V A N N U Y S , C A 9 1 4 0 54 3 U N I T S
OFFERING MEMORANDUM
WOODMAN AVE7410
CONFIDENTIALITY AGREEMENT
The information contained herein is strictly
confidential. It is intended for the sole party
receiving it directly from Investment Real Estate
Associates, and should not be made available
to any other person without the direct consent
of Investment Real Estate Associates. This
marketing proposal has been prepared to provide
information to the prospective sellers. It does
not, however, purport to present all material
information regarding the subject property and it
is not a substitute for a thorough investigation by
the sellers.
Investment Real Estate Associates has not
made any investigation, and makes no warranty
or representation with respect to the financial
condition or business prospects of any tenant,
or any tenant’s plans or intentions to continue
or renew its occupancy of the subject property.
All market analysis projections are provided
for reference purposes only and are based on
assumptions relating to general market conditions,
competition and other various market indicators.
The information contained in this proposal
has been obtained from sources we believe to
be reliable; however, Investment Real Estate
Associates has not conducted any investigation
regarding these matters and makes no warranty or
representation whatsoever regarding the accuracy
or completeness of the information provided.
INVESTMENT REAL ESTATE ASSOCIATES
OFFICE16501 Ventura Blvd. Suite 448Encino, CA 91436Phone: 818.386.6888Fax: 818.386.2805
www.irea.com
David Leibowitz
Chris Thompson
EXCLUSIVE LISTING AGENTS
Partner(818) [email protected]
Senior Partner(818) [email protected]
I R E A
7410 WOODMAN AVE - IREA
5
17
9
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Location
Financials
Overview
Rent Comparables
Contents
23
11
Demographics
Sales Comparables
7410 WOODMAN AVE - IREA
• $130k/Unit
• $210/Sq. Ft.
• 8% Proforma CAP Rate
Woodman Ave
Vale
rio S
t
PROPERTY TYPE
ADDRESS
UNITS
BUILDING SIZE
LOT SIZE
PARKING SPACES
YEAR BUILT
APN
Multifamily Apartments
7410 Woodman Ave
Van Nuys, CA 91405
43 Units
26,920 SF
27,337 SF
40
1965
2328-035-005
OVERVIEW | 5
Overview
Vale
rio S
t
Favorable Unit MixDesirable unit mix
of studios, 1+1’s and 2+1.5’s
Tremendous Value-Add Potential
Over 60% upside in rents
On-Site ParkingControlled access,40 parking spaces
Individually MeteredGas and Electricity
individually metered
7410 WOODMAN AVE is a 43-unit, two-building apartment complex located two blocks north of Sherman Way on the northeast corner of Woodman Ave and Valerio St. in Van Nuys, CA.
7410 WOODMAN AVE was built in 1965 and consists of a 26,920 square foot, 1 and 3-story, wood-framed stucco building. The property offers a favorable unit mix of twenty-one singles, sixteen 1+1’s and six 2+1.5 units.
The building offers a pool that has been drained, but could be put back into use, on-site laundry, a security surveillance system and has controlled access gated entry along with 40 total parking spaces comprised of tuck-under and carport. It is individually metered for electricity and gas.
7410 WOODMAN AVE provides easy access to the US-101, 170, and 405 freeways. It is close to major employers in Burbank, Woodland Hills, and Glendale and is conveniently located near accredited schools, community parks and walkable shopping and restaurants.
7410 WOODMAN AVE is an excellent investment opportunity that offers solid appreciation potential and has over 60% potential upside in rents for value-add investors willing to renovate the property. This asset would be a great addition to any apartment portfolio as a stabilized investment.
THE OFFERING | 7THE INFORMATION PROVIDED HEREIN IS FROM SOURCES WE BELIEVE ARE RELIABLE. WHILE WE DO NOT DOUBT ITS ACCURACY, WE HAVE NOT VERIFIED IT AND MAKE NO REPRESENTATIONS, GUARANTEES OR WARRANTIES ABOUT IT.
The Offering
7410 WOODMAN AVE - IREA
Property Year Built # of Units Single 1+1 2+1.5
11 7112 Woodman Ave 1986 38 $1,100 $1,450
Van Nuys, CA 91405
22 14400 Vose St 1979 38 $1,400
Van Nuys, CA 91405
33 7116 Woodman Ave 1986 38 $1,100
Van Nuys, CA 91405
44 7121 Woodman Ave 1963 15 $1,345
Van Nuys, CA 91405
55 14600 - 14608 Wyandotte St 1958 16 $1,450
Van Nuys, CA 91405
66 13218 Barbara Ann St 1963 27 $1,500
N Hollywood, CA 91605
77 6845 Hazeltine Ave 1936 19 $1,545
Van Nuys, CA 91405
88 13535 Valerio St 1978 120 $1,795
Van Nuys, CA 91405
99 13463 Vanowen St 1959 12 $1,795
Van Nuys, CA 91405
AVERAGES 1968 36 $1,236 $1,486 $1,795
SUBJECT (AVERAGES) 1965 43 $752 $884 $1,017
THE INFORMATION PROVIDED HEREIN IS FROM SOURCES WE BELIEVE ARE RELIABLE. WHILE WE DO NOT DOUBT ITS ACCURACY, WE HAVE NOT VERIFIED IT AND MAKE NO REPRESENTATIONS, GUARANTEES OR WARRANTIES ABOUT IT.
Rent Comparables Summary
7410 Woodman
Rent Comps
7112 Woodman Ave
14400 Vose St
7116 Woodman Ave
7121 Woodman Ave
14600 Wyandotte St
13218 Barbara Ann St
6845 Hazeltine Ave
13535 Valerio St
13463 Vanowen St
RENT COMPARABLES SUMMARY | 9
1
WOODMAN AVE7410
THE INFORMATION PROVIDED HEREIN IS FROM SOURCES WE BELIEVE ARE RELIABLE. WHILE WE DO NOT DOUBT ITS ACCURACY, WE HAVE NOT VERIFIED IT AND MAKE NO REPRESENTATIONS, GUARANTEES OR WARRANTIES ABOUT IT.
Property Year Built Sales Price# of Units
Price/Unit Gross SFAvg Gross
SF/UnitPrice/SF CAP Rate GRM COE
1 14725 Titus St 1963 $8,900,000 44 $202,273 52,912 1,203 $168 4.52% 11.81 03/06/20
Panorama City, CA 91402
2 14664 Roscoe Blvd 1958 $10,100,000 60 $168,333 32,239 537 $313 4.20% 13.64 12/20/19
Panorama City, CA 91402
3 14153 Victory Blvd 1977 $9,095,000 32 $284,219 21,284 665 $427 5.06% 13.96 09/27/19
Van Nuys, CA 91401
4 14630-14634 Gault St 1965 $3,300,000 18 $183,333 9,674 537 $341 5.85% 11.74 08/30/19
Van Nuys, CA 91405
5 7461 Hazeltine Ave 1962 $4,350,000 29 $150,000 19,028 656 $229 4.24% 13.00 03/29/19
Van Nuys, CA 91405
SALE AVERAGES 1964 $3,825,000 24 $166,667 14,351 597 $285 5.0% 12.4
SUBJECT 1965 $5,650,000 43 $131,395 26,920 626 $210 3.5% 13.0
7410 WOODMAN AVE - IREA
Sales Comparables Summary
7410 Woodman
Sales Comps
14725 Titus St
14664 Roscoe Blvd
14153 Victory Blvd
14630 Gault St
7461 Hazeltine Ave
SALES COMPARABLES SUMMARY | 11
WOODMAN AVE7410
7410 WOODMAN AVE - IREA
Price: $5,650,000 # of Units Unit Type Avg Rent Income Avg Rent Income Taxes: 1.2% of Price $67,800
Down Payment: $5,650,000 21 Single $752 $15,793 $1,150 $24,150 Insurance: $.40 per sq. ft. $10,768
Down Payment %: 100% 16 1+1 $884 $14,145 $1,450 $23,200 License & Fees: Actual $2,917
CAP Current: 3.5% 6 2+1.5 $1,017 $6,099 $1,750 $10,500 Utilities: Actual $60,775
GRM Current: 13.0 Repairs & Maintenance: Actual $22,785
CAP Market: 8.0% Total Rental Income: $36,037 $57,850 Payroll: Actual $15,076
GRM Market: 8.1 Laundry: $168 $168 Pest Control: Actual $875
Cost Per SF: $209.88 Trash: Actual $14,484
Cost Per Unit: $131,395 Total Monthly Income: $36,205 $58,018 On-Site Manager: Actual $16,428
Expenses Per Unit: $5,240 Off-Site Manager: 3% of GOI $12,643
Expenses Per SF: $8.37 Miscellaneous: Actual $750
Total Expenses: $225,301
PROPERTY ABSTRACT
Units: 43 Scheduled Gross Income: $434,458 $696,216
Year Built: 1965 Less Vacancy: 3.0% ($13,034) 3.0% ($20,886)
Lot SF: 27,337 Gross Operating Income: $421,424 $675,330
Building Gross SF: 26,920 Less Expenses: 53.5% ($225,301) 33.4% ($225,301)
Parking Spaces: 40 Net Operating Income: $196,123 $450,029
Pre-Tax Cash Flow: $196,123 $450,029
Percentage Return: 3.5% 8.0%
LOAN QUOTE AVAILABLE UPON REQUEST
ESTIMATED ANNUALIZED EXPENSESFINANCIAL INDICATORS SOURCE OF INCOME CURRENT MARKET
ESTIMATED ANNUALIZED OPERATING DATA: CURRENT MARKET
Financial Summary WOODMAN AVE7410
THE INFORMATION PROVIDED HEREIN IS FROM SOURCES WE BELIEVE ARE RELIABLE. WHILE WE DO NOT DOUBT ITS ACCURACY, WE HAVE NOT VERIFIED IT AND MAKE NO REPRESENTATIONS, GUARANTEES OR WARRANTIES ABOUT IT.
Expenses & Notes
Price: $5,650,000 # of Units Unit Type Avg Rent Income Avg Rent Income Taxes: 1.2% of Price $67,800
Down Payment: $5,650,000 21 Single $752 $15,793 $1,150 $24,150 Insurance: $.40 per sq. ft. $10,768
Down Payment %: 100% 16 1+1 $884 $14,145 $1,450 $23,200 License & Fees: Actual $2,917
CAP Current: 3.5% 6 2+1.5 $1,017 $6,099 $1,750 $10,500 Utilities: Actual $60,775
GRM Current: 13.0 Repairs & Maintenance: Actual $22,785
CAP Market: 8.0% Total Rental Income: $36,037 $57,850 Payroll: Actual $15,076
GRM Market: 8.1 Laundry: $168 $168 Pest Control: Actual $875
Cost Per SF: $209.88 Trash: Actual $14,484
Cost Per Unit: $131,395 Total Monthly Income: $36,205 $58,018 On-Site Manager: Actual $16,428
Expenses Per Unit: $5,240 Off-Site Manager: 3% of GOI $12,643
Expenses Per SF: $8.37 Miscellaneous: Actual $750
Total Expenses: $225,301
PROPERTY ABSTRACT
Units: 43 Scheduled Gross Income: $434,458 $696,216
Year Built: 1965 Less Vacancy: 3.0% ($13,034) 3.0% ($20,886)
Lot SF: 27,337 Gross Operating Income: $421,424 $675,330
Building Gross SF: 26,920 Less Expenses: 53.5% ($225,301) 33.4% ($225,301)
Parking Spaces: 46 Net Operating Income: $196,123 $450,029
Pre-Tax Cash Flow: $196,123 $450,029
Percentage Return: 3.5% 8.0%
LOAN QUOTE AVAILABLE UPON REQUEST
ESTIMATED ANNUALIZED EXPENSESFINANCIAL INDICATORS SOURCE OF INCOME CURRENT MARKET
ESTIMATED ANNUALIZED OPERATING DATA: CURRENT MARKET
FINANCIALS | 13
THE INFORMATION PROVIDED HEREIN IS FROM SOURCES WE BELIEVE ARE RELIABLE. WHILE WE DO NOT DOUBT ITS ACCURACY, WE HAVE NOT VERIFIED IT AND MAKE NO REPRESENTATIONS, GUARANTEES OR WARRANTIES ABOUT IT.7410 WOODMAN AVE - IREA
Rent Roll
CURRENT MARKET CURRENT MARKET
UNIT TYPE RENT RENT UNIT TYPE RENT RENT
101 1+1 $1,082 $1,450 211 2+1.5 $927 $1,750
102 Single $743 $1,150 212 1+1 $1,200 $1,450
103 Single $900 $1,150 213 1+1 $737 $1,450
104 Single $743 $1,150 214 Single $876 $1,150
105 1+1 $843 $1,450 215 Single $773 $1,150
106(Mgr) 2+1.5 $1,350 $1,750 216 Single $876 $1,150
107 Single $900 $1,150 217 Single $689 $1,150
108 Single $662 $1,150 218 1+1 $1,082 $1,450
109 Single $689 $1,150 301 2+1.5 $927 $1,750
110 Single $710 $1,150 302 Single $710 $1,150
111 1+1 $843 $1,450 303 Single $689 $1,150
112 Storage 304 Single $876 $1,150
201 2+1.5 $927 $1,750 305 1+1 $843 $1,450
202 Single $689 $1,150 306 2+1.5 $1,041 $1,750
203 Single $689 $1,150 307 2+1.5 $927 $1,750
204 Single $764 $1,150 308 1+1 $955 $1,450
205 1+1 $723 $1,450 309 1+1 $801 $1,450
206 1+1 $735 $1,450 310 Single $743 $1,150
207 1+1 $819 $1,450 311 Single $876 $1,150
208 1+1 $737 $1,450 312 Single $599 $1,150
209 1+1 $1,082 $1,450 313 Single $599 $1,150
210 1+1 $927 $1,450 314 1+1 $737 $1,450
Monthly Rent:
Annual Rent:
$36,037
$432,442
WOODMAN AVE7410
RENT ROLL | 15
near Van Nuys — Los Angeles
1 of 1
00 11 2 km2 km
Sherman Oaks Galleria
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7410 WOODMAN AVE - IREA
WO
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MA
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WOODMAN AVE7410
WOODMAN AVE7410
near Van Nuys — Los Angeles
1 of 1
00 11 2 km2 km
LOCATION | 17
Los Angeles Valley College
Sherman Oaks Galleria
Westfield Fashion Square
Location
WOODMAN AVE7410
Kaiser Permanente Center
VAN NUYS AUTO ROW
VAN NUYS BUS TERMINAL
RED LINE
NORTH HOLLYWOOD STATION
SAN FERNANDO VALLEY VISTA
LAKE BALBOA PARK
VAN NUYS BOULEVARD
VAN NUYS CITY HALL
GREAT WALL OF LOS ANGELES | MURAL MILE
7410 WOODMAN AVE - IREA
THE HEART OF THE VALLEY
VAN NUYS, CA | 19
JAPANESE GARDENS
VAN NUYS AIRPORT
Van Nuys is the central hub of the South San Fernando Valley. Neighboring North Hollywood, Sherman Oaks, Studio City, Encino and Panorama City, the core of Van Nuys has a growing and highly diverse population. Van Nuys spans over 8.99 square miles and has a diverse residential feel with simple homes and a thriving Hispanic heritage. General stores, Latino bodegas and suburban neighborhoods with seventies-style architecture are at the heart of this city.
“In Van Nuys you won’t find warehouse-turned-art-lofts or expansive green spaces. Instead you’ll find adobe-colored single-story homes, south of the border flavors and boulevards shaded by palms.”* The city connects to North Hollywood or Downtown LA in a matter of minutes via the Orange Line & Red Line which are two regional Metro hubs for the San Fernando Valley. The 405 and the 101 freeways are also within minutes for residents, making it a central location for living and commuting.
Once referred to as “America’s Suburb,” the streets of Van Nuys have endless rectangular lots, trimmed lawns, retro buildings, diners, street vendors and thrift markets. Single-family home prices are also on average more affordable compared to neighboring cities in the San Fernando Valley. $497,173 is the median home value in Van Nuys, which is is significantly less than the San Fernando Valley median home value of about $600,000. In addition to a solid residential community, Van Nuys attracts car buyers from all over Los Angeles with countless car dealerships such as Keyes that line Van Nuys Boulevard. * https://www.airbnb.com/locations/los-angeles/van-nuys
LAKE BALBOA PARK
SOUND CITY STUDIOS
VALLEY PRESBYTERIAN
WOODMAN AVE7410
VALERIO ST
WO
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MA
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THE INFORMATION PROVIDED HEREIN IS FROM SOURCES WE BELIEVE ARE RELIABLE. WHILE WE DO NOT DOUBT ITS ACCURACY, WE HAVE NOT VERIFIED IT AND MAKE NO REPRESENTATIONS, GUARANTEES OR WARRANTIES ABOUT IT.
Van Nuys Highlights
VAN NUYS HIGHLIGHTS | 21
The Plant
• 2 miles from the property• 37 stores with 367,799 square feet of gross land area• Anchor tenants are The Home Depot, Regency Theatres,
Babies R Us, and Ross Dress for Less
Bob Hope Airport - Burbank, CA
• BUR has over 70 daily flights to regional, domestic and foreign destinations
• 12,440+ employees• Annual Economic Impact: $1.8 billion annually; supported
~3.9 million passengers in 2015
Westfield Fashion Square - Sherman Oaks
• 147 stores, over 850,000 squaree feet of GLA• Anchor tenants are Macy’s, Bloomingdale’s, Apple, Zara,
Forever 21, and Z Gallerie
Van Nuys is economically diverse and consists of numerous businesses and industries. The city is home to the Van Nuys Airport, the Valley Municipal Building and is the only neighborhood in the SFV that exceeds 100,000 residents. The top industries employing the Van Nuys area are science/tech services, retail, health care, finance and construction.
• Efficient transportation - close to Van Nuys and Burbank Airports & Orange/Red Metro lines
• 13,220 businesses & 117,025 employees within 3 miles• Affordable housing and rents• Close proximity to North Hollywood, Sherman Oaks,
Studio City, Burbank, Encino, Glendale and Downtown LA
• Steady economic growth
É
ECONOMICSCITY HIGHLIGHTS
RETAIL & LEISURE NEARBY ATTRACTIONS
Van Nuys Airport
• Van Nuys Airport (VNY) is one of the busiest general aviation airports in the world. With two parallel runways, Van Nuys Airport handled approximately 217,000 aircraft movements in 2015
• Covers 725 acres and has two runways
THE INFORMATION PROVIDED HEREIN IS FROM SOURCES WE BELIEVE ARE RELIABLE. WHILE WE DO NOT DOUBT ITS ACCURACY, WE HAVE NOT VERIFIED IT AND MAKE NO REPRESENTATIONS, GUARANTEES OR WARRANTIES ABOUT IT.
The city of Van Nuys is located in the San Fernando Valley and is most known for being an affordable, predominantly hispanic suburban pocket just north of Sherman Oaks. With the 405 and 101 Freeways bordering the city, Van Nuys is also home to the Van Nuys Airport and is less than 20 minutes away from the Burbank Airport. As a whole, The Valley’s business industries lead in aerospace, motion pictures, television production and music recording. With such a large business network of over 70,000 businesses, if The Valley were a combined city it would be the 5th largest in the United States, bigger than Philadelphia, Phoenix and San Antonio.
LOCATION & PROJECTED GROWTH THE NUMBERS
* Projected
Total Population
2010
2019
2024*
Growth Rate (2019-2024)
Total Households
2010
2019
2024*
Growth Rate (2019-2024)
Average Household Income
2019
2024*
Projected Growth Rate
Renter Occupied Housing Units
2010
2019
2024*
Median Home ValueU.S. Median Home Value
733,230
757,303
774,284
2.2%
235,195
244,354
249,188
1.9%
$89,061
$105,927
15.9%
136,393
146,169
148,374
$584,600$207,344
7410 WOODMAN AVE - IREA
Demographic and Income Profile7410 Woodman Ave, Van Nuys, California, 91405 Prepared by EsriRing: 5 mile radius Latitude: 34.20504
Longitude: -118.43122
Summary Census 2010 2019 2024Population 723,230 757,303 774,284Households 235,195 244,354 249,188Families 155,415 161,540 164,918Average Household Size 3.05 3.08 3.08Owner Occupied Housing Units 98,802 98,185 100,814Renter Occupied Housing Units 136,393 146,169 148,374Median Age 33.7 34.9 36.1
Trends: 2019 - 2024 Annual Rate Area State NationalPopulation 0.44% 0.67% 0.77%Households 0.39% 0.62% 0.75%Families 0.41% 0.62% 0.68%Owner HHs 0.53% 0.79% 0.92%Median Household Income 3.90% 2.99% 2.70%
2019 2024 Households by Income Number Percent Number Percent
<$15,000 24,905 10.2% 20,458 8.2%$15,000 - $24,999 23,279 9.5% 18,712 7.5%$25,000 - $34,999 21,101 8.6% 18,049 7.2%$35,000 - $49,999 30,253 12.4% 26,979 10.8%$50,000 - $74,999 43,076 17.6% 42,111 16.9%$75,000 - $99,999 30,288 12.4% 32,478 13.0%$100,000 - $149,999 35,892 14.7% 42,323 17.0%$150,000 - $199,999 15,981 6.5% 21,992 8.8%$200,000+ 19,578 8.0% 26,084 10.5%
Median Household Income $60,780 $73,582Average Household Income $89,061 $105,927Per Capita Income $28,687 $34,030
Census 2010 2019 2024 Population by Age Number Percent Number Percent Number Percent
0 - 4 51,457 7.1% 49,594 6.5% 50,496 6.5%5 - 9 47,077 6.5% 48,405 6.4% 46,129 6.0%10 - 14 48,497 6.7% 48,344 6.4% 46,876 6.1%15 - 19 52,245 7.2% 47,241 6.2% 45,282 5.8%20 - 24 55,686 7.7% 55,962 7.4% 52,455 6.8%25 - 34 121,562 16.8% 129,800 17.1% 132,913 17.2%35 - 44 111,203 15.4% 109,354 14.4% 116,833 15.1%45 - 54 97,539 13.5% 96,541 12.7% 95,177 12.3%55 - 64 69,579 9.6% 82,807 10.9% 84,789 11.0%65 - 74 36,197 5.0% 53,287 7.0% 60,621 7.8%75 - 84 21,827 3.0% 24,641 3.3% 30,900 4.0%
85+ 10,361 1.4% 11,328 1.5% 11,813 1.5%Census 2010 2019 2024
Race and Ethnicity Number Percent Number Percent Number PercentWhite Alone 404,513 55.9% 410,484 54.2% 416,131 53.7%Black Alone 30,004 4.1% 29,959 4.0% 29,759 3.8%American Indian Alone 5,030 0.7% 5,037 0.7% 5,046 0.7%Asian Alone 58,873 8.1% 68,429 9.0% 73,805 9.5%Pacific Islander Alone 938 0.1% 996 0.1% 1,004 0.1%Some Other Race Alone 190,897 26.4% 205,091 27.1% 209,571 27.1%Two or More Races 32,975 4.6% 37,307 4.9% 38,969 5.0%
Hispanic Origin (Any Race) 402,374 55.6% 431,988 57.0% 448,310 57.9%Data Note: Income is expressed in current dollars.
Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024.
April 16, 2020
©2020 Esri Page 1 of 2
DEMOGRAPHICS (5-mile radius)
Demographics
KEY FACTS
757,303Population
3.1
Average Household Size
34.9
Median Age
$89,061Average Household
Income
EDUCATION
23%
No High School
Diploma 22%High School
Graduate
25%Some College 30%
Bachelor's/Grad/Prof Degree
BUSINESS
33,496Total Businesses
257,381Total Employees
EMPLOYMENT
57%White Collar
22%Blue Collar
20%Services
6.6%
Unemployment Rate
INCOME
$60,780
Median Household Income
$28,687
Per Capita Income
$44,180
Median Net Worth
Households By IncomeThe largest group: $50,000 - $74,999 (17.6%)
The smallest group: $150,000 - $199,999 (6.5%)
Indicator Value Difference
<$15,000
$15,000 - $24,999
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
10.2%
$75,000 - $99,999
9.5%
$100,000 - $149,999
8.6%
$150,000 - $199,999
12.4%
$200,000+
17.6%
-0.2%
12.4%
+1.0%
14.7%
+0.8%
6.5%
+1.1%
8.0%
+1.1%
+0.2%
-1.1%
-1.2%
-1.8%
Bars show deviation from
Los Angeles County
WOODMAN AVE7410
DEMOGRAPHICS | 23
16501 Ventura Blvd. Suite 448Encino, CA 91436Phone: 818.386.6888Fax: 818.386.2805
www.irea.com
David Leibowitz Chris ThompsonPartner(818) [email protected]
Senior Partner(818) [email protected] AVE
7410