Town Homes | Three Unit Luxury Beachside Development

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Redondo Beach (928 S. Juanita Ave.)

Site Context

This project is based on a three unit townhome investment project in South Redondo Beach. For those unfamiliar with South Redondo, it is the charm of the South Bay in Los Angeles County, especially for those on/or close to one the of “Avenue” Streets near the Esplanade. The Redondo Beach pier is tucked in against the Palos Verdes Peninsula; it has a beautiful 2 mile coastline with an esplanade strip just above its white sandy beaches, steps away from the Pacific Ocean. This community offers luxurious coastal living and an award-winning public school system. The local culture is vibrant and family oriented, supported by outdoor actives utilizing the beaches, surf, and local pier.  The Beach Cities and greater South Bay benefit from a diverse marketplace as it is proximate to Los Angeles International Airport (LAX) with convenient access to Downtown and West Los Angeles. The Redondo Beach Pier is undergoing a $300 million regentrification project called “The Waterfront” which is spearheaded by CenterCal properties. This new investment will include bike paths that connect to Santa Monica, new local music venues, farmers markets, and the charming Hollywood Riviera used for shopping, dining, and street fairs year round. Housing in this area is in high demand and quality property to develop is scarce. Local amenities, high demand, scarce land and great culture are the quintessential ingredients for a great investment market.

The development on Juanita Ave  is managed by Beach City Capital Management LLC and offers a risk adjusted return to investment. This project has been fully entitled, approved, and is completing construction in August, 2018. 

Project Overview

This investment property is nestled in a great community, only 3 city blocks from the beach and in the ocean view hill section of South Redondo Beach.

This project converted a underutilized existing four-unit apartment building on a flat double lot into a modern 3-unit townhome masterpiece. The project consists of three, 3,200 gross sf luxury town home units, which allow for generous outdoor and indoor living space layouts. Additionally, it will accommodate the new family dynamic with 4 large bedrooms, a private garages, large master patio, and an ocean view from both the great room and rooftop deck. The project’s lot itself is extra wide, which is very hard to come by, and will allow for a superior product.

Investment Deal Points

Commercial Financing

The project has received a first lien financing package from First Choice Bank with a 68% LTC at 6% rate, equating to total proceeds of $2.96M. First Choice bank specializes in small lot developments in the South Bay and is very comfortable with our projections, location and target product. CEO, Robert Franko, and Chief Banking Officer, Nicole Swain, both stated that we will receive higher selling prices than projected on pro forma and noted that this property is in a prime location with high demand.

The Investment

This project is fully funded with Tier 1 projecting 15% return and Tier 2 projecting 25% return. Tier 3 will enjoy the upside.

Projected Sale Matrix

Product sales are $639 psf ($1.9M per unit), which are designed to be 10% below market comps; data indicates ‘current’ sell prices north of $649 psf .

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