The Sunset Hotel | 6445 W. Sunset Blvd, Hollywood

02 │ PRICING & INVESTMENT SUMMARY

Key Valuation Metrics

PER BUILDABLE KEY

$57,029

$9,980,000 ÷ 175 keys

PER LAND SF

$1,003

$9,980,000 ÷ 9,945 SF

PER BUILDABLE SF

$167

$9,980,000 ÷ 59,655 FAR SF

PER GROSS BUILDING SF

$80

$9,980,000 ÷ 124,141 SF

Pricing Context

Comparable Sunset Corridor entitled hotel sites

PROJECT	KEYS	$/KEY	STATUS
Subject — 6445 W. Sunset	175	$57,029	Fully Entitled
6800 Sunset (Galaxy Comm.)	115	Withheld	Approved 2026
Crossroads Hollywood (Harridge)	308	Withheld	Approved
Hollywood / WeHo Entitled (Range)	100–300	$80K–$150K	Benchmark

Subject is positioned at a meaningful discount to the comparable Hollywood / West Hollywood benchmark.

03 │ INVESTMENT HIGHLIGHTS

Six Structural Advantages

Fully Entitled, Design-Complete

175-key, 13-story, 124,141 SF hotel with 12,500 SF F&B program. A complete design package (Sept 2020, revised Oct 2022) has been produced, including site plans, floor plans, elevations, renderings, and landscape plans.

Three Executed Labor Peace Agreements

CWTA covering skilled construction trades, Laborers MOA (executed August 2023), and UNITE HERE Local 11 MOA (executed September 2022). All three transferable and run with the project. Comparable LA hotel projects spend 12 to 36 months negotiating these post-acquisition.

Iconic Sunset Boulevard Address

Corner position on Sunset at Cahuenga within the Hollywood Signage Supplemental Use District. Walking distance to the Capitol Records Tower, Hollywood Walk of Fame, ArcLight, Sunset Bronson Studios, the Pantages, and the Hollywood/Vine Metro station.

Pricing Below Replacement Cost

$57,029 per buildable key versus the $80,000 to $150,000 per key range observed on comparable LA entitled hotel land trades. Stabilized residual land value math supports a positive development spread across base-case build cost and Hollywood Class A operating assumptions.

Hollywood Hospitality Tailwinds

Production industry resurgence, Walk of Fame tourism, music and theater anchors, FIFA World Cup 2026, Super Bowl LXI (2027), and the LA28 Olympic Games. Hollywood is a designated LA28 lodging cluster.

Operator and Brand Optionality

175-key program sized for boutique-lifestyle, soft-branded, or independent operating models. Six unit types ranging 171 SF to 345 SF. 12,500 SF F&B program across lobby, second-floor lounge, and rooftop bar with views to the Hollywood Sign.

04 │ PROPERTY OVERVIEW

Property at a Glance

Daytime aerial view of 6445 W. Sunset Boulevard development parcel in the Hollywood corridor

THE PARCEL IN CONTEXT 9,945 SF consolidated lot at the corner of Sunset Boulevard and Cahuenga, within the Hollywood Signage Supplemental Use District. Adjacent to Dream Hollywood and the Sunset corridor's deepest concentration of Class A hospitality.

SITE & ZONING

Address

6445 W. Sunset Blvd, LA, CA 90028

APN

5546-013-012

Lot Size

9,945 SF (0.23 acres)

Zoning

C4-2D-SN

Overlay

Hollywood Signage SUD

Base FAR

3:1 per ORD-165660

Project FAR

6:1 (99.97% utilization)

BUILDING PROGRAM

Total Building Area

124,141 SF

Building Height

13 stories / 173 feet

Guest Rooms

175 keys (Floors 6–12)

Room Sizes

171 SF – 345 SF (six types)

F&B Program

12,500 SF / 683 seats

Parking

72 stalls (CPC variance)

Entitlement

Fully Entitled

FLOOR-BY-FLOOR PROGRAM

ROOF LEVEL

Covered bar/lounge 4,180 SF + open deck 720 SF

LEVELS 7–12

Typical guest rooms (25 keys × 6 floors)

LEVEL 6

Guest room transition floor (25 keys)

LEVELS 3–5

Structured parking (3 levels)

LEVEL 2

Lounge, bar, kitchen, outdoor deck

GROUND FLOOR

Lobby, valet motor court, F&B, retail

BASEMENT

Back-of-house, MEP, services

◆ THE ROOFTOP PROGRAM

A View to the Hollywood Sign

The approved rooftop program delivers a signature bar and lounge — covered and open deck zones — with the panoramic view that defines a Hollywood lifestyle hotel. This is what guests will see from the future 13th floor.

Panoramic view from the future rooftop level of 6445 W. Sunset Boulevard showing the Hollywood Sign, Hollywood Hills, Dream Hollywood, and Capitol Records area

L2 LOUNGE

4,100 SF

273 seats · indoor

L2 OUTDOOR DECK

1,252 SF

83 seats · open-air

ROOFTOP COVERED BAR

4,180 SF

258 seats · signature

ROOFTOP OPEN DECK

720 SF

48 seats · view

TOTAL F&B PROGRAM 12,500 SF · 683 SEATS

07 │ LOCATION & SUBMARKET

The Heart of Hollywood

The intersection of Sunset and Cahuenga sits in the gravitational center of the Hollywood entertainment, hospitality, and tourism corridor — anchored by the Capitol Records Tower one block east.

Wide aerial view of Hollywood showing the 6445 W. Sunset Boulevard development site, the Dream Hollywood, and the broader Sunset corridor

◆ WALKABLE DEMAND DRIVERS

The Subject Site & Its Neighbors

Every major Hollywood demand driver within a 15-minute walk of 6445 W. Sunset Boulevard.

◆ AERIAL PANORAMA

A View from Above the Subject

The site at the heart of Hollywood, captured looking south from above Sunset Boulevard — with the Downtown LA skyline beyond.

Aerial panoramic view of 6445 W. Sunset Boulevard development site showing the Hollywood corridor, Cinerama Dome, and Downtown LA skyline

◆ LIVE 3D SATELLITE VIEW

Explore the Site in Real Time

Drag, tilt, and zoom into Google's real 3D Hollywood imagery — the buildings, the streets, the surrounding context as they exist today.

DEMAND DRIVERS

Capitol Records Tower
Hollywood Walk of Fame
ArcLight / AMC Sunset 14
Sunset Bronson Studios
Pantages Theatre
TCL Chinese Theatre
Dolby Theatre
Hollywood/Vine Metro (B Line)

ADJACENT HOSPITALITY

Hollywood Roosevelt Hotel
Thompson Hollywood
Dream Hollywood
The Godfrey Hollywood
Loews Hollywood Hotel
W Hollywood

2026–2028 CATALYSTS

LA28 Olympic Games (Hollywood lodging cluster)
FIFA World Cup 2026 (SoFi)
Super Bowl LXI (2027)
Production industry stabilization
Tourism recovery
Crossroads Hollywood (308-key, $485M)
6800 Sunset (115-key, 42-story)

09 │ LABOR PEACE AGREEMENTS

Three Executed Agreements

A cleared entitlement and operating risk. Construction labor and operating labor — both pre-papered, in the data room, transferable at close.

01 of 03

CONSTRUCTION PHASE

CWTA

Construction Workforce Trades Agreement

COVERS

Skilled construction trades

EXECUTION

Executed

LA/OC Building Trades affiliated. Binding arbitration as exclusive remedy. Transferable via Full or Partial Assumption Agreement.

02 of 03

CONSTRUCTION PHASE

Laborers MOA

So. CA District Council of Laborers

COVERS

Concrete, masonry, wet utilities, prevailing wage

EXECUTION

Executed Aug 2023

Sits at the front end of the construction critical path. Removes the highest-leverage labor risk in early build phases.

03 of 03

OPERATING PHASE

UNITE HERE Local 11

Memorandum of Agreement

COVERS

Housekeeping, F&B, front desk, laundry

EXECUTION

Executed Sep 2022

Four-year operating-phase labor peace commencing at full public opening. Card check neutrality, binding interest arbitration.

◆ WHY THIS MATTERS ◆

Comparable LA hotel projects routinely spend 12 to 36 months negotiating these agreements post-acquisition. That risk is closed. Pre-execution converts labor peace from an open execution risk into a closed, transferable asset of the project.

10 │ ARCHITECTURAL RENDERINGS

The Approved Design

A contemporary hotel composition that reads as a sculpted vertical mass on Sunset Boulevard — captured here in daylight and as it presents at night under street and signage illumination.

Daytime architectural rendering of the approved 175-key Sunset Hotel — SUNSET BOULEVARD ELEVATION

Daylight presentation

Material strategy combines a glass curtain wall at the guest room and lobby levels, a woven metal fabric screen at the parking-level facades, aluminum composite panel at the roof feature, painted stucco for the sculptural massing, and a green wall integrated into the lower facade.

RENDERING

11 │ REQUEST DATA ROOM ACCESS

Qualified Buyer Inquiry

Submit your information to receive the full Offering Memorandum, executed labor agreements, complete design package, and entitlement documentation upon execution of a confidentiality agreement.

LEAD LISTING BROKERS

Karl Markarian

Founder & Senior Vice President

Karl.markarian@expcommercial.com

LICENSE

CalBRE# 01932970

FIRM

One West Group | eXp Commercial

Marissa Solis

CEO & Advisor Associate — NELA Homes

marissa@nelahomes.com

LICENSE

CalBRE# 00967624

FIRM

NELA Homes | eXp Realty

BUYER REGISTRATION

Full Name *

Email *

Phone

Company

Buyer Type

Full data room access requires execution of a Confidentiality Agreement.

◆

Inquiry Received

Thank you. Karl Markarian will be in touch shortly to provide the Confidentiality Agreement and data room access.

THE SUNSET
HOTEL