Mark borman
2136-2159 Bay Street, Los Angeles, CA 90021
ADDRESS
2136-2159 Bay St, Los Angeles, CA 90021
LOCATION
Arts District
HISTORY
Constructed in 1920’s, 30’s and 40’s, 2136-2159 Bay Street is a collection of vintage industrial buildings totaling 14,193 square feet on 48,425 square feet of land that served the corporate office of Hill Brothers Chemical for the past 90 years.
DESCRIPTION
Upgraded building into dynamic workspaces, tying them together through the use of materials, custom hardscape and an elevated car parking stacker system.
SQUARE FOOTAGE
14,193 sf building / 48,425 sf land
GENERAL FEATURES
Polished concrete floors/ Bow truss ceiling / Custom monumental door and window system / New kitchen, office, conference and restrooms / Parking Stacker System / Storm water mitigation / Insulated roof / High efficiency heating and air conditioning systems
PHOTOS
CASE STUDY
Situated along the San Pedro Railroad and the Los Angeles River, 2136-2159 Bay Street is a collection of three distinctive vintage industrial buildings constructed in 1924, 1934 and 1948 totaling 14,193 square feet on 48,425 square feet of land. The property was owned by Hill Brother Chemical since the 1920’s and used to package and distribute construction-related materials.
The Borman Group led the acquisition of 2136-2159 Bay Street in an
off-market transaction in the second quarter of 2015 as a complementary piece to the adjoining property 2145-2159 Sacramento Street. The combined properties resulted in a street-to-street, private, creative office campus for a single tenant - an innovation transportation company.
The age and condition of the buildings presented early design challenges. The objective was to maintain the unique character and independent function of each building while tying them together in one cohesive campus. Over the course of three construction phases, The Borman Group meticulously restored and upgraded each building into dynamic workspaces, tying them together through the use of materials, elevated walkways and open space. Further site work included stormwater mitigation, custom hardscape, landscape, and an elevated 72 car parking stacker system, one of the first to be installed in Los Angeles.
FINANCIAL RESULTS
Acquired: 2015
Purchase price: $4,700,000/ $331 psf bldg / $97 psf lnd
CAPEX, TI, LC costs: $2,645,173 / $186 psf bldg
Total Expenses: $7,345,173 / $517 psf bldg / $152 psf lnd
Sold as part of a creative office complex
Total return of Creative Office
Combined purchase price: $7,800,000 $205 psf bldg / $105 psf lnd
CAPEX, TI, LC costs: $5,128,273/ $135 psf bldg
Total Expenses: $12,928,273 / $340 psf bldg
Total Sales Price: $24,500,000 / $645 psf bldg / $340 psf lnd
Unlevered Return: 1.9x
Unlevered IRR: 51%
Sold: 2016
BEFORE
AFTER
