14635-14649 Ventura Blvd. Steve Sax by KW Forward Living

14635 - 14649 VENTURA BLVD 14620 MOORPARK ST SHERMAN OAKS CA 91403 OFFERING MEMORANDUM SHERMAN OAKS 5 APN PORTFOLIO

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1 2 3 4 TABLE OF CONTENTS EXECUTIVE SUMMARY PROPERTY OVERVIEW AREA OVERVIEW FINANCIAL ANALYSIS 14635 TO 14649 VENTURA BLVD 14620 MOORPARK ST SHERMAN OAKS CA 91403 SHERMAN OAKS 5 APN PORTFOLIO

EXECUTIVE SUMMARY1

14635 to 14649 Ventura Blvd 14620 Moorpark St ADDRESS Sherman Oaks, CA CITY, STATE 15,268 SQUARE FOOTAGE 38,257 LAND SQUARE FOOTAGE $12,000,000 OFFERING PRICE 2265-005-002 & 2265-005-003 2265-005-016, 2265-005-017, & 2265-005-018 APN’S THE OFFERINGSUMMARY The information in this Broker Price opinion sheets is intended to memorialize a fair market analysis based on closed comparables, current condition, age, amenities, usages, parking, and market conditions for the creation of a value to sale based on single best use as land value for the corresponding subject properties at 14635 to 14649 Ventura Blvd, Sherman Oaks CA 91403, and the three adjacent parcels to the rear at 14620 Moorpark Street, Sherman Oaks, CA 91403 2

018 003 002 19,140017SF LOT 2265-005(016, 017, 018) 2265-005 - (002, 003) 15,295’LAC2 LAR3P4-Unit6,380’LAR3P6,380’ LAR3P6,380’ LAR3P3,822’ 19,117 SF LOT 016 2,640 SF BLDG 5,134 SF BLDG 7,494 SF BLDG PARCEL INFORMATION 3

VenturaSITEBlvd - 42,366 VPD Moorpark St 18,282 VPD 4

PROPERTY OVERVIEW2

PROPERTY OVERVIEW In a nutshell, the commercial properties on Ventura Blvd. consists of approximately 11,300 square feet of retail space with a market rental value of $3.50 per square foot ($39,550 per month). The two residential units comprising 1,312 sq feet above that retail space at 14643 ½ and 14641 ½ are 1 bed 1 bath units getting $1,030 per month in rent each with market rental rates of $1,600 per month each. That offers the recipient $42,750 per month of gross rent, or $513,000 per year (NNN).

The 4-Unit apartment on Moorpark have closed comps averaging $554 per sq. foot for 4-units in Sherman oaks over the last year. 14620 Moorpark is 2,640 square feet. Selling at $600 per sq. foot gives a $1,580,000 value. The two adjacent vacant lots can be developed or demo and combine all 3 parcels on the 19,140 square feet and build 30-40 units. Buyer to verify with city unit volume

• Generational Property in Iconic location in Sherman Oaks, On Prime central location on Ventura Boulevard. •For sale offered at $12,000,000 • The subject properties have been in a family trust for 3 •Thedecades.master lease and ALL leases expire on 12/31/2022. • The master leaseholder will irrevocably retain all rental income through lease expiration. • The first time on the market in 3 decades. • The average current retail comparable value for these assets closed at $866 per square foot. • 3 Prime contiguous lots on Moorpark Zoned Multifami-ly for Development Parking Lot/21. APN 2265-005-018 Zoning ParkingLAR3P Lot/21. APN 2265-005-017 Zoning QuadruplexLAR3P 4units APN 2265-005-016. Zoning LAR3P • The two adjacent vacant lots can be developed or demoed and combine all 3 parcels on the 19,140 square feet and huge opportunity to build 30-40 units. Buyer to verify with city unit volume • Phase 1 environmental survey completed • No Phase 2 environmental survey required 7 PROPERTY HIGHLIGHTS

AERIAL 8

AREA OVERVIEW3

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Sherman Oaks is a Los Angeles, California neighborhood in the San Fernando Valley region, founded in 1927 that’s popular with families seeking suburban comforts. Bordered by busy freeways, it features a pair of slick shopping malls, including the open-air Sherman Oaks Galleria. On Ventura Boulevard, the area’s main commercial strip, gastropubs, wine bars and bright brunch cafes mix it up with old-school Mexican and burger joints. There are 69,429 residents in Sherman Oaks.

LOS ANGELES COUNTY ABOUT THE NEIGHBORHOOD

The County of Los Angeles holds many disticntions. L.A. is the entertainment capital of the world, a cultural mecca boasting more than 100 museums, and a paradise of idyllic weather.

AREA OVERVIEW

From tourist attractions like the Walk of Fame’s collection of stars (numbering more than 2,614 and growing by one or two a month) to career opportunities like those presented in the expanding tech industry, Los Angeles County is the place to be. It is the only city in North America to have hosted the Summer Olympics twice. Downtown L.A. is the largest government center outside of Washington, D.C. Los Angeles County has the only remaining wooden lighthouse in the state (located in San Pedro’s Fermin Park) and the largest historical theater district on the National Register of Historic Places (located Downtown on Broadway).

Los Angeles is California’s largest city, the country’s second largest and is home to about 4 million people. Los Angeles is home to many in the entertainment industry. Surrounded by Elysian Park, Elysian Valley, Silver Lake and Chinatown, Echo Park has become a very desirable neighborhood due to its cultural diversity, architectural charm, and classic Los Angeles living. Thoroughfares such as Sunset Boulevard—just 1.3 miles to the north of the property, Temple Street, and Beverly Boulevard are lined with new local businesses and popular nightlife spots that make Echo Park one of the trendiest areas in Los Angeles. Adding to the area’s vibrant culture, Echo Park is home to numerous art festivals which take place year-round, as well as popular music venues including The Echo, Bootleg Theater, and the Echoplex. Recreational neighborhood landmarks include the historic Baxter Steps, Laveta Terrace Stairway, and Elysian Park, all within close proximity to the property. The newly renovated Echo Park Lake, features a walking path, picnic area, paddle boats, and beautiful lotus flower gardens, celebrated in a lotus festival each year. Average Household Income of $128,575 within One Mile Over 41,600 Vehicles Passing Per Day Trendy Echo Park, Minutes to DTLA and Hollywood Population is forecast to grow 7% Over the Next Five Years (within 3 Miles) Multiple Transit Stops and Freeways within TOCminutes.Tier

Downtown Los Angeles is the city’s urban center where the cutting-edge and the classic sit side-by-side. The area is home to mainstream attractions, including the LA Live entertainment complex featuring Staples Center; Walt Disney Concert Hall and acclaimed theater venues and museums. Long known as the central business district of Los Angeles, DTLA has experienced a renaissance over the years with the influx of bustling restaurants, unique retail, inspiring cultural institutions, music and nightlife and quiet parks. DTLA is attracting a new generation of companies in growth sectors, including world-class architecture firms, pioneering technology startups, popular fashion brands, and new media companies.

L.A. LIVE has had a positive impact on Downtown Los Angeles overall and continues to spur further development in the area.

DOWNTOWN LIFESTYLE & ENTERTAINMENT AT A GLANCE (bars,Dining690+Optionsrestaurants,&cafes)15+Parks&GreenSpaces25milSFofRetailSpaceTheatersNightlife180+Options60+&MusicVenues17 MILES L.A. LIVE NEARBY POINTS OF INTEREST 11

L.A. LIVE is the sports and entertainment district that surrounds STAPLES Center, home to the LA Lakers, Sparks and LA Kings, and the Microsoft Theater (7,100 seat concert and awards show venue). The multi-use development consists of approximately 4.0 million sq. ft. of building area covering 27.3 acres on six city blocks. In addition to the successful JW Marriott and RitzCarlton hotels, with a combined 1,001 rooms, and the 224 luxury Ritz-Carlton Residences, the District includes more than a dozen restaurants and cafes, the 7,100-seat Microsoft Theater, Grammy Museum, nightclub venues, sports bars, high-density housing, broadcast facilities, offices, cinemas, and a one-acre plaza.

17.4 MILES ROW DTLA

THE BROAD MUSEUM, adjacent to the Walt Disney Concert Hall, is a contemporary art museum and home to 2,000 works in the Broad collection by more than 200 artists. It is considered one of the world’s leading collections of postwar and contemporary art. Opened in 2015, the $140 million building was designed by world-renowned architectural firm Diller Scofidio + Renfro in collaboration with Gensler.

ROW DTLA Covering 32 acres at Seventh and Alameda Street, the 100-year old site and former home of the LA Terminal Market—now called ROW DTLA—is one of Los Angeles’ hippest new destinations. Opened in 2017, this collection of shops, restaurants and offices is spread over six buildings and upon completion will house more than 100 unique stores and 1.3 million square feet of creative office space. ROW DTLA also features an open-air public market, plazas and green space and a newly built 4,000-space parking garage that boasts its own rooftop park. The tenants of ROW DTLA include Soho House, Zappos, and Shopify alongside local, national and international experiential retail and wellness brands, reflecting the energy and creativity that continues to be drawn to Downtown Los Angeles.

The 120,000-square-foot building features two floors of gallery space and has become one of the trendiest cultural destinations in Los Angeles attracting more than 2.1 million visitors.

15.8 MILES THE BROAD MUSEUM

The neighboring Walt Disney Concert Hall is an internationally recognized architectural landmark and one of the most acoustically sophisticated concert halls in the world. The 3.6acre complex is the home of the Los Angeles Philharmonic.

THE MUSIC CENTER is L.A.’s performing arts destination, home to four iconic theaters and four renowned resident companies, Center Theatre Group, the LA Master Chorale, the LA Opera and the LA Philharmonic. The Music Center is a destination where audiences find inspiration in the very best of live performance, as well as nationally recognized arts education.

15.6 MILES THE MUSIC CENTER

15.8 MILES WALT DISNEY CONCERT HALL 13

MOCA The Museum of Contemporary Art (MOCA) Grand Avenue is a contemporary art museum in Los Angeles and is home to almost 5,000 artworks. Their collection includes masterpieces by classic contemporary artists and new works by emerging and mid-career artists from Southern California and the world.

WALT DISNEY CONCERT HALL

9.5 MILES MOCA GRAND PARK is a 12-acre park located in the civic center of DTLA stretching between Los Angeles City Hall and the Music Center. There are four distinct areas featuring amenities ranging from a restored historic Arthur J. Will Memorial Fountain with a new wade-able membrane pool, a small intimate performance lawn, a community terrace, and a grand event lawn. Dotted with fountains, picnic lawns, play areas, bright pink benches, walking paths and seating areas, Grand Park is a bright urban oasis. Also located in the heart of DTLA is Pershing Square, Los Angeles’ oldest public space. The five-acre urban park spanning a city block is a pedestrian friendly, cultural destination for the city. The Square is made up of hard-scape’s and grass areas for various events and activities. Pershing Square is decorated with fountains, monuments, statues, large seating platform, playgrounds, chess area, pet area and an open elevated myanstyle amphitheater.

15.6 MILES GRAND PARK

The $274 million Walt Disney Concert Hall is home to the Los Angeles Philharmonic Orchestra, theater groups and other performers. Along with the Dorothy Chandler Pavilion and the Ahmanson Theater, the Hall has helped to bring Los Angeles to the forefront of culture in the US. Its opening in 2003 has led to other proposed and planned developments in the surrounding Bunker-Hill area, including the recently opened Broad Museum. The Grand Avenue Authority oversees plans to develop 3.8 million square feet of commercial and residential construction adjacent to the concert hall.

16.3 MILES

GRAND CENTRAL MARKET

16.3 MILES FIG@7TH

Open since 1917, the 30,000 square-foot Grand Central Market is a spacious Europeanstyle market showcasing international diversity with upscale restaurant options and food stands featuring produce, dried goods, spices, meats, poultry, seafood and ethnic eateries. In addition to the Market, DTLA is home to classics such as Bottega Louie, Faith & Flower and Perch, as well as local favorites Morton’s The Steakhouse, Engine Co. No. 28, and Border Grill. Casual eateries and food trucks are also area staples.

GRAND CENTRAL MARKET , a recipient of Bon Appetit’s Best Restaurants of the Year, is one of DTLA’s historic landmarks and features 40 vendors and a plethora of dining options.

16.3 MILES THE BLOC

FIG@7TH Reopened in the Fall of 2012 after a $40 million makeover, FIGat7th is an open-air shopping mall located in the Financial District of Downtown Los Angeles. Notable tenants include City Target, Nordstrom Rack, Zara, Sunglass Hut, H&M, MAC Cosmetics and L’Occitane. The center also features numerous restaurant and eatery options including California Pizza Kitchen, Morton’s Steakhouse, Mendocino Farms, Sprinkles Cupcakes, City Tavern and Starbucks.

THE BLOC The Bloc plaza has been transformed into a premium shopping, dining, business, and leisure destination in the heart of downtown. Macy’s upgraded to a flagship department store, and the existing Sheraton has undergone a comprehensive renovation as well. The office tower is being repositioned to offer creative office space aimed at the growing entertainment, technology, and media companies in Los Angeles. The development is directly connected to the heavily-traveled 7th & Metro subway station.

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10.7 MILES PROMENADE MALL 15

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WARNER CENTER, is a master-planned neighborhood and business district development in the Canoga Park and Woodland Hills neighborhoods of the San Fernando Valley in Los Angeles, California. Construction is set to begin on this 24-acre complex in the west of the San Fernando Valley within two years, which is set to have a vast environmental and economic impact on the area.

PROMENADE MALL, Within this development will emerge a “mini city” dubbed Promenade 2035, spearheaded by developers Unibail-Rodamco-Westfield. The Promenade will include an abundance of outdoor spaces that were lacking in the initial planning stages Unibail-Rodamco-Westfield (URW) is selling the 34-acre site of the former Promenade Mall in Warner Center for $150 million. CoStar reports that its inquiries have been referred to Los Angeles Rams owner Stan Kroenke. The Los Angeles Times reported in February that the Rams had been in talks to buy the Promenade site to build a new practice facility, which would be surrounded by a new commercial development, akin to the mixed-use complex now taking shape next to SoFi Stadium.

The Promenade mall would be razed for a 3.2-million-square-foot complex featuring: • up to 1,432 residential units; • 280,000 square feet of retail and restaurant space; • over 730,000 square feet of office space;

• a maximum 10,000-seat entertainment and sports center; and • parking for 5,655 vehicles.

A Glance at Logistics of the Warner Center Development. These structures will see population density increase and building heights skyrocket. There will be: Office spaces Two hotels A supermarket A 10,000 seat sports arena 10.2 MILES ANGELES, CA

WARNER CENTER LOS

• two hotels containing 572 guest rooms

There are 1,400 units of housing planned for the complex, and the aim is to provide opportunities for families of all means to reside in the desirable area. About 5% of housing is to be set aside for households earning less than 50% of the area’s median income. Still, luxury apartments will not be omitted, with an additional 5% set aside for households earning 120150% of the area’s median income.

• A beautifully designed, chef-driven food hall unlike anything else in the San Fernando Valley. This new pavilion, encompassing over 20+ restaurants / eateries in total, is scheduled to open in late 2022.

• A new AMC DINE-IN Topanga 12 cinema featuring all-recliner seating, IMAX at AMC, Dolby Cinema at AMC, as well as many other popular amenities like all laser projection and the Dine-In Delivery to Seat service – opening June 2, 2022.

• An entirely new luxury fashion wing featuring 10+ new brands, headlined by a new Hermès boutique. Topanga’s new luxury wing is scheduled to open to the public in 2023.

• A full-service Pinstripes gaming and bowling entertainment center featuring fine dining and a full bar – slated to open in early 2023.

WESTFIELD TOPANGA AND THE VILLAGE is a shopping centre located in California, the US. The property is currently being renovated to include a new dining and entertainment district. The shopping destination contains Westfield Topanga, a shopping mall, and The Village, an outdoor central gathering space. Westfield Topanga was opened in 1964, while The Village was unveiled in September 2015. At Westfield Topanga & The Village, exciting changes are underway! We’re creating a one-of-a-kind, indoor / outdoor dining, entertainment, and luxury boutique district – easily accessible via a new Grand Entrance at the corner of Topanga Canyon and Victory Boulevard – featuring an incredible array of fashion, flavor, and dynamic new experiences for the local community. Highlights include:

• A nearly 21,000-square-foot Arhaus, featuring artisan-crafted home furnishings and décor – slated to open in early 2023.

11.5 MILES WESTFIELD TOPANGA AND THE VILLAGE 16

MAJOR LANDMARKS UNION STATION PASADENA (110) FREEWAY GOLDEN STATE (5) FREEWAY OCCIDENTAL COLLEGE 16.8 Miles 16 11.1MilesMiles16.2Miles BURBANK UCLA/WESTWOOD10.6LAXAIRPORTMilesVILLAGE6.8MilesLACMA13.3MilesTHEGROVE11.1Miles17.9Miles LA LIVE/STAPLES CENTER USC/LA COLISEUM 17 Miles 19.2 Miles DTLA DODGER STADIUM 16.3 Miles 15.3 Miles HOLLYWOOD BOWL HOLLYWOOD (101) FREEWAY 8.8 Miles 5.3 Miles GLENDALE COMMUTER RAIL GLENDALE (2) FREEWAY 14.1 Miles 8.8 Miles ROSE BOWL STADIUM 18.7 Miles 17

AREA DEMOGRAPHICS 3 MILES 5 MILES 10 MILES 3 MILES 5 MILES 10 MILES 10DRIVEMIN. POPULATION Estimated Population 168,725 506,220 2,194,853 346,067 HOUSEHOLDS Estimated Households 69,183 193,288 837,099 136,654 AVG HOUSEHOLD INCOME Estimated Average Household Income $124,681 $107,509 $109,768 $110,868 Estimated Median Household Income $91,216 $75,067 $79,517 $77,661 MedianHOUSINGHome Value $990,202 $856,840 $827,459 $904,459 Median Year Built 1964 1966 1964 1965 18

The Los Angeles metro at large commands structurally expensive retail rents, and the Sherman Oaks Submarket is expensive further still. Retail space here runs for around $41.00/SF triple net on average, compared to $35.00/SF in the metro.

Average asking rates have increased by 3.7% during the past 12 months, modestly trailing the gains of 4.0% seen on a national basis. Rents saw modest declines in 2020 before seeing gains resume in early 2021. In terms of retail subtypes, all segments saw losses in 2020, but strip and neighborhood center rates declined more modestly relative to the power centers, malls, and general retail properties.

Looking at recent gains among submarkets, more suburban locations like the San Fernando, San Gabriel, and Santa Clarita valleys have outpaced the Greater L.A. retail market. There is a wide spread in average asking rates in Greater Los Angeles. Average rents are four times higher in Beverly Hills than in parts of the San Gabriel Valley.

Rents grew by a rate of 2.5% over the past year, within half a percentage point of the strongest rate observed over the past three years. Over a longer window, retail rent growth in both the Sherman Oaks Submarket and the Los Angeles metro at large has been convincingly strong, if not as transformational as the rent gains in a few parts of the country. Retail rents in the submarket are 32.7% higher than they were a decade ago, essentially matching the 10-year metro-wide performance. TRENDS OAKS RENT TRENDS

The baseline forecast calls for average compound annual rent growth of 2.7% during the next five years. Gains will likely be stronger during the near to midterm as the market is anticipated to continue to see occupancy incrementally improve through 2022 and early 2023.

LOS ANGELES RENT

RENT ANALYTICS

SHERMAN

Retail rents are among the highest in the nation, with average asking rates of $35.00/SF, which are 50% higher than the national average of $23.00/SF. Gains in recent years have been modest: During the past five years, average retail asking rents have seen cumulative gains of 11.3%.

SALES COMPETITIVE SET 14620 MOORPARK ST MLS AR S ADDRESS LP SP CITY # UNITSOF SF SIZELOT LP $/SF SPSF$/ GOI GRM NOI RATECAP YB DOM SR20237294CN 72 S 13573 MoorparkSt $2,099,000 $1,970,000 Sherman Oaks 4 3,132 10,466 $628.00 $78,971 1948 148 SR21000610CN 72 S 5651 Tilden Ave $1,699,000 $1,679,000 Sherman Oaks 3 2,753 6,752 $609.00 $70,763 1950 296 SR21127789CN 72 S 14540BlvdMagnolia $1,050,000 $1,025,000 Sherman Oaks 3 1,800 6,493 $569.00 $0 1976 118 21-685050 72 S 4517 HazeltineAve $1,550,000 $1,650,000 Sherman Oaks 4 3,339 6,036 $494.16 $80,152 18.9 $51,300 3.32 1954 98 SR21050565CN 72 S 4533 Kester Ave $1,250,000 $1,350,000 Sherman Oaks 4 2,860 4,920 $472.00 $40,817 1951 9 12620 Moorpark St ShermanOaks 4 2,640 6,380 $600.00 PSF = $1,580,000 Vacant Lot #1 2265-005-017 6,380 Vacant Lot #2 2265-005-018 6,380 35241 Notice: Due to Covid-19, BOM was frozen and not recoreded in the history from March 15,2020 to July 5, 2020. Broker/Agent does not guarantee the accuracy of he square footage, lot size or other information concerning the conditions or features of the property provided by the seller or obtained from Public Records or other sources. Buyer is advised to independently verify the accuracy of all information through personal inspection and with appropriate professionals. The property may have video/surveillance devices. VESTAPLUSTM Copyright 2021 by TheMLSTM. Information deemed reliable but not guaranteed. Presented by Steve Sax CalDRE #: 01444098 | DMCA 20

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LEASING COMPETITIVE SET PROPERTY MARKETSUB BUILDINGAREA SF LEASED RENT TERM STARTDATE RENOV.BUILT/ MARKETON RENT TYPE 14645-14649VenturaBlvd SubmarketShermanOaks 11,386 SF 7,912 SF $41.00 12/31/2022 1967 Triple(NNN)Net 5535-5551 Balboa Blvd Encino 43,103 SF 1,255 SF $27.00/MG 2 Years May 2022 1978/1988 13 Mos Modified(Effective)Gross 17337 Ventura Blvd Encino 48,000 SF 1,610 SF $2.25/FS 2 Years May 2022 1976/2004 10 Mos Full Service (Effective)Gross 4515 Van Nuys Blvd ShermanOaks 10,288 SF 2,000 SF $27.00/MG 2 Years May 2022 1982/ 16 Mos Modified(Effective)Gross 5535-5551 Balboa Blvd SubmarketEncino 43,103 SF 898 SF $27.00/MG 5 Years Apr 2022 1978/1988 9 Mos Modified(Effective)Gross 5150-5162 Van Nuys Blvd SubmarketShermanOaks 10,250 SF 380 SF $60.00/NNN 3 Years Mar 2022 1990/ 2 Mos Triple (Effective)Net 12240-12242 1/2 Ventura Blvd UniversalStudio/Cities 6,000 SF 761 SF $28.38/MG 2 Years Mar 2022 1958/ 1 Mo Modified(Effective)Gross 15450 Ventura Blvd Encino 5,100 SF 1,250 SF $28.20/MG 5 Years Mar 2022 1986/ 5 Mos Modified(Effective)Gross 13561-13563VenturaBlvd Sherman Oaks 4,106 SF 1,200 SF $36.00/NNN 5 Years Apr 2022 1950/ 5 Mos Triple (Effective)Net 13320 Riverside Dr Sherman Oaks 27,978 SF 1,111 SF $37.80/NNN 60 Years Mar 2022 1956/ 6 Mos Triple Net (Effective) 14318-14394VenturaBlvd Mid-Wilshire(Koreatown) 154,930 1,117 SF $27.00/NNN 1 Year Feb 2022 1988/ 0 Mos Triple (Effective)Net 4101 LankershimBlvd UniversalStudio/Cities 4,050 SF 4,050 SF $36.00/NNN 3 Years Mar 2022 1957/ 3 Mos Triple (Effective)Net1110852741369 22

LEASING COMPETITIVE SET PROPERTY MARKETSUB BUILDINGAREA LEASEDSF RENT TERM STARTDATE RENOV.BUILT/ MARKETON RENT TYPE 14645-14649VenturaBlvd ShermanSubmarketOaks 11,386 SF 7,912 SF $41.00 12/31/2022 1967 Triple(NNN)Net 5535-5551 Balboa Blvd Encino 43,103 SF 1,479 SF $27.00/MG 5 Years Feb 2022 1978/1988 10 Mos Modified(Effective)Gross 13455 Ventura Blvd Sherman Oaks 16,381 SF 500 SF $46.44/MG 2 Years Feb 2022 1961/ 15 Mos Modified(Effective)Gross 13561-13563VenturaBlvd Sherman Oaks 4,106 SF 1,628 SF $33.36/NNNApr 2022 1950/ 5 Mos Triple (Effective)Net 13320 Riverside Dr Sherman Oaks 27,978 SF 1,783 SF $37.80/FS 5 Years Feb 2022 1956/ 8 Mos Full Service Gross (Effective) 12324 Ventura Blvd Studio/UniversalCities 2,000 SF 2,000 SF $30.60/NNN 5 Years Jan 2022 1950/ 19 Mos Triple (Effective)Net 13455 Ventura Blvd Sherman Oaks 16,381 SF 271 SF $33.24/MG 2 Years Mar 2022 1961/Modified(Effective)Gross 5535-5551 Balboa Blvd Encino 43,103 SF 2,312 SF $28.20/MG 5 Years Feb 2022 1978/1988 8 Mos Modified(Effective)Gross 14054-14060VenturaBlvd Sherman Oaks 6,330 SF 1,100 SF $44.44/MG 3 Years Jan 2022 1946/ 5 Mos Modified(Effective)Gross 15260 Ventura Blvd Sherman Oaks 390,639SF 5,159 SF $33.96/FS 5 Years Mar 2022 1984/ 4 Mos Full Service (Effective)Gross 14566 Ventura Blvd Sherman Oaks 3,500 SF 1,750 SF $39.96/NNN 3 Years Jan 2022 1951/ 4 Mos Triple (Effective)Net 11908 Ventura Blvd Studio/UniversalCities 5,942 SF 847 SF $31.92/NNN 3 Years Jan 2022 1940/1958 1 Mo Triple (Effective)Net2220171421191613181512 23

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SALE COMPETITIVE SET PROPERTY YEAR BUILT BUILDING SF VACANCY SALE DATE PRICE PRICE/SF CAP RATE 14645-14649 Ventura Blvd 1967 11,386 0%12344-12346 Ventura Blvd 1974 3,600 0% 6/10/2000 $3,300,000 $917 3.4% 5700 Van Nuys Blvd 1955 5,102 0% 6/8/2022 $7,600,000 $1,490 3.8% 13730 Ventura Blvd 1936 3,800 0% 6/1/2022 $2,950,000 $776 14936-14942 Ventura Blvd 1972 9,225 0% 3/24/2022 $6,050,000 $656 4.4% Encino Retail 15826 Ventura Blvd 1984 10,626 7.5% 2/25/2022 $6,000,000 $565 6329 Van Nuys Blvd 1920 3,690 0% 12/20/2021 $1,300,000 $35212445 Moorpark St 1967 5,489 0% 12/16/2021 $2,410,000 $439 4.3% 12510-12516 Burbank Blvd 1956 3,812 0% 11/2/2021 $1,950,000 $512 4557 Sherman Oaks Ave 1946 3,922 0% 10/19/2021 $1,500,000 $382 15020 Oxnard St 1955 11,500 0% 7/2/2021 $3,800,000 $33013409-13413 Ventura Blvd 1999 3,952 0% 6/28/2021 $2,370,000 $6001110852741369 26

SALE COMPETITIVE SET 14131512 PROPERTY YEAR BUILT BUILDING SF VACANCY SALE DATE PRICE PRICE/SF CAP RATE 14611-14615 Ventura Blvd 1954 9,280 0% 6/14/2021 $4,700,000 $506 14106 Ventura Blvd 1938 9,159 36.0% 2/5/2021 $6,250,000 $682 1.8% 5845 Sepulveda Blvd 1962 8,892 0% 11/25/2020 $3,500,000 $3945239 Van Nuys Blvd 1989 6,350 0% 11/4/2020 $13,200,000 $2,079 27

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RESIDENTIAL COMPETITIVE SET AR S ADDRESS ZIP ADDRESS LP SP BR BATHS(FTHQ) SF SIZELOT LPSF$/ SPSF$/ YB LD STATUSDATE MLS TYPE 72 LD 14515 Dickens St #401 91403 14515 Dickens St #401 $2,995 $2,995 1 1.00 (1 0 0 0) 700 18,054 $4.28 $4.28 1991 6/20/22 7/5/22 22-169879 LSE 72 LD 14829 Otsego St 91403 14829 Otsego St $2,500 $2,500 1 1.00 (1 0 0 0) 600 6,752 $4.17 $4.17 1947 12/7/21 12/11/21 21-109859 LSE 72 LD 5614 AveCalhoun 91401 5614 Calhoun Ave $2,300 $2,300 1 1.00 (1 0 0 0) 650 1,100 $3.54 $3.54 2019 6/10/22 6/28/22 OC22125865MR LSE 72 LD 14718BlvdMagnolia#3 91403 14718 Magnolia Blvd #3 $1,695 $1,695 0 1.00 (1 0 0 0) 500 500 $3.39 $3.39 1964 3/28/22 4/26/22 SR22060859CN LSE 72 LD 5721 Tilden Ave #A 91401 5721 Tilden Ave #A $2,095 $2,095 1 1.00 (1 0 0 0) 650 6,750 $3.22 $3.22 1953 2/27/22 4/21/22 SR22039257CN LSE 72 LD 14515 Dickens St #309 91403 14515 Dickens St #309 $2,245 $2,245 1 1.00 (1 0 0 0) 700 18,054 $3.21 $3.21 1991 1/20/22 2/17/22 22-120279 LSE 72 LD 4501 Cedros Ave #131 91403 4501 Cedros Ave #131 $2,300 $2,300 1 1.00 (1 0 0 0) 658 83,243 $3.15 $3.15 1971 3/22/22 5/7/22 22-137659 LSE 72 LD 4401BlvdSepulveda#412 91403 4401 Sepulveda Blvd #412 $2,250 $2,250 1 1.00 (1 0 0 0) 690 18,329 $3.12 $3.12 1988 4/13/22 5/30/22 SR22071389CN LSE 72 LD 14934 Dickens St #15 91403 14934 Dickens St #15 $2,395 $2,350 1 1.00 (1 0 0 0) 890 23,094 $2.64 $2.64 1958 1/23/22 2/3/22 SR22013825CN LSE 72 LD 4381 CanyonVenturaAve#11 91423 4381 Ventura Canyon Ave #11 $1,850 $1,850 1 1.00 (1 0 0 0) 712 13,050 $2.60 $2.60 1974 5/3/22 5/10/22 SR22091206CN LSE 72 LD 4501 Cedros Ave #224 91403 4501 Cedros Ave #224 $2,200 $2,200 1 1.00 (1 0 0 0) 848 83,232 $2.59 $2.59 1971 6/16/22 6/26/22 SR22130821CN LSE 72 LD 13550 Rye St #5 91423 13550 Rye St #5 $1,500 $1,500 1 1.00 (1 0 0 0) 600 6,205 $2.50 $2.50 1956 6/15/22 6/22/22 SR22130097CN LSE 72 LD 4438 Vista Del Monte Ave #101 91403 4438 Vista Del Monte Ave #101 $2,200 $2,250 1 2.00 (1 0 1 0) 950 7,942 $2.37 $2.37 2010 5/6/22 5/23/22 SR22094779CN LSE 72 LD 4528AveMurietta#6 91423 4528 Murietta Ave #6 $1,875 $1,875 1 1.00 (1 0 0 0) 900 13,588 $2.08 $2.08 1956 12/17/21 6/1/22 WS21265881MR LSE 72 LD 4533 Colbath Ave #20 91423 4533 Colbath Ave #20 $1,795 $1,795 1 1.00 (1 0 0 0) 700 27,153 $2.00 $2.00 1962 10/11/21 12/15/21 WS21225772MR LSE 72 LD 4533AveColbath#2 91423 4533 Colbath Ave #2 $1,795 $1,795 1 1.00 (1 0 0 0) 700 27,153 $2.00 $2.00 1962 10/11/21 12/3/21 WS21225794MR LSE16151413121110987654321 29

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FINANCIAL OVERVIEW4 31

TENANT ROSTER # Tenant Address Type Rent / Mo 1 Bar 14649 Ventura Blvd, Sherman Oaks, CA Retail $14,722.00 2 Dry Cleaner 14645 Ventura Blvd, Sherman Oaks, CA Retail $15,000.00* 3 Nail Spa 14643 Ventura Ventura Blvd, Sherman Oaks, CA Retail $1,574.00 4 Resi Apt 14643 1/2 Ventura Ventura Blvd, Sherman Oaks, CA Residential $1,030.00 5 Helens Salon 14641 Ventura Ventura Blvd, Sherman Oaks, CA Retail $1,800.00 6 Resi Apt 14641 1/2 Ventura Ventura Blvd, Sherman Oaks, CA Residential $1,030.00 7 Blends Barber 14639 Ventura Ventura Blvd, Sherman Oaks, CA Retail $1,600.00 8 Computer store 14635 Ventura Ventura Blvd, Sherman Oaks, CA Retail $4,500.00 9 1of 4 unit 14624 Moorpark St, Sherman Oaks, CA Residential $1,177.00 10 2 of 4 unit 14624 1/2 Moorpark Moorpark St, Sherman Oaks, CA Residential $951.00 11 3of 4 unit 14622 Moorpark Moorpark St, Sherman Oaks, CA Residential $987.00 12 4 of 4 unit 14620 Moorpark Moorpark St, Sherman Oaks, CA Residential $770.00 13 - Parking lot Income Parking $900.00 Gross Current Monthly Income Residentail, Retail & Parking $46,041.00 Note: All rental payments are month-to-month. * The dry cleaner tenant is currently paying 50% of base rent due to an agreed upon COVID impact rent reduction by the landlord. 32

ESTIMATED INCOME & EXPENSES 14645-14649 VENTURA BLVD SHERMAN OAKS, CA 91403 Los Angeles - CA, Retail Current (2022) 2021 2020 2019 INCOME Base Rent - Apartments $71,340.00 N/A N/A N/A Base Rent - Retail $380,352.00 $141,790.80 $144,628.00 $162,827.60 Parking Income $10,800.00 $8,096.40 $7,196.80 $10,034.00 Expense Reimbursement $20,621.60 $47,748.00 $44,564.80 $48,716.80 Percentage Rent $4,013.60 $9,549.60 $3,114.00 $4,982.40 Other Income $1,937.60 $12,110.00 $9,757.20 $9,688.00 Effective Gross Income $489,064.80 $219,294.80 $209,260.80 $236,248.80 OPERATING EXPENSES Real Estate Taxes $53,998.00 $23,804.80 $21,590.40 $22,005.60 Property Insurance $2,768.00 $4,221.20 $3,806.00 $3,183.20 CAM $38,475.20 $55,083.20 $65,947.60 $64,909.60 Management Fees $3,598.40 $6,712.40 $6,297.20 $7,681.20 Total Operating Expenses $98,839.60 $89,821.60 $97,641.20 $97,779.60 Net Operating Income $390,225.20 $129,473.20 $111,619.60 $138,469.20 33

PROFORMA Los Angeles - CA, Retail 2023 2024 2025 INCOME Base Rent - Apartments $142,000.00 $146,260.00 $150,647.80 Base Rent - Retail $468,000.00 $482,040.00 $496,501.20 Parking Income $11,124.00 $11,457.72 $11,801.45 Expense Reimbursement $21,240.25 $21,877.46 $22,533.78 Percentage Rent $4,134.01 $4,258.03 $4,385.77 Other Income $1,995.73 $2,055.60 $2,117.27 Effective Gross Income $648,493.98 $667,948.80 $687,987.27 OPERATING EXPENSES Real Estate Taxes $55,617.94 $57,286.48 $59,005.07 Property Insurance $2,851.04 $2,936.57 $3,024.67 CAM $39,629.46 $40,818.34 $42,042.89 Management Fees $3,706.35 $3,817.54 $3,932.07 Total Operating Expenses $101,804.79 $104,858.93 $108,004.70 Net Operating Income $546,689.20 $563,089.87 $579,982.57 14645-14649 VENTURA BLVD SHERMAN OAKS, CA 91403 34

23975 Park Sorrento #110, CalabaSaS, Ca 91302 14635 - 14649 VENTURA BLVD 14620 MOORPARK ST SHERMAN OAKS CA 91403 INVESTMENT SALE CONTACT Steve Sax Broker P: 818-912-0999 | F: stevenmsax@gmail.com818.380.5101CADRE#01444098