Adams Package.2

MULTIFAMILY OFFERING
Each Office is Independently Owned and Operated. The information herein has been obtained from sources believed to be reliable. While we do not doubt its accuracy, we have not verified
it and make no guarantee, warranty or representation about it. It is your responsibility to independently confirm its accuracy and completeness. You and your advisors should conduct a
careful independent investigation of the property to determine to your satisfaction the suitability of the property for your needs.
Matthew Udewitz
Senior Elite Agent, Apartment Specialist
Email: matt.u@kwcommercial.com
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
Keller Williams Commercial
3695 Fifth Avenue Suite 300
San Diego, CA 92103
FOR SALE
For More Information:
Matthew Udewitz
Office: (619) 800-6256
Fax: (858) 764-9744
Email: Matt.U@KWCommercial.com
PRICE: $4,623,000 - 28 UNITS
Charming Adams Avenue
Antique Row Gem
2405 Adams Avenue, San Diego, CA 92116
 Spectacular Location in West Normal Heights along Adams
Avenue’s historic Antique Row adjacent to high end area of
Panorama Drive only a short walk to Trolley Park and Park
Blvd business district
 Turn Key Asset built 1968 by Ray Watt’s Hedrick Co.
 Unit Mix of 6 X 2/2 Townhomes & 22 X spacious 1/1
 All units feature walk in closets, built in bar, & parking
 All townhomes feature views, balcony, & rear patio
 6 of the 1/1 units have large enclosed yards
 UPSIDE: 11 GRM, 7% Cap, 12%Cash on Cash Return
 Units have undergone significant rehabilitation
 Exterior upgrades include new black top parking lot,
exterior fixtures, awnings, paint, landscaping, + many extras
 New roof with 10 year warranty

Matthew Udewitz
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
San Diego, CA 92103
FOR SALE
28 Units - 2405 Adams Avenue
Normal Heights, CA 92116
Keller Williams Commercial have obtained the information used in this package from sources we deem reliable. We have no
reason to doubt the accuracy of the information, but neither we nor the owner represent that the economic benefits projected here-
in are fact. All offers to purchase should be based upon independent investigation, analysis, appraisal, and evaluation of all facts,
circumstances, and material deemed to be relevant by the purchaser.
The information in this package may contain date material. The information is being supplied without warranty.
An investor should not base a decision to purchase in whole or in part upon this analysis. He should rely on his own investigation
and the advice of his own environmental, engineering, construction, and experts, in addition to legal counsel and tax consultants.
HAZARDOUS WASTE. Various materials utilized in the construction of improvements of the property may contain materials
that have been or may, in the future, be determined to be hazardous or undesirable and may need to be specially treated, specially
handled, and/or removed from the property. Such items may be in above and below-ground containers on the property or may be
present on or in soils, water, building components, and other portions of the property in areas that may or may not be accessible or
noticeable. The brokers in this transaction have no expertise with respect to the detection or identification of undesirable
substances, hazardous materials, or toxic wastes. Proper inspections of the property by qualified experts are an absolute necessity
to determine whether or not there are any current or potential undesirable substances, hazardous materials or toxic waste problems
related to the property. The brokers in this transaction have not made, nor will make, any representation either express of implied,
regarding the existence or non-existence of toxic waste, hazardous materials, or undesirable substances in or on the property.
ZONING AND ORDINANCES. Buyer will conduct his own investigation whether or not city, county, state, historic site boards
and federal laws and ordinances allow development of the Property and what Zoning and other governmental regulations and
restrictions control the use of the Property and is not relying upon the representations of the Seller or Broker in this regard.
PHYSICAL ENVIRONMENTAL AND GEOLOGICAL INSPECTION. Buyer will inspect the subject Property prior to removing
contingencies, including but not limited to, structural, plumbing, sewer-septic system, heating, electrical, built-in appliances, roof,
soils, foundation, mechanical systems, air conditioners, (if any), possible environmental hazards such as asbestos, formaldehyde,
PCB’s, lead paint, radon gas, earthquake faults, the pooling of petro-chemical substances underground or other substances of
products, and geologic conditions.
Buyer acknowledges that, except as other wise expressly stated herein, Agent, Agents and Seller, nor any other 3rd party, has not
made any investigation, determination warranty or representation with respect to any of the following: (a) the legality of the
present or and possible future use of the Property under and Federal State or local law; (b) pending or possible future action by any
governmental entity or agency which may affect the Property; (c) the physical condition of the Property, including, but not limited
to, soil conditions, exiting the structural integrity of the Improvements, and the presence or absence of fungi or wood destroying
organisms; (d) the accuracy of completeness of income and expense information and projections, of square footage figures, and of
the texts of Leases, Options, and other Agreements affecting the Property; (e) the possibility that Leases, Options, or other
document exists which affect or encumber the Property and which have not been provided or disclosed by Seller, or (f) the
presence or location of any hazardous materials on or about the Property, including, but not limited to, asbestos, lead paint, PCBs,
other toxic, hazardous or contaminated substance, and underground storage tanks and earthquake faults; (g) income tax
information; (h) past or future uses of the property.
DISCLAIMER

Matthew Udewitz
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
San Diego, CA 92103
FOR SALE
COMMUNITY DESCRIPTION
HIGHLIGHTS
 Historic Antique Row section of Adams Avenue is a
beautiful place to live & always attracts a great tenant base
 High End Location Rents Quickly & Easily
 Walk to Trolley Park great for pets and kids
 Walk to Park Blvd & Adams Ave business districts
 North West, North Park Location
 Central Location, Close to 8, 805, & 163 FWY
 Normal Heights, University Heights, North Park
 Neighbor to rare architecture of historic properties
This is one of the most sought after locations in San Diego’s North Park District. The property sits
at the heart of the community at the intersection of Texas Street and Adams Avenue overlooking
Mission Valley. What makes this property “special” is it’s location on Antique Row, surrounded by
gorgeous buildings of vintage architecture. There is wonderful building frontage on Texas Street,
that can be used for signage to attract tenants. However, the property sits above Texas Street and is
only accessible via Adams Avenue. The location on Adams Avenue is across the street from vintage
apartment buildings, pictured above, and neighbors with the historical Norville, pictured below. The
Adams Avenue bridge over Texas Street that links Antique Row to the entrance of University
Heights at Panorama Street, a street featuring high end single family homes, is erected adjacent to the
property. A short walk across this bridge and tenants can access the Historic Trolley Park and Park
Boulevard business district of University Heights. The location is very central with easy access to
the major San Diego Freeways 8, 163, & 805. Tenants are also central to the business districts along
Park Blvd, Adams, 30th Street, Texas, University Avenue, and El Cajon Boulevard.
ANTIQUE ROW
NORVILLE

Matthew Udewitz
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
San Diego, CA 92103
FOR SALE
28 Units - 2405Adams Avenue
RANKED #14 HIPPEST CITY IN US BY FORBES 2012
Introduction
Nextdoor.com helped us dig through data on more than 250 neighborhoods in the biggest U.S. cities. We assessed
each area’s walkability according to Walkscore.com; the number of neighborhood coffee shops per capita (with a lit-
tle help from NPD Group’s report); the assortment of local food trucks (and their ranking according to Zagat’s); the
number and frequency of farmers markets; the number of locally owned bars and restaurants; and the percentage of
residents who work in artistic occupations. We also factored in Nextdoor's Neighborhood “Hipness” Index, which is
based on how often words associated with hipness appeared on each Nextdoor neighborhood’s site pages, and
Nextdoor conducted a survey in which members sounded off on their communities.
1. Silverlake, Los Angeles, CA
2. Mission District, San Francisco, CA
3. Williamsburg, Brooklyn, NY
4. Wicker Park, Chicago, IL
5. Pearl District, Portland, OR
INTERNET REFERANCE:
http://www.forbes.com/pictures/mhj45jmeh/13-north-park-san-diego-ca-2/
http://www.forbes.com/pictures/mhj45jmeh/introduction-28/
13. North Park,
San Diego, CA
Culturally diverse North
Park is home to Craftsman
cottages, cafes and diners,
coffee shops, several
microbreweries,
boutiques, and the North
Park Farmers Market. The
North Park Theater and
the Ray Street Arts District
are also bastions of
creativity in the area.
6. H Street Corridor, Washington, DC
7. East Austin, Austin, TX
8. Capitol Hill, Seattle, WA
9. The Uptown, Oakland, CA
10. Warehouse District, New Orleans, LA
11. Downtown Portland, Portland, ME
12. North Loop, Minneapolis, MN
13. North Park, San Diego, CA
14. Northern Liberties, Philadelphia, PA
15. Hampden, Baltimore, MD

Matthew Udewitz
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
San Diego, CA 92103
FOR SALE
28 Units - 2405Adams Avenue
LOCATION
 PRIEMERE ADAMS AVENUE’S HISTORIC ANTIQUE ROW LOCATION
 OVERLOOKING MISSION VALLEY
 GREAT FWY ACCESS TO 8, 805, 5, 15, & 163
 ADAMS AVENUE AT THE GATEWAY TO UNIVERISTY HEIGHTS
2405 ADAMS AVENUE, SAN DIEGO, CA 921116
MISSION VALLEY
BRIDGE
SUBJECT

Matthew Udewitz
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
San Diego, CA 92103
FOR SALE
LOCATION
 Walking distance to business on Adams Avenue, Park Blvd, & 30th Street with restaurants, coffee shops, & retail
 Walking distance to Trolley Barn Neighborhood Park, great for pets & kids
 Adjacent to the entrance to University Heights and a short walk to the business center on Park Blvd
 Neighbors with the historic Spanish architecture property at the corner of Arizona and Adams, The Norville
 This pride of ownership location is surrounded by high end single family homes on Panorama Drive
 Central location at intersection of Texas Street & Adams Avenue
 Entry on Adams only, property adjacent to bridge over Texas Street
2405 ADAMS AVENUE, SAN DIEGO, CA 921116
THE NORVILLE
ANTIQUE ROWUNIVERSITY HEIGHTS

Matthew Udewitz
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
San Diego, CA 92103
FOR SALE
LOCATION
 Central Location Close to all the best San Diego has to offer: Mission Valley, UC San Diego Medical
Center, Qualcomm Stadium, Fashion Valley Mall, Down Town San Diego, Balboa Park, San Diego
Mission, San Diego State University, University of San Diego, Miramar Air Force Base, San Diego Zoo,
and Mission Bay.
 World class shopping centers featuring all major stores in Mission Valley
 Quaint neighborhood charm of Antique Row, walking to business districts along Park Boulevard, 30th
Street, and Adams Avenue.
 Walking distance to great restaurants like Park House Eatery, Kensington Grill, and Antique Row Café
 Walking distance to a variety of coffee shops, eclectic eateries, bars, health food stores, and yoga studios
 Small town atmosphere of Historic University Heights/Antique Row combined with the big city feel of
Mission Valley, Fashion Valley, and Down Town San Diego
2411ADAMS AVENUE, SAN DIEGO, CA 921116
Trolley Barn Park

Matthew Udewitz
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
San Diego, CA 92103
FOR SALE
PROPERTY PHOTOS
TEXAS STREET

Matthew Udewitz
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
San Diego, CA 92103
FOR SALE
PROPERTY PHOTOS
VIEW FROM UNITS

Matthew Udewitz
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
San Diego, CA 92103
FOR SALE
PROPERTY PHOTOS—1/1 INTERIOR & LAUNDRY

Matthew Udewitz
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
San Diego, CA 92103
FOR SALE
PROPERTY DESCRIPTION
HIGHLIGHTS
 Units are rehabbed with condo quality upgrades
 Very Well Maintained with No Differed Maintenance
 Turn Key Asset: new roof, paint, & black top
 Landlord owns new laundry machines
 6 Townhomes views & balconies & 6 1/1 with yards
 All units feature walk in closets & breakfast bar
 New roof last year with 10 yr warranty
The subject property is located on Adams Avenue along Historic Antique Row. The entrance to the property
features oasis landscaping and enters onto a newly paved black top with assigned off street parking for all
tenants. Consisting of three buildings the property sits on a slope above Texas Street. The building at the
center is 3 stories, it consists of 6 two bedroom townhomes the majority of which have undergone extensive
rehabilitation including new cabinets, flooring, granite counters, accent moldings, and high end fixtures
throughout. The townhomes include a balcony and a private deck in addition to walk in closets and a great
layout that includes a breakfast bar. The central building also includes 6 large one bedrooms that feature
fenced in private yards for tenants. The remainder of the 16 units are one bed with one bath, located in 2 , two
story, eight unit buildings on either side of the central building. All units feature walk in closets, a breakfast
bar between the kitchen and living room, condominium quality upgrades throughout, and assigned off street
parking. The building has been very well maintained and there is no deferred maintenance at this turn key
property. The majority of the units have been rehabbed with condominium quality fixtures and accents. The
property has recently received a new black top, roof, landscaping, laundry machines, and interior & exterior
paint.

Matthew Udewitz
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
San Diego, CA 92103
FOR SALE
INCOME ANALYSIS
INCOME SUMMARY
Units Unit Type
Mark
-to-
Market
Current Gross
Mark-to-Market
Pro-
forma
Market
Proforma
Market Gross
16 1 & 1 $1,025 $16,400 $1,150 $18,400
6 1 & 1 + PATIO $1,195 $7,170 $1,250 $7,500
6
2 & 2
TOWNHOUSE
$1,495 $8,970 $1,875 $11,250
28
MONTHLY
GROSS
INCOME $32,540 $37,150
$390,480 $445,800ANNUALIZED GROSS
RENTAL INCOME
LAUNDRY
INCOME
$4,780 $4,780
VACANCY RATE 2% ($7,810) ($8,916)
EFFECTIVE GROSS
INCOME (EGI)
$387,450 $441,664
Estimated
Expenses
Estimated
Expenses
LESS EXPENSES $116,000 $116,000
EXPENSES AS
PERCENTAGE OF EGI
30% 26%
$271,450 $325,664NET OPERATING
INCOME (NOI)

Matthew Udewitz
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
San Diego, CA 92103
FOR SALE
EXPENSES
EXPENSES ACTUAL
2011
NEW PROPERTY TAXES 47,150 1.025% OF PURCHASE PRICE
PROPERTY INSURANCE 4,200 150 PER UNIT
OFFSITE MANAGEMENT 12,225 4% GROSS RENTAL INCOME
ONSITE MANAGEMENT 7,200 $600 PR MONTH RENTAL CREDIT
MAINTENANCE 18,320 7% GROSS RENTAL INCOME
LANDSCAPING 1,500
PEST CONTROL 1,023
GAS & ELECTRICAL 6,877
TRASH 4,500
WATER/SEWER 13,000
TOTAL EXPENSES $115,995
TOTAL EXPENSES PER UNIT $4,143
TOTAL EXPENSES PER SQ FT $6.88
TOTAL BUILDING SQ FT 16,864

Matthew Udewitz
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
San Diego, CA 92103
FOR SALE
PRICING SUMMARY
Rates on 5 yr fixed are in the mid 3% range currently and
10 yr fixed is as low as 4% on quotes mid October 2012.
SALE PRICE ANALYSIS
Current Market ProForma Market
Purchase Price $4,623,000 $4,623,000
Down Payment @ 25% $1,155,750 $1,155,750
Loan Amount $3,467,250 $3,467,250
Amortization 30 Years 30 Years
Interest Rate 3.5% 3.5%
Annual Debt Service $186,834 $186,834
NOI $271,450 $325,664
(Debt Service) ($186,834) ($186,834)
DCR 1.45 1.74
INVESTMENT ANALYSIS
Cash-on-Cash Return $84,616 $138,830
Cash-on-Cash % 7.32% 12.01%
CAP Rate 5.87% 7.04%
GRM 11.93 10.47

Matthew Udewitz
Office: (619) 800-6256 Fax: (858)764-9744
License #01385456
San Diego, CA 92103
FOR SALE
SUBMARKET RESEARCH REPORT
SUBMARKET
VACANCY
RATE
Y-O-Y bps
CHANGE
EFFECTIVE
RENTS
Y-O-Y %
CHANGE
EL CAJON/SANTEE/LAKESIDE 1.3% -80 $1,041 3.6%
BALBOA PARK/WEST OF 1-15 1.5% -90 $1,037 3.1%
MISSION BAY/PACIFIC BEACH 1.9% -30 $1,534 3.5%
OCEAN BEACH/POINT LOMA BLVD 1.9% -130 $1,308 3.6%
NATIONAL CITY/CHULA VISTA 2.0% -80 $1,188 3.9%
NORTH BEACHES 2.3% -110 $1,526 2.2%
ESCONDIDO/SAN MARCOS 2.6% -110 $1,117 3.4%
VISTA 2.6% -70 $1,203 4.0%
LA MESA/SPRING VALLEY/LEMON GROVE 2.7% -130 $1,250 2.3%
OCEANSIDE 2.8% -40 $1,210 2.4%
LA JOLLA/UNIVERSITY CITY 3.4% -80 $1,726 3.1%
SAN DIEGO/EAST OF I-15 3.4% -110 $1,034 1.9%
CLAIRMONT/LINDA VISTA MISSION 4.0% -30 $1,425 3.5%
MIRA MESA/RANCHO BERNARDO 4.1% -30 $1,544 3.9%
DOWNTOWN SAN DIEGO 5.5% -310 $1,644 2.4%
SUBMARKET MAP SUBMARKET FACTS
SUBMARKET VACANCY

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