Two-in-One Isla Vista Investment

Highlights:

• Unique Isla Vista Opportunity – 22 Units + 27-Unit Entitlement
• 22 Fully Renovated Units (48 Beds) | ~$950K Gross Income
• 100% Leased Through 2025/26 School Year
• 27-Unit Entitled Podium Project | Not Yet RTI
• A+ Location – 2 Blocks from UCSB & Walking Distance to Beach
• Near-Zero Vacancy | Strong Rent Growth Market

Description:

The LAAA Team of Marcus & Millichap presents a rare combined offering in Isla Vista: a fully renovated 22-unit student housing portfolio with $950K annual income and an adjacent entitled site for 27 units, just two blocks from UCSB. The existing buildings, modernized in 2023, provide immediate cash flow to offset development costs, while the new project is projected to generate $1M+ NOI and stabilize at $20.5M. Together, the portfolio will deliver 49 units and 75 beds with over $2.4M in gross income, positioned in one of California’s most supply-constrained, high-demand rental markets.

Component I: Existing Multifamily Portfolio — 22 Fully Renovated Units

The income-producing portion consists of 22 fully renovated units (48 beds) across two contiguous buildings at 759 Embarcadero Del Mar and 6587 Cervantes Road. Together, the properties total approximately 12,757 square feet of gross building area on ±28,560 square feet of allocated lot area. The portfolio will be delivered 100 percent leased through the 2025–26 academic year, generating approximately $950,000 in gross income. Both properties underwent comprehensive renovations in 2023, including major system replacements, fully remodeled kitchens and bathrooms, in-unit laundry installation, and exterior upgrades. Durable finishes, modern amenities, and professional management creating an operationally stable, turnkey asset ideal for student housing.

Component II: Development Site — 27-Unit Entitled Project

Adjacent to the multifamily portfolio, 6589 Cervantes Road occupies approximately 15,000 square feet and is entitled for a 27-unit, ±22,677 square-foot four-story podium building with 27 on-site parking spaces. The approved unit mix — 24 one-bedrooms and 3 two-bedrooms — is designed to maximize rent per bed in a market defined by severe undersupply and consistent demand. While fully entitled, the project is not yet Ready-to-Issue (RTI); the buyer will complete the remaining plan check and permitting before construction can begin. McCarthy Companies, a highly experienced regional general contractor, has estimated hard costs at approximately $10.4 million, with total all-in costs (including soft costs, fees, and contingencies) projected at approximately $14.4 million. At pro forma rents of $4,150 for one-bedrooms and $6,500 for two bedrooms, the building is projected to generate an NOI of $1,025,392 and stabilize at a value of $20.5 million (5.00% CAP).

Future Vision – Upon Completion

Upon completion of the development, the buyer will control a premier, institution-quality student housing asset totaling 49 units and 75 beds across three contiguous buildings in the heart of Isla Vista — all on a single, irreplaceable parcel two blocks from UCSB. Without taking into consideration rent growth, the combined portfolio will bring in approximately $2.43M+ in annual gross income and about $1.8M+ in annual net operating income. This unified portfolio will deliver long-term cash flow, appreciation potential, and unmatched scale in one of California’s most supply-constrained and consistently high-performing rental markets.

Location Overview – Isla Vista & UCSB

Isla Vista is one of California’s most dynamic and resilient rental markets, defined by overwhelming tenant demand and exceptionally high barriers to entry. Home to over 25,000 students, UCSB consistently ranks among the nation’s top public universities yet provides limited on-campus housing. This imbalance creates a deep, stable tenant pool for off-campus rentals, driving near-zero vacancy rates and premium rents. Nearly all housing is within walking or biking distance to both campus and the beach, enhancing the area’s lifestyle appeal. Regulatory constraints, limited land, and political challenges make new development exceedingly rare, cementing Isla Vista’s status as a true landlord’s market.

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