c of l angeles building departmentand safety …

City of Los AngelesBOARD OFBUILDING AND SAFETY

COMMISSIONERSDEPARTMENT OF

BUILDING AND SAFETY201 NORTH FIGUEROA STREET

LOS ANGELES, CA90012

CALIFORNIA

MVAN AMBATIELOS

PRESIDENTlit?

E. FELICIA BRANNON RAYMOND S. CHAN, C.E., S.E.GENERAL MANAGERVICE PRESIDENT

ERIC GARCETTI MAYOR FRANK BUSH

EXECUTIVE OFFICERJOSELYN GEAGA-ROSENTHAL

GEORGE HOVAGUIMIAN JAVIER NUNEZ

June 08, 2015 Council District: # 1

Honorable Council of the City of Los Angeles Room 395, City Hall

JOB ADDRESS: 701 NORTH CYPRESS AVENUE, LOS ANGELES, CA ASSESSORS PARCEL NO. (APN): 5453-020-028

On September 21, 2010, pursuant to Section 98.0402(e) of the Los Angeles Municipal Code (“L.A.M.C”), the Department of Building and Safety (the “Department”) performed annual inspections on vehicle repair facilities located at: 701 North Cypress Avenue, Los Angeles, California (the “Property”). The property owner was given notice of the unpaid annual inspection fees on the property as follows:

AmountDescriptionAnnual Inspection Fee System Development Surcharge Title Report fee

Grand Total

$ 457.0027.4242,00

$ 526.42

Pursuant to the authority granted by Section 7.35.3 of the Los Angeles Administrative Code, it is proposed a lien for a total sum of S526.42 be recorded against the property. It is requested that the Honorable City Council of the City of Los Angeles (the “City Council”) designate the time and place protest can be heard concerning this matter, as set forth in Sections 7.35.3 and 7.35.5 of the Los Angeles Administrative Code.

It is further requested that the City Council instruct the Department to deposit to Dept 08, Fund 48R, Balance Sheet Account 2200, any payment received against this lien in the amount of $526.42 on the referenced property. A copy of the title report which includes a full legal description of the property is attached as Exhibit A. A list of all the names and addresses of owners and all interested parties entitled to notice is included (Exhibit B). Also attached is a report which includes the current fair market value of the property including all encumbrances of record on the property as of the date of the report (Exhibit C).

DEPARTMENT OF BUILDING AND SAFETY

.esource Management BureauATTEST: HOLLY WOLCOTT, CITY CLERK

Lien confirmed by City Council on:

BY:DEPUTY

EXHIBIT A

ate SolutionsIntuitive Beal E Vi

5711 W SLAUSONAVE., SUITE 170 CULVER CITY, G4 90250

POone 310-649-2020 310-649-0030 Fax

Property Title Report

Work Order No. Til531 Dated as of: 05/21/2015

Preparedfor: City of Los Angeles

SCHEDULE A(Reported Property Information)

APNU: 5453-020-028

Property Address: 701 N CYPRESS AVE City: Los Angeles County: Los Angeles

VESTING IN FORMA TIONType of Document: Grant DeedGrantee: Enrique Villanueva and Ramona Villanueva, husband and wife as joint tenants Grantor: Jong Yul Chang and Yon Hi Chang, husband and wife as joint tenants Deed Date: 5/5/2005 InstrNo. : 05 1211388

Recorded: 5/24/2005

MAILING ADDRESS: Enrique Villanueva and Ramona Villanueva 701 CYPRESS AVE LOS ANGELES CA 90065

MAILING ADDRESS: Enrique Villanueva and Ramona Villanueva 3700 Wilshire Boulevard # 102, Los Angeles, CA 90010

SCHEDULE BLEGAL DESCRIPTIONThe following described property:

Situate in the City of Los Angeles, County of Los Angeles, State of California, described as follows: Lots 24, 25, 26 and 27 in Block 5, of Mitchell and Embody's Subdivision of the Bennington Tract, in the City of Los Angeles, County of Los Angeles, State of California, as per map recorded in Book 23, Page 15, Miscellaneous records, in the office of the county recorder of said county. Except therefrom the northeasterly 60 feet (measured along the northwest line of Lot 24) of Lots 24, 25, 26 and 27.

Assessor’s Parcel No: 5453-020-028

INTUITIVE REAL ESTA TE SOLUTIONS5711 W. SLAUSONAVE., SUITE 170

CULVER CITY, CA 90230 Phone 310-649-2020 310-649-0030 Fax

Work Order No. T11531SCHEDULE B (Continued)

MOR TGA GES/LIENSType of Document: A deed of trust to secure an indebtedness in the amount shown below, and any other obligations secured thereby Amount: $225,000.00 Dated: 3/16/2006Trustor: Enrique Villanueva and Ramona Villanueva Trustee : East West Investment Inc., a California Corporation Beneficiary: East West Bank Recorded: 4/20/2006 InstrNo. : 06 0866028

MAILING ADDRESS: East West Investment Inc., a California Corporation - 415 Huntington Drive. San Marino, CA 91108.

MA ILING ADDRESS: East West Bank - Branch Commercial Real Estate, 135 N. Los Robles, Suite 100, Pasadena, CA 91101.

Type of Document: A claim of lien for the amount shown and any other amounts due. Claimant: Department of Building and Safety> Financial Services Division Recorded: 2/25/2011 InstrNo. : 20110304976

Mailing Address: Department of Building and Safety Financial Services Division, 201 N. Figueroa St. 9th Floor Los Angeles, CA 90012

Mailing Address: Enrique And Ramona Villanueva, 701 Cypress Ave Los Angeles CA, 90065

Type of Document: Notice of Power to Sell Tax-Defaulted PropertyNonpayment of delinquent taxes in the amount of $1,559.53for the fiscal year 2009-2010,

Recorded on 8/16/2013,Default Number 5453 020 028. Instrument No. 20131205663

Mailing Address: Treasurer and Tax Collector of Los Angeles County, Secured Property Tax Division Tax Defaulted Land Unit 225 No. Hill Street, RM130 Los Angeles, CA 90012

Mailing Address: Enrique And Ramona Villanueva, 701 Cypress Ave Los Angeles CA, 90065-1101

2 | P a g e

5/24/05i

2/RECORDING REQUESTED BY

05 1211388i%AND WHEN RECORDED MAIL TO:i

%ENRIQUE VILLANUEVA MONA VILLANUEVA \

fo 6oi(W,^ ^ 'T, <$-7o0 wvVti'\XY'-*-'M,

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.Space Above This Line for Recorder's Use OnlyEscrow No.: 7329-KKA.P.N.: 5453-020-028,025 Order No.: 1828220(60)

GRANT DEED

/f L.A. COUNTY SO

THE UNDERSIGNED GRANTOR(s) DECLARER) THAT DOCUMENTARY TRANSFER TAX IS: COUNTY $148.50 & CITY $607.50 i^j computed on full value of property conveyed, or

; [ j computed on full value less value of liens or encumbrances remaining at time of sale,unincorporated area; [ ) City of LOS ANGELES . and

L.A. CITY 44

l ]

FOR A VALUABLE CONSIDERATION, Receipt of which is hereby acknowledged,JONG YUL CHANG AND YON HI CHANG, HUSBAND AND WIFE AS JOINT TENANTS

hereby GRANTfS) to ENRIQUE VILLANUEVA AND RAMONA VILLANUEVA, HUSBAND AND WIFE AS JOINT TENANTS

the following described property in the City of LOS ANGELES, County of Los Angeles State of California;

See Exhibit "A" attached hereto and made a part hereof.

($4 HI CHANG nJONG Y

Document Date: Mav 5, 2005

STATE OF CALIFORNIA. /?COUNTY OF L-pS /)SS

)fore meOn

Tpersonally appeared >ryyi

personally known to me (improved and acknowledged to me tiny the person(s) or the entity upo

WITNESS my hand and oui«i

me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/ift subscribed to the within instrument c/they executed the same in his/her/iheir authorized capacity(ies) and that by his/her/their signature(s) on the instrument

n tfehalf of which the pcrson(s) acted, executed the instrument.

Signature

This area for official notarial seal.

rT“ KY0UNG KEUN KIM 'COMM. #1345654 Q

NOTARY PUBLIC - CALIFORNIA LOS ANGELES COUNTY ”

My Comm. Expires March 7,2006 j..." u u V

Ofc;0

J

Mail Tax Statements to: SAME AS ABOVE or Address Noted Below

I

A

■bPJTfcECORbATION REQUESTED BY:

East West Bank Branch Commercial Real Estate 135 N. Los Robles, Suite 100 Pasadena, CA 91101

..W

086602806WHEN RECORDED MAIL TO:

East West Bank Branch Commercial Real Estate 135 N. Los Robles, Suite 100 Pasadena, CA 91101

ie PirnH1^ FOR RECORDER'S USE ONLY

DEED OF TRUSTTHIS DEED OF TRUST is dated March 16, 2006, among ENRIQUE VILLANUEVA AND RAMONA VILLANUEVA, HUSBAND AND WIFE, AS JOINT TENANTS. I "Trustor"); East West Bank, whose address Is Branch Commercial Real Estate, 135 N. Los Robles, Suite 100, Pasadena, CA 91101 (referred to below sometimes as

Lender” and sometimes as "Beneficiary"); and EAST WEST INVESTMENT INC., A CALIFORNIA CORPORATION, whose address is 415 HUNTINGTON DRIVE, SAN MARINO, CA 91108 (referred to below as "Trustee").CONVEYANCE AND GRANT. For valuable consideration. Trustor irrevocably grants, transfers and assigns to Trustee in trust, with power of sale, for the benefit of Lender as Beneficiary, ail of Trustor's right, title, and Interest in and to the following described real property, together with ell existing or subsequently erected or affixed buildings, improvements and fixtures; all easements, rights of way, and appurtenances; all water, water rights and ditch rights [including stock in utilities with ditch or irrigation rights); and all other rights, royalties, and profits relating to the real property, including/without limitation all minerals, oil, gas, geothermal and similar matters, (the "Real Property") located in LOS ANGELES County, State of California:

See EXHIBIT ”A", which is attached to this Deed of Trust and made a part of this Deed of Trust as if fully set forth herein.

The Real Property or its address is commonly known as 701-703 CYPRESS AVE, LOS ANGELES, CA 90065. The Assessor's Parcel Number for the Real Property is 5453-020-025. 5453-020-028.Trustor presently assigns to Lender (also known as Beneficiary in this Deed of Trust) all of Trustor's right, title, and interest in and to all present and future leases of the Property and all Rents from the Property. This is an absolute assignment of Rents made in connection with an obligation secured by real property pursuant to California Civil Code Section 2938. In addition. Trustor grants to Lender a Uniform Commercial Code security interest in the Personal Property and Rents.THIS DEED OF TRUST, INCLUDING THE ASSIGNMENT OF RENTS AND THE SECURITY INTEREST IN THE RENTS AND PERSONAL PROPERTY, IS GIVEN TO SECURE LA) PAYMENT OF THE INDEBTEDNESS AND IB) PERFORMANCE OF ANY AND ALL OBLIGATIONS OF THE TRUSTOR UNDER THE NOTE, THE RELATED DOCUMENTS, AND THIS DEED OF TRUST. THIS OEED OF TRUST IS GIVEN AND ACCEPTED ON THE FOLLOWING TERMS:

PAYMENT AND PERFORMANCE. Except as otherwise provided in this Deed of Trust, Trustor shall pay to Lender all amounts secured by this Deed of Trust as they become due, and shall strictly and in a timely manner perform all of Trustor's obligations under the Note, this Deed of Trust, and the Related Documents.POSSESSION AND MAINTENANCE OF THE PROPERTY. Trustor agrees that Trustor's possession and use of the Property shall be governed by the following provisions:

Possession and Use. Until the occurrence of an Event of Default, Trustor may (1) remain in possession and control of the Property; (2) use, operate or manage the Property; and (3) collect the Rents from the Property.Duty to Maintain. Trustor shall maintain the Property in tenantable condition and promptly perform all repairs, replacements, and maintenance necessary to preserve its value. •

Compliance With Environmental Laws. Trustor represents and warrants to Lender that: (1) During the period of Trustor's ownership Of the Property, there has been no use, generation, manufacture, storage, treatment, disposal, release or threatened release of any Hazardous Substance by any person on, under, about or from the Property; 12) Trustor has no knowledge of, or reason to believe that there has been, except as previously disclosed to and acknowledged by Lender in writing, la) any breach or violation of any Environmental Laws, (b) any use, generation, manufacture, storage, treatment, disposal, release or threatened release of any Hazardous Substance on, under, about or from the Property by any prior owners or occupants of the Property, or (c) any actual or threatened litigation or claims of any kind by any person relating to such matters; and 13) Except as previously disclosed to and acknowledged by Lender in writing, (a) neither Trustor nor any tenant, contractor, agent or other authorized user of the Property shall use, generate, manufacture, store, treat, dispose of or release any Hazardous Substance on, under, about or from the Property; and (b) any such activity shall be conducted in compliance with all applicable federal, state, and local laws, regulations and ordinances, including without limitation all Environmental Laws. Trustor authorizes Lender and its agents to enter upon the Property

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1DEED OF TRUST (Continued)Loan No: 35350001982 Page 8

Event of Default. The words "Event of Default" mean any of the events of default set forth in this Deed of Trust in the events of default section of this Deed of Trust.

Guaranty. The word "Guaranty" means the guaranty from guarantor, endorser, surety, or accommodation party to Lender, including without limitation a guaranty of all or part of the Note.

Hazardous Substances. The words "Hazardous Substances" mean materials that, because of their quantity, concentration or physical, chemical or infectious characteristics, may cause or pose a present or potential hazard to human health or the environment when improperly used, treated, stored, disposed of, generated, manufactured, transported or otherwise handled. The words 'Hazardous Substances’ are used in their very broadest sense and include without limitation any and all hazardous or toxic substances, materials or waste as defined by or listed under the Environmental Laws. The term "Hazardous Substances’ also includes, without limitation, petroleum and petroleum by-products or any fraction thereof and asbestos.

Improvements. The word "Improvements" means all existing and future improvements, buildings, structures, mobile homes affixed on the Real Property, facilities, additions, replacements and other construction on the Real Property.Indebtedness. The word "Indebtedness” means all principal. Interest, and other amounts, costs and expenses payable under the NotB or Related Documents, together with all renewals of, extensions of, modifications of, consolidations of and substitutions for the Note or Related Documents and any amounts expended or advanced by Lender to discharge Trustor’s obligations or expenses incurred by Trustee or Lender to enforce Trustor's obligations under this Deed of Trust, together with interest on such amounts as provided in this Deed of Trust. .

Lender. The word "Lender" means East West Bank, its successors and assigns.

Note. The word "Note" moans the promissory note dated March 16, 2006, in the original principal amount of $225,000.00 from Trustor to Lender, together with all renewals of. extensions of, modifications of, refinancings of, consolidations of, and substitutions for the promissory note or agreement. NOTICE TO TRUSTOR: THE NOTE CONTAINS A VARIABLE INTEREST RATE.

Personal Property. The words "Personal Property" mean ell equipment, fixtures, and other articles of personal property now or horoafter owned by Trustor, and now or hereafter attached or affixed to the Real Property; together with all accessions, parts, and additions to, all replacements of, and all substitutions for, any of such property; end together with all proceeds (including without limitation all insurance proceeds and refunds of premiums) from any sale or other disposition of the Property.Property. The word "Property" means collectively the Real Property and the Personal Property. .Reel Property. The words "Real Property" mean the real property, interests and rights, as further described in this Deed of Trust.Related Documents. The words "Related Documents" mean all promissory notes, credit agreements, loan agreements, environmental agreements, security agreements, mortgages, deeds of trust, security deeds, collateral mortgages, and all other instruments, agreements and documents, whether now or hereafter existing, executed in connection with the Indebtedness.

Rents. The word "Rents’ means all present and future leases, rents, revenues, income, issues, royalties, profits, and other benefits derived from the Property together with the cash proceeds of the Rents.

Trustee. The word "Trustee" means EAST WEST INVESTMENT INC., A CALIFORNIA CORPORATION, whose address is 415 HUNTINGTON DRIVE, SAN MARINO, CA 91108 and any substitute or successor trustees.Trustor. The word "Trustor" means ENRIQUE VILLANUEVA and MARIA RAMONA VILLANUEVA AKA RAMONA VILLANUEVA.

EACH TRUSTOR ACKNOWLEDGES HAVING READ ALL THE PROVISIONS OF THIS DEED OF TRUST. AND EACH TRUSTOR AGREES TO ITS TERMS, INCLUDING THE VARIABLE RATE PROVISIONS OF THE NOTE SECURED BY THIS DEED OF TRUST.

TRUSTOR:

ENRIQUE VILLANUEVA

ILLANUEVA AKA RAMONA VILLANUEVA

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06°866028

Recording Requested By

TREASURER AND TAX COLLECTORSECURED PROPERTY TAX DIVISION TAX DEFAULTED LAND UNIT 225 NO. HILL STREET, RM 130 LOS ANGELES, CA 90012And When Recorded Mail toVILLANUEVA,ENRIQUE AND RAMONA701 CYPRESS AVELOS ANGELES CA 90065-1101

i

i*20131205663*

NOTICE OF POWER TO SELL TAX-DEFAULTED PROPERTY

which, pursuant to law was declared to be Tax-Defaulted on JUNE 30. 2010

1.559.53for the nonpayment of delinquent taxes in the amount of $

2009-2010. 5453 020 028Default Numberfor the fiscal year

Pursuant to Revenue & Taxation Code 3691, the Tax Collector has the power to sell non-residential commercial property that is defaulted thrfee or more years.

Notice is hereby given by the Treasurer and Tax Collector of Los Angeles County that three or more years have elapsed since the duty assessed and legally levied taxes on the property described herein were declared in default and that the property is subject to sale for nonpayment of taxes and will be sold unless the amount required to redeem the property is paid to the Treasurer and Tax Collector of said County before sale. The real property subject to this notice is assessed to VILLANUEVA.ENRIQUE AND RAMONA___________________________

i

and is situated in said county. State of California,5453 020 028described as follows:(Assessor's Parcel Humber)

MR 23-15 SW 65 FT OF LOTS 25,26 AND EX OF STS SW 65 FT OF LOT 27 BLK 5II

MARK J. SALADINO,treasurer and tax collectorof the County of Los Angelos, State of California/*

}STATE OF CALIFORNIA County of Los Angeles

Byss.Deputy Tax Collector

KATHLEEN GLOSTERAUGUST 16,2013, before me personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity on behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing statement is true and correct WITNESS my hand and official seal.

On

cqRPFB/£5

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DEAN C. LOGANREGISTRAR-RECORDER/COUNTY CLERK of the County of Los Angeles,State of California

Aj&upgDeputy County Cleric

*Sale No. 2014A Cl \ ^

mBy

76C604 (REV. 5/99) (COS-T072BD 07/121 3COMSEa. 1127

20131205663

EXHIBIT B

Date: June 08,2015 JOB ADDRESS: 701 NORTH CYPRESS AVENUE, LOS ANGELES, CA ASSESSORS PARCEL NO. (APN): 5453-020-028

ASSIGNED INSPECTOR: JAMES VORHIS

Last Update to Title:Last Full Title: 05/21/2015

LIST OF OWNERS AND INTERESTED PARTIES

1). ENRIQUE & RAMONA VILLANUEVA701 CYPRESS AVELOS ANGELES, CA 90065 CAPACITY: OWNERS

2). ENRIQUE & RAMONA VILLANUEVA 3700 WILSHIRE BLVD, #102 LOS ANGELES, CA 90010 CAPACITY: OWNERS

3). EAST WEST INVESTMENT INC A CALIFORNIA CORPORATION 415 HUNTINGTON DR SAN MARINO, CA 91108 CAPACITY: INTERESTED PARTIES

4). EAST WEST BANKBRANCH COMMERCIAL REAL ESTATE 135 N LOS ROBLES, STE 100 PASADENA, CA 91101 CAPACITY: INTERESTED PARTIES

5). TREAUSRER & TAX COLLECTOR OF LOS ANGELES COUNTY SECURED PROPERTY TAX DIVISION TAX DEFAULTED LAND UNIT 225 N HILL ST, RM 130 LOS ANGELES, CA 90012 CAPACITY: INTERESTED PARTIES

exhibit cRealQuest.com ® - Report

Property Detail ReportFor Property Located At701 CYPRESS AVE, LOS ANGELES, CA 90065-1101

- CoreLogicRealQuest Professional

Owner InformationOwner Name:Mailing Address:Vesting Codes:Location Information

Legal Description:County:Census Tract / Block:

Township-Range-Sect:

Legal Book/Page:Legal Lot:Legal Block:Market Area:Neighbor Code:Owner Transfer Information

j Recording/Sale Date:Sale Price:Document #:Last Market Sale informationRecording/Sale Date:Sale Price:Sale Type:Document #:Deed Type:Transfer Document #:New Construction:

Title Company:

Lender:Seller Name:Prior Sale InformationPrior Rec/Sale Date:Prior Sale Price:Prior Doc Number:Prior Deed Type:Property Characteristics

Year Built/Eft Gross Area:Building Area:Tot Adj Area.Above Grade:# of Stories:Other Improvements:

VILLANUEVA ENRIQUE & RAMONA701 CYPRESS AVE, LOS ANGELES CA 90065-1101 C022HW / / JT

MR 23-15 SW 65 FT OF LOTS 25,26 AND EX OF STS SW 65 FT OF LOT 27 BLK 55453-020-028LOS ANGELES, CA

1853.10/2APN:Alternate APN:

MITCHELL & EMBODYSSUB/BENNIN35-F4 /

Subdivision:

Map Reference: Tract#:School District School District Name: Munic/Township:

27LOS ANGELES5

CYPK

/ Deed Type:1st Mtg Document#:

05/24/2005 / 05/05/2005$135,000UNKNOWN1211388GRANT DEED

1st Mtg Amount/Type: 1st Mtg Int. Rate/Type: 1st Mtg Document#: 2nd Mtg Amount/Type: 2nd Mtg Int. Rate/Type: Price Per SqFt: Multi/Split Sale:

//

//$140.62MULTIPLE

FIRST AMERICAN TITLE/LOS ANGEL

CHANG JONG Y

/ Prior Lender:Prior 1st Mtg Amt/Type: Prior 1st Mtg Rate/Type:

//

Total Rooms/Offices Total Restrooms: Roof Type:Roof Material: Construction: Foundation:Exterior wall: Basement Area:

1957/1957 Garage Area: Garage Capacity: Parking Spaces: Heat Type:Air Cond:Pool:Quality.Condition:

960960

i

Site InformationZoning:Lot Area:Land Use:Site Influence:Tax information

i Total Value:Land Value: Improvement Value: Total Taxable Value:

LAC25,245AUTO REPAIR

Lot Width/Depth: Commercial Units: Sewer Type:

0.12 AUTO SVC-NO GAS (2670)County Use: State Use: Water Type: Building Class:

x

$241,055$209,220$31,835$241,055

Assessed Yean Improved %: Tax Year:

2014 $3,261.39Property Tax: Tax Area:Tax Exemption:

13% 42014

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of 1RealQuest.com ® - Report

tComparable SummaryFor Property Located At

701 CYPRESS AVE, LOS ANGELES, CA 90065-1101 16 Comparable(s) found. (Click on the address to view more property information)

Core oyicRealQuest Prof "1

► Configure Display Fields ► Modify Comparable Search Criteria► View Report

Summary Statistics For Selected Properties: 16_______ Subject Property

$135,000Low High

$4,724,5001,100

$4,696.97

Average$1,928,312

1,009 $1,916.27

$233,500Sale Price Bldg/Living Area Price/Sqft Year Built Lot Area BedroomsBathrooms/Restrooms Stories Total Value Distance From Subject

912960$237.30$140.62

1957 1938 1978 19599,5795,245 2,529 15,532

0 2 2 20 1 1 1

1.00 1.000.00 1.00$375,780

11.09$241,055 $25,555 $1,730,000

21.562.060.00

*= user supplied for search only

Sale Price Yr Bit Bed Baths/Restrooms(Full) Last Recording Bld/Liv Lot Area DistAddressSubject Property

$135,000 1957701 CYPRESS AVE 05/24/2005 960 5,245 0.0Comparables

1900 FLOWER ST $1,200,000 1938

3801 CHERRY AVE $233,500 1970

7422 LAUREL CANYON $500,000 1953 BLVD

8001 EASTERN AVE $635,000 1964

801 E MAIN ST REAR $4,650,000 1 969

17 N GRANADA AVE $4,650,000 1969

25819 ESHELMAN AVE $1,395,000 1947

5401 LANKERSHIM BLVD $3,500,000 1950

2811 ABBOT KINNEY $4,724,500 1958 BLVD

1301 W SUNSET BLVD $1,500,000 1962

21915 FIGUEROA ST $715,000 1978

6200 KESTER AVE $1,200,000 1950

1001 S ATLANTIC BLVD $700,000 1973

13025 VALLEY BLVD $1,800,000 1 970

8863 NORRIS AVE $950,000 1947 2

11/13/2014 10,451 6.99121

05/04/2015 984 13,056 18.53

1,074 6,199 12.66

rp 2

3 03/12/2015

05/07/2015 1,014 10,972 9.68

2,529 6

15,532 6.03

13,690 21.56

13,320 10.32

7,006 14.95

4

10/10/2014 9905

10/10/20146 990

04/24/2015 1,080

1,027

1,032

7

01/28/2015

10/15/2014

0 10 0 11

02/03/2015 960 13,408 2.06

1,100 3,665 18.48

1,008 9,006 14.81

1,008 8,978 6.27

936 13,873 13

942 5,765 12.93

1,080 5,816 3.21

12/03/2014

04/13/2015

0 13 11/10/2014

14 02/26/20150

0 15 1 12/16/2014

305 S CLARENCE ST $2,500,000 1956 09/15/2014

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tComparable Sales ReportFor Property Located At

701 CYPRESS AVE, LOS ANGELES, CA 90065-1101

Core LogicRealQuest Professional

16 Comparable(s) Selected.

Summary Statistics:

Report Date: 06/08/2015

High AverageSubject Low

$233,500 $1,928,312$135,000 $4,724,500Sale Price

1,100 1,009960 912Bldg/Living Area

$237.30 $4,696.97 $1,916.27$140.62Price/Sqft

19591957 1938 1978Year Built

15,532 9,5795,245 2,529Lot Area

20 2 2Bedrooms

10 1 1Bathrooms/Restrooms

1.000.00 1.00 1.00Stories

$1,730,000 $375,780$25,555$241,055Total Value

11.092.06 21.56Distance From Subject 0.00

*= user supplied for search only

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RealQuest.com ® - Report Page 2 of 5

Comp #:

Address: Owner Name: Seller Name: APN:County: Subdivision: Rec Date: Sale Date: Sale Price: Sale Type: Document #: 1st Mtg Amt: Total Value: Land Use:

1 Distance From Subject: 6.9 (miles)1900 FLOWER ST, GLENDALE, CA 91201-2027 1900 ALEX P LLCGRIGORIAN-CHILINGARYAN TRUST 5624-029-005 LOS ANGELES, CA

Map Reference: Census Tract: Zoning:Prior Rec Date: Prior Sale Date: Prior Sale Price: Prior Sale Type: Acres:

Building Area:Total Rooms/Offices: Total Restrooms.Yr Built/Eff:Air Cond:Pool:Roof Mat:

24-E1 /3016.01GLC1YY07/16/199906/18/1999$250,000FULL

912

681111/13/201410/26/2014$1,200,000FULL1208311

1938/1938

0.24$815,000 $313,440 AUTO REPAIR

Lot Area:# of Stories: Park Area/Cap#:

10,451

/

Distance From Subject: 18.53 (miles)Comp #: Address: Owner Name: Seller Name: APN:County: Subdivision: Rec Date: Sale Date: Sale Price: Sale Type: Document #:1 st Mtg Amt: Total Value: Land Use:

23801 CHERRY AVE, LONG BEACH, CA 90807-4322 GIBSON SHELBY N & CECILY HERMAN FAMILY TRUST 7137-025-027 LOS ANGELES, CA 11222 05/04/2015 04/17/2015 $233,500 FULL 505537 $233,280 $472,720 AUTO REPAIR

Map Reference: Census Tract: Zoning:Prior Rec Date: Prior Sale Date: Prior Sale Price: Prior Sale Type: Acres:Lot Area:# of Stories: Park Area/Cap#:

Building Area:Total Rooms/Offices: Total Restrooms:Yr Built/Eff:Air Cond:Pool:Roof Mat:

70-E5 / 5719.00 LBR1N 09/24/1993

984

1970/1970

0.3013,056

/

Comp #: Address: Owner Name: Seller Name: APN:County: Subdivision: Rec Date: Sale Date: Sale Price: Sale Type: Document #:1 st Mtg Amt: Total Value: Land Use:

Distance From Subject: 12.66 (miles)37422 LAUREL CANYON BLVD, NORTH HOLLYWOOD, CA 91605 TONOYAN TIGRAN 7422 LAUREL CANYON J & E LLC 2317-014-026 LOS ANGELES, CA 15142 03/12/2015 01/23/2015 $500,000 FULL 269526 $300,000 $281,271 AUTO REPAIR

Map Reference: Census Tract: Zoning:Prior Rec Date: Prior Sale Date: Prior Sale Price: Prior Sale Type: Acres:Lot Area:

16-C3 /1224.10LA M210/31/201108/31/2011$290,000FULL


1,074

1953/1953

0.146,199

# of Stories: Park Area/Cap#: /

Comp #: Address:

: Owner Name: Seller Name:

j APN:County: Subdivision: Rec Date: Sale Date: Sale Price: Sale Type: Document#:1 st Mtg Amt: Total Value: Land Use:

4 Distance From Subject: 9.68 (miles)8001 EASTERN AVE, BELL GARDENS, CA 90201 YUM YUM DONUT SHOPS INC LEE JOCELYN J M 6227-028-001 LOS ANGELES, CA 11124 05/07/2015 04/29/2015 $635,000 FULL 527241

Map Reference: Census Tract: Zoning:Prior Rec Date: Prior Sale Date: Prior Sale Price: Prior Sale Type: Acres:Lot Area:# of Stories:Park Area/Cap#:

59-E2 / 5342.01 BGCM* 03/10/1995


1,014

1964/1964OFFICE

$245,000FULL0.2510,972

$335,689 AUTO REPAIR

1.00/

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5 Distance From Subject: 6 (miles)801 E MAIN ST REAR, ALHAMBRA, CA 91801 -4055 GARFF PROPERTIES-ALN LLCOBACINC 5336-021-023 LOS ANGELES, CA

Map Reference: Census Tract: Zoning:Prior Rec Date: Prior Sale Date: Prior Sale Price: Prior Sale Type: Acres:Lot Area:# of Stories: Park Area/Cap#:

37-C3 / 4803.02 ALCPD*


990

190110/10/201410/06/2014$4,650,000FULL1073796

1969/1969

0.062,529

$25,555 AUTO REPAIR /

' Comp #: Address: Owner Name: Seller Name: APN:County: Subdivision: Rec Date: Sale Date: Sale Price: Sale Type: Document #:1 st Mtg Amt: Total Value: Land Use:

6 Distance From Subject: 6.03 (miles)17 N GRANADA AVE, ALHAMBRA, CA 91801 GARFF PROPERTIES-ALN LLC OBAC INC 5336-021-039 Map Reference:

Census Tract: Zoning:Prior Rec Date: Prior Sale Date: Prior Sale Price: Prior Sale Type: Acres:Lot Area:# of Stories: Park Area/Cap#:

37-C3 / 4803.02 ALRPD*


990LOS ANGELES, CA190110/10/201410/06/2014$4,650,000FULL1073796

1969/1969

0.3615,532


Comp #: Address; Owner Name: Seller Name: APN:County; Subdivision: Rec Date: Sale Date: Sale Price:

7 Distance From Subject: 21.56 (miles)25819 ESHELMAN AVE, LOMITA, CA 90717-3220 HENG JIA REAL ESTATE DEV-USAFREDEIKSEN PETER 7553-007-018LOS ANGELES, CA

Map Reference: Census Tract: Zoning:Prior Rec Date: Prior Sale Date: Prior Sale Price:

Prior Sale Type:

Acres:Lot Area:# of Stories:Park Area/Cap#:

73-D3 /6701.00LOCG*07/03/200306/27/2003$460,000

Building Area:Total Rooms/Offices: Total Restrooms:Yr Built/Eff:Air Cond:Pool:

1,080

84804/24/201503/25/2015$1,395,000

1947/1954

COMPOSITIONSHINGLE

Sale Type:

Document #: 1st Mtg Amt: Total Value: Land Use:

FULL Roof Mat:

467307 0.3113,690

$121,892 AUTO REPAIR

1.00/


8 Distance From Subject: 10.32 (miles)5401 LANKERSHIM BLVD, NORTH HOLLYWOOD, CA 91601-2723 CHANDLER NOHO LLC WCOT OF JSM COSENZA LLC 2350-012-031 LOS ANGELES, CA TOLUCA 01/28/2015 01/27/2015 $3,500,000 FULL 96399


23-E1 /1253.10LAC207/27/199809/23/1997


1,027

1950/1960

0.3113,320

$1,730,000 AUTO REPAIR /

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Distance From Subject: 14.9S (miles)Comp #: Address: Owner Name: Seller Name: APN:County: Subdivision: Rec Date: Sale Date: Sale Price: Sale Type: Document #:1 st Mtg Amt: Total Value: Land Use:

92811 ABBOT KINNEY BLVD, VENICE, CA 90291 ARCP UO PORTFOLIO II LP CF UNITED PROPCO LLC


49-D4 /2741.00LAC201/05/200412/09/2003$575,000FULL


1,0324229-013-001 LOS ANGELES, CA5878

1958/199110/15/201409/24/2014$4,724,500FULL10858S5 0.16

7,006$666,895 AUTO REPAIR /

Distance From Subject: 2.06 (miles)Comp #: Address: Owner Name: Seller Name: APN:County: Subdivision: Rec Date: Sale Date: Sale Price; Sale Type: Document #:1 st Mtg Amt: Total Value: Land Use:

101301 W SUNSET BLVD, LOS ANGELES, CA 90026-4424 KAC VENTURE LLC CHUNG VIVIEN Y& JIN O 5406-014-035 LOS ANGELES, CA ANGELENO HEIGHTS 02/03/2015 12/10/2014 $1,500,000 FULL 121743 $728,000 $1,031,182 AUTO REPAIR

Map Reference: Census Tract: Zoning:Prior Rec Date; Prior Sale Date: Prior Sale Price: Prior Sale Type: Acres:Lot Area:# of Stories:Park Area/Cap#:

35-D6 /1977.00LAC208/10/200507/05/2005$650,000FULL


960

1962/1962

0.3113,408

/

Distance From Subject: 18.48 (miles)Comp #: Address; Owner Name: Seller Name: APN:County: Subdivision: Rec Date: Sale Date: Sale Price: Sale Type: Document #:1 st Mtg Amt: Total Value: Land Use:

1121915 FIGUEROA ST, CARSON, CA 90745-1921 SOUTH BAY VOCATIONAL CENTER IN PADILLA RICHARD & XOCHITL 7343-020-051 Map Reference:

Census Tract: Zoning;Prior Rec Date: Prior Sale Date: Prior Sale Price: Prior Sale Type: Acres:Lot Area:

69-A4 / 5435.01 CACG&D* 12/16/2011 09/06/2011 $305,000 FULL


1,100LOS ANGELES, CA3612

1978/197812/03/201410/29/2014$715,000FULL1297205 0.08

3,665$179,309 AUTO REPAIR

# of Stories;Park Area/Cap#: I


12 Distance From Subject: 14.81 (miles)6200 KESTER AVE, VAN NUYS, CA 91411-2104 6200 KESTER APARTMENTS LLC ROJO MARY A FAMILY TRUST 2241-016-013 LOS ANGELES, CA


15-D5 / 1283.03 LAR3


1,008

1200Q4/13/2015 11/25/2014 $1,200,000 FULL 401720 $800,000 $65,559 AUTO REPAIR

1950/1950

0.21Lot Area:# of Stories:Park Area/Cap#:

9,006

/

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Distance From Subject: 6.27 (miles)Comp #: Address: Owner Name: Seller Name: APN:County: Subdivision: Rec Date: Sale Date: Sale Price: Sale Type: Document #: 1st Mtg Amt: Total Value: Land Use:

131001 S ATLANTIC BLVD, LOS ANGELES, CA 90022 HERRERA JOSEPH HERRERA LOUIS & SYLVIA 5245-012-010 LOS ANGELES, CA

53-F1/ 5317.02 LCC3* 02/27/1976



1,008

94361973/197311/10/2014

11/06/2014$700,000FULL1191608

$45,000FULL0.21

$425,000 $66,623 AUTO REPAIR

Lot Area:# of Stories:Park Area/Cap#:

8,978

/

Distance From Subject: 13 (miles)14Comp #: Address: Owner Name: Seller Name:

I APN:County: Subdivision: Rec Date: Sale Date: Sale Price: Sale Type: Document #:1 st Mtg Amt: Total Value: Land Use:

13025 VALLEY BLVD, LA PUENTE, CA 91746-1808 RUFFIN TECH CENTER LTD STEIN JULIUS TRUST 8563-012-024 LOS ANGELES, CA



48-B3 / 4083.01 LCM1BE*

936

822702/26/201502/20/2015$1,800,000FULL

1970/

0.3221336313,873


Distance From Subject: 12.93 (miles)15Comp #: Address: Owner Name: Seller Name: APN:County: Subdivision: Rec Date: Sale Date: Sale Price:

8863 NORRIS AVE, SUN VALLEY, CA 91352-2739 ZORIC MARIJAN 8. ANKICA SHAHVERDIAN GEORGE 2408-025-018 LOS ANGELES, CA

Map Reference: Census Tract: Zoning:Prior Rec Date: Prior Sale Date: Prior Sale Price:

Prior Sale Type:

Acres:Lot Area:# of Stories:Park Area/Cap#:

9-E6 / 1211.02 LAM2 07/25/2007 04/04/2007 $641,000

FULL

Building Area:Total Rooms/Offices: Total Restrooms:Yr Built/Eff:Air Cond:Pool:

94251.008257

12/16/201412/02/2014$950,000

1947/1949

COMPOSITIONSHINGLERoof Mat:FULLSale Type:

Document #: 1st Mtg Amt: Total Value: Land Use:

0.131365433 $427,500 $277,515 AUTO REPAIR

5,7651.00/1

Comp#: Address: Owner Name: Seller Name: APN:County: Subdivision: Rec Date: Sale Date: Sale Price: Sale Type: Document #:1 st Mtg Amt: Total Value: Land Use:

16 Distance From Subject: 3.21 (miles)305 S CLARENCE ST, LOS ANGELES, CA 90033-3716 RAZI S & F 2007 TRUST AH LAND UNLIMITED LLC 5172-018-011 LOS ANGELES, CA


44-F4 / 2060.32 LAMR1 01/04/2008 12/26/2007 $2,000,000 FULL


1,080

209/15/201409/10/2014$2,500,000FULL971989

1956/1966

0.135,816


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