BARRY BRAM, CCIM, LEED APPrincipalbbram@tricommercial.comDir: 415.268.2231Cell: 415.516.3313DRE# 00639738

FOR SALE

570-580 BUSH STREETSAN FRANCISCO

Investment Opportunity

The Confidential Material and Information in this Offering Memorandum (collectively “Information”) have been obtained from sources deemed reliable. This Information is for your use only in determining your interest in pursuing negotiation to potentially acquire 570-580 Bush Street, San Francisco, California “Property”) and owned by Seller (“Seller”). It contains selected summary information pertaining to the Property, and has been prepared by the Seller and Seller’s authorized consultant. TRI Commercial Real Estate Services, Inc. (“Exclusive Listing Broker”) has not made any investigation and does not warrant or represent the accuracy of such information. Although the information contained herein has been carefully compiled, the Seller makes no guarantee, representation or warranty of the accuracy or completeness of any information. Buyer shall only rely on its own independent estimates of construction costs and proforma income and expenses before any decision is made to invest in the Property.

This Confidential Material is for informational use only and under no circumstances whatsoever is deemed to be a contract, memorandum or any other form of binding commitment.

The Seller is selling the Property in “AS IS” and “WHERE IS” condition with “All FAULTS” in the broadest sense of that term, without any representations or warranties. Buyer, or Buyer’s agent, shall be given a reasonable opportunity to inspect and investigate the Property and its improvements. Receipt of this Information by Buyer does not entitle Buyer to rely on the Seller or its employees, contractors or agents, for any purpose, including, without limitation (1) the adequacy and physical condition of the Property; (2) the suitability of the Property for any particular purpose; (3) the condition of soils, geology and hydrology; (4) the existence or adequacy of utilities serving the Property; (5) the zoning or legal status of the Property; (6) the compliance of the Property with any environmental protection, pollution or land use laws, rules, regulations, orders or requirements; and (7) the condition of title and the nature and status of any condition, covenant, encumbrance, license, lease, lien, restriction, reservation, right of redemption, right-of-way and any other matter affecting title.

The Seller reserves the right to withdraw the offering of the Property without notice, to reject all offers, and to accept any offer without regard to the relative price and terms of any other offer. Neither the prospective Buyer nor Seller shall be bound until full execution of the contract of purchase and sale, which contract shall supersede prior discussions and constitute the sole agreement of the parties. Prospective Buyers shall be responsible for their costs and expenses of investigating the Property without reimbursement.

Buyer shall submit any expressions of interest and/or offers to purchase the Property to the Seller, only through Seller’s exclusive listing advisor, TRI Commercial Real Estate Services, Inc.

By acknowledgment of your receipt of this Information, you agree that the information and its contents are confidential; that you will hold and treat it in the strictest of confidence; that you will not directly disclose or permit anyone to disclose this presentation or its contents to any other person, firm or entity without prior written authorization of the Seller; and that you will not use or permit to be used this Information or its contents in any manner detrimental to the interest of Seller. Photocopying or duplication is strictly prohibited. If you do not wish to pursue negotiations leading to this acquisition, kindly return this Information to Seller’s exclusive listing broker, TRI Commercial Real Estate Services, Inc.

DISCLAIMER & CONFIDENTIALITY

The information in this document was obtained from sources we deem reliable; however, no warranty or representation, expressed or implied, is made as to the accuracy of the information contained herein.

THE PROPERTY & THE OPPORTUNITY

THE LOCATION

570-580 Bush Street is a 5-unit condominium building located just ½ block from the entrance gate to Chinatown, on the north side of Union Square. This classic 1992 concrete building consists of four residential condos over one street-level commercial condo. Three of the residential condos are 1BD/1BA units and the top-level unit is a dramatic 2BD/2BA penthouse with balconies and all units have access to a large expanded roof deck. Every unit is accessed by elevator with the top floor unit having direct interior access to the interior of the unit.

The Property offers an investor the opportunity to purchase a high end residential income building without rent control, while also retaining the opportunity to occupy for themselves one of the 1BD/1BA units, or even the top floor penthouse unit and retain the income from the other 4 units.

The finishes in each unit are top of the line and reflect details deserving of these high-end quality residential condominiums. Please see photos of finishes, including marble counters, copper trim details, Samsung appliances, Fisher Paykel dishwashers, and Italian Chihuly light fixture in the Penthouse. Additionally, a security and alarm system exists throughout.

The Property includes a 3 car garage off of Emma Street, accessed off of Stockton Street.

The ground floor commercial unit is vacant, but the Seller has offers to lease from established restaurant operators at market rent. Most of the restaurant infrastructure is in place including a commercial-grade cooking hood, and ADA bathroom.

In addition, an investor has the option of selling individual parcels because each condo including the ground floor retail, have been separately mapped. No HOA however, has been triggered yet.

PROPERTY PROFILE

The location is ideally centralized. It is ½ block from Grant Street and the entrance to Chinatown; it is 2 blocks from Union Square, Nike, Apple, Campton Place; and a short walk to top restaurants and the Theatre District. It is across the Street from Sutter Stockton Garage among other nearby parking. The Building boasts perfect scores of 100 for both Walkability (Walker’ s Paradise) and Public Transportation Access (Rider’ s Paradise) according to walkscore.com.

Enjoy the food, culture and dynamic surroundings of the area, while capitalizing on the highest demand location for residential high-end living.

The information in this document was obtained from sources we deem reliable; however, no warranty or representation, expressed or implied, is made as to the accuracy of the information contained herein.

Address:570-580 Bush Street,

San Francisco, CA 94108

Property Type: CommercialProperty: Bush CondosYear Built: 1992Lot Size: 2,567 SFAPN: 0271/051 - 55

Price: $6,500,000Price/RSF: $1,143Bldg SF (per Costar): 6,941 SFRSF: 5,685 SFFloors: 4Tenant (includes garage unit): 6

Gross Operating Income: $410,476

Total Annual Expenses (25%): ($102,121)

Cap Rate (Year 2): 4.62%GRM (Year 2): 15.83

Down Payment (35%): $2,275,000

Type Debt Term Amortization Rate Payment DCRFixed $4,225,000 10 years 25 years 4.0% $22,301 1.12

Gross Potential Rent $410,476

- Less: Vacancy (1.5%) ($8,210)

Effective Gross Income $402,266

- Less: Expenses ($102,121)

Net Operating Income $300,145

- Debt Service ($267,613)

Net Cash Flow after Debt Service $32,532

+ Principal Reduction $100,441

Total Return (5.84%) $132,972

ANNUALIZED INCOME (PROFORMA)

FINANCIALS

INVESTMENT DETAILS

PROPERTY

PURCHASE INFORMATION

INCOME EXPENSE (PROFORMA)

FINANCIAL INFORMATION

FINANCING SUMMARY (SAMPLE)

The information in this document was obtained from sources we deem reliable; however, no warranty or representation, expressed or implied, is made as to the accuracy of the information contained herein.TRI Commercial Real Estate Services, Inc. 71 Stevenson Street, Suite 1450, San Francisco, CA 94105

Note: All analyses based on Year 2 stabilized numbers

Year 1 Year 2* Year 3 Year 4 Year 5Gross Scheduled Income $398,520 $410,476 $422,790 $435,474 $448,538 Turnover Vacancy ($7,970) ($8,210) ($8,456) ($8,709) ($8,971) Total Operating Expenses ($99,630) ($102,121) ($104,674) ($107,291) ($109,973)

Net Operating Income $290,920 $300,145 $309,660 $319,473 $329,594 Loan Payment ($267,613) ($267,613) ($267,613) ($267,613) ($267,613)

Net Cash Flow (b/t)* $23,306 $32,532 $42,047 $51,860 $61,981 Cash-on-Cash Return b/t* 1.00% 1.40% 1.81% 2.23% 2.66%

Year 6 Year 7 Year 8 Year 9 Year 10Gross Scheduled Income $461,994 $475,854 $490,129 $504,833 $519,978 Turnover Vacancy ($9,240) ($9,517) ($9,803) ($10,097) ($10,400) Total Operating Expenses ($112,722) ($115,540) ($118,429) ($121,389) ($124,424)

Net Operating Income $340,032 $350,796 $361,898 $373,347 $385,154 Loan Payment ($267,613) ($267,613) ($267,613) ($267,613) ($267,613)

Net Cash Flow (b/t)* $72,419 $83,183 $94,285 $105,734 $117,541 Cash-on-Cash Return b/t* 3.11% 3.57% 4.05% 4.54% 5.05%

FINANCIALS

The information in this document was obtained from sources we deem reliable; however, no warranty or representation, expressed or implied, is made as to the accuracy of the information contained herein.

INVESTMENT DETAILS

CASH FLOW ANALYSIS

*b/t = before taxesNote: All analyses based on Year 2 stabilized numbers

Floor Unit Tenant Start Date Exp. Date RSF** $/SF/Mo $/Mo Annualized

Rent

Ground Commercial Vacant* Jan 1, 2020 Dec 31, 2030 1,735 $6 $10,410 $124,920

2nd 201 Vacant* Oct 1, 2019 Dec 31, 2024 650 $6.92 $4,500 $54,000

3rd 301 Leased Mar 1, 2019 Dec 31, 2024 700 $6.29 $4,400 $52,800

3rd 302 Leased Sept 10, 2019 Dec 31, 2024 700 $5.29 $3,700 $44,400

4th 401 Vacant* Jan 1, 2020 Dec 31, 2024 1,400 $6.79 $9,500 $114,000

2nd Parking 3 Spaces* Jan 1, 2020 Dec 31, 2024 500 $1.46 $1,200 $8,400

TOTAL5,685

(Includinggarage)

FINANCIALS

The information in this document was obtained from sources we deem reliable; however, no warranty or representation, expressed or implied, is made as to the accuracy of the information contained herein.

INVESTMENT DETAILS

LEASE RENT ROLL

*Lease terms and rents per proforma**The square footages are approximations only and include some common areas in addition to interior unit space, and may differ slightly from the survey square footages.

COMPARABLES

The information in this document was obtained from sources we deem reliable; however, no warranty or representation, expressed or implied, is made as to the accuracy of the information contained herein.

ACTIVE CONDO SALES COMPS CLOSED CONDO SALES COMPS

CLOSED690 Market Street #203$989,000Sq.Ft. - 1,320$/Sq.Ft. - $749

ACTIVE690 Market Street #1702$1,028,850Sq.Ft. - 1,192$/Sq.Ft. - $863Year Built: 2007

CLOSED690 Market Street #1705$1,100,000Sq.Ft. - 1,050$/Sq.Ft. - $952Year Built: 2007

ACTIVE690 Market Street #1701$1,388,000Sq.Ft. - 1,372$/Sq.Ft. - $1,012Year Built: 2007

CLOSED690 Market Street #2204$1,650,000Sq.Ft. - 1,257$/Sq.Ft. - $1,126Year Built: 2007

ACTIVE690 Market Street #1601 $1,425,000Sq.Ft. - 1,382$/Sq.Ft. - $1,031Year Built: 2007

CLOSED690 Market Street #1404$2,220,000Sq.Ft. - 1,954$/Sq.Ft. - $1,126Year Built: 2007

PENDING850 Powell Street #502$1,595,000Sq.Ft. - 1,808$/Sq.Ft. - $882

COMPARABLES

The information in this document was obtained from sources we deem reliable; however, no warranty or representation, expressed or implied, is made as to the accuracy of the information contained herein.

CLOSED APARTMENT BUILDING SALES COMPS RETAIL LEASE COMPS

CLOSED845 Pine Street$12,600,000Sq.Ft. - 18,512$/Sq.Ft. - $681 Cap Rate - 4.77%$/Unit - $700,000

LEASED434-440 Post Street$70.00/NNNSq.Ft. - 2,800Sign Date - Nov. 2018Space Use - RetailLease Type - DirectFloor - First

ACTIVE245 Scott Street$2,600,000Sq.Ft. - 4,060$/Sq.Ft. - $640Cap Rate - 5%$/Unit - $650,000

PROPERTY PHOTOS

Emma Street Private Garage

Rear Street Access on Emma Street

LOCATION MAPS

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RandallJr. Museum

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76X – Weekend and Holiday service every 60 to 90 minutes to Marin Headlands 

Golden GateBridge

San Francisco Transit Map

©2017 David Wiggins and Jay Primus. The SFMTA holds an exclusive license to use and reproduce the Muni Map, in whole or in part, in any and all media, and to print, publish, display, distribute, transmit, broadcast, disseminate, market, update, alter and modify the Muni Map for any City purposes, including any purposes related to the mission of the SFMTA.

Winter-Spring 2019

TRANSIT MAP

Subject Property

NEARBY AMENITIES

Walking distance to some of San Francisco’s best restaurants, world-class shopping, best-in-class hotels, and ample public transit options.

The information in this document was obtained from sources we deem reliable; however, no warranty or representation, expressed or implied, is made as to the accuracy of the information contained herein.

The information in this document was obtained from sources we deem reliable; however, no warranty or representation, expressed or implied, is made as to the accuracy of the information contained herein.

LOCATION MAPS570-580 Bush StreetFOR SALE

INVESTMENT PROPERTY

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TRI Commercial Real Estate Services, Inc. 71 Stevenson Street, Suite 1450, San Francisco, CA 94105The information in this document was obtained from sources we deem reliable; however, no warranty or representation, expressed or implied, is made as to the accuracy of the information contained herein.

We believe that relationships are our greatest asset. At TRI Commercial, Building Great Relation-ships is more than a tagline; it’s an expression of our business plan. We build our relationships on a foundation of targeted client service and value-added information and we build them to last. Exceptional service is fundamental to our business. We measure our success on the strength of the relationship formed between agent and client. TRI has built a highly competitive and experienced team of professionals with one focus in mind: to form and maintain long-last-ing relationships.

Our agents truly value the relationship more than the transaction.

The second point of emphasis is information - timely, accurate, detailed information about the real estate market and the forces that shape it. We filter information for relevance to your spe-cific needs. Then we strive to present that information clearly and concisely. As professionals in commercial real estate our goal is to become your trusted resource for valuable information. TRI Commercial is a full-service brokerage operation handling the complete range of trans-actional business: investment and owner/user sales, leasing, tenant representation and site location. In addition to traditional brokerage services, we provide commercial and multifamily property management.

We focus exclusively on commercial properties: office, industrial, retail, apartments and land. This positions us to gather in-depth background on each prospective property and its surround-ing communities. We give you the Big Picture and put the power of informed decision making in your hands. We have a strong presence in San Francisco, Oakland, Walnut Creek, Sacra-mento and Roseville, with direct access to every major commercial market in Northern Califor-nia. Through our affiliation with CORFAC International, we also provide clients with national and international coverage.

Since 1977, we have consistently proven that we come to the table with real-time knowledge of the opportunities and challenges our clients face. Our value is providing the expertise to help you seize the opportunities, overcome the challenges and complete your transaction.

TRI Commercial: Building Great Relationships Since 1977.

ABOUT TRI COMMERCIAL

TRI Commercial Real Estate Services, Inc. 71 Stevenson Street, Suite 1450, San Francisco 94105

History of TRI Commercial

In 1977, TRI Commercial established itself as a full service real estate firm. Today, we are one of the top commercial real estate brokerage and adviso-ry companies in Northern California. That’s a history that proves TRI can adapt and thrive in almost any economic climate. Longevity aside, here are some numbers that also reflect the strength of our performance. TRI Commercial has more than 100 of Northern California’s most knowledgeable and experi-enced real estate professionals. Over 15% of TRI’s team possesses a prestigious professional designation of SIOR, CCIM or LEED AP. Such a percentage is an important indication of our dedication to providing top tier support to our clients and to the industry.

Over the past 42 years, TRI Commercial’s San Francisco office has complet-ed over $40 billion worth of commercial property leasing and sales trans-actions. TRI Commercial controls exclusive listings of office, retail, industrial, apartment and other commercial properties with a combined market value of over $200,000,000.

That kind of volume doesn’t happen by accident or by luck. We consistent-ly respond to the market opportunities that expand our reach throughout the region. We have a very strong presence in San Francisco, San Mateo, South Bay, Oakland/East Bay and Sacramento/Roseville, with direct access to every major commercial market throughout California, as well as nationwide market accessibility through our CORFAC membership. TRI Commercial has substantial employee stock ownership, which creates an involvement and an attitude that accounts for an unparalleled retention of personnel and an en-vironment and set of values that can only come from ownership. We attract the best people and they stay.

TRI Commercial’s leasing and sales specialists combine an innovative spirit with an uncompromising dedication to serving their clients’ needs. Backed by a fully staffed market research department, TRI’s agents use custom designed computer programs to provide clients with the specific information they need to make informed real estate decisions. Client’s benefit from this technological support and from TRI Commercial’s sophisticated negotiating skills and vast professional experience. Through our affiliation with CORFAC International we also provide clients with national and international coverage. Corporate Facility Advisors - CORFAC International is an organization of privately held commercial real estate firms serving 140 major markets in the Americas and internationally.

TRI Commercial serves all the major commercial disciplines including office, retail, industrial, multi-family and land. We provide a powerful range of real estate resources beyond sales and leasing, including investment, develop-ment, advisory and property management.

About CORFAC

CORFAC International is a network of independently owned entrepreneur-ial firms and affiliates in individual markets. Established in 1989 as a non-profit association, the organiza-tion invites firms to join the network based on geographic markets and the ability of the firm to respond to the requirements of clients and col-leagues for services.

CORFAC boasts one of the highest percentages of SIOR designees, CRE designees, Certified Commercial Investment Managers (CCIM), and Certified Property Managers (CPM) of any network.

Through the trust, respect and spe-cial relationships of the individuals belonging to CORFAC, the network is able to provide quality resources, education, and information sharing, resulting in learning from each other in ways, not always individually pos-sible, to serve clients in an effective, sustaining, and mutually rewarding manner.

One of the key success factors for CORFAC is the participation and in-volvement of member firms in com-mittees, including Communications, Conferences, Education, Internation-al, Long Range Planning, Member-ship, Referrals, and Technology.

TRI Commercial is represented on the Board of Directors and Executive Committee of CORFAC.

San Francisco 415-268-2200Roseville 916-677-8000Sacramento 916-669-4500Rocklin 916-960-5700Oakland 510-622-8466Walnut Creek 925-296-3300

TRI COMMERCIALA FULL SERVICE REAL ESTATE COMPANY