Desert Broadcasters, LLC KGX-AM, 920 kHz, Palm Springs, CA

KWXY-AM, 1340 kHz, Cathedral City, CA K256CU, 99.1 MHz (KGX)

K222DA, 92.3 MHz (KWXY)

Serving the Palm Springs, California Market Nielsen/Arbitron Rank #130

12+ Population: 373,700 BIA/Kelsey – 2016 Rank #132

Population 428,800

Offered at $875,000

February, 2019

EXECUTIVE SUMMARY

Desert Broadcasters LLC (“Desert”) is offering KKGX-AM (“KGX”) and KWXY-AM in conjunction with FM Translators K256CU which retransmits KGX, and K222DA, which retransmits KWXY.

The asking price includes the FCC licenses for the two AMs, the two FM Translators (the “Stations”) and all tangible personal property used and useable in the operations of the Stations. Also included are the two tower sites and a well-appointed office/studio building, comprising 2.7 acres in Cathedral City, and 28 acres in the city of Palm Springs.

KGX is the only station with transmitters and towers within the Palm Springs city limits. The KWXY transmission facilities are co-located with the office/studio building (“Broadcast Center”, on Dinah Shore Drive) and the KGX transmission facilities stand alone and are accessed via microwave STL.

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Terms of the Offering

Desert Broadcasters, LLC is offering the Stations and associated tangible personal property for $875,000. This is an “as-is” asset sale. Seller would consider an installment sale provided Buyer is able to make a reasonable cash downpayment at close and delivery of a fully secured promissory note, security agreement, and guaranty agreement. Buyer’s qualifications would have to be financially and operationally sound.

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Having acquired the Stations as silent, off the air facilities, and in need of relocation and refurbishment, Desert spent approximately seven months (through March, 2017) returning the Stations to their former glory. In 2017, many upgrades and modifications were performed including but certainly not limited to the following:

• Five new HVAC systems (two 5-ton and 3 split systems): $21,803

• Nautel J1000 AM1340 Main Transmitter: $15,000

• New Roof – 10-year warranty $ 5,000

• Alarm / 8-cameras / DVR security system: $ 4,500

• Exterior lighted KGX building sign: $ 4,507

• Three Optimod PC-1101 cards and Optimod 6200: $ 4,400

• Exterior Painting: $ 3,400

• 4 A/C security cages: $ 3,000

• Factory refurbished Armstrong X1000 Aux Transmitter $ 2,900

• Plus, the engineering, legal & buildout of the two FM translators

KKGX-AM (“KGX”), Palm Springs, CA

KGX-AM is a Class B facility operating on 920 kHz with power of 5kw-day (DA-2)and 1kw-nights (DA-4). The Station programs “Real Talk” targeting adults 35-64. Station programming is re-broadcast on FM Translator K256CU, 99.1 FM with 54 watts horizontal and 18 watts vertical. Both facilities are licensed to Palm Springs.

KGX-AM originally signed on in 1956 and has been Talk radio since the 1990s. Current positioning maintains that KGX’s “Real Talk” is Real People discussing Real Issues without the antagonistic outrage that has defined talk radio for the past several years. KGX also streams in HD Stereo on-line and via a mobile app as well as on the FM Cross-Service Translator.

The Translator was obtained as part of the FCC’s 250-mile modification project in 2016. Therefore, the Translator and the AM Station must stay linked for four years.

KWXY-AM, Cathedral City, CA

KWXY-AM is a Class C facility operating on 1340 kHz with power of 1kw (ND) day and night. The Station programs “Relaxing Music” targeting adults 50+. Station programming is re-broadcast on FM Translator K222DA, 92.3 FM with 60 watts horizontal and vertical. Both facilities are licensed to Cathedral City.

KWXY originally signed on in 1964 from the Dinah Shore site. After previous iterations, the Station is now relocated back to the same site at the same frequency, but with a 4X increase in power. Due to shuffling of formats under previous ownership, the KWXY “good music” format disappeared for awhile, but it is now once again serving fans with its unique Relaxing Music. Programming is also streamed in HD Stereo on-line and via a mobile app. The FM Translator is part of the FCC’s 2017 Auction 99 therefore the Translator and the AM Station must stay linked perpetually.

Both FM Translators are co-located in Building Q on Edom Hill; the original site of KWXY-FM and KDES-FM.

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Real Estate

The Broadcast Center

Broadcast Center is located at 68-700 Dinah Shore Drive in Cathedral City. The building houses the combined office/studio complex for both Stations, the transmitter facilities for KWXY, and the STL transmission facilities for KGX. Broadcast Center is a recognized fixture of the Palm Springs/Cathedral City area, with highly visible street frontage.

In addition to the approximate 2,400 square foot Office/Studio building, there is a multi-purpose tower owned by American Tower. The KWXY folded unipole antenna is situated on the America Tower facility. Also situated on the site are the transmission facilities of KCOD-AM, licensed to College of the Desert, which provides $325/month in rental income.

In a mutually beneficial arrangement KWXY and KCOD share equal ownership in the folded dipole antenna and diplexer. In the unlikely event KCOD should relocate, the College will relinquish its ownership share. Likewise, in the unlikely event any successor owner of KWXY should relocate, that entity would relinquish its ownership share.

A new owner can continue to operate from the Broadcast Center which includes the office and studio facilities and the transmission facilities for KWXY and the STL transmission facilities for KGX.

KGX Transmission Site (Vista Chino)

Programming generated in the KGX studios is delivered to the KGX transmission facilities located on approximately twenty-eight acres in Palm Springs adjacent to Gene Autry Trail at Vista Chino, via microwave STL.

Enhancements at the KGX site include a 35kw back up generator and an emergency studio as well as engineering storage and work space. The transmission area is enclosed in copper shielding. The Station’s four towers are situated on the land, as is the

building. Access to the site is easily accomplished from a residential cul-de-sac through a locked perimeter fence. The entire 28-acres is enclosed within chain link fencing, and the transmitter building and generator are secured behind a second chain link fence.

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AM-FM Cross Service Translators:

K256CU: In 2016, Desert Broadcasters took advantage of the FCC’s 250-mile modification rule to acquire K256CU (99.1 MHz), and linked it to KGX-AM. This Translator operates from the local antenna farm known as Edom Hill which is arguably the best transmission point in the area. Monthly rent for the tower and the building is $625 per month with 5% annual escalators (April).

K222DA: In 2017, Desert Broadcasters participated in the first FM Cross-Service Translator filing window known as Auction 99 whereby AM stations that did not participate in the two 2016 filing windows for a 250-mile modification are able to seek a Cross Service Translator. Desert Broadcasters was the only applicant to apply for Channel 222DA (92.3 MHz). This cross service Translator is linked to KWXY-AM and its transmission site is also Edom Hill, using the same tower and building rack space as K256CU and the monthly rent is $500, with 5% annual escalators.

Both Translators are eligible for signal upgrades through approval of a minor modification application through the FCC.

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Conditional Terms of Leased Real Estate

In the event a Buyer desires to purchase only the radio station licenses, they could optionally lease Broadcast Center. The monthly lease (triple net) would be $3,500 with renewable terms and rent escalators. The monthly lease (triple net) for the Vista Chino transmitter site would be $1,500 with renewable terms and rent escalators.

In the event a Buyer desires to not lease the Broadcast Center, choosing to relocate elsewhere, Seller maintains a small transmitter building adjacent to the American Tower facilities where the transmission facilities of KWXY could be relocated. The monthly lease would be $350 (triple net). Under this arrangement, a Buyer would be responsible for relocating all operations facilities from the Broadcast Center to include the STL to the Vista Chino site for KGX.

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Technical Facilities

KGX Transmitter Site 66-999 Vista Chino

1993 Gates 5 Transmitter (Main – 5kw) 1965 Collins 820 E Transmitter (Aux – 5kw) 3 – 6’ Equipment Racks 5kw Dummy Load Broadcast Tools Site Sentinel 16 IP Remote Control Burk ARC-16 Remote Control Optimod Audio Processor Audio STL Receiver Audio STL Transmitter 1 of 2 – AM Modulation Monitors 2 of 2 – AM Modulation Monitors Hammett & Edison 4 Tower Phasing System Potomac AM-19 Antenna Monitor Marti 450 Transmitter 1 of 2 – 5-ton AC Units 2 of 2 – 5-ton AC Units Onan 35kw back-up Generator Large collection of record albums

KWXY Transmitter Site 68-700 Dinah Shore Drive

STL Antenna 6’ Anixter Mark Parabolic (on building) 2 ea. Yagi Antennae (formerly remote for 1340-AM) 3-meter Satellite Dish & LNB 6’ Parabolic STL antenna (on tower) Folded Unipole Antenna on American Tower Facility

Office/Studio Miscellaneous Broadcast Center

Netgear C7000 AC1900 Modem Tascam DR-05 Digital Recorder 7 ea. Aastra VOIP Phones Xerox Versalink Color Laser Printer HP 27” Monitor Brother Laser Printer HP Desktop Computer – Sales 1 Viewsonic 19” Monitor Compaq 6000 Computer – Sales 2 HP Windows 10 Computers - Sales 3 & 4

Viewsonic 19” Monitor

K256CU FM Translator Edom Hill

BW TX-50 FM Transmitter Kathrein-Scala CL-FM/HRM/50N / CL-FM/VRM/50N Antenna * Inovonics Internet Receiver * Optimod PC Card – Win 7 Icecast Stream Box for FM Feed * Bird 500W Dummy Load * Bird Power Meter with Various Elements * 15-hour Battery backup/filtered power supply

(* - Shared with K222DA)

K222DA FM Translator Edom Hill

Nautel VS300 FM Transmitter Kathrein-Scala CA2-FM/CP Antenna (2) PDM 60/40 Power Diverter

Master Control Broadcast Center

STL RVR 920-AM Sine Systems Silence Sensor 920-AM Belar RF Amp 1340-AM Belar Mod Monitor 1340-AM CRL Processor – For Streamer Marti RFU – Telemetry BR-10 Sage Digital Endec EAS Broadcast Tools Switcher TFT Relay Panel Google / Scott Fileserver – Rivendell FS Audio-Metrics DA-16000 Distribution Amplifier Rolls RA-63B Distribution Amplifier Sine Systems AF3 UPS Burk Tech Wireless Data Transceiver 1-Burk ARC-16 Remote Control 1340-AM Broadcast Tools VAD-4 Voice Alarms TFT AM pre-Selector [tied to next item] TFT AM Mod Monitor [tied to previous item] Burk Remote Control 920-AM

Alerting Solution Black (1-RU) Orban Optimod 6200 (KGX) 4 ea. TFT EAS Crown D-40 Amplifier Phelps Dodge – Antenna Heat Sink 2017 Nautel J-100 Transmitter (Main) 2008 Armstrong Transmitter (Backup; rebuilt in 2017) 1982 Harris Transmitter (Aux. Transmitter – 1kw output) Altronic 1kw Dummy Load 3 ea. 6’ Equipment Racks 9100B Optimod Audio Processor Audio STL Receiver Rackable systems VOIP Server Redundant 48-port Swith Netis 24-Port Gigabit Switch 3 ea. Broadcast Tools Switcher Cyber Power UPS Belar Mod Monitor 920-AM Sine Systems AFS-3 Silence Sensor 1340-AM RF Amplifier Dav-Tronics 920-AM Back Room 2 ea Sony Speakers

Miscellaneous Equipment / Gear in Engineering Room Broadcast Center

CRL AM Stereo Matrix Processor Aphex Compellor 920-AM Symetrix Compressor/Limiter 1340-AM Mosely STL Marti 450 Receiver Arrakis Console 360 Systems Controller AudioArtrs R-60 Console Sound Technology Audio Analyzer Leader Oscilloscope Heathkit Frequency Counter Digital Gettner Hybrid AEQ Swing 64553 Portable ISDN Adapter 2 ea. CRL-Sep 800 Audio Processors

KWXY Control Room (Studio “A”) Broadcast Center

2 ea. Denon CD Player 2 ea. Shure Microphones Mackie Board

HP Computer – Internet Acer 18” Monitor Audio Science Breakout Box Dell Computer – Rivendell Server w/ Audio Science Card UPS APC Smart UPS Rane Headphone Amp 2 ea. NEC 90 GX2 Gray Monitors Monoprice 4-port KVM Switch Gentner Digital Hybrid Telephone (controller) Otari MR10 Reel to Reel 2 ea. JBL Monitor speakers Control Room Studio Furniture (console furniture and Mic stands) and Half-Rack Audio Science Card Optimod PC Card 1340-AM Streamer Technics Quartz Turntable Optimod PC Card 920-AM Streamer

KGX Control Room (Studio “B”) Broadcast Center

4 ea. Shure Microphones Sennheiser Microphone Carvin Amplifier Mackie Audio Board Telos Telephone Hybrid HP Computer – Internet Computer Shure Mixer Gentner Digital Hybrid III Telephone Controller Telos 100 Digital Telephone Hybrid DBX 286S Microphone Processor Eventide Digital Delay UPS APC Studio Rane Headphone Amp Electro Voice Sentry Speakers 2 ea. 19” Sceptre Monitor 19” Acer Monitor Rolls Distribution Amp Radio Systems Control Clock Control Room and Studio Furniture w/Mic Stands Rivendell Automation System (3 Studio + 1 Server Unit) 5 Sennheiser Headphones Dell Optiflex Computer – Rivendell Audio Science Breakout Box Audio Science Card

Small Production Room (Studio “C”)

Broadcast Center

LPB Console Entire Network Production Library (boxed) Additional miscellaneous music, SFX, CD’s/Production Elements RE-20 Microphone Production Room Furniture.

Large Production Room (Studio “D”) Broadcast Center

Arrakis Console 360 Systems (rack mount) Pro-Mix Mic Mixer Telephone Gentner Digital Hybrid III (rack unit) 3 ea. RE-20 Microphones Marantz PMD-326C Sony CD-1 CD Player Panasonic Cassette Denon CD Player Carver PM120 Power Amp Production Room Furniture.

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Financial Summary:

2017 and 2018 P&L statements are attached.

Due to the startup nature of Station operations, the 2017 and 2018 fiscal years experienced certain large expenditures that are not anticipated for 2019 and beyond:

• Advertising and Promotion (TV, Direct Mail & $1,000 giveaways): $50,000 +

• Legal Fees: $28,900

• Office Equipment and Supplies: $20,000

• Contractor – Outside Services: $87,700

• FM Transmitters & Antennas : $24,000

• Repair & Maintenance: $16,681

Most of the Legal Fees and Equipment costs were associated with either acquiring the stations, returning the AM stations to the air, and putting both FM Translators on the air.

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Market Financial Considerations – Averages, Excluding Real Estate

According to BIA (2016), there are a total of 22 commercial stations in the market not including HD2 or translator signals. BIA reports a market count of 428,800 with $5.72B in retail sales and $12.6M in local radio revenue (.22%). BIA reports 15 stations with greater than a 1% share for a total combined 67.4 share points. This works out to 4.49 share points on average per reported station. Given 100 points that leaves 32.6 share points to be divided among 7 stations for an average of 4.65 share points per non reported station). Average share points per station across the board comes to 4.54. This obviously mushes together AM and FM stations but it provides a generalized image of what a “stick” in that market “could” be worth. This also assumes a certain number of stations and 100% share points. These are “averages” and should be considered a guideline only. Given annual $12.6M local radio revenue and an assumed 100 share points, the average annual radio revenue per share point becomes $126,000. Assuming 22 commercial stations in the market and 4.54 average share points, the average revenue become $47,727 per station per month and $572,040 per year with an averaged valuation of $572,040 to $715,050 at a multiple of 1.0X to 1.25X.

When comparing this to Nielsen numbers, the results are very similar: The Nielsen population is less; 373,700 and the stations reported are different. Nielsen reports 16 top-line stations for a total of 62.0 share points. This includes a three-AM cluster simulcasting Talk to be repeated on a translator (Alpha) and two HD2 feeds (KDES-HD2 and KKUU-HD2; both Alpha). Alpha has 11 full channel signals (analog and HD) plus what has to be at least three translators. For all that, they show 27.3 share points averaging 2.4 points per station (not counting translators). Nielsen reports 11 stations below the line but that includes two non-commercial entities (KCOD and KLXB). With nine stations vying for the remaining 38 points, the average there comes to 4.22 points per station.

While all “averages” sound well and good, actual experience and management ability will determine the true upside to be realized for KGX-AM and KWXY-AM. The point remains that on a mathematical basis, the prospects do look good. Now that the renovation of the Stations has been completed the stage is set for financial growth.

Recent Station Transactions

2019:

2/11/2019 KPSF (AM) 1200kHz Cathedral City Power: 5,000 watts directional (day); 1,300 watts directional (night) K265FH, 100.9 MHZ Cathedral City Power: 190 watts directional Purchase Price: $375,000 (No real estate; no electricity at leased transmitter site)

2017:

10/16/2017 K268AH, Palm Springs 101.5 MHz Seller: Educational Media Foundation Buyer: RM Broadcasting Power: 250 watts licensed (Indio Peak) Purchase Price: $200,000

2016:

10/31/2016 KVGH (FM) [currently KLXB], Bermuda Dunes 105.1 MHz Seller: S&H Broadcasting Buyer: Educational Media Foundation Power: 2.05 kw ERP Purchase Price: $1,125,000

2/25/2016 Multi-state / Multi-station Transaction Valued at $38,250,000 Per-Station Average: $869,318 Seller: Various Buyer: Alpha Media In-Market Acquisitions:

2015:

9/1/2015 KDES (FM) and KPSI (FM_ Cathedral City and Palm Springs 98.5 MHz / 100.5 MHz Seller: R&R Radio and Glen Barnett, Inc. Buyer: Alpha Media Power: 38kw ERP / 25kw ERP Purchase Price: $3,000,000

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KCLB (FM), Coachella KFSQ-AM, Thousand Palms KKUU (FM), Indio KNWQ-AM, Palm Springs

KNWZ-AM, Coachella K232CX, Desert Hot Springs K280CV, Cathedral City

Competition

According to Radio-Locator, there are 71 radio stations that may be within distant listening range of Palm Springs, California. For purposes of this presentation, certain stations have been removed: non-commercial, signals that are reported as “weak”, and those that are greater than 40 miles distant and considered not relevant in the market.

A complete list of all stations relevant or otherwise can be found at www.radiolocator.com

Perhaps a better analysis of competition within the market can be found at www.stationratings.com

As can be seen from the Nielsen/Arbitron rankings, not all stations within the market subscribe to the rating service. As a result, only the subscribing stations are reported with an approximate 62 share points (12+). Those that remain “below the line” are shown but not necessarilly in ranked order. The good news is, of course, that out of a total of 26 stations 10 non-reported entities get to share an assumed 38 share points.

Market Analysis:Palm Springs, California Nielsen Market Rank #132 Source: www.radiolocator.com

Call Sign Freq. Dist./Signal City Format

KKUU 92.7 FM Indio, CA Hip Hop

K227BX (KVLA 93.3 FM Palm Springs, CA Public Radio

KCLB 93.7 FM Coachella, CA Rock

K232CX (KNWQ-AM 94.3 FM Desert Hot Springs, CA News/Talk

KLOB 94.7 FM Thousand Palms, CA Spanish Pop

KJJZ 95.9 FM Indian Wells, CA Adult Contemporary

KUNA 96.7 FM La Quinta, CA Regional Mexican

KRCK 97.7 FM Mecca, CA Top-40

KDES 98.5 FM Cathedral City, CA Country

K256CU (KGX-AM) 99.1 FM Palm Springs, CA Talk

KMRJ 99.5 FM Rancho Mirage, CA Urban Contemporary

KPSI 100.5 FM Palm Springs, CA Hot AC

K265FH (KPSF-AM) 100.9 FM Cathedral City, CA Business News

KRHQ 102.3 FM Indio, CA Classic Rock

K274DA (KXPS-AM) 102.7 FM Thousand Palms, CA Sports

KEZN 103.1 FM Palm Desert, CA Adult Contemporary

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Nielsen/Arbitron Rankings Palm Springs MarketRank #130 Population: 373,700 (12+) Source: stationratings.com

K280CV (KKUU) 103.9 FM Cathedral City, CA Hip Hop

KHCV 104.3 FM Mecca, CA Adult Contemporary

KXRS (CP) 105.5 FM Hemet, CA Regional Mexican

KPLM 106.1 FM Palm Springs, CA Country

K293CL (KVGH-AM) 106.5 FM Thousand Palms, CA Classic Hits

KDGL 106.9 FM Yucca Valley, CA Classic Hits

K297BO (KDES) 107.3 FM Palm Springs, CA Country

KKGX 920 AM Palm Springs, CA Talk

KXPS 1010 AM Thousand Palms, CA Sports

KNWQ 1140 AM Palm Springs, CA News/Talk

KPSF 1200 AM Cathedral City, CA Business News

KVGH 1270 AM Thousand Palms, CA Classic Hits

KWXY 1340 AM Cathedral City, CA Easy Listening

KCOD 1450 AM Palm Springs, CA Variety

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Station Format Owner Spr 17 Fall 17 Spr 18 Fall 18

KKUU-FM Top 40/R Alpha 7.3 6.9 8.7 9.0

KUNA-FM Regional Mexican Gulf-California 8.9 6.9 5.9 8.3

KLOB-FM Spanish Adult Hits Entravision 6.0 6.4 7.1 6.6

KPSI-FM Hot AC Alpha 5.3 4.9 5.2 6.3

KPLM-FM Country Marker 3.7 4.9 4.0 4.1

KNWZ-AM Talk Alpha 4.1 3.9 3.3 3.9

KCLB-FM Rock Alpha 2.5 3.9 3.5 3.4

KMRJ-FM Rhythmic AC Marker 3.2 3.6 4.5 3.4

KPST-FM Regional Mexican Entravision 4.6 4.1 3.1 3.4

KUSC-FM Classical USC -- -- -- 3.4

KCRW-FM Variety Santa Monica CC -- -- -- 2.7

KDES-FM HD2 Adult Standards Alpha 3.2 3.9 2.6 2.4

Non-subscribing stations (not included in publicly-released ratings results).

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KDGL-FM Classic Hits Alpha 2.8 3.1 2.6 2.2

KJJZ-FM AC Marker 2.3 2.8 2.1 2.2

KQPS-FM AC Entercom 3.2 2.3 1.9 1.9

KRHQ-FM Classic Rock Marker 2.8 2.6 2.1 1.9

KDES-FM Country Alpha 2.1 1.8 3.3 1.2

KJJZ-FM HD2 Alternative Marker -- -- 0.9 1.0

KVLA-FM Variety Pasadena CC -- -- -- 1.0

KFI-AM Talk iHeartMedia 0.7 0.5 0.9 0.5

KCOD-AM Variety Desert Community College District

KESQ-AM Regional Mexican News-Press & Gazette Co.

KHCV-FM Soft AC Sunnylands Broadcasting LLC

KKCM-FM Country Copper Mountain Broadcasting Company

KGX-AM News/Talk Desert Broadcasters LLC

KPSF-AM Business News CRC Broadcasting Co., Inc.

KRCK-FM CHR Royce International Broadcasting Corp.

KVGH-AM Classic Hits Sunnylands Broadcasting LLC

KWXY-AM Easy Listening Desert Broadcasters LLC

KXPS-AM Sports CRC Broadcasting Co., Inc.

Technical Information and Coverage KGX-AM, 920 kHz – Day

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KGX-AM, 920 kHz – Night

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K256CU, 99.1 MHz

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KWXY-AM, 1340 kHz – Day

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K222DA, 92.3 MHz

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Photo Gallery:

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Broadcast Center – Dinah Shore Site

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KCOD Transmission Facilities

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Front of Broadcast Center

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Transmission Facilities 1340-AM

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Transmission Area 1340-AM

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Engineering and Storage

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5kw Main

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Processing

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General Manager

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5kw Backup

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Sales Manager

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Vista Chino Transmitter Site 920-AM

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Lobby

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Onan Generator

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Lobby Reverse Angle

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Production One

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Studio One - KGX

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Studio Two - KWXY

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Sales Desks

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Sales Reverse View

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Promotional Material / Media Kit

Brochure at: www.920kgx.com/images/KGX-KWXY-brochure.pdf Listen Live at: www.920kgx.com Listen Live at: www.kwxy.com

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Production Two

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Vacant Office Space

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