Transcript Broker's Opinion of Value Report

BROKER’S
OPINION
OF VALUE of
Broker’s
Opinion
REPORT
Value Report
Subject Property:
Property Address
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Photos Here
City,
StateProperty
& Zip Code
Prepared For:
Contact
Name
SUBJECT
PROPERTY:
Contact Address
Title
Property
Company
City,
State &Name
Zip Code
PREPARED FOR:
Prepared By:
Contact Name
Agent Name
Contact
Title #1
Agent Title
Company Name
Agent Name #2
PREPARED BY:
Agent Title
Agent
AgentName
Name#1
#3
Agent
Title
Agent Title
Agent Name #2
Branch Office Phone #
Agent Title
Agent Name #3
Date:
Agent Title
Insert Date Here
Branch Office Phone #
www.daumcommercial.com
DATE:
ONCOR INTERNATIONAL
Insert Date Here
ONCOR INTERNATIONAL
TABLE OF CONTENTS
REVIEW OF PROPERTY
I
BROKER’S OPINION OF VALUE
II
 Executive Summary
 Approaches to Value
 Comparable Data & Analysis
MARKET OVERVIEW
III
MARKETING PLAN
IV
 General Approach
 Target Market
 Project Timeline
 Process and Accountability
MARKETING TEAM & COMPANY PROFILE
V
ONCOR INTERNATIONAL
REVIEW OF PROPERTIES
SECTION I
www.daumcommercial.com
ONCOR INTERNATIONAL
PROPERTY PHOTOGRAPHS
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ONCOR INTERNATIONAL
AERIAL PHOTOGRAPH
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ONCOR INTERNATIONAL
PROPERTY PROFILE
STRUCTURE
Type:
Status:
Year Built:
Stories:
Building Size:
Lot Size:
Zoning:
Parking:
Comments:
AMENITIES
 Insert list of amenities here
 Insert list of amenities here
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The information contained herein has been obtained from sources deemed reliable.
While we have no reason to doubt the accuracy of the information, we do not
guarantee it. Do not rely on any information contained herein without verifying it yourself.
ONCOR INTERNATIONAL
LOCATION MAPS
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ONCOR INTERNATIONAL
ASSESSOR’S PARCEL MAP
Assessor’s Parcel Number:
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ONCOR INTERNATIONAL
FEATURES & BENEFITS
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ONCOR INTERNATIONAL
BROKER’S OPINION OF VALUE
SECTION II
www.daumcommercial.com
ONCOR INTERNATIONAL
EXECUTIVE SUMMARY
Market Approach to Value:
$ - $ ($ - $ / SF)
Income Approach to Value:
$ - $ ($ - $ / SF)
Cost Approach to Value:
$ - $ ($ - $ / SF)
Insert Executive Summary Here
ONCOR INTERNATIONAL
MARKET APPROACH SUMMARY
Sales Price Range of Values:
$-$
Price / SF Range Of Values:
$-$
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ONCOR INTERNATIONAL
FOR SALE PROPERTY SUMMARY
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MS Excel Summary Table Here
The information contained herein has been obtained from sources deemed reliable.
While we have no reason to doubt the accuracy of the information, we do not
guarantee it. Do not rely on any information contained herein without verifying it yourself.
ONCOR INTERNATIONAL
SOLD PROPERTY SUMMARY
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Insert Size Parameters Here
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MS Excel Summary Table Here
The information contained herein has been obtained from sources deemed reliable.
While we have no reason to doubt the accuracy of the information, we do not
guarantee it. Do not rely on any information contained herein without verifying it yourself.
ONCOR INTERNATIONAL
INCOME APPROACH SUMMARY
Sale Price Range of Values:
$-$
Price / SF Range Of Values:
$-$
Capitalization Rate Ranges:
%-%
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ONCOR INTERNATIONAL
INVESTMENT ANALYSIS SUMMARY
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Investment Analysis Here
The information contained herein has been obtained from sources deemed reliable.
While we have no reason to doubt the accuracy of the information, we do not
guarantee it. Do not rely on any information contained herein without verifying it yourself.
ONCOR INTERNATIONAL
LEASED PROPERTY SUMMARY
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MS Excel Summary Table Here
The information contained herein has been obtained from sources deemed reliable.
While we have no reason to doubt the accuracy of the information, we do not
guarantee it. Do not rely on any information contained herein without verifying it yourself.
ONCOR INTERNATIONAL
FOR LEASE
PROPERTY SUMMARY
Insert Market Area Here
Insert Size Parameters Here
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MS Excel Summary Table Here
The information contained herein has been obtained from sources deemed reliable.
While we have no reason to doubt the accuracy of the information, we do not
guarantee it. Do not rely on any information contained herein without verifying it yourself.
ONCOR INTERNATIONAL
COST APPROACH SUMMARY
Sale Price Range of Values:
$-$
Price / SF Range Of Values:
$-$
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ONCOR INTERNATIONAL
COST APPROACH
ANALYSIS SUMMARY
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MS Excel Summary Table Here
The information contained herein has been obtained from sources deemed reliable.
While we have no reason to doubt the accuracy of the information, we do not
guarantee it. Do not rely on any information contained herein without verifying it yourself.
ONCOR INTERNATIONAL
MARKET OVERVIEW
SECTION III
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ONCOR INTERNATIONAL
_____________________ COUNTY INDUSTRIAL MARKET
_______ QUARTER 20_____
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The Latest Market Report Here
The information contained herein has been obtained from sources deemed reliable.
While we have no reason to doubt the accuracy of the information, we do not
guarantee it. Do not rely on any information contained herein without verifying it yourself.
ONCOR INTERNATIONAL
_____________________ COUNTY INDUSTRIAL MARKET
_______ QUARTER 20_____
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The Latest Market Report Here
The information contained herein has been obtained from sources deemed reliable.
While we have no reason to doubt the accuracy of the information, we do not
guarantee it. Do not rely on any information contained herein without verifying it yourself.
ONCOR INTERNATIONAL
_____________________ COUNTY INDUSTRIAL MARKET
_______ QUARTER 20_____
Delete this Box & Insert
The Latest Market Report Here
The information contained herein has been obtained from sources deemed reliable.
While we have no reason to doubt the accuracy of the information, we do not
guarantee it. Do not rely on any information contained herein without verifying it yourself.
ONCOR INTERNATIONAL
_____________________ COUNTY INDUSTRIAL MARKET
_______ QUARTER 20_____
Delete this Box & Insert
The Latest Market Report Here
The information contained herein has been obtained from sources deemed reliable.
While we have no reason to doubt the accuracy of the information, we do not
guarantee it. Do not rely on any information contained herein without verifying it yourself.
ONCOR INTERNATIONAL
MARKETING PLAN
SECTION IV
www.daumcommercial.com
ONCOR INTERNATIONAL
MARKETING PLAN
Upon the signing of the Exclusive Representation Agreement, DAUM will begin its marketing
campaign to promote, advertise and expose your property to the largest amount of
potential prospects. DAUM’s purpose and mission will be to complete the assignment in the
shortest possible time to the most qualified prospect, while yielding the client the highest
possible price or return. DAUM will use the following marketing campaign to complete the
assignment.
Creation of Marketing Materials
 Obtain and verify property details and specifications
 Obtain a copy of any environmental reports (if necessary)
 Digitally photograph the exterior and interior of the subject property
 Design, print and create digital documents to be used for promotional mailers with sufficient
information, photographs, maps, etc. to entice the prospect to contact DAUM for more
information.
Sample Website
Sample Postcard
Sample Brochure
Sample HTML E-Mail
Featured on DAUM Website
Sample Property Sign
Not all marketing methods will be
used for each listing. Marketing
will be done as deemed
appropriate for each listing.
ONCOR INTERNATIONAL
MARKETING PLAN
Submit and Distribute to Multiple Listing Services
Upon completion of creating the marketing materials, DAUM will then submit the subject
property to the appropriate multiple listing services listed below (not all of these will be used
for each listed property):

CoStarProperty
CostarProperty is the largest national database for tracking and
promoting available commercial real estate properties. CoStar’s
database has verified information on more than 24 billion square feet
of office, industrial and retail buildings, as well as vacant land.

E-Multiple (AIR)
AIR’s e-Multiple database offers a comprehensive database which
covers the greater Southern California market for office, industrial,
vacant land and investments. Members of this association can submit
and market your available property into this widely used broker-only
listing service that exposes your property to more than 2,000 agents.

The Smith Guide
The Smith Guide offers a comprehensive database covering greater
Southern California for office, industrial, retail, vacant land and
investments.
ILS

ILS (Industrial Listing Service)
ILS offers a comprehensive database covering the Inland Empire and
Orange County for available industrial and vacant land properties.

Loopnet.com
Loopnet.com is the largest national database for exposing and
promoting available commercial real estate properties via the
internet. Loopnet’s database has more than $100 billion worth of
properties available for sale and more than 2.0 billion square feet of
properties available for lease.

PropertyLine.com
PropertyLine.com is one of the largest national databases for
exposing, marketing and promoting available commercial real estate
properties via the internet. PropertyLine not only offers the exposure of
the multiple listing services, it also incorporates many marketing tools
to more effectively reach the target audience.
ONCOR INTERNATIONAL
MARKETING PLAN
Market & Expose the Property on the Internet
In addition the multiple listings services available online, your property will also be exposed
and marketed on the internet in the following places:
 www.DAUMCOMMERCIAL.com
DAUM can quickly add or update your property’s available status and information. A
digital brochure of each property is created with the ability to add photographs, floor
plans, site plans, location maps and general listing information, all in a searchable
database to our visitors as well as link to each listing agent’s web page.
Site Signage
 Order and install, if desired and approved by the owner, an appropriate sign
announcing the availability of the property.
Direct Marketing
Local / Immediate Market Area:
 Direct mail merge letter or mailer to local companies sorted by type of company,
employee size and location.
 Direct mail to personal and company client lists.
 E-mail listing brochures and property information to brokers and prospects.
Regional:
 Distribute property information through the use of regional business lists.
National:
 Distribute property information through the use of national business lists.
ONCOR INTERNATIONAL
MARKETING PLAN
Personal Marketing:
Personal Canvass:
 Target and distribute a mailer and additional information to a list of target companies
(see Target Market) with a personal telephone follow-up program to be implemented
 Telephone follow-up on a selected basis to all direct mail recipients.
Newspaper / Magazine Advertising:
 Use local newspapers and magazines, when appropriate.
 Use online newspaper and magazine sites, when appropriate.
 Use regional advertisements in other newspapers, magazine and online sources upon
mutual agreement between broker and owner.
Public Agency Cooperation:
 Ensure state and local government agencies are aware of the availability of the
property. Re-submit information periodically.
 Provide information to the local Chamber of Commerce. Re-submit information
periodically.
Progress Reports and Prospect Registration:
 Provide owner with monthly (or agreed upon time schedule) written summary of
activities, including names, addresses and contact persons of prospects and prospect
registrations from brokers.
Specific Marketing Approach
Identify Target Companies / Prospects:
 Select target companies / prospects by Standard Industrial Classification (SIC Code)
or other targeted methods.
 Select target companies / prospects by size.
 Select target companies / prospects by zip code or geographic areas.
 Expand parameters as needed.
Contact Target Companies / Prospects:
 Same or similar SIC Code as previous property user.
 Similar employee size as previous property user.
 Same or similar geographic area as property.
 Expand parameters as needed.
ONCOR INTERNATIONAL
TARGET MARKET
 Industry #1
 Industry #2
 Industry #3
 Industry #4
 Industry #5
 Industry #6
 Industry #7
 Industry #8
 Industry #9
 Industry #10
ONCOR INTERNATIONAL
PROJECT TIMELINE
PROJECT
SCHEDULE
Insert Property Address Here
ACTION
ITEMS
WEEKS
1 2 3 4 5 6 7 8 9
1
Representation Agreement Signed
1
2
Prepare & Submit Brochures
1
3
Enter on MLS & DAUM Web Site
1
4
Sign Installation
1
5
Fax & E-Mail Prelim Broker Bulletin
1
6
Production of Color Brochures
1 2
7
Distribution of Brochures to Brokers
1
8
"Target Plan" Mailings
1
9
Personal Contacts & Follow Ups
1 2 3 4 5 6 7 8 9
10 Distribute Brochures to DAUM offices
3
7
11
12
13
11
10
11
14
15
16
15
16
14
12
13
14
1
11 Progress Reports
3
12 Ads (if required & budgeted)
10
2
7
6
11
15
10
14
13
14
15
16 Signed Agreement - Project Completed
10
11
12
13
14
15
Escrow period may range from 30-120 days from the time the agreement is signed.
ONCOR INTERNATIONAL
16
DISPOSITION PROCESS
Understand the Client
Manage the Real Estate Plan
Technical Review of
Property
Implement the
Marketing Plan
Prepare Market
Valuation
Identify the
Purchaser
Valuation Analysis
Negotiate the Sale
Prepare the
Marketing Plan
Manage the
Agreement
ONCOR INTERNATIONAL
MARKETING TEAM & COMPANY PROFILE
SECTION V
www.daumcommercial.com
ONCOR INTERNATIONAL
AGENT NAME
TITLE
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Contact Information:
Address
Suite
City, State, Zip
P XXX-XXX-XXXX
F XXX-XXX-XXXX
[email protected]
Selected Client List:
XXXXXXX
XXXXXXXX
XXXXXXXX
XXXXXXXX
XXXXXXXX
XXXXXXXX
XXXXXXXX
ONCOR INTERNATIONAL
AGENT NAME
TITLE
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Contact Information:
Address
Suite
City, State, Zip
P XXX-XXX-XXXX
F XXX-XXX-XXXX
[email protected]
Selected Client List:
XXXXXXX
XXXXXXXX
XXXXXXXX
XXXXXXXX
XXXXXXXX
XXXXXXXX
XXXXXXXX
ONCOR INTERNATIONAL
ONCOR INTERNATIONAL
COMPANY PROFILE SUMMARY
Experienced Professionals
EXPERIENCE MATTERS
DAUM has more than 120 agents in nine (9)
branch offices throughout Southern California
and Phoenix, Arizona. Each agent at DAUM is
equipped with state-of-the art technology and
market research to assist their clients make more
informed decisions concerning their real estate
assets. Coupled with a wealth of experience,
specialized disciplines, and a strong client service
background, DAUM agents are willing and
prepared to assist you with all your real estate
needs.
Strong Regional Company since 1904
REPUTATION MATTERS
For more than a century, DAUM has the
unmatched reputation as an ethical, energetic
and creative problem solver. DAUM has helped
thousands of local and national clients maximize
their real estate values through site selections,
acquisitions,
dispositions,
leasing,
property
management
and
consulting.
DAUM
understands its markets better than the
competition and will take action more quickly
than many larger national companies.
National & International reach through
Affiliations
REACH MATTERS
DAUM
uses
its
affiliation
with
ONCOR
International, SIOR, ICSC, CCIM, CIREI, AIR and
other professional organizations to provide
seamless professional services to clients wherever
needed.
ONCOR INTERNATIONAL
ORANGE COUNTY
4400 MacArthur Boulevard, Suite 950
Newport Beach, CA 92660
949-724-1900
LOS ANGELES / CORPORATE
801 S. Figueroa Street, Suite 600
Los Angeles, CA 90017
213-626-9101
888-659-DAUM
www.daumcommercial.com
VENTURA & SANTA BARBARA
751 Daily Drive, Suite 105
Camarillo, CA 93010
805-987-8866
SAN FERNANDO VALLEY
21860 Burbank Boulevard, Suite 175
Woodland Hills, CA 91367
818-887-3600
INLAND EMPIRE
3595 E. Inland Empire Boulevard, Bldg. 5
Ontario, CA 91764
909-980-1234
SANTA CLARITA VALLEY
28494 Westinghouse Place, Suite 203
Valencia, CA 91355
661-705-2299
PHOENIX ARIZONA
1702 E. Highland Avenue, Suite 120
Phoenix, AZ 85016
602-957-7300
SAN GABRIEL VALLEY
13191 Crossroads Pkwy. N, Suite 175
City of Industry, CA 91746
562-695-7244
SOUTH BAY
1025 W. 190th Street, Suite 420
Gardena, CA 90248
310-538-6700
For more information, visit our website:
www.daumcommercial.com
ONCOR INTERNATIONAL
ONCOR International is a premier global commercial real estate referral network. A
subsidiary of Realogy Corporation, ONCOR is composed of more than 50 independent
commercial real estate partner brokerages that employ more than 1,800 individual sales
associates working from over 170 offices in 32 countries. In 2009 ONCOR International
members were collectively responsible for approximately $13.2 billion in commercial real
estate volume and over 11,800 commercial real estate transactions.
ONCOR International network members are highly motivated, entrepreneurially minded
commercial real estate professionals who are leaders in their respective markets. They are
prepared to serve clients in the following markets, including: North America, Central
America, South America, and Europe.
ONCOR PROFILE
WORLDWIDE HEADQUARTERS
 Established in 1977
1 Campus Drive
 Serving 220+ markets throughout North
America, Europe, Asia, South Africa and Latin
America
Parsippany, NJ 07054
 Partners Worldwide: 50+
Fax: +1 973.407.4666
 Offices: 172
USA
Phone: +1 973.407.6363
EMEA HEADQUARTERS
 Total Employees: 4,458
25 Sackville Street
 Total Sales Force: 1,783
London, W1S 3HQ
 Average Annual Revenues: US $670 million
United Kingdom
 Average Age of Companies: 38 years
Phone: +44 (0) 20.7544.4290
 Property Management: 362+ million sq. ft.
Fax: +44 (0) 20.7544.2222
SELECTED CLIENTS
ABN AMRO Bank | American Hotel Register | American Express | AT&T Broadband | Bank of America | Baxter | Bell Microproducts
Blue Cross & Blue Shield | Borders Books & Music | British Airways | Burlington Resources | Camp Dresser & McKee, Inc. | Citibank
Coca-Cola | Computer Associates International | Countrywide Home Loans | Dean Foods | Dow Chemical | Dresdner Bank | Easy Rent-a-car
Edward Jones Co. | Emerson Electric | Energizer | First Franklin Financial | Firstworld Communications | Ford Motor Company | GAP
GE Capital | General Mills | Goldman Sachs & Co. | Goodyear Tire & Rubber | Goya Foods | Hermés | HILB, Rogal & Hamilton
IDEC Pharmaceuticals | Invensys | Jabil Circuit | L’Oreal | Mastercard International | McDonald’s | Merrill Lynch | Nike | NEC Technologies
Nestle | NOKIA | Nortel | Per-Se Technologies | Pitney Bowes | Phillip Morris | Procter & Gamble | Prudential Corporation | Ralston Purina
Ropes & Gray | Sprint PCS | State Farm Insurance | Stone Webster | Target | Terayon Communications | TMP Worldwide | Toro Company
Unisys | UPS | U.S. Dept. of Agriculture | Walgreen’s | Warner Bros. | Wells Fargo Bank
For more information, please visit the ONCOR International Website:
ONCOR INTERNATIONAL
www.oncorintl.com
DAUM AFFILIATIONS
DAUM uses its affiliation with ONCOR International, SIOR, CCIM, CIREI, ICSC, AIR and
other professional organizations to provide seamless professional services to clients
wherever needed.
ONCOR INTERNATIONAL
ONCOR International is a premier global commercial real estate referral network. A subsidiary of
Realogy Corporation, ONCOR is composed of more than 50 independent commercial real estate
partner brokerages that employ more than 1,800 individual sales associates working from over 170
offices in 32 countries. In 2009 ONCOR International members were collectively responsible for
approximately $13.2 billion in commercial real estate volume and over 11,800 commercial real
estate transactions. ONCOR specialists provide commercial corporate services for clients through
affiliated offices covering over 220 global markets on six continents. Core competencies of
ONCOR members include: office, industrial and retail leasing, investment sales for both
institutional and private investors, asset and property management, corporate services, tenant
representation, financial services, facilities management and development services.
The Society of Industrial and Office Realtors (SIOR) is an international organization of
experienced, credentialed commercial real estate professionals who specialize in
industrial and office real estate. There are approximately 1,800 SIOR members
worldwide. DAUM has SIOR members in most of its offices and can provide its clients
with the many benefits that SIOR membership affords them.
An organization of commercial real estate professionals specializing in retail real estate.
Members include retailers, developers and owners of retail properties, brokers, property
managers, etc.
The American Industrial Real Estate Association has over 1200 members in
approximately 250 commercial real estate firms in Southern California. Since 1960, AIR
has provided the benefits of a multiple listing service strictly for industrial and office
properties, standard lease forms and purchase offer forms. DAUM is an active
participant in AIR.
As economies throughout the world are adjusting to the formation of new markets and
increased free trade opportunities, the role of the commercial real estate professional
is more important than ever. A Certified Commercial Investment Member (CCIM) is a
recognized professional in commercial real estate brokerage, leasing, asset
management, valuation, and investment analysis. As an experienced expert, a CCIM is
an invaluable resource to the commercial real estate owner, investor, and user.
ONCOR INTERNATIONAL
PROPERTY MANAGEMENT
INTRODUCTION
Specializing in office buildings, medical
and
research
projects,
shopping
centers, and industrial parks, DAUM
Property Management Services creates
value in real estate for institutional and
private investors, corporations, and
nonprofit foundations through a broad
spectrum of property management
capabilities, resources, and expertise.
In every assignment, DAUM designs and
delivers a scope of services designed to
meet the client’s unique investment or
corporate objective.
Property Management Services

Commercial property management services
include revenue management and enhancement,
building maintenance and engineering, financial
management and planning, lease administration,
leasing support, and tenant relations.

Corporate facility services are designed to manage
facilities as a “means of production” to support
core
business
functions
through
contract
administration, capital planning and operational
budgeting, emergency and disaster planning,
furniture and equipment purchase and inventory,
energy/utility
efficiency
studies,
building
engineering and maintenance, and code
compliance management.
Accounting Services

Portfolio and asset management services combine
essential property and facility management
functions with strategic real estate investment
capabilities to integrate property operations,
leasing strategies, and marketing management;
financing; hold/sell analysis; financial reporting;
capital planning; and capital improvements.
Construction Services

Business
moving/construction
management
includes project management, tenant and capital
improvement, construction, technology installation,
furniture installation, and move coordination

Development services include land due diligence
and acquisition, entitlement, design, cost feasibility,
financing, and construction administration.
ONCOR INTERNATIONAL
PROPERTY MANAGEMENT
SERVICES
Property Oversight
Tenant Relations

Conduct a thorough review of each property’s
operating systems and procedures.

Implement a preventive maintenance program
of the mechanical equipment and systems.

Meet with key tenant contacts on a regular basis, review
immediate tenant concerns, and identify the service
factors that drive tenant satisfaction.

Inspect and inventory all existing systems, tools
and supplies to assess their useful condition and
immediate purchase needs.
Continually solicit tenant feedback in order to build and
maintain positive tenant relationships

Evaluate past operating practices in terms of impact on
service and satisfaction levels.

Review and maintain as-built drawings and
specifications on file for completeness.


Review energy conservation programs and
implement new procedures, as necessary.
Examine existing tenant services and work order processes
and develop enhancements and/or modifications as
necessary


Review security and emergency procedures in
place and modify, as necessary.
Review existing Emergency Procedures Manual and advise
tenants of any changes in information. If needed, distribute
a revised Manual.

Implement tenant service hot-line and establish
standards for response timing.


Negotiate vendor service contracts to ensure
the most competitive pricing possible.
Consider with ownership, the implementation of special
services such as tenant appreciation programs and tenant
satisfaction surveys.

Ensure that each property achieves the highest
possible “curb appeal.”

Implement
monthly
property
inspection
procedures and incident reporting system.

Insurance Tracking

Evaluate, confirm, and document tenant and
vendor insurance coverage

Automatic tracking of insurance certificates and
endorsements to insure that tenants and
vendors have the appropriate insurance to
cover claims for which they are responsible

Insurance tracking practices also cover owner
insurance documentation, property insurance
investigations and claims procedures, liability
inspection practices, and project safety
checklists.
Help Desk Services

Monitor tenant service calls to ensure tenant
satisfaction and retention, which will ultimately,
increase property values.
Vendor Management & Contract Administration

Grade and monitor suppliers of goods and services in the
areas of commitment to quality service, price/value,
responsiveness, and ability to anticipate needs.

Review existing service contracts; examine scope of
services, specifications and costs.

Evaluate quality and performance of products and
services; identify contracts to re-bid and timing of the re-bid
process.

Review opportunities to establish incentive based contracts
which reward superior performance and tenant
satisfaction.

Prepare RFP packages, competitive bid and award
contract services (including analysis, review, and
negotiation).

Review contract documentation and set up standard
contact files as well as prepare comprehensive contract
abstracts summarizing each service agreement.

Review current vendor billing process procedures and
service provider insurance.
Management Services Reporting

Insure timely response to tenant calls and work
order requests and track them from start to final
posting

Prepare a Management Services Report immediately
following the completion of each month’s activity for
review by ownership.

Make sure the property team via the help desk
is always on-call and available to respond to
service requests and emergencies.

Include in Report a review of significant operating activity a
teach property during the reporting period with a
breakdown of the work order requests.

Track and trend service calls and compare
them with portfolio database to gauge the
performance of property team and identify
opportunities
for
operational
process
improvements.

The monthly documentation serves as a “report card” of
the operations efforts at each property, and repeatedly
focuses on the property team’s efforts and progress toward
ownership’s overall goals during the year.
ONCOR INTERNATIONAL
PROPERTY MANAGEMENT
ACCOUNTING SERVICES
Financial Accounting Services
Escalation Reviews / Operating Expense Billing

Review tenant leases to verify accuracy in
tenant billings.

Set up financial accounting systems (utilizing the
Skyline financial software reporting package) for
each project with respect to such items as:
lease abstracts, lease options and other critical
dates,
tenant
invoicing,
and
accounts
payables.

Review current parking situation and associated
billings to ensure that the billings are correct.

Set up each project’s current approved budget
in the property accounting system.

Review existing receivable and payable
balances. Identify any problems and resolve
them.

Oversee the payment of property taxes (and
mortgage payments, if applicable) and the
filing of necessary paperwork.

Establish and maintain property operating bank
accounts, collect rents and pay property
operating expenses.

Ensure that strong procedures are in place and
followed for the prompt collection of all revenue
due owner, thus resulting minimal receivables
balance and the maximization of each project’s
income.

Prepare and deliver monthly rent statements to
tenants.

Prepare
and
review
monthly
financial
statements with owner representatives. Discuss
and implement any agreed upon changes.

Prepare CAM and operating expense reconciliations and
escalations, operating expense billings and adjustments, and
ensure OE collections.

Examine tenant operating cost escalations that have been
billed; assessing whether or not escalation calculations have
been performed in accordance with lease provisions and
industry standards.

Scrutinize costs to ensure that non-escalating costs have
been correctly omitted.
Financial Reporting

Prepare a Comprehensive Financial Management Report
immediately following the completion of each month’s
financial activity for review by ownership.

Include in the Report a review of the overall financial
activities (revenues, expenses, capital improvements, etc) at
the property during the reporting period.

Include in the Report additional documentation such as
budget comparison reports (monthly and year–to-date)
monthly general ledger, rent roll, lease expiration report,
vacancy report, delinquency aging report, and activity
reconciliation report.
Budget Preparation

Develop detailed annual operating expense
and capital expense budgets in standardized
formats.

Set up budgets in the accounting system and
include
detailed
and
time-phased
documentation of the expected revenue and
expenses as well as appropriate explanation of
all relevant assumptions.

Developed in this manner, the budget becomes
a working document for the property manager
and owner alike, and real world variances can
be translated into specific management actions
to insure achievement of the bottom line
projections.
ONCOR INTERNATIONAL
PROPERTY MANAGEMENT
CONSTRUCTION SERVICE
Construction Supervision

Construction supervision services encompass
tenant improvement, renovation and retrofit
projects.

Construction supervision services include scope
of work development, selection of qualified
design
consultants,
budget
preparation,
solicitation and selection of contractors,
competitive
bidding
(analysis,
review,
negotiation, and contract reward) space
planning assessment, schedule adherence,
contract
administration,
payment
management, and conflict resolution.

Insure client’s best interests are always being
served with onsite inspections and constant
monitoring of the construction process.

Formal control systems provide realistic and
attainable budgets, minimize disruptions to the
existing tenants and building operations, and
include proper punch-list follow-up procedures
and formal close-out measures.
ONCOR INTERNATIONAL
DAUM AND LOS ANGELES:
A PARTNERSHIP FOR SUCCESS
In the early 1900’s, the City of Los Angeles was an
emerging metropolis, teeming with entrepreneurial
spirit. It was here where William H. Daum first came to
the city as an agent for the Santa Fe Railway.
Recognizing that the best way to build commerce
was to attract new businesses, Daum founded Los
Angeles’ first commercial real estate brokerage firm
in 1904, a venture that was instrumental in bringing
more than 6,500 companies into the fledgling Los
Angeles market and helping the city grow into one of
the most commercially and culturally relevant
marketplaces in the world.
More than a century later, as Los Angeles’ strategic
position in the global economy continues to place
greater demands on its real estate, DAUM’s vision is
more alive than ever. Remaining true to its core
values, DAUM continues to serve as a visionary
partner for its real estate clients, helping them to
better position their businesses and take full
advantage of developing local, regional and global
opportunities. DAUM continues its legacy of providing
best-of-class services in office, industrial, corporate,
retail and investment properties.
Pico House, downtown Los
Angeles in the early 1880s
Pico House, downtown Los
Angeles (2005)
One hallmark of the Los Angeles marketplace is its
ability to grow on a regional scale. Beginning as a
concentrated, downtown center, Los Angeles County
now spans more than 4,061 square miles and 88
incorporated cities. With eight offices throughout
southern California and one in Phoenix, Arizona,
DAUM is ideally positioned to address the commercial
real estate needs of the greater Los Angeles basin
and beyond.
Los Angeles is also one of the world’s most
international cities, encompassing a vibrant potpourri
of cultures from all over the world. The international
reach of the city coincides with DAUM’s global real
estate capabilities, with its affiliations and worldwide
partners. While DAUM remains a local leader, it has
expanded its services to encompass key markets
throughout the world.
Founder W.H. Daum, Sr., son Richard H.
Daum, and son W.H. Daum, Jr.; circa 1965
DAUMs Corporate HQ
Today
Perhaps the most important catalyst to Los Angeles’
commercial success has been its ability to reinvent itself.
The city’s first wave of industrial development occurred
within a five-mile radius of downtown, and was limited to
basic industries, such as chemicals, tires, oil and steel.
Today, the LA industrial landscape spans virtually every
industry and has moved to new markets, far from
downtown. DAUM has responded by working to
understand the individual needs of each client and
providing customized solutions to maximize the utility and
value of their real estate wherever it might be.
From its days as a small outpost in the far western corner
of the United States to its current status as a thriving
metropolis that sets the tone for global commerce, a
constant remains in Los Angeles; DAUM. From the first
freight company that William H. Daum convinced to
move west to the many thousands of corporations
represented by DAUM since, Los Angeles and DAUM
have an unparalleled partnership based upon vision,
growth, and ultimately success.
ONCOR INTERNATIONAL
CLIENT SATISFACTION, REPEAT BUSINESS:
A DAUM HALLMARK
Such strong support for
DAUM has its roots in the
early part of the 20thcentury
when
Daum
established itself as a
pacesetter
in
the
dynamic growth of the
West. During this time the
unrivaled vision of DAUM
attracted such familiar
names as Goodyear Tire
& Rubber Company to
build major plants in the
region.
 Providing Clients with Profitable
Solutions
 Ongoing Concern for Client
 Unrivaled Local and Regional
Market Expertise
 Advanced Technical Support
 Prompt Response to Special
Needs
 Client Peace of Mind
 Full Range of Services
 Client Satisfaction
 Understanding Client Needs
Since that time, numerous leading corporations,
representing a broad range of business activities, have
followed that lead in engaging DAUM’s talents.
Rubbermaid, Northrop, Sanyo, Medtronic, Chevron,
Michelin, AmerisourceBergen, Adidas America, Master
Halco, Honeywell Aerospace, Nikota USA, Tatung, Reitek
and the Automobile Club of Southern California are just a
few of these outstanding names.
Clearly, DAUM has rightly earned this enviable standing
within the corporate and real estate communities.
We have listed a few of the
numerous accolades afforded
DAUM by its satisfied clients.
DAUM views such expressions as
its most important qualification
for
establishing
a
similar
association with your company.
DAUM continues to attract clients not only because of its
full range of real estate service, but enhances this appeal
on the strength of its global outreach through strategic
affiliations, complemented by its unrivaled local and
regional market expertise.
“I’d like to express my
appreciation for your (DAUM)
invaluable contribution to the
Technicolor transaction. As
you know, this 300,000 square
foot lease represents the
largest industrial warehouse
lease in Ventura County in over
five years. However, as
significant as that fact is, it
does not begin to convey the
complexity that characterized
negotiations… and your
professional conduct.”
Raymond W. Love
Vice President and Investment Manager
Wells Fargo Real Estate Equity Fund
“… I would like to bring the
services of DAUM’s office
division to your attention. Your
knowledge of the Orange
County office market, ability to
negotiate to the specific needs
of my company and
coordinate a smooth
conclusion to our lease was
key to this assignment’s
success and assisted my
department significantly .”
Patrick J. Branin
Director, Wyeth-Ayerst Laboratories, a
Division of American Home Products
“It has been a pleasure to
have had both the working
relationship and the technical
real estate support of your
DAUM real estate office as I
pursued the possibilities for
expansion and relocation for
Rockwell Network Systems. I
am most appreciative of your
prompt response to our special
needs.”
Thomas W. Vestal
Manager, Facilities, Rockwell
Telecommunications
ONCOR INTERNATIONAL
A PIONEERING GROWTH
Early on, the leadership of
DAUM recognized the critical
importance of communication
and personal service in satisfying
clients’ needs. This expressed
itself in the excellence of the full
range of contemporary real
estate services – from industrial
and
office
brokerage
to
property management and
investments – provided by
DAUM in market areas within
which the company achieved
unrivaled expertise.
 100+ Year Heritage
 Early Vision
 Leadership Position
 Full Range of Services
 Cutting Edge Technology
 Personal Service
 Commitment to Client
Needs
“Just as in the days of its visionary
founder, Daum continues to
provide its clients with the highest
level of professional service today and tomorrow.”
While others failed to envision the future with similar clarity, this foresight enabled DAUM in its
formative years, to attract such household names as Goodyear Tire & Rubber Company to
build major plants in the area. A series of similar DAUM-driven transactions followed with
equally impressive names like Firestone Tire. Many companies saw the promise of the West,
after countless cross-country marketing missions by DAUM officials.
The priority DAUM placed on communication and personal service also revealed itself in
corporate growth in market coverage as DAUM opened new offices in a timely manner in
emerging markets, while thoughtfully expanding services to meet the changing needs of its
clients.
With the new Century underway, DAUM continues to be
committed to maintaining its sensitivity to personal service and
communication. Yet, DAUM is not resting on its laurels. The
company is dedicated to offering the benefits of cutting edge
technology regarding how market data is gathered and
disseminated, in the interest of making certain DAUM’s clients
receive the best information at the earliest moment in order to
assure sound decision-making.
Accordingly, DAUM employs the latest in communications technology, both for generating
current market data for clients, while achieving state-of-the-art internal communication via
a modern computer network unifying its offices throughout Southern California and Arizona.
Just as in the days of its visionary founder, DAUM continues to provide its clients with the
highest level of professional service - today and tomorrow.
ONCOR INTERNATIONAL
RESPECTED CLIENTS, REPEAT
BUSINESS, GLOBAL OUTREACH
A hallmark of a leading commercial real estate company is, in fact, the company it keeps. Repeat business with
a diversity of satisfied corporate clients over a broad geographic landscape enhances this reputation with the
values of respect and trust.
DAUM has earned such a reputation, one time-tested and growing. Since 1904, DAUM has assisted a “who’s
who” of household names and leaders of Corporate America in satisfying their real estate needs.
A partial list of DAUM’s valued clients follow:
Ace Hardware Corporation
Adidas USA
AEGON USA Realty
Allied Chemical Corporation
Allis-Chalmers Corporation
Allstate Imaging Supply
AMB
American Cyanamid Company
American Electronics Association
American Honda Motor Company
American Hospital Supply Corporation
American Isuzu Motor Company
American Savings Bank
AmerisourceBergen
Amoco Chemicals Corporation
Anheuser-Busch, Inc.
Armco Steel
Armor All
Ashland Oil
Atlas Van Lines
Automobile Club of So. California
Avon Products
Baker Hughes, Inc.
Bank of America, N.T. & S.A.
Bank of California
Bank of the West
Beal Bank
Beatrice Foods
Betchel Corporation
Bekins
Bell & Howell Company
Birtcher Pacific
BMW of North America
Boeing
Brinker International
Brinks Armored Car Services
Brinks, Inc.
Burger King
Burroughs Corporation
C & R Clothiers
Cabot, Cabot & Forbes
Cabot Partners
Carls Jr.
Catalina Furniture
Catellus Development Corporation
Certified Grocers Company
Chesapeake Consumer Products
Chevron Petroleum
Chief Auto Parts
Chrysler Credit Corporation
Citibank of Arizona
City of Los Angeles
City of Moreno Valley
City National Bank
Classic Properties
Combustion Engineering
Conair Corporation
Conoco Oil Company
Consolidated Foods Corporation
Consolidated Freightways, Inc.
Container Corporation of America
Cort Furniture
County of Riverside
County of San Bernardino
Crown Zellerbach Corporation
C.S. America, Inc.
Digital Equipment
Dole Food Corporation
Dominos Pizza
Dow Chemical
Dresser Industries
Duckett Wilson
E.F. Data/California Microwave
E.I. Dupont DeNemours & Company
E.R. Squibb & Sons
Eastman Kodak, Inc.
ELS Brake Parts
Emerson Electric Company
Equitable Life Insurance
Equitable Real Estate Services
Evergreen International
Fairchild
Falcon Products, Inc.
Farmer Brothers Coffee
Fedco, Inc.
F.D.I.C.
Federal Express
Federal Mogul
Firestone
Flying Tigers
Frito-Lay, Inc.
Fujita Property Management
Gates Rubber Company
General American Life Insurance Co.
General Dynamics
General Electric Company
General Foods Corporation
General Motors Corporation
Georgia-Pacific, Inc.
Global Van Lines
Goodwill Industries
Goodyear Tire & Rubber Company
Great Western Bank
GTE of California
H & R Block
Hallmark Cards, Inc.
Harman International
Harte-Hanks Communications
Hertz
Hewson Development Corporation
Hirsch International Corporation
Honeywell Aerospace
Host International
Hubbell Industries, Inc.
Hughes Aircraft
Hughes Electronics
Hughes Tool Company
Hunt-Wesson Foods, Inc.
IBM Corporation
Improv Comedy Clubs & Restaurants
Intec Corporation
Intel Corporation
International Harvester Corporation
International Paper
International Tel & Tel Corporation
ITT Financial
ITT Industries
J.P. Stevens, Inc.
JC Penney Company, Inc.
K.F.C. Corporation
K-Mart Corporation
Kaiser Permanente
Kelly Services
Kern Foods, Inc.
Kidde
Kilroy Realty Corporation
Kiva Container
La Jolla Bank & Trust Company
Leach Corporation
Little Caesar’s Pizza
Little Tykes/Rubbermaid, Inc.
Lockheed
Lusk
Malbert Mitchell Grinding
Master Halco
McDonald’s
Medtronic
Meyer Properties
Michelin
Micropolis Corporation
Minolta Business Equipment
Mitsui Fudosan
Montgomery Ward & Company
Motorola, Inc.
Nalco Chemical, Inc.
National Bank of So. California
National Car Rental
National Pacific Mortgage Company
Nexxus, Inc.
Nissan Carbide
Norelco Industries, Inc.
Norris Industries, Inc.
Northrop Corporation
Northrop Grumman
Norwest Mortgage Corporation
Ogden Entertainment Services
Oltmans Construction Company
Omni Bank
Orange National Bank
Orgill
Owens Corning
P.D.A.
Pacific Gulf Properties, Inc.
Pacific Mutual Life Insurance
Pacific Telephone & Telegraph
Packard-Bell Electronics
Paramount Pictures
Parker-Hannifin Corporation
Payless Shoes
Payless/Thrifty Drug
Penske Corporation
Pep Boys Stores
Pepperdine University
Phelps Dodge Corporation
Pier 1 Imports
Pilkington Aerospace
Playtex International
Potlatch Corporation
PPG Industries
Prentiss Properties
Presson Advisory L.L.C.
Price/Costco
Price Investments
Price REIT
Principal Financial Group
Prudential Insurance Company
Purex Corporation, Ltd.
RGR Development Corporation
Radio Corporation of America
Ralphs Grocery Company
Raytheon Corporation
Reitek
Revlon/MacAndrews & Forbes
Rockwell International
Roger Dunn Golf
Rubbermaid Corporation
Ryder Trucks
S.S. Kresge Company
Safeway Stores, Inc.
Sammis Company
Santa Fe Pacific Realty Corporation
Sanwa Bank of California
Sanyon Fisher (USA) Corporation
Scott Paper Company
Scotts Lawn Company
Sears, Roebuck & Company
Smart & Final
Southern Pacific Trans. Company
Southwest Forest Industries
Sport Chalet
Standard Brand Paint Company
Stater Brothers Markets
Stroud’s Linens
Subway Sandwiches
ONCOR INTERNATIONAL
Sumitomo Marine Management (USA)
Sunstrand Data Control
Surf Management, Inc.
Taco Bell
Tandy Corporation
Tatung
Teledyne
Telex
Texaco
Textron, Inc.
The Boys Market, Inc.
The Carlson Company
The Clorox Company
The Greyhound Corporation
The Hewson Corporation
The Koll Company
The Limited
The RREEF Funds
The Sony Corporation of America
The Vollrath Company, Inc.
3M Company
Tillotson Corporation
Times Mirror
Tinsley Laboratories
Topdanmark Bank, N.A.
Toys `R’ Us
Trammell Crow Company
Trus Joint MacMillan
TRW, Inc.
Tutor/Saliba
U.S. Bank Corporation
Union Bank
Union Carbide
Unisys Corporation
United Artists Theatre Circuit
United Companies
United Parcel Service
United States Gypsum Company
United States Steel Corporation
United Technologies Packard
Uno-Cal of California
Valley National Bank of Arizona
Value Property Trust
W.J. Schaefer, Inc.
Walker ManufacturingA Division of Tenneco Automotive Inc.
Watt Industries
Weingard Foundation
Wells Fargo Bank
Westco Products
Western Digital
Western Electric Company
Westinghouse Electric Corporation
Weyerhauser, Inc.
Xerox Corporation
YKK (U.S.A.) Inc.
LOS ANGELES, CALIFORNIA
801 S. Figueroa Street | Suite 600
Los Angeles, CA 90017
213.626.9101
LOS ANGELES NORTH, CALIFORNIA
21820 Burbank Boulevard | Suite 270
Woodland Hills, CA 91367
818.887.3600
SANTA CLARITA VALLEY, CALIFORNIA
28494 Westinghouse Place | Suite 312
Valencia, CA 91355
661-705-2299
SAN GABRIEL VALLEY, CALIFORNIA
13191 Crossroads Pkwy. N | Suite 175
City of Industry, CA 91746
562.695.7244
SOUTH BAY, CALIFORNIA
1025 West 190th Street | Suite 420
Gardena, CA 90248
310.538.6700
ORANGE COUNTY, CALIFORNIA
4400 MacArthur Boulevard | Suite 950
Newport Beach, CA 92660
949.724.1900
VENTURA &
SANTA BARBARA, CALIFORNIA
751 Daily Drive | Suite 105
Camarillo, CA 93010
805.987.8866
INLAND EMPIRE, CALIFORNIA
3595 E. Inland Empire Blvd. | Bldg. 5
Ontario, CA 91764
909.980.1234
PHOENIX ARIZONA
1702 E. Highland Avenue | Suite 120
Phoenix, AZ 85016
602.957.7300
ONCOR INTERNATIONAL
ONCOR INTERNATIONAL
www.daumcommercial.com