Don't Bet The Farm!

2300 Baxter St.

Los Angeles, CA 90039

I like this new listing in Silver Lake, but I am worried that it is priced too high.  What do you think?

It is a very chic re-envisioned 1930s bungalow transformed into what looks like a Virginia farmhouse.  I know that last sentence makes this pad seem questionable, but it's not.  Barbara Bestor did it in 2004 and it is very, very cool! But is it worth $925,000? It was sold for $372,000 in 2003 before the renovation.

Here is the situation:  It is listed as having 1,625 SF.  Per the assessor, it is 1,330.  I imagine that the converted garage makes up the difference.

Per the listing, "The pitched roofline and cement board siding evoke an east coast farmhouse, but simple interior volumes, sustainable materials & industrial ingredients are classic California modern."

It sits way above the street on a mostly usable 7,303 SF lot.  There is not much to say about the landscaping or outdoor spaces.  They are very spartan to say the least. The home possesses some decent views (away from the reservoir) and a nice deck from which to enjoy them.

The interior is very well conceived and makes great use of the small space.

It is listed at $925,000, has 3 bedrooms & 2 bathrooms. It is in Clifford Elementary.

Listing is courtesy of Barry Gray of Deasy Penner & Partners

If you want to see it, let me know. Email or call anytime!  (310) 991-3808

MINTZ

Simple. Elegant. Refined. Buy this Silver Lake house now!

1973 Redesdale Avenue, 90039

Another Josef Van der Kar, AIA hit the market this weekend. This wonderful Silver Lake home exemplifies the renowned architect’s point of view… And by point of view, I mean aesthetically, not politically.  For an interesting read about Van der Kar’s amazing connection to cold-war-era politics, click here.

Purchased for just $275,000 by its current owner in 1995 it is listed today at $1,070,000 after what seems to be extensive renovations, repairs, care and a devotion to Van der Kar’s original vision for the home.

With 3 bedrooms and 2 bathrooms in 1,840 SF it sits back from the street overlooking the reservoir. The 8,451 SF lot is being maximized for true California outdoor living.

 Offered by Barry Gray of Deasy Penner & Partners

Are you in the market for a home?  If so, give me a call at 310-991-3808 or shoot me an email anytime.

MINTZ

Gregory House? Wait... No... Gregory Ain's houses! 3 of em!

3 Gregory Ain designed properties have come on the market in the past few weeks. 

2845 Avenel St. # 1/2

A condo in the esteemed Avelel Housing Project in Silver Lake. Built in 1947 the unit is a 2 bedroom, 1 bathroom 1,114 SF mid-century showcase.  It is meticulous but expensive. Hitting the streets at $729,000 with a $300/month HOA, you better have some cash in the bank.  At $654/SF it might not appraise.

Listed by: Crosby Doe Associates inc.

Then there is 2769 Highview Ave. in Altadena. This home is part of Ain's Park Planned Homes Development. It is a SFR with 3 bedrooms and 1.75 bathrooms.  The house is 1,344 SF and sits atop a 7,280 SF lot. Also thoughtfully, tastefully and conscientiously renovated & updated it is priced modestly at $619,000 which pencils out to a more reasonable $461/SF. It comes down to where you want to live. Am I right?

Listed by: Prudential California Realty

A few weeks ago, another Gregory Ain residence became available. 3814 Moor St. in Mar Vista. Built in 1948 and having been seriously "lived in," It comes replete with 3 bedrooms, 1 bathroom and all of the original "charm" you could ask for.  Weighing in at 1,414 SF with a 6,489 SF lot. it has potential.  It's a fixer, so bring your vision... and a broom.  It's listed at $649,500.

Listed by: Beach Equities

Of course if you want to see these or any other homes you are interested in, feel free to  shoot me an email or give me a call: 310.991.3808

MINTZ

William Kesling needs some love...

3217 Fernwood Ave.

Please buy this Silver Lake house and bring it back! William Kesling's "The Adams House" is available for a mere $885K.  Built in 1930 with a strong Deco influence, it boasts 3 beds and 1 bath in 1.397 SF on a 5,000 SF lot.

Offered by Sothebys

If you want to see it, let me know!

MINTZ

Great new crop of houses were open today on Caravan...

Inventory is definitely picking up on the East Side!  There were some spectacular properties on Caravan today.  It was great to be able to tour so many wonderful homes in one day.  The highlights for me were:

3434 Waverly Dr.

4 Bedrooms. 2.5 Bathrooms. $1,345,000

A storybook country manor nestled into the hillside.

This house has many special moments among it's many twists and turns.

2448 Glendower Ave.

3 Bedrooms. 4 Bathrooms. $3,429,000

Massive Mid Century compound in Los Feliz behind gates and up a long winding drive.

 

This house is like a time capsule. Not updated and yet doesn't need it!

 

This kitchen is often emulated today.

3896 Clayton Ave.

5 Bedrooms. 3.5 Bathrooms. $1,268,000

Epic views abound!

 

2373 Kenilworth Ave.

3 Bedrooms. 2 Bathrooms. $1,049,000

Mid Century Modern above the street and over the lake!

1957 Rockford Rd.

3 Bedrooms. 3 Bathrooms. $1,399,000

I wrote about this house last week.  Finally got to see it inside.

Amazing opportunity to own a rare Silver Lake Gem.

1124 Echo Park Ave.

3 Bedrooms. 2.5 Bathrooms. $679,000

New construction utilizing the small lot subdivision. Great space. Both the interior and exterior have been executed aesthetically with aplomb. Look out for the precarious stairs that are way too short, way too steep and lack a banister.

If you want to see any of these houses for yourself, let me know!

MINTZ

Streamline Moderne in Silver Lake

This lake-view house just hit the block today.  Listed at $1,399,000 it seems priced well considering very few homes in this style ever emerge in the area.  Built in 1940, this home is a classic example of the Streamline Moderne form...  Personally, one of my favorite architectural styles.  See this link for more detail:

Streamline Moderne

It was last sold in in late 2005 for $1,275,000.

3 Bedrooms. 3 Bathrooms. 23,381 SF on a 6,520 SF Lot.

Let me know if you want to see it.

MINTZ

HOW low will it go?

R.M. Schindler's James Eads How House was REDUCED again today.  This 1925 masterpiece by one of architecture's true icons has been languishing on the market since September of 2008. It was originally listed for $4,995,000 and has been plummeting ever since. It is now available for a steal at $1,695,000. 

Don't wait for it to become a short sale. It will be gone before that happens. The home was purchased in 1985 for exactly $245,000.  Actually, some spectacular renovation techniques and attention to Schindler's original intentions have been employed since the mid 80s, so the seller has quite a lot of dough rolled up in this pad! 

I have seen it twice on Caravan.  It really is a treat. 

4 Bedrooms. 2.5 Bathrooms. 2,426 SF. 14,461 SF Lot. Built in 1925.  Cost/SF @asking= $698.68

HOW low will it go?  Eventually it will sell, proving the old saying:  There is nothing in Real Estate that price can't solve.

Someone will buy it.  Will it be you?  Let me know if you are ready to buy this house... or any house!

MINTZ

464 pages. 1 Architect. Beautiful book.

Taschen has assembled an incredible retrospective of Richard Neutra's work.  It's HUGE!  I almost missed my movie last night at the Arclight.  I did go there to see a movie after all... not to read a book!

If you have a coffee table in need of some style, pick it up (if you can).

Buy it at Amazon: Click Here