as well as ample street parking on Colorado Boulevard and behind the building on Colorado Alley. The property is conveniently near the 134, 210, and 110 freeways, major shopping districts and restraunts. All information obtained by Broker and provided to prospective buyers was obtained from sources believed to be reliable, however, Broker does not make any representations or warranties, either express or implied, that the information provided is complete or accurate. Prospective buyers are required, as a condition or purchasing the Property, to rely solely upon their own analysis, investigation and due diligence in making the decision to purchase the Property. Prospective buyers shall not rely on the information provided by Broker in making such decision.

4 Property Photos Property Photos

5 Maps and Aerials Local Map Local Map to the accuracy thereof and same is submitted subject to errors, omissions, change of price, rental or other conditions, prior sale, lease or financing or

6 Maps and Aerials Ariel View to the accuracy thereof and same is submitted subject to errors, omissions, change of price, rental or other conditions, prior sale, lease or financing or

7 Executive Summary ACQUISITION COSTS Purchase Price, Points and Closing Costs $1,388,000 Investment - Cash $416,400 First Loan $971,600 INVESTMENT INFORMATION Purchase Price $1,388,000 Price per Tenant $138,800 Price per Sq. Ft. $ INCOME, EXPENSES & CASH FLOW Gross Scheduled Income $153,541 Total Vacancy and Credits ($15,354) Operating Expenses ($45,565) Net Operating Income $92,621 Debt Service ($57,356) Cash Flow Before Taxes $35,265 FINANCIAL INDICATORS Cash on Cash Return Before Taxes 8.47% Debt Coverage Ratio 1.61 Capitalization Rate 6.67% Gross Income / Square Feet $18.20 Gross Expenses / Square Feet ($5.40) Operating Expense Ratio 32.97%

8 Pro Forma Summary INCOME Actual Per SF Market Per SF Gross Potential Rent $153,541 $18.20 $159,870 $18.96 Less: Vacancy ($15,354) ($1.82) ($7,994) ($0.95) Effective Gross Income $138,187 $16.38 $151,877 $18.01 OPERATING EXPENSES Actual Per SF Market Per SF Property Management Fee $5,527 $0.66 $6,395 $0.76 Replacement Reserves $1,500 $0.18 $1,500 $0.18 Property Taxes Est. $15,268 $1.81 $15,268 $1.81 Taxes-Direct Assessment $1,163 $0.14 $1,163 $0.14 Insurance $3,750 $0.44 $3,750 $0.44 Electric- LADWP $4,500 $0.53 $4,500 $0.53 Water & Sewer- Pasadena $1,580 $0.19 $1,580 $0.19 Gas $2,472 $0.29 $2,472 $0.29 Trash $2,172 $0.26 $2,172 $0.26 Janitor $960 $0.11 $960 $0.11 Repairs & Maintenance $6,500 $0.77 $6,500 $0.77 Business License $173 $0.02 $173 $0.02 Total Expenses ($45,565) ($5.40) ($46,433) ($5.51) Net Operating Income $92,621 $10.98 $105,444 $12.50

9 Pro Forma Summary TENANT MONTHLY SCHEDULED INCOME Tenant Actual Market Lee Keller Agency $1,620 $1,685 Pamela Britton White Mediation Svcs $1,336 $1,418 VACANT $1,722 $1,722 Career Advanced Resumes $586 $623 Latino Health Consultants $680 $718 Berkey & Hale $936 $992 VACANT $1,488 $1,488 INVESTMENT SUMMARY Price: $1,388,000 Year Built: 1961 Partner to Uplift Communities $2,100 $2,100 State Farm Insurance $1,250 $1,335 Rightway Security $1,078 $1,243 TOTALS $12,795 $13,323 Tenants: 10 RSF: 8,434 Price/RSF: $ Lot Size: 20,447 sf Floors: 2 Parking Spaces: 2.5:1000 APN: Cap Rate: 6.67% Market Cap Rate: 7.6% FINANCING SUMMARY Loan Amount: $971,600 ANNUALIZED INCOME Actual Market Gross Potential Rent $153,541 $159,870 Less: Vacancy ($15,354) ($7,994) Effective Gross Income $138,187 $151,877 Less: Expenses ($45,565) ($46,433) Net Operating Income $92,621 $105,444 Debt Service ($57,356) ($57,356) Net Cash Flow after Debt Service $35,265 $48,087 Principal Reduction $16,380 $16,380 Total Return $51,645 $64,467 Down Payment: $416,400 Loan Type: Balloon Interest Rate: 4.25% Term: 10 years Monthly Payment: $4,780 DCR: 1.61 ANNUALIZED EXPENSES Actual Market Property Management Fee $5,527 $6,395 Replacement Reserves $1,500 $1,500 Property Taxes Est. $15,268 $15,268 Taxes-Direct Assessment $1,163 $1,163 Insurance $3,750 $3,750 Electric- LADWP $4,500 $4,500 Water & Sewer- Pasadena $1,580 $1,580 Gas $2,472 $2,472 Trash $2,172 $2,172 Janitor $960 $960 Repairs & Maintenance $6,500 $6,500 Business License $173 $173 Total Expenses $45,565 $46,433 Expenses Per RSF $5.40 $5.51

10 850 Colorado Boulevard Los Angeles, CA Tenant Rent Roll

11 Rent Roll 850 COLORADO As of Date: 04/30/2013 Rental Monthly Move Length of Lease Lease Unit Tenant Name RSF Rate Rent In Term Type Expiration 101 Lee Keller 963 $1.68 $1, /1/2005 Month-to-Month Full Service* 5/30/ Juarez 810 $1.65 $1, /1/2005 Month-to-Month Full Service* 5/30/ VACANT 984 $1.75 $1, Projected Modified Gross 104 Advanced Resumes 356 $1.65 $ /1/2005 Month-to-Month Full Service* 5/30/ Latino Co. 410 $1.66 $ /1/2006 Month-to-Month Full Service* 5/30/ Berkley & Hale 567 $1.65 $ /15/2012 Two Years Modified Gross 9/30/ VACANT 850 $1.75 $1, Projected Modified Gross 203 Partner to Uplift Communities 1200 $1.75 $2, /1/2009 Two Years Full Service* 9/30/ State Farm 763 $1.51 $1, /1/2005 Month-to-Month Full Service* 5/30/ Rightway Security 710 $1.52 $1, /1/2005 Month-to-Month Full Service* 5/30/ Total $12, * Note: Tenant is responsible for a percentage of direct expenses per the lease. The Landlord is not billing Tenant for a reimbursement of direct expenses, however this may be allowable per the lease agreement. to the accuracy thereof and same is submitted subject to errors, omissions, change of price, rental or other conditions, prior sale, lease or financing or