Real Estate. Architecture. Lifestyle. Design.

Beachwood Canyon. Bronson Canyon. Echo Park. Eagle Rock. Glassell Park. Highland Park. Hollywood. Los Feliz. Silver Lake.

Tuesday, October 12, 2010

High Lands!!!!

Hitting the market this week is a wonderful post & beam, mid-century home (c. 1958) nestled in the coveted Moreno Highlands which overlooks the Silver Lake Reservoir. The area is superb, with sweeping mountain and reservoir views, just moments from Ivanhoe elementary school and very close to shops and restaurants.  This property features a large, mostly-flat, secluded lot with ample room for a pool.  The home is in exceptional shape having been updated without destroying the integrity of its mid-century brand.  It is light and open; perfect for a couple or single-person wishing to experience minimalism, privacy and serenity. 

The home has a great view of the reservoir (wondering what’s going on with all those balls?), the flats and the beautiful San Gabrials beyond. It boasts an additional unit downstairs that could be rented or used for an office or studio. Nice commute! 

It is listed for $885,000, which at $601.22/Square Foot might seem high for Silver Lake. It is...  and it isn’t.  For the location, the condition of the home and the desirability of the architecture, it will appraise and it will sell for over asking.  I wouldn’t be surprised if the sellers are already deliberating over an offer or two as I write this! 

If you want it… Act quickly!  Let me know if I can help you buy this house! 

3 Bedrooms
2 Bathrooms
1,400 SF
6,926 SF Lot 
Year Built: 1958 
Asking $885,000

Tuesday, October 5, 2010

Second Chances!

When this house hit the market in April of this year, I walked in… and promptly walked out.  In spite of my revulsion, it sold for way over asking ($775K) in just 13 days. It was a project, to say the least and I didn’t have anyone brave enough in my arsenal to take it on.  But someone did!

This house has been completely and wonderfully re-conceived and brought up to a standard befitting the celeb-lined street north of Los Feliz Blvd.  As you can see below, the house was a dog with seemingly very little potential.  However, possessing a keen eye and a strong stomach, its new owner has miraculously transformed the home (inside and out) into a true beauty.  At $1,175,000 it is priced well for the area.  A $400,000 profit in 6 months, you might ask.  My answer is: pull the comps!  It is a move-in ready, completely updated, stylishly finished pad at $581/SF.

If you are looking for a low maintenance house with charm and style, this one won’t last long.

If you want to see it, let me know! Let's make an offer!

3 Bedrooms
3 Bathrooms
2,020 SF
7,695 SF Lot
Built in 1957 (neglected until 2010)
Asking: $1,175,000



Tuesday, September 21, 2010

Ivy League

Perched on a hilltop with intimate canyon views, this Echo Park bungalow took the prize today. It is priced perfectly at $599K but will likely sell for more as inventory is low and properties of this caliber are far and few between. There are a few recent comps within 1/2 mile in the $630k-$640K range.

For a house in the hills, the terraced yard is surprisingly expansive with mature foliage and much sought after seclusion, a covered patio and charming pathways. The home features updated systems mixed with 1920s charm. A wall of windows maximizes the view of the canyon beyond. Even though it was an overcast, gloomy day, the home was filled with light.

This house will sell quickly, so if you are interested in seeing it, you will have to act quickly!

2126 Princeton Ave.
2 Bedrooms + 1 Bathrooms
1,224 SF
6,350 SF Lot
Built in 1928
Asking: $599,000

Wednesday, August 11, 2010

Do you regret not getting into Berkeley?

Well now you can!  And it’s only going to cost you $788,000.  But don’t expect a diploma. Up for sale this week is an amazing home, perfect for either a freshmen homebuyer or those who have graduated to the next level.  This unique property can be used for many purposes:

·      2 separate houses (one to live in and the other to signify the beginning of your new career as a landlord)
·      A compound for your mini-militia
·      A house so close to your office, you can walk to work in your slippers
·      A great way to keep your Mother-In-Law at arm’s (or in this case: yard’s) length

2419 Berkeley represents the best that the East Side has to offer.  For the price of admission, you get a meticulously maintained California bungalow, set back and way above the street for optimal privacy, plus a second 1 bedroom, 1 bathroom bungalow, equally as quaint and purposefully restored as the main house. Between the two is a mini-sanctuary replete with sustainable landscaping and relaxing serenity.

Upon entering the charming 2+2 it is clear that although built in 1924, it has been optimized for modern living.  With a great flow and a warm, inviting aura, one can’t help falling in love with the place.

One attribute I find particularly compelling about this property is that although there is a bit of a walk up the stairs to the front door, it will only be your guests who have to suffer the minor workout.  The garage is accessed from an alleyway on the same level as the houses themselves.  Thus, the property is very secure, and private; a safe haven in the midst of this cruel city.

This home will sell quickly.  Let me know if you want to see it!

2419 Berkeley  Ave.
2 Bedrooms + 2 Bathrooms
1 Bathroom + 1 Bathroom
1,260 SF
7,971 SF Lot
Built in 1924
Asking: $788,000

Tuesday, July 27, 2010

Afraid Of Heights?

According to the ancient Greeks, the Elysian Fields were the final resting place for the souls of heroes and the virtuous. Elysian Heights in Echo Park, however has existed eternally for the living. Having been home to many notorious animate souls since the hills were settled in the teens, the area has been a refuge for artists, political radicals, architects, filmmakers and writers. Will that tradition continue with you. Do you have what it takes to live in Elysian Heights? Are you that hip?

If you want to find out, then I want to show you a great house that was on Caravan today. Not only was it special from a location, amenity, and usable land standpoint, but it comes with a very cool history as well. The house was built in 1910 and sat comfortably in the flats for decades. But, like many of us Angelinos, this house spent its days, longingly looking up at the twinkling lights of the hills above Los Angeles; year after year wishing for a more grandiose existence. Well, the house got its wish in 1952 when it was literally moved to its current address at 1917 Baxter St., high atop the city on one of LA's landmark streets. Baxter certainly puts the "heights" in Elysian Heights!

Having been lovingly updated, the home comes replete with a hip, urban vibe that pays homage to the neighborhood and the house’s venerable roots. It is quaint, adorable and ready for you to move in! It has a flat lot with an amazing backyard and if you can believe it… a pool! Priced right at $649K, some very wise hipster will snatch up this wonderful enclave before you can say, “did I put my parking brake on?”

If you want to see it, let me know!

1917 Baxter St.
2 Bedrooms
1 Bathroom
1,260 SF
7,550 SF Lot
Built in 1910 then moved in 1952
Asking: $649,000

Wednesday, July 14, 2010

Carnavon on Caravan

Finally back on the market and finally well priced at $1,450,000 is 3824 Carnavon Way in the hills above Los Feliz.  It is easily my favorite house this week. If you are in the market for an uber-hip, completely updated Mid-Century, do not let this one’s posts and beams pass you by!  With an epic jetliner view, tons of outdoor deck space and your own private beach just off bedroom number 2, the home is setup perfectly for one to take advantage of our city’s weather and on a clear day, the gorgeous landscape/cityscape that lies beyond this house’s arresting wall of glass. Clearly an inspiration for the case study houses that would be built years later, this building is simply an artistic statement that renders the study unnecessary.

Inside the home one cannot avoid feeling hip.  It is so sleek and stylish it’s just begging to be the destination of choice for unusual parties hosting fascinating people.  From the moment one enters the front door, the house reveals itself.  With its wide-open floor plan, it lets you see clearly from the kitchen through the living room to city lights twinkling miles away.  The home boasts a kitchen that is such a work of art that it is on display for all to see.  On the floor below, this home’s new owner will revel in simplicity of design and thoughtful architecture.  A sitting room with a 2 story ceiling, a screening room fit for a mogul, a magnificent deck off of the bedrooms and a shower that could easily handle 4-5 (see comment about parties) all add to this home’s mystique.  I don’t want to sell it… I want to buy it!

If you want to see it let me know!

3824 Carnavon Way
3 Bedrooms (plus screening room)
3.5 Bathrooms
3,051 SF
6,570 SF Lot
Year Built: 1951
Asking $1,450,000

Wednesday, June 30, 2010

Happy Hipsters

You are going to be so psyched when you pull your veggie-powered diesel convert into the garage at 2746 Auburn St., my pick for the best of the week on the Eastside caravan.  Just listed is this amazing eco-friendly home that stands as the pinnacle of green architecture, existing as a showcase for what the modern home truly is and should be.  From solar power and sustainable materials to community gardens and a seldom seen sense of community itself, this end terrace townhome is part of a “small lot subdivision” in Silver Lake.  It’s perched high atop a quiet knoll on Auburn Street with great canyon views and a seemingly endless supply of gentle breezes that flow throughout the indoor/outdoor spaces of the home.  The seven linked houses are aptly named “Auburn 7,” row houses, plain and simple. However, plain they are not and it’s their simplicity that makes them charming.

This DWELLing will be the envy of all your friends at Intelligencia.

If you want to see it, let me know!

2746 Auburn Street
3 Bedrooms
2 .5 Bathrooms
2,114  SF
Year Built: 2008
Asking $839,000

Thursday, June 24, 2010

Ambrose & Nectar

Tuesday’s caravan was rife with multimillion-dollar homes in the Oaks, but a standout for me was the recently re-listed 4524 Ambrose, a treasure hidden just seconds from the action on Hillhurst. Priced well at $875K it is a prime example of the creative possibilities that lie in a simple 3,750 SF lot.  Not only is the home impeccably maintained, but its Georgian roots have been thoughtfully preserved as well. 

It is a traditional home that is anything but traditional! If nothing else, check it out for the unusual yet decadent master suite carved out of what I assume was originally the attic.

The home features a wonderful saline pool and spa perfect for entertaining.  There is a dethatched studio overlooking the pool.  It might be difficult to use as a home office with that gleaming water tempting you all day long. The kitchen is a gourmet’s dream, combining restored period appliances with modern culinary amenities.

Walk into LF village for dinner, drinks or coffee, as the home is steps from Hillhurst. You will be tempted to walk to The Coffee Bean in your bathrobe every morning… Please don’t!

With 4543 Avocado (see below) immediately going into escrow (listed at $849K), I would jump on this property promptly as it will likely sell very quickly!  On that note… Do you want to see it?  Let me know!


4524 Ambrose Ave.
2 Bedrooms
2 Bathrooms
1,695 SF
3,750 SF Lot
Year Built: 1921
Asking $875,000