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Van Sherman
14011 Sherman Way, Los Angeles, CA 91405
Project Description
Van Sherman is a 13-unit multifamily investment located at 14011 Sherman Way, Los Angeles, CA, built in 1954. The property is primed for value-add improvements with a stabilization timeline of 24 months and projected strong rent growth in a high-demand market.
Attractive drivers to invest in the project:
-
Attractive seller financing at
4.75% interest for 5 years;
-
Prime Los Angeles location
with strong rental demand;
-
Attractive adjusted trailing
cap rate of 4.82%, increasing to 7.23% stabilized;
-
Conservative 55% loan-to-cost
ratio reducing leverage risk;
-
Planned $432 per unit rent
premium with light value-add strategy;
-
Comprehensive CapEx plan
totaling $211,247 focused on interiors, exteriors, and reserves;
-
Exit cap rate assumption of
5.82% ensures conservative valuation.
Financial terms of the investment:
Target Hold Period
72 Months
Security
Levered Equity
Target LP IRR
14.2%
The capital stack distribution:
General Partner
5%
Limited Partners
95%
Acquisition Fee
$70,000
The General Partner
Stable Park Capital - is the general partner promoting this project. The CEO of the company - Ziva Sarbu is a former investment banker, who has worked in premier investment firms such as ”Arixa Capital” and “Bainbridge”.
Investment Details
Total Purchase Price
$2,749,000
Cash Investment Required
$1,525,000
Loan to Cost
55%
NOI (In-Place)
$137,250
Cap Rate
5.00%
Year Built
1954
Units
13
Occupancy
95%
Property Type
Multifamily
The property’s financials align well with market expectations for value-add multifamily deals. Its high stabilized yield on cost and manageable leverage enhance return potential without overextending debt.
Unit Mix & In-Place Monthly Rents
Studio [1 Units]
$1,166
1 + 1 [7 Units]
$1,328
2 + 1 [4 Units]
$1,900
2 + 2 [1 Units]
$1,824
Total [13 Units]
$1,530
Unit rents reflect significant upside post-renovation, with a 28.3% average rent growth achievable. The diversified unit mix caters to a broad tenant base, enhancing occupancy resilience.
Total Uses
Purchase Price
$2,749,000
Renovation Capital
$160,000
Escrow & Closing
$96,000
Acquisition Fee
$70,000
Contingency
$50,000
Total Uses
$3,125,000
The sources and uses reflect prudent allocation, ensuring sufficient capital for renovations and contingencies while maintaining a healthy equity-to-debt balance.
Target Acquisition Date
Q3 2025
Remaining left to fund: $1,397,669
3 Investors | 126,001
1,525,000 Goal
Investment Overview
The Van Sherman project represents an excellent opportunity to invest in a strategically located multifamily asset in Los Angeles. With a light value-add strategy aimed at achieving significant rent premiums and a strong focus on conservative underwriting, this investment offers an attractive balance of risk and return.
Additionally, the project benefits from strong market fundamentals, including high occupancy rates and steady rent growth. The comprehensive CapEx plan and stabilized yield on cost of 7.23% make this an ideal opportunity for investors seeking consistent cash flow and upside potential in a dynamic market.
Analysis & Reports
Investment Note
Investment Committee Memorandum
DOWNLOAD INVESTMENT NOTEGP & Property Details
Report on the Property and General Partner
DOWNLOAD ONE PAGERFrequently Asked Questions (FAQs)
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Yes; our projects pay out a monthly or quarterly dividend providing our clients with the benefits of periodic cash flow in addition to the property appreciation found at the cornerstone of all our deals on our platform.