The Owner-User Case

• Build your platform, not your landlord's: at $146/SF on the building and $131/SF on the land, you are acquiring Central Los Angeles industrial real estate at a price point that does not exist in the new construction market. This is the entry that lets an operator own rather than lease indefinitely.

• Control on your timeline: 21 of 25 leases are month-to-month or already holding over past expiration. There are no long-term lease obligations standing between an incoming owner-user and the space they need. Serve notices at close, begin occupying within 30 to 60 days, no court proceedings required.

• Income while you grow: the existing tenant base generates $84,520 per month. An owner-user does not walk into a vacant building with carrying costs starting on day one. They walk into a cash-flowing asset that pays for itself while they execute their occupancy plan at whatever pace makes sense for their business.

• Day-one operational infrastructure: 16 grade-level drive-in doors, heavy three-phase electrical service up to 2,600 amps already installed and operational, masonry construction, fenced and secured perimeter, sprinklered throughout. The infrastructure is there. The owner-user brings the business.

• Heavy power that cannot be replicated quickly: up to 2,600 amps of three-phase service is in place and live. Installing this from scratch costs $500,000 to $1,500,000 and takes 12 to 18 months of utility coordination. It comes with this building at no additional cost.

Opportunity Zone

• Federally designated Qualified Opportunity Zone: capital gains invested via a Qualified Opportunity Fund may qualify for deferral until December 31, 2026 and permanent exclusion on appreciation after a 10-year hold.

• Uniquely positioned for the owner-user with a capital gains event: an operator who recently sold a business, completed a real estate exchange, or had an equity event can deploy those gains here, capture the OZ tax benefit, and simultaneously acquire their operating platform. Two problems solved with one asset.

• One of the few remaining OZ-designated industrial properties of this scale available in Central Los Angeles.

Near-Term Income Growth — Already Embedded in Executed Leases

• Three income events create a defined path from $84,520/month to $89,980/month without signing a single new lease and without displacing a single existing tenant:

• July 2026: Dario Nava (Unit L) rent steps from $2,500 to $3,000/month (+$500) per executed lease. Candy Meneses (Unit K) steps from $4,000 to $5,000/month (+$1,000) per executed lease. Both leases add a $250/month electric surcharge beginning July 1. Combined automatic increase: +$2,000/month.

• Lease-up: 5,280 SF second-floor vacancy available now at $3,960/month at market. An owner-user can occupy this space on day one at no additional cost, or lease it for immediate income.

• Total pro forma upside: +$5,460/month / +$65,520/year. No new leasing required. No tenant displacement required.

The Land Position

• 2.27 acres in Central Los Angeles: the 99,055 SF parcel is the asset. Industrial land of this scale in a dense urban submarket with M2 zoning and freeway access does not come available often, and when it does it does not stay available long. The building generates income today. The land is the long-term hold.

• M2 zoning, the broadest industrial classification in Los Angeles: manufacturing, assembly, distribution, warehousing, vehicle sales and repair, food processing, printing, creative production. An incoming owner-user does not need to seek a conditional use permit or variances. The uses they need are already permitted by right.

• Priced below replacement cost with immediate income in place: land sales in this corridor have confirmed values of $79 to $136 per square foot on the land alone. At $131/SF on this parcel the buyer is getting 88,795 SF of fully operational industrial building on top of the land for effectively no additional premium over bare dirt. The building comes free.

• Long-term hold optionality: occupy now, grow into the building over time, redevelop eventually. The M2 zoning and lot size support a wide range of future development scenarios. An owner-user buying today is not just buying a building. They are buying the next 30 years of optionality on a 2.27-acre Central LA industrial site.