SUMMARY

SELLER FINANCING AVAILABLE!! 331-339 W Church Ave is a unique value-add investment opportunity located just minutes from NAWS China Lake. Currently operated as a motel, the property offers ±250 sq ft units that can be repositioned into modern micro-studios, each with a private bathroom, closet, kitchenette, and bed. This low-cost refresh strategy aligns with strong demand for efficient, affordable housing and positions the asset as a sustainable multifamily community. The property appeals to multiple tenant bases, including contractors and temporary workers at NAWS China Lake, younger renters seeking affordable independence, and seniors on fixed incomes. With kitchenettes added, units are capable of achieving significantly higher rents than non-kitchen layouts, while flexible leasing options (extended stay or annual) broaden tenant demand. Four units already feature full kitchens and require no upgrades, providing immediate rent-ready functionality. Additional upside potential exists through possible garage conversions. The property is zoned R-4 multifamily, and the City has confirmed that motel-to-residential conversion is a permitted use. This zoning support provides investors with a clear, de-risked path to execute the business plan and unlock long-term value.