Sales History

2666 Aberdeen Avenue - Los Feliz
The Seyler Residence, 1922. Stiles Clements, architect. Romantic interpretation of the classic Spanish Colonial hacienda on approximately 1.5 acres of exotic xeriscape gardens adjacent to Griffith Park. Original elements sensitively and meticulously restored by current celebrity owner. Complementary newer gourmet kitchen and new limestone master bath. Updated systems. Expect a stylish and refined balance of both formal and casual elegance.

• Museum-quality original details include rare tile, ironwork, fixtures, elaborate stenciling and finishes–impeccably restored throughout
• Naturalistic waterfall Inca pool plus formal garden elements including on-axis stairstep cascade, grotto waterfall inspired by the Alhambra and koi pond
• Featured in Architectural Digest twice (1924 and 1998) plus House and Garden (1999)
• Inspired indoor/outdoor living spaces include broad entertaining patio with outdoor fireplace; extensive use of pocket windows and French doors expand the indoor spaces
• 3 bedrooms, 3.5 baths including new limestone master bath, library, office, formal dining room and eat-in kitchen all comprising approximately 4,026 square feet per the assessor
• City views from many rooms and the garden
• Great privacy and seclusion
• The definitive example of its kind.

2869 Durand Drive
What Becomes a Legend Most?
Beachwood Canyon

Historic, magical Wolf’s Lair—an extraordinary 1920s chateau complex commanding its own three-acre mountaintop offers a spectacular 360&Mac251; view overlooking Lake Hollywood, pine forests, city, ocean…the world.

The rare craftsmanship from another era has been exquisitely restored. Find here hand-painted and coffered ceilings, linenfold paneling, parapets, gables, turrets and towers. There are five bedrooms, a library, three baths in the main house, staff quarters including a remarkable two-bedroom guest house by renown architect John Lautner, F.A.I.A., a separate pool house, a pool pavilion and a private office. Walled and gated with TV surveillance, large motor court with five-car covered parking, extensive grounds, grotto pool and spa, ridgeline nature preserve, paths, promenades, fish ponds, fountains, waterfall, folly and romantic historic gardens in the Italian idiom.

Extremely private, in princely condition and very much a world apart, this legend awaits your reign.

The “Reward Estate”

4827 Bonvue Avenue
Los Feliz

When Thermador chief Joseph Hill Pengilly reached middle age he must have decided the time was ripe for a personal castle. Going fast were the Depression years. Business was on the up-tick, and comfort and security seemed at hand. Pengilly chose a prime lot with its own jutting knoll as much for the views as for the privacy. He commissioned architect Arthur R. Hutchason to fashion a four-bedroom house with all the trimmings. What he got was a Monterey Colonial jewel, now polished by the current owners to a handsome luster.

To drive, or amble, up the long sweep of the gated drive is to part with quotidian routine more and more at each step. Only the occasional church chimes intrude from the city below to remind the visitor—or resident—of worldly appointments. There is so much assembled here. Call it a compound if you will, but the lucky will call it “home”.

Just a few details:

• 4 bedrooms; 7 bathrooms; sumptuous master suite.
• Sensational 1940 Monterey Colonial estate of over 5,000 square feet per the owners on a 31,030 square foot lot per the assessor (0.71 acre).
• Gracious public rooms including large living room; dining room; den and breakfast room.
• Guest house; large multi-purpose room for studio/office/gym/family room/???; cabana with kitchenette; large, solar-heated pool; spa and sauna.
• Unrivaled panoramic views from downtown to the ocean. Ideally sited to take advantage of wrap-around exposure.
• Exotic collector’s garden of mature and rare specimen plants, including spectacular native oaks to frame the views. Flat and rolling lawns; numerous patios. Great play areas.
• Remarkable privacy and security behind electric gate; long drive leads to two motor courts, porte-cochere, and two garages with room for 3 cars. A must-see for celebrity clients.

“Meet My Next-Door Neighbor, the Mayor!”

617 South Irving Boulevard
Windsor Square

Only one homeowner in Los Angeles can state the headline above with a straight face—and deliver on the invitation. Built in 1923, this Mediterranean-revival home is the sole home next-door to Los Angeles’s official Mayoral residence. Last sold in the 1970s by the Getty Oil Company to the current owner, the home retains a great deal of its original character. Here you will find high ceilings, heavy cornice moldings, a coffered ceiling in the dining room, original tile in the baths and a novel, 1930s-era “cocktail room” with its own grand bar installed by former socialite owners (to celebrate the repeal of Prohibition, perhaps?).

And there’s much more:

• 4 bedroom suites and 3.5 baths are in the main house. At the rear, lies a good-sized, detached, above-the-garage, guesthouse. Total living space is 5,301 square feet on a 14,400 square foot lot, according to the tax assessor.
• Downstairs, the main house has a large family room overlooking the garden, a powder room, a breakfast room, a grand entry hall and staircase, a service stairs, maid’s quarters and laundry room.
  Upstairs, lie 3 family bedroom suites, including the master suite, with its dressing area plus a nursery or office. The “cocktail room” could be a fourth second floor bedroom suite, media or play room, office or studio.
• A covered patio opens to the flat, grassy garden with mature trees. There is ample room for a pool.
• A long, gated driveway leads to the rear of the garden, the garage/guest house and a motor court.
• Judicious, sympathetic updating and restoration will, here, yield an outstanding property with unique provenance.

 

It’s Elemental

265 South McCadden Place
Hancock Park A great house, like a great meal, starts with superb elements. Combine these ingredients with experience, elan and perhaps a nod to the dramatic and the result can satisfy far longer than expected. If the house wears well, in time, it becomes Classic—as here.

How is that? Please look:

• 1929 Italianate landmark with one of Hancock Park’s finest addresses
• 4 bedroom suites; 5 baths in approximately 6,082 square feet on a 13,220 square foot lot—all per the assessor
• impressive, grand scale public rooms, including 2-story entry hall with upper loggia; den, sewing room, maid’s quarters
• museum quality materials and craftsmanship are evident throughout, including extensive tile use, ironwork, stained glass windows, stenciled beams, paneling, ornate woodwork, hand painted ceilings and much more. The ambiance of another era and locale is rarely seen.
• sympathetically updated, especially the gourmet eat-in kitchen with top-of-the-line appliances and the luxurious master suite with fireplace, sitting area, walk-in closet and well-appointed master bath
• sun room opens to pool with fountain spa, loggia to gated motor court and 3-car garage/pool house plus patio with bar-be-cue; mature tropical landscaping and dog run
• newer systems, including A/C; significantly retrofitted

It’s the Smart Buy of the Year...

2035 De Mille Drive
Los Feliz

You loved it before, but you’ll have to have it now, after a $1.7 million price drop! Limestone and walnut flooring casts notes of elegance and luxury throughout this sleek, freshly-“done”, pristine Modern villa behind the gates of storied Laughlin Park.

There’s room enough for all:

• 4 bedrooms; 5.5 baths in 4,792 square feet on a 13,940 square foot lot, per public records.
• Quality fixtures and finishes installed with a designer’s attention to detail.
• Newer systems, including multi-zoned HVAC.
• Media and family rooms; bar; gym; office; 2 fireplaces.
• Detached guest house / studio / office over 3-car garage with 8-car gated motor court.
• Swimmer’s pool; spa.
• Luxuriant foliage everywhere.
• Chef’s kitchen with top-of-the-line amenities.
• Proverbial “walls of glass” embrace city lights and mountain views.
• Compare to anything else at this price.

 

Montecito lies farther south than you think

The Raymond Griffith Estate
Architecture attributed to Lloyd Wright, 1922
5230 Linwood Drive
Laughlin Park
Los Feliz

Deep inside an enclave unique in Los Angeles lies a garden known to but a few. The enclave: gated, secluded, fabled Laughlin Park. The garden: 0.45 acre of expansive, manicured grounds that roll toward a vista few would believe could lie anywhere south of Montecito. And, oh yes, the villa: 5 bedrooms and 4.5 baths plus library/den of magnificent Old Hollywood carefully maintained and updated for today.

A few details:

• Vintage 1922 Spanish villa filled with character details including Malibu tiles, bottle-bottom windows, arches, stenciled beams, vintage fixtures and more. 5 bedrooms, including maid’s and 4.5 baths. Formerly the home of Raymond Griffith, silent screen star and, later, Golden Era producer of Shirley Temple films.
• Sensitively updated amenities, such as the granite kitchen; 4 fireplaces, including the living room with garden views, the library/den, master suite and in the garden. City views.
• Flexible floor plan accommodates many needs; sellers estimate living area to be approximately 3,700 square feet; newer infrastructure, including roof, plumbing, ducting, seismic retrofitting and electronic wiring.
• Mature grounds, organically nurtured and filled with delights: deep lap pool with lion-head spouts; outstanding cutting and vegetable gardens; massive specimen trees framing enchanting vistas; flat lawns for picnics or play; outdoor patios and garden “rooms”; antique fountains and a pergola with a clinker brick fireplace for evening relaxing deep in the garden—all with astonishing seclusion and serenity in the heart of the city.

They Saved the Best for Last

5152 Los Hermosos Way
Los Feliz Estates

The developers of the Los Feliz Estates had a plan: straighten the streets; make them single-loaded; name them alphabetically and start at the bottom and work up. By the time they reached the top of the development at the “H” street, Los Hermosos Way, the houses were bigger, more deluxe—and the views were absolutely spectacular. In this Modern hacienda it’s as though they saved the best for last:

• 3 bedrooms; 4 bathrooms; 2 dens; 4 fireplaces.
• Approximately 3,971 square foot home on an approximately 10,933 square foot lot—both figures per the tax records.
• Huge rooms amply-sized for large gatherings. Great flow; one story only. Thoroughly updated with premium fi nishes and appointments. Central A/C.
• Eat-in, stainless and granite kitchen; lavish master suite; expansive art walls.
• Pool with view terrace; patio with fireplace.
• Panoramic views of the entire L.A. basin from downtown to Long Beach to Catalina, the Westside and the ocean.
• Newer updates. Move-in condition throughout.
• Quiet. 24-hour patrolled neighborhood.

1959 Cummings Drive
Laughlin Park, Los Feliz

Rarely does a brand new, quality home in an established—and legendary—neighborhood come on the market. Here, however, is this exceptional exception:

• over 7,000 square feet, per the architect, of prime quality construction, finishes and fixtures
• vintage Mediterranean style with modern amenities
  5 bedrooms; 5.5 bathrooms; maid’s quarters; elegant entry and grand public rooms
• breathtaking downtown to the ocean views from most rooms
  inside gated and exclusive Laughlin Park, one of Los Angeles’s most prized communities
• approximately 0.4 acre lot with new landscaping plus mature trees
  hardwood floors, custom ironwork and windows, granite gourmet kitchen with center island; CAT 5 wiring. premium fixtures
• 3-car garage with gated motor court
• floorplan affords maximum flexibility for today’s needs (living room, formal dining room, media room, entertainment room with oak wet bar, family room, office, gym with steam room and more)

2149 E. Live Oak Drive; Los Feliz
One of the few true walled and gated estates of Los Feliz; approximately 1 acre of walled and gated, park-like rolling lawns and gardens with mint-condition 1922 villa, detached guest house, pool, spa, spectacular downtown views – in short, "the works"!
6 BR + 5.5 BA

Everything’s Here but the White Telephone

9237 Flicker Way
Doheny Hills, Above the Sunset Strip

Remember those dreamy sets from Hollywood’s Golden Era? You know, the ones from the late ‘30s and early ‘40s as seen in films such as The Philadelphia Story and The Women. These sets were palpably different from the dark, heavy sets of the silent era. Light, fresh, bright sets lifted Depression era spirits—especially at MGM, where they became almost a trademark. Studio wags dubbed them “white telephone” sets.

To see these sets, rent a film classic—or come visit the next best thing in town: 9237 Flicker Way. Designed by architect F. Lea MacPike in 1937, this home has never before been on the market. The original owner maintained it as originally built and decorated. All the details, from the gracious center entry hall to the step-down living room with elegant broken-pediment archway to the warm, paneled library are intact. When the best of the old is too often a vague memory, how refreshing it is to visit an authentic, quality, intact home that is an emblem of an era. Come travel in time:

• Unspoiled classic Traditional home in one of L.A.’s great, celebrity-studded neighborhoods just above the Sunset Strip.
• 5 bedroom, 4.5 bath (including maid’s room and bath); large living room with handsome fireplace; formal dining room; library/den with fireplace; sun room with fireplace (most likely not included in assessor’s square footage of 3,812 square feet) and service rooms. Lovely gardens, patios and sun deck.
• Over 1/3 acre (14,950 square feet per assessor’s records) prime corner lot with great curb appeal; quiet enclave OFF Doheny Drive; room for pool.
• Canyon and city lights views.
• Elegant detailing and original fixtures throughout.
• Trust sale; no court confirmation required.

The Chapman House, by L. G. Scherer, architect, 1936
1954 Micheltorena St.

Sleek “Hollywood Regency” villa at top of prime Silver Lake with pool, spa and city views. Nearly 1/3 acre, mostly flat, lot with expansive lawns. Mature plantings and specimen trees afford great privacy--enough for a celebrity. Elegant courtyard entry with fountain. Move-in condition throughout. Wonderful period details and complementary updates.

 

If Florence Knoll Married George Nelson…

3793 Amesbury Road
The Loopesko Residence, Cory and Rodwell, architects, 1961
Los Feliz Hills

Iconic Mid-Century designers, Florence Knoll and George Nelson, never married each other, but if they had, they might have lived here. Come up to the top of the Los Feliz hills and see what I mean:

• Trophy Mid-Century Modern with faithfully restored public spaces that follow the original architects’ open plan.
• 4 bedrooms; 3.5 baths in 3,097 square feet on a 13,503 square foot lot; figures per public records.
• Sensitively updated private spaces, including kitchen and bathrooms. Think Calacatta Gold marble meets thin- edge mahogany cabinets with white Viking appliances, including a 6-burner stove with grill. Wine cooler and coffee bar off formal dining room. The former maid’s room, now converted to a cozy media room next to the eat-in-kitchen, could easily be re-converted into a 5th bedroom.
• Thrilling city and mountain views. Perfect sequence of house-pool-view—all on one level.
• Gleaming terrazzo-floored public rooms and MBR spill onto spacious patio surrounding pool with additional patio space off kitchen and dining room.
• Frank Lloyd Wright influences, such as the low entry that leads into double-height family room with fireplace and wet bar plus adjacent living room with second fireplace. A rare blend of family living plus groovy entertaining…
• Once in a lifetime opportunity: buy adjacent 3787 Amesbury (see MLS# 08-264267) and create your own Modernist compound! These properties have never been on the market together. Same architect (Lou Rodwell); great view; private drive and huge, combined motor court. Live in one house and use the other as guest house / production office / recording studio or writer’s retreat.
• Turn-key condition. Newer systems throughout. Transferable home warranty.
• Customary sale terms. Not a probate sale.

 

2165 PONET DRIVE
The Los Feliz Oaks
The Adams House, William Adams, F.A.I.A., 1994. Los Feliz is renown for its first-rank domestic architecture. Although most folks think of the classic pre-war period revival and Modern homes, there is at least one recently-built Architectural home that can hold its own with the classic homes of Los Feliz. Enter here and find the craftsmanship, attention to detail, luxuriousness of material and finish and overall scale and drama rarely seen in recent memory.

• Gated entry with spacious motor court and oversized garage; professionally landscaped; room for pool
• Stepdown living room with autumn slate hearth and mantle, and dramatic view balcony
• Western red cedar ceiling and clear red oak floors
• Large dining room with French doors to outside entertainment area with fountain spa
• Gourmet kitchen with professional appliances, maple cabinets and dark green granite countertops; breakfast bar, area, kitchen office and powder room—recently expanded by the original architect
• Three bedrooms with city views and 2.5 baths
• Sumptuous master suite with autumn slate fireplace, skylights and deep red marble shower and spa tub
• Den with terracotta floor, beams, and private patio
• Multipurpose room with beautiful builtin cabinetry
• Central air conditioning, security system, commodious wine cellar and more

5214 Los Diegos Way
Los Feliz Estates

5 bedrooms; 5 baths; family room; den; huge family-sized home in the heart of the Los Feliz Estates. Pool and spa; city views. Nearly 6,000 square feet on a quarter acre lot, per the assessor's records. Almost completely rebuilt about 20 years ago with high quality materials and amenities. Over-scale rooms--and plenty of them! A real value for north-of-the-Boulevard Los Feliz.

Palm Springs Comes to Los Feliz

5252 Los Grandes Way
Los Feliz Estates

Sleek Palm Springs-style Architectural on one of the highest streets in the Los Feliz Estates. Classic, full panorama view of the Los Angeles basin from downtown to the ocean. Step-down, atrium - style living room with high ceiling and clerestory windows under dramatic pleated roof (my favorite detail!). Very light and bright throughout. Great MBR suite with Roman tub, double dressing/vanity areas. Mostly original, unspoiled condition needing cosmetics to ready this gem for DWELL magazine.

Some more details:

• 3 bedrooms; 3 baths; family room with wet bar and attached sun room. 2,796 square foot house on a 10,977 square foot lot; both figures per the assessor.
• Large, atrium-style living room under high, pleated roof with clerestory windows opens to sunny, southern exposure, deep patio and unsurpassed views. Tall, marble fireplace.
• Spacious master suite with city views; double dressing, toilet and vanity areas; step-down Roman tub.
• Direct access from garage; updated kitchen with breakfast area; laundry room. Entry garden court.
• Original details intact, including terrazzo flooring and marble wall surfaces. Hardwood, carpet and tile flooring elsewhere.
• Quiet and private location high in the hills accessed without winding streets. 24-hour guard car protection.

Why Los Feliz Isn’t the ‘Burbs

4046 Woking Way
Los Feliz Hills

Why do so many folks choose to live in Los Feliz? For many, it’s the answer to their dreams of the quintessential Los Angeles lifestyle: a vintage Mediterranean villa high in the hills with the city view, a vibrant neighborhood full of amenities and a
location handy to work and urban attractions. People here feel at once both energized and settled in. And that’s a tall order not likely to be found, for example, out in the ‘burbs.

Surely homebuyers seeking the Los Feliz lifestyle will believe that they have hit the mother lode here on Woking Way. What’s not to like about this immaculately-maintained home filled with both vintage delights and modern conveniences? Take a look at some of the details:

• 4 bedrooms; 3.5 baths in about 3,150 square feet per the owners, on a 7,840 square foot lot, per the public records.
• Classic Mediterranean built in 1928 by noted architects Weston and Weston as the Los Angeles home of wealthy Phoenix entrepreneur, L.H. Chalmers.
• 3 levels, with main rooms at street level, including living room; formal dining room; updated, eat-in kitchen and powder room. 2 bedroom suites, including luxurious master suite, and connecting sunroom/gallery comprise the top floor. The bottom level has two more bedrooms; a third bath; a clubby library/den, with second fireplace, that opens directly to the patio and garden; the laundry, with top-to-bottom chute, and extra storage.
• The double garage has direct access to the
  kitchen.
• The terraced garden is large enough for a pool.
• All rooms avail themselves of spectacular panoramic views across the Los Angeles basin to the ocean and Santa Catalina Island.

Come Up to the Top of Los Feliz
Where Value and Romance Intersect

4060 Farmouth Drive
Los Feliz Hills

Re-priced to be THE outstanding value on the hill! Take a look at this unforgettable 1930s walled Spanish villa at the very summit of Los Feliz with breathtaking views of the entire Los Angeles basin. Then, take another look at the price. Value and romance have truly intersected on Farmouth Drive. Here’s why:

• 2 huge master suites--one suite with sitting room-library, grand master bath, room-sized walk-in closet and expansive private sun deck; the other master suite has a marble bath plus its own sunroom/exercise room.
• Third bedroom and marble half-bath can double as den or office.
• Approximately 3,200 square foot house on a xxxxx foot lot per public records.
• Huge partly-finished sub-area may offer expansion possibilities.
• Captivating courtyard entry with fountain/pond and tiled patio with arched French doors that open to long living room with over-scale hooded fireplace.
• A series of French doors opens the wide sunroom to the southern exposure and the 180-degree view of the city and ocean. Nearly all rooms take full advantage of the spectacular view.
• Delightful character details abound, including the dramatic entry hall and stairway with vintage leaded glass windows.
• Newer gourmet kitchen with Wolf range and other high quality amenities. Breakfast room with its own view terrace.
• Separate laundry room.
• Formal dining room with adjacent wet bar.
• Detached, main-level 2-car garage. Central heat and A/C.
• Great entertaining, indoor/outdoor flow onto upper and lower view terraces, walled entry patio, sunroom and garden terrace.
• Move-in condition throughout.
• Expect the special, romantic and rarely-seen at any price!

$1,699,000

The Most Romantic Spanish Home in Los Feliz?

3783 Effingham Place
Los Feliz

Only a misanthrope could deny admiring the romance inherent in the classic Spanish colonial revival homes of Los Feliz. These homes recall an era of Packards and LaSalles, of radio evenings, of typewriters and telegrams. They conjure “Hollywood”–the golden days, that is–for generations drawn to more than the mundane. Is it any wonder, then, that such classic Spanish homes remain in demand?

Visit Effingham Place and feel the allure of the golden days that are now and lie ahead.

Some details to consider:

• 3 BR, 2 BA; den; 2,253 square foot home on a 7,660 square foot lot—both figures per the tax assessor.
• Impeccably restored, updated and designer-done “north of the Boulevard” jewel.
• Step-down living room with fireplace; formal dining room; convertible den.
• Authentic, original details abound.
• Eat-in chef’s kitchen in complementary, vintage style with Viking appliances and high-end amenities.
• Renovated baths, also in vintage style, but with up-to-date touches such as the steam shower.
• Lush, tropical gardens with splashing fountains, sunny tiled patios and shady retreats.
• Gated, walled and hedged for great privacy.
• Long, gated driveway affords extra parking and leads to double garage with lots of extra storage.

Serenity Defined Here

5264 Los Adornos Way
Los Feliz Estates

Some homes are all of a piece: nothing more is needed; nothing less will do. What could a person possibly forego here? The morning sun as it glints off the pool surface and scatters light throughout the atrium living room? The warm, tactile surface of the travertine fl ooring? The drama of the pleated roof that shields clerestory windows? Windows that frame so simply the serene garden views? Subtract nothing. The sum of the parts solicits your consideration:

• 3 bedrooms; 3 bathrooms; 2,798 square foot home on a 10,962 square foot lot; both fi gures per the assessor.
• Pool with spa and waterfall; generous patio and garden
  areas.
• Double-door entry with wide reception hall.
• Step-down, atrium-style living room with colonnade and high, pleated ceiling with clerestory windows.
• Family room; dining room; long, galley kitchen with breakfast room.
• Spacious master suite with double sink/closet/dressing/
  water closet areas; sunken Roman tub/shower opens to
  garden.
• Direct entrance from double garage; separate laundry room.
• Very private; lush gardens with specimen plants.
• Located in 24-hour guarded Los Feliz Estates HOA.
• Move-in condition; newer, commercial-style roof with warranty.

Find the Calming Effect of Exciting Views Here
4042 Farmouth Drive
Los Feliz Hills

The Goin House, 1956, Anthony Thormin, architect.  This Mid-Century Modern pool home offers that rarest of opportunities:  a nearly level site and one-floor living at the very top of the Los Feliz Hills.  Views sweep from the Griffith Park Observatory, along the rolling ridge lines of the park itself, to Glendale and the San Gabriel Mountains beyond.  A bold L-shaped floor plan, with loggia, embraces the pool.  The board-and-batten siding and ambiance evoke the classic Modern homes of Cliff May.  Inside, find an over-sized living room ready for entertaining or quiet reflection by the fireplace.  

More details:

• 3 family bedrooms plus maid’s quarters and 3 bathrooms in 2,982 square feet on a 10,420 square foot lot, per public records.
• One bedroom has fireplace--could be elegant home office or convertible den.
• Gated, private compound-like feel.
• Detached two-car garage with laundry room and additional parking.
• Spa with city lights views.  Built-in BBQ.
• Great flow for entertaining larger gatherings; patios, decks--even some terraced lawn.
• Close to park hiking trailhead.
• Move-in condition; sensitive, quality upgrades and more.

 

It’s the Collectors’ Choice…

6201 Quebec Drive
Beachwood Canyon / Vine Hills

These owners loved this home so much—they bought it twice: both before and after an out-of-state relocation. Now they’re on the move out-of-state again, and this time the house shines like never before. They’ve upgraded virtually every surface, every system, every fixture to an unsurpassed standard of design, craftsmanship and luxury. There’s an abundance of fresh, sparkling delights everywhere. Stop by and see for yourself.

• 3 bedroom, 3 bathroom plus loft architectural home by Tony Ngai comprised of 3,582 square feet on a 5,820 square foot lot, per public records.
• 30-foot ceilings create enormous interior volumes and impressive drama.
• Art collector/interior designer-owners lavished careful attention to detail and employed exotic materials, custom-designed fixtures and hand-crafted built-ins throughout.
• Luxurious African doussié wood flooring.
• Updated systems including dual-zone HVAC with filtration system.
• City lights, canyon and/or ocean views from all rooms.
• Numerous decks and balconies.
• Featured on HGTV’s “Generation Renovation”.
• Unforgettable.

 

“Glossy”, as in...

3319 Lowry Road
Prime Los Feliz

 “Glossy, as in: (a) Fred and Ginger just tippity-tap-tapped out of view; (b) layout-ready for a slick home décor magazine or (c) the most sparkle-plenty, vintage 1939 home you’ve ever been dazzled by.  Seemingly, every original detail has survived intact to be polished to perfection throughout this marvel of a period piece.  This home is about time travel to be sure, but it’s also about the chic of the moment that is so rarely seen, especially in other parts of the city—except here, for your consideration:

• 2 bedroom suites, each with private bath; convertible paneled den with separate bath could be third bedroom.  2,528 square foot home on 5,400 square foot lot; both figures per the tax assessor.
• Updated systems throughout; newer roof; all surfaces renewed.
• Original tiled kitchen with sympathetic updates and vintage stove; breakfast room; formal dinning room.
• Elegantly scaled living room with fireplace; glistening, ebonized hardwood flooring throughout.
• Lap pool; re-designed landscaping.
• Meticulous attention to detail everywhere—a rare, vintage jewel that fascinates, delights and soothes the senses.

 

1957 Laughlin Park Dr.; Los Feliz
Sensational and romantic remodel of an original 1923 Laughlin Park Mediterranean villa in exclusive, gated Laughlin Park; 4+3+n; large, grassy yard; ground-up rehab ready for the 21st century!

2520 Nottingham Av.; Los Feliz hills
landmark 1920s Wallace Neff hacienda built for the Chandler family of L.A. Times note; pool; authentic character and details intact.

Come Home to the Most Elegant Value in Los Feliz

2575 Glendower Avenue
Los Feliz Hills

The real estate market in Los Feliz is very much alive. Savvy buyers are luxuriating in still-low interest rates and a wealth of inventory not seen in many years. Sellers with real value to offer are closing escrows. Suddenly, the stars seemed aligned.

Enter 2575 Glendower Avenue:

• Classic, architect-designed, ‘30s California Traditional with panoramic city views from downtown to the ocean.
• 3+3+wood-paneled library or den; breakfast room; enclosed sunroom with deck. 2,587 square foot home on an 11,870 square foot lot; both figures per the tax assessor.
• Designed in 1938 by architect Richard King. Just two owners since new. Much unspoiled, vintage character detailing throughout.
• Generously-sized living room with dramatic open-truss ceiling; big formal dining room.
• Three fireplaces; inlaid hardwood flooring; original and newer tile elsewhere.
• Flat, grassy gardens at rear with koi pond, waterfalls and terraces.
• Updated systems, incl. central HVAC. Direct entrance double garage; climate-controlled wine cellar.
• On street of architecturally-significant homes ranging from Frank Lloyd Wright, Rudolf Schindler and Richard Neutra to current star, architect Barbara Bestor.
• Move-in ready for the holidays!

Too Much Is Not Enough

4075 Los Nietos Drive
Los Feliz

Think BIG. Then add some more. Add a little more, and you’ve got something like the size of this sure-to-wow home in the hills of Los Feliz. Though there’s room for the Brady Bunch, they didn’t live here. A better bet might be Shag. Think tinkling martini “Cheers!”, Sinatra on the stereo and sunsets that make Griffith Park, Glendale and the San Gabriel Mountains blush. Just—too—cool.

“And there’s (even) more”:

• 6 bedrooms; 4 bathrooms; family room—all amply-sized.
• Amazing amount of finished bonus areas affords plenty of room for flexible, you-name-it uses.
• 2,969 square feet (not including bonus areas) on a 6,410 square foot lot; both figures per the tax records.
• Living room / dining area with fireplace and walls of glass that open to panoramic views.
• Eat-in kitchen. Party-sized entertainment decks.
• Attached, 2-car garage plus detached 4-car garage; street-to-street lot.
• 2-zone central A/C; move-in condition throughout.

Where Los Feliz Swings

5272 Los Adornos Way
Los Feliz Estates Have a yen for an unspoiled Mid-Century Modern? Like a one-story floorplan to spread out in? Like privacy? Security? A “good” neighborhood? And Sinatra with your favorite cocktail, perhaps? Please consider this home:

• Well-maintained, classic, architect-designed Los Feliz Estates home; 3 bedrooms; 2.75 baths; den; 2,743 square feet of living space on a 10,962 square foot lot-both figures per the assessor's records.
• Atrium-style, step-down living room with wall of glass and tree-top, garden view.
• Deep, partly-covered patio opens to carefully-cultivated garden with exotic specimen trees; room for pool.
• Long-term owner has maintained original architectural integrity throughout.
• Eat-in kitchen; separate laundry room; direct-entrance from garage.
• Private HOA security patrol; single-loaded streets afford quiet and privacy.
• This Mid-Century Modern needs little to be brought into the present century-with swingin' style!
  

Welcome Home to Warm, Wide-Open Spaces

5915 Canyon Cove
Bronson Canyon

Like vintage warmth? Don’t want to give up Modern amenities and convenience? Here’s the perfect balance between the two: a classic, 1923 Mediterranean-revival home close to Beachwood and Los Feliz with oodles of sleek and elegant designer updates. Think: “Orient Express” with rich harvest tones and and the patina of polished finishes. Best of all, it’s move-in ready for today’s active urbanites. As they say, “Just bring your toothbrush!”

Here’s more:

• 3 bedroom; 2 bath plus huge media area off living room; upstairs sunroom, too. 1,856 square foot home on a 3,571 square foot lot; both figures per the tax assessor.
• Terraced entry with rustic pavers and iron railing leads to a bold arch and massive front door. Period-correct, crenellated, Roman-stripe awnings flutter above.
• Batchelder-style tile fireplace in living room. Formal dining room. Hardwood flooring.
• French doors from media area to pergola-covered patio and private, grassy garden. Great for kids or pets.
• Newer systems throughout, including central heat and air conditioning. Seismically retrofitted. Fresh landscaping front and rear.
• Long, gourmet kitchen with top-grade stainless appliances (e.g., Fisher & Paykel). Warm, cherry-toned cabinets harmonize with CaesarStone countertops. Breakfast area, laundry area and second bath adjacent.
• 3 bedrooms (one with en suite sunroom) and 1 bath upstairs.
• Long, newer, paver-style driveway with remote-controlled security gate leads to one-car garage and affords lots of off-street parking.
• Extra storage, too!

 

Expect More Than Your Auntie’s “Olde English Garden”

2231 Observatory Avenue
Los Feliz Hills

Don’t let the storybook cottage façade fool you. This thoroughly updated home is thoroughly sophisticated, too. Inside, this home lives up to expectations: graciously proportioned rooms; hardwood flooring; moldings; French doors to the deck; a classic fireplace in the living room—quality and polished charm galore. Outside is where the surprises lie—and the fun begins. Step through those French doors, onto terraces and look beyond to a lushly-mature landscape with black-bottom swimmer’s pool. There’s great serenity and privacy (yes, swimsuits are optional). Of course there’s more, too…

• 2 bedrooms 1.75 baths in main house; 1,636 square foot house on a 6,995 square foot lot; both figures per the assessor.
• Garage converted without permit to detached guesthouse/ office /studio with 3/4 bath, kitchenette and loft. Carport attached.
• Updated systems throughout, including central heat and air.
• Quiet side street location is close to neighborhood amenities.
• Dining deck, sun-dappled patios, built-in barbecue and towering landscaping create a sublime get-away, literally in your own backyard.

4124 Los Nietos Drive
Los Feliz

The home of UCLA Hall of Famer, Sam Balter, and his recently-deceased wife, Mildred, has come on the market. Balter, who died in 1998 at age 88, was a Bruin All-American basketball player and, at the 1936 Berlin Olympics, a member of the first gold-medal U.S. Olympic basketball team. He was the sole Jewish-American gold medalist at these games, which were intended to showcase Hitler and the Nazi’s views of Arian superiority. Balter was a pioneer radio and TV sportscaster who also wrote a long-running sports column for the Los Angeles Herald Express and appeared in several movies, including “The Jackie Robinson Story”. He was known for years as the voice of the UCLA basketball and football teams.

The Balter family are the original owners of the home, built in 1937 by architect, Arthur W. Hawes, in a Traditional style with three bedrooms and three bathrooms. Located on a quiet cul-de-sac in Los Feliz, the home has a classic, center hall, upstairs/downstairs floor plan. There are lawns and gardens front and rear, plus a swimmer’s-length pool. To the south and west are views, including of Catalina.

Find Harmony in the Hills

3704 Shannon Road
Los Feliz Hills

Architect, Robert Peters, A.I.A., built this warm Mid-Century Modern home in 1962. Walls of glass link the interior living areas to thrilling views of Glendale and the San Gabriel Mountains in a manner rarely seen in newer homes. The well-reasoned open floor plan allows an easy traffic flow from the entry foyer to the living and dining areas to the kitchen and family room. Both the front deck and rear patio invite quintessential indoor/outdoor California living.

Why wait any longer to fulfill your California dream?

• 3 bedrooms; 1.75 baths in 2,055 square feet on an 8,300 square foot lot, both figures per the tax assessor.
• Master suite with city and mountain views includes updated bath. 2 additional bedrooms and 3/4 bath.
• 2 marble-faced fireplaces.
• Custom wood finishes and built-ins complement exposed wooden structural members.
• Double attached garage plus storage.
• Newer systems and well-maintained condition throughout.
• Deep lot with long driveway for additional parking and privacy.
• Handy location close to, but above, the city.

This Home Speaks Spanish

3651 Holboro Drive
Los Feliz Hills

Marshall McLuhan said, famously, “The medium is the massage”. How an idea is stated means as much as, or more than, the idea itself. Certainly this home’s idea is all about its style, its materials, its flow and stance on its site—its romantic idea, rather than its mere utility. Of course, there is utility and opportunity galore here, but this home’s idea is more profound because it speaks of another era, of an ineffable aesthetic, and it speaks in Spanish style.

Some details for you to massage:

• 4 bedrooms; 3 baths in approximately 2,701 square feet on an approximately 5,180 square foot lot; both figures per the tax assessor.
• Romantic Spanish-style fixer high in the prime Los Feliz Hills with commanding views of the city and surrounding neighborhood.
• All the authentic details that people clamor for in a home of this type: ironwork, stained glass, hardwood flooring; tile; fixtures and more.
• Intimate patios for entertaining or solitary reflection. Quiet and private.
• Large-scale public rooms; wonderful flow.
• Great start to create a home that retains the flavor of the old while meeting the needs of today.
• Same family ownership since the 1960s.
• No offers to be reviewed before Mon. 9/26.

If You Can’t Stand the Heat...

2021 Meadow Valley Terrace
Prime Silver Lake

If the recent heat wave bothers you, come home here. Turn up the central air conditioning, or, better yet, plunge in the pool! Cool off in what may be one of the hottest deals in the sizzling Silver Lake real estate market. Here’s why:

• 3 bedrooms; 2.5 baths in 3,212 square feet, per the sellers, on a 6,926 square foot lot, per the assessor’s records.
• The architect owner and his wife have polished this Mid-Century Modern home to a superlative standard of excellence over more than 30 years of ownership.
• Prime Moreno Highlands location; Ivanhoe School.
• Open-plan living room/dining room/kitchen.
• Living room and family room with open-beamed ceilings.
  • Master suite with library/den.
• Extra-large media or all-purpose room off patio and pool.
• Quality materials and amenities throughout.
• Leafy privacy; quiet, cul-de-sac location.
• Double garage with extra off-street parking; entry patio with bridge over koi pond.
• Any offers to be reviewed Monday, August 1, 2005, 3 PM.

Ohara House
2210 Neutra Place, Los Angeles

Richard Neutra, Architect
1959–1961
Restored by Bonura Building
1995–2003

Richard Neutra, renowned modernist architect and disciple of Frank Lloyd Wright, designed this distinguished home in 1959 for June and Hitoshi Ohara and their two daughters. The house is one of nine homes in the “colony,” the closest Neutra came to realizing the modern townscape he envisioned. Construction of this house is superb with the highest quality of craftsmanship. The house is set on a hillside which affords stunning lake and mountain views, including views to the Griffith Park Observatory and famous Hollywood sign. The west facing site fills the house with natural light. Breezes from the lake flow up the hillside and throughout the house, cooling it in the process.

In August, 1995, Patricia and C.J. Bonura became the second owner’s of this signature home, moving in with their infant son. Maintenance of the house had been deferred since construction. However, while in need of restoration, all original finishes, colors and systems remained in the as-built state. Over the next eight years, Bonura Building proceeded to restore the house to the original specifications.

The Ohara House has appeared in numerous books and magazines, and has been a favorite on the architectural tour circuit.

2165 Ponet Dr.; Los Feliz Oaks Architect William Adams' own masterwork: 3 BR + 2.5 BA + family room. Architectural home in the heart of "The Oaks"; impeccably crafted; sensitively designed; sumptuously appointed; head-on downtown views; gated motorcourt; granite, maple and stainless gourmet kitchen; master bedroom with city view; fireplace and red marble bath; full security system; central A/C. This elegant home is in a league of its own

Why People Move to Silver Lake

2506 Kenilworth Avenue
Prime Silver Lake

Eighty years later, Silver Lake has never looked better.

The trees are mature. The shimmer of the lake itself is just as evanescent and lovely. And the neighborhood has never said “home” so eloquently, with its now-classic character properties. If you’re looking for a prime example, stop by 2506 Kenilworth.

Here’s why:

• · Prime Moreno Highlands Country English with excellent curb appeal.
• Classic floor plan with 3 bedrooms (one without closet) and 2 baths upstairs plus a powder room downstairs.
• Per assessor: 1,576 square feet inside; 5,619 square foot lot.
• Handsome living room and dining room with original details.
• Magazine-quality, “done”, baths and chef’s kitchen.
• Newer hardwood deck affords spacious entertainment area overlooking rolling lawn perfect for kids and dogs (or room for a pool?).
• Fresh landscaping front and rear.
• Expansion potential in large attic and/or sub-area.
• Ivanhoe school.
• Move-in condition throughout.

Freshly Starched and Pressed

3733 Clayton Avenue
Franklin Hills

This home is what Modern architecture is all about: clean lines, bold volumes, an efficient floor plan on a dramatic view site and thoughtful details throughout. The overall effect is bright, crisp, fresh and elegant.

• The Lowry House, Dick Lowry, architect, 1965.
• 4 bedrooms; 2.5 baths.
• 2,145 square foot home on a 3,270 square foot lot; both figures per the tax assessor.
• Eat-in stainless kitchen with center island; opens to two patio terraces.
• Formal dining room.
• Master suite with spa tub, glass tiles in bath; balcony; city view.
• Hardwood and polished concrete floors.
• Terraced gardens and patios with city views.
• Move-in condition throughout.
• An astonishing value at the new low price.

7615 Jalmia Place
Hollywood Hills

Luxurious Nichols Canyon Mediterranean hideaway. Newer 3-story villa at the end of a sunny, leafy cul-de-sac. Huge rooms with grand volumes throughout. Public rooms have wonderful flow for entertaining. Spacious main patio with fountain, spa and BBQ off family room and chef’s kitchen. Dining area with balcony and canyon views. Fireplaces in living room and master bedroom. 3 bedrooms, 3 baths up-each en suite with bath and walk in closet-MBR is over-sized, with canyon views and own patio.

It’s Time to Double Up...

2523 Kenilworth Avenue
Prime Silver Lake

Love prime Silver Lake’s “Moreno Highlands”? Want the Ivanhoe school district? Not sure you can afford the price of admission? Here’s your ticket. Actually it’s a double feature: a rare, classic Mediterranean duplex surrounded by Silver Lake’s best. Both units will be vacant at the close of escrow, so you can choose your favorite. Rent one to a friend (estimated rent: $2,750 - $3,000 / month). Or, you might buy the building with a partner, as the current long-time owners did. It’s an investment you can live with.

Here are some more ideas to chew on:

• Each over / under unit is approximately the same floorplan of 3 bedrooms, 1.75 bathrooms; about 1,440 square feet per unit. A 3-car garage lies below at street level. Total building square footage is 2,880 square feet on a 5,532 square foot lot; both figures per the tax rolls.
• Large front deck area; full-width, flat, grassy backyard with mature trees, plantings and lots of privacy.
• Living rooms with fireplaces; formal dining rooms; breakfast nooks; balconies.
• Significant upgrades; vintage-style, newer bathrooms; hardwood flooring and abundant original details throughout.
• Lake, hills and mountain views from major rooms.
• Pride of ownership shows: both units owner-occupied and will be vacant at the close of escrow.

For One Shining Moment...
The Hunter House,
William Kesling, designer, 1936.

1831 Fanning Street
Silver Lake Hills

As the country was ever so slowly pulling itself out of the morass of the Great Depression, hope and optimism shone on the slopes of Silver Lake. It was here that designer/contractor, William Kesling, realized his vision of “Modern Structures”. In a matter of just a few years, he sprinkled the hills with sparkling white new homes of distinction.

These homes are a unique collection of a short-lived, but greatly admired style of the era. Part “Ocean Liner Moderne”, part “Streamline Moderne”, part Orient Express, they are treasured landmarks today. It is an event when one of the restored Keslings comes on the market. If you’ve admired them and longed to own one, here is your opportunity:

• 2 bedrooms; 3 bathrooms plus den. 1,710 square foot house on
  a 5,590 square foot lot; both figures per the tax assessor.
• Large living/dining areas with wide view terrace and high-style Moderne inglenook with built-ins, including a cowhide sofa.
• Pipe railings and steel window sash throughout. Tile and hardwood flooring.
• Double, attached garage.
• Spectacular views of Silver Lake reservoir, mountains and the lights of the Silver Lake hills and city beyond.
• Flat, adjacent garden area with patio plus lower garden terraces.
• Sympathetically updated kitchen with breakfast banquette; restored master bath; updated systems; central A/C.
• Luxuriant tropical landscaping for great privacy. Security system.
• Many original details. Move-in condition.

Two Houses: Unlimited Opportunities

1906 Dracena Drive
Prime Los Feliz Village

In real estate, as in most things in life, one size does NOT fit all. For most folks, the two-on-a-lot at 1906 Dracena Drive comes darn close, however. Here’s why:

Front house:

• 1920s Craftsman bungalow full of fresh updates such as newer kitchen and baths, newer hardwood flooring, crown moldings, insulated windows, roofing, stucco, fixtures, amenities and more.
• 3 bedrooms; 1.5 baths; large “great room”; kitchen with pantry and enclosed sun porch.
• 3rd bedroom could be convertible den.
• Rear patio. Separate laundry facilities.

Rear house:

• Newer construction (built c. 1994).
• 3 bedrooms; 2.5 baths; dining room; living room; kitchen.
• Large balcony on upper floor; covered porch on lower level.
• 2-story with tuck-under, 2-car parking at one end. Additional uncovered parking for at least two more cars.
• Separate laundry facilities.
• Rented month-to-month for $2500/mo. No rent control.

General:

• Ideal owner-user or investor property. Great flexibility.
• Some garden at ends and middle of lot (6,534 square foot lot; 2,345 building square foot—both figures per assessor’s records).
• Handiest location in the area: leave your car at home—walking distance to anywhere in Los Feliz Village!

Going Way Beyond Four Walls and a Roof

2501 Verbena Drive
Beachwood Canyon

Built almost entirely of redwood in the 1920s, this unique residence is part mountain lodge, part sea-going vessel. Its clean surfaces and straightforward carpentry impart a note of Modern economy. Yet, reduced to its essence, this home is all about romance—unabashedly, exuberantly, effusively so.

Could anyone be immune to such allure? Come see:

• 4 bedrooms; 2.5 baths; 2,480 square feet on a 5,080 square foot lot, both per the assessor’s records.
• Careful and sympathetic restoration of woodwork, indoors and out. Most interior surfaces are clear-grain, natural-finish wood.
• Kitchen and baths handsomely updated in vintage style. Open floor plan of public rooms complements today’s living. Move-in condition.
• Newer systems, such as central A/C, and upgraded infrastructure, including foundation.
• Broad, deep side porch is ideal for entertaining and opens to canyon and city views plus multi-level terraced gardens. Professionally landscaped.
• Detached two-car garage.
• Handy Beachwood Canyon location. Walk to the café and market!

Celebrating the Climate of Los Angeles

470 Wren Drive
Mount Washington

The Van Horne House, 1993
Taylor Van Horne, architect

Here is perhaps the ultimate indoor/outdoor house, inspired by the lathhouse in San Diego’s Balboa Park and the architect-original owner’s living experiences in Brazil. Street side, a clean façade conceals drama within. Timber bamboo towers more than two stories from the floor of the entry and main living areas, right through the lath gable. The entry path through the bamboo ends at the atrium floor, a flexible living space. Slide open the huge pocket doors, and the boundaries between indoors and outdoors disappear utterly. Canyon views seem to be borne on the flow-through breezes. Folded-glass corner windows capture even more views, and custom, perforated-metal, sliding screens filter sunlight. This home melds privacy and openness into an ineffable, unforgettable triumph.

• 4 bedrooms; 2.75 baths; den; 2,763 square feet on a 4,350 square foot lot—both figures per the tax assessor.
• 2 single-car garages with direct access to home.
• The main living level neatly arranges living, dining and cooking areas in an open plan bracketed by a deck on the view side and the garden atrium on the street side.
• The open-grate stairs link two master suites and den upstairs, plus two more bedrooms, a bath and laundry downstairs.
• Mount Washington Elementary School district.
• Sunset Magazine honored this home with a “Special Award for Indoor-Outdoor Living” in the October 1995 issue.

5200 Los Feliz Bl. - Laughlin Park

Classic 1920s Spanish Villa inside gated Laughlin Park; great "bones", grand and elegant rooms, pool; 6+4; original details intact; flat site; the fixer many are waiting for! 6 BR - 4 BA, 4,827 sq. ft. per assessor.

1961 Architectural Time Capsule Open Now…

3787 Amesbury Road
Los Feliz Hills

In Los Feliz, about once a year, a home will come on the market that is essentially unchanged since new. The home could be Spanish, Mediterranean, Tudor, Traditional— or, as here, Architectural. The avowed intent of the sole owners of this home was to change nothing. They built the home for themselves, and they received great service, as it was, for nearly a half century. Herein lies the opportunity for the next owner: to turn back the clock, in aesthetic effect, to about 1961. The original fabric remains that much intact. Stop by; you’ll see:

• First offering ever. The Stein Residence; Corey and Roswell, architects.
• A “T” hallway separates public, private and service areas simply and elegantly under a broad, over-sized gable that opens to views of the city below and distant mountains.
• 2 bedrooms, 2 baths plus convertible den.
• Rare one story home at the top of the Los Feliz hills.
• A post-and-beam treasure in unspoiled, original condition.
• Terrazzo flooring, original fixtures and finishes throughout.
• Probate; court confirmation required.

268 Lorraine Boulevard - Hancock Park Ozzie and Harriette did not live here, but they might have. This classic 1920s Colonial Revival home could be every little girl’s doll house built full-scale— make that over-scale. All rooms are handsomely proportioned to accommodate even the largest gatherings. Ceilings are high and bordered with multiple bands of ornate crown moldings. Quarter-sawn oak floors gleam, and the center hall floor plan allows a gracious entry and staircase. Outside, a broad and deep front lawn with a copse of sweet gum trees enhances this home’s curb appeal. The back yard is flat, grassy and ringed with fruit trees. The double garage may hold expansion possibilities in its upstairs loft. –And all on one of Hancock Park’s most admired blocks! And just for the record:

• 5 bedrooms, including maid’s room; 3.5 bathrooms; den; breakfast room
• covered lower patio; upper story deck
• 3,979 square foot home on 13,824 square foot flat lot, per the assessor
• great "bones"; lovely details; classic "All-American" Colonial Revival style
• family-sized newer kitchen with Wolf range

4969 Ambrose Avenue
Los Feliz

Savor this sunny ‘20s Mediterranean villa on one of Los Feliz’s most picturesque streets. Large rooms, high ceilings, French windows and doors lend a note of graciousness throughout. Full-width living room with fireplace; spacious dining room and kitchen; over-scale master bedroom suite plus 2 family bedrooms all on second floor. Landscaping to delight the avid gardener. Mostly flat lot affords play area, too. Updated. Det. 2-car garage with long driveway.

 

How to Improve a Classic 5031 Ambrose Avenue
Los Feliz Fashions come and go, but the appeal of a classic is timeless. How then could a classic be improved? Simply and sympathetically, as here. Update the systems, the kitchen, the bathrooms, of course, but keep the feel of the original. Clean the Batchelder tile; polish the hardwood flooring; freshen up the landscaping and paint—and enjoy. A few more details to pique one’s curiosity:

• 1923 Spanish style home with 3 bedrooms; 2.5 bathrooms; about 2,373 square feet on a 6,500 square foot lot, both per the assessor
• large, well-proportioned rooms; first floor den and breakfast room; top-of-the-stairs center hall play or study area; all bedrooms together on second floor; spacious master suite with walk-in closet, double sinks and spa tub
• elegantly updated; move-in condition throughout; gleaming hardwood and tile flooring; sea grass carpeting; stone countertops in the kitchen; Batchelder tile fireplace
• swimmer’s dark-bottom pool; central A/C and heat; patios; front porch; gated drive; detached garage
• quiet, sidewalk- and tree-lined street in the heart of one of Los Feliz’s most stately areas

It’s a “keeper”.
2558 Greenvalley Road
Upper Laurel Canyon
Merle Roussellot, architect, 1960 This home is a “keeper”. In fact, it’s still in the hands of the original owner—even after more than 40 years. The reason is simple: it’s a secluded surprise at the end of a long private driveway. Mature trees and a shoulder of the Hollywood Hills shelter the site superbly. There is dappled light—and nature’s stirring—and a work of architecture sure to delight aficionados of Mid-Century Modern. There is a coherent whole of many parts. And most of all, there is that rarity: solace in the middle of the city. Come and experience these details, too:

• 4 bedrooms (all together on the upper floor); 2.5 baths
• swimmer’s pool; deep flag lot well off the road
• large upper level deck with covered and open patios below
• step-down living room with rock fireplace
• eat-in kitchen; formal dining room with wet bar
• breezy living indoors and out in leafy seclusion
• original details throughout preserved by sole owner

5743 Spring Oak Drive "The Pineapple House" – Los Feliz Oaks

Few 1940s Traditional homes can match this elegant example's blend of authentic character and up-to-date amenities. The country kitchen is breathtaking. The systems are newer updates. The pool is at the top of a lush semi-tropical garden filled with mature trees. The home is sited on a lot-and-a-half. There is a generous patio for entertaining (complete wtih bar). Inside, there are 4 bedrooms and 3 baths upstairs plus an additional bedroom and bath on the main level. A step-down living room, formal dining room and den complete the main level. Hardwood flooring gleams throughout. The home is something of a local landmark due both to its shutters' whimsical pineapple motif (the symbol of hospitality) as well as to its inherent warnth and graciousness.

930 Finley Avenue
Los Feliz

Exquisite and elegant 3+1.75 Classic "Los Feliz Spanish" home with oodles of original details throughout; Open and covered patios; Indoor and outdoor fireplaces; Outstanding vintage condition rarely seen- very romantic and very special.

San Francisco Moves to L.A.

927 West Kensington Road
Angelino Heights

If you didn’t look out the windows and see the dramatic backdrop of the L.A. skyline, or the HOLLYWOOD sign for that matter, you might think that a cable car might rattle by anytime. This 1917-vintage multi-family building has been transformed by the present owners into their own luxurious urban living quarters in a by-the-Bay style. The best news, however, is that other portions of this property earn their way by producing income. Here are the details:

• Legally 4 units used as 3 units plus a rear studio. Total annual estimated and actual income is $64,200 ($2,300+$1,350+$1,150+$550 /mo.). Approximately 3,808 square feet total on a 4,002 square foot lot—both figures per the assessor.
• Owners’ unit was formerly 2 separate upper units. Now about 2,000 square feet, per the owners, this combined unit consists of: living room; formal dining room; kitchen; breakfast room; master suite; den; office and library plus 1.75 baths; private laundry and service porch. This unit enjoys dramatic views of the surrounding neighborhood and across the city.
• Lower units are 1 bedroom and 1 bath each with extra nooks ideal for offices. Lower units have private laundries. One lower unit has a separate entrance for front room which can be used as a parlor, office or studio.
• Rear cottage is rented separately as a studio with a 3⁄4 bath. • There are garages for 2 cars plus additional storage and uncovered parking. • Pride of ownership shows everywhere in the extensive upgrades and renovations.
• Located inside the famous Angelino Heights Historic Preservation Overlay Zone with its many notable Victorianera landmarks.

The Secret’s Out!

2185 Ponet Drive
Los Feliz Oaks

Sometimes, even experienced Realtors come across homes that seemingly have never been on the market. Such is this Modernist cottage secreted deep inside the Los Feliz Oaks. In almost 60 years, this home has been on the market just once before. Stop by and see why owners never want to leave:

• 2 bedrooms; 1.25 baths; 1,119 square feet on an estate-sized, 15,100 square foot lot—both figures per the tax assessor. Rarely-seen potential in this premier neighborhood.
• Great privacy up a long, sweeping driveway from a sleepy cul-de-sac. Detached two-car garage with motor court.
• Lavish use of pine and fir throughout, from walls and floors to high, open-beamed ceilings, gives this home glowing warmth.
• Tall, brick fireplace anchors the living room. Formal dining room. Many built-ins. Kitchen with pantry/laundry and quarter bath.
• Sympathetic updates enhance today’s livability, while preserving the home’s original integrity.
• Central heat and A/C; updated systems; alarm.
• Impressive, head-on views of downtown and the greater Los Angeles basin allow the home to “live larger”.
• Xeroscape gardens with California native plants and mature trees enhance the almost rural feel of the property. There’s a large, avocado tree-shaded deck from which to enjoy the city views, too.

How to get to the top…

3823 Franklin Avenue
Franklin Hills

Everyone likes to be the best, the most, or at the top—at least once in a while. Live here, and you can arguably claim the highest aerie in the Franklin Hills—every day. Stroll around the roof deck for a true wind-in-the teeth thrill and enjoy the best spot in town for sunset spectaculars. With almost unobstructed 360-degree views of the Los Angeles basin, the Hollywood Hills, Glendale and the San Gabriel Mountains and back toward Long Beach and Catalina, this home’s location is virtually unmatched anywhere. And that’s just what the site is about.

Here are some details about the home, as well:

• 4 bedrooms; 3.5 baths; 4,366 square foot home on a 3,571 square foot lot—all per the tax assessor’s records. A real value for those who need a home with room for all.
• 4 amply-sized floors served by an elevator and stairway; 3-car garage; decks, terraces and patios; gazebo spa; quiet, secure and private.
• Open floor plan on public level (third level) includes huge living/dining room; large kitchen opens to breakfast area and family room plus powder room. Great entertaining capabilities.
• 1 bedroom suite on second level is ideal opportunity for extended family living arrangement, home office or studio.
• Large master suite on top floor, plus two additional family bedrooms and bath.
• 2 fireplaces; 2 dens or family rooms; extra storage; low-maintenance gardens.
• Newer construction; high ceilings; peg-and-groove hardwood flooring; many other quality details—needs little cosmetic attention to shine.
• Trust sale—NO court confirmation.

3345 Ledgewood Drive — Beachwood Canyon
The top, by definition, connotes the best, the most exclusive, the ne plus ultra. It was here in Beachwood Canyon, in the 1920s, that some of the prime home sites were sold first, at the top of the canyon–and where some of the most elegant villas were perched by the founding families. Why? Simply put, the ambiance, the light, the air, the views–all were superior. Those attributes remain–and so do the villas, some in remarkably well-maintained original condition, such as this outstanding example:

• 4 bedrooms; 2.5 baths–great floor plan for families: 3 bedrooms, 2 baths on second floor; 1 guest room on first floor
• grand, step-down living room with beams and soaring fireplace
• elegant turret entry stairs lead up to light-filled, domed landing–a perfect place to read
• den, wet bar, formal dining room, breakfast room, separate office off master bedroom
• kitchen opens to two patios: one covered, one open, plus terraced gardens
• prime site affords privacy with sunny southern exposure; great curb appeal
• direct entry to house via attached garage; additional off-street parking; extra storage, too
• central heat; upper zone central air conditioning
• authentic, original features throughout: hardwood flooring, built-ins; original tile, hardware and fixtures
• compare this home to competitive offerings–you’ll appreciate the quality and value found here

2017 DeMille Drive; Laughlin Park

From Any Angle...

2662 Rutherford Drive
Beachwood Canyon

Any way you look at this classic Beachwood Canyon character home, you’ve got a winner. From the signature stone wall at the curb to the peak of the gable, this home offers exactly what buyers today seek: romance, views, vintage appeal and modern amenities. There’s drama, too: the unique bi-level living area affords formal entertaining space and a balcony den with fireplace. Don’t miss the formal dining room; period tile in the baths and an updated eat-in kitchen. Outdoors, the terraced gardens offer a waterfall and decks from which to admire the cross-basin views to the ocean.

And there’s even more...

• 2 bedrooms; 1.5 bathrooms in approximately 1,670 square feet per the owners on an approximately 2,570 square foot lot.
• Authentic, probably original, details include stone masonry, fixtures, hardware, iron grilles and tile work.
• Hardwood flooring; French doors in the master open, Peter Pan-like, to the dazzling view to the ocean; main entrance features unusual, arched marquee.
• Quiet and private location at the end of a cul-de-sac high in Beachwood Canyon.

5400 Moco Lane
Just found: Austin Powers hideaway Inside Griffith Park!
Los Feliz Oaks

Here’s the scenario: Take the world’s largest city park. Drive to a single-family home address few even knew existed—it’s inside the park, you see. Follow the woodsy path to the gate. Open. Take the stairs up to a whimsical, eclectic mélange of Modernist spaces, forms and materials. Explore the surprises of this one-of-a-kind rambling home as it climbs through the treetops, up the hillside. Continue upward to two more lots that saddle the ridge and afford commanding views of the Observatory, downtown and the basin. Now, just imagine, what some editing, reworking and vision judiciously applied could produce. It could be a blockbuster.

Here are the stats:

• 3 lots accessed from inside Griffith Park via the Fern Dell entrance
• 33,990 square feet / 0.78 acre total per assessor
• exact house square footage unknown; many additions built over the years
• site possesses great privacy while enjoying uninterrupted views of the Observatory, downtown, the basin, the Los Feliz Oaks and park land
• expansive, open-plan post-and-beam construction with myriad decks and balconies lead the eye to the treetop views
• two-car garage with gated motorcourt
• great opportunity for investors seeking a unique fixer

4920 Franklin Avenue
Los Feliz

12-unit 1940s character building in prime area

Finally: a Super Value for Today’s Value Market

1611 Westerly Terrace
Silver Lake Hills

It’s the best value in Silver Lake, and it’s priced to sell NOW. If you love clean lines, big volumes, crisp details and the amenities people expect today, look no further. For example:

• 1988 Steven Hill-designed 2 bedroom, 2.5 bath architectural-style home.
• 2,218 square foot home on a 5,009 square foot lot; both figures per the assessor.
• Soaring volumes, open-plan public areas.
• Downtown and canyon views; deck off living room.
• Granite kitchen with bar.
• Light-filled rooms with high ceilings.
• Terraced xerescape garden with dining patio and spa.
• 2 bedroom suites; master with large double- sink bath with steam shower.
• Move-in ready!

 

Are Eight Colors Enough? 1344 Carroll Avenue
The Haskins House, c. 1893
Angelino Heights “If you’ve got it, flaunt it” is the adage. And if you had plenty in Los Angeles at the end of the 19th Century, the place to “flaunt it” was Angelino Heights. If your neighbor’s house was painted in seven colors, perhaps eight colors on your house might be better. And make the colors bright and lively, while you’re at it. Such was the spirit of the times—and the spirit of the restoration of this exuberantly restored “Gay Nineties” classic Victorian home on Los Angeles’s renown Carroll Avenue. Here are some additional points to ponder:

• The Haskins House, built c. 1893 by real estate developer Charles C. Haskins, has a distinguished pedigree: one of the earliest L.A. city Historic-Cultural Monuments (1971); on the National Register of Historic Places; sited on a prime lot of THE block of L.A.’s famed Victorian Row; consistently used as a film location.
• 4 bedrooms; 2.25 bathrooms in approximately 2,500 square feet on an approximate 11,375 square foot lot—both figures per the sellers.
• Meticulously restored inside and out to its historic elegance: spindles, fish-scale shingles, carved sunbursts, art glass windows, a finely turned and paneled original staircase, heavily bracketed cornices, a tall turret, slant-sided bay windows, a roof comb atop the Mansard roof and generally more gingerbread than you could find at a bakery at Yuletide—and all in eight dazzling exterior colors!
• Breathtaking downtown views supply an unforgettable and ironic backdrop to the Victorian splendor of L.A.’s first suburb.
• Possible tax benefits through the Mills Act; protected as a contributing structure in L.A.’s first Historic Preservation Overlay Zone (HPOZ) and under various easements.
• Exceptionally large lot for possible carriage house and/or serious gardens.
• Updated systems, including the foundation.
• Newly installed underground utilities and vintage street lights enhance the “other time, other place” allure of Carroll Avenue.

5719 Spring Oak Drive
Modernism 101 — the refresher course

the Los Feliz Oaks

The LeBow house, 1960, Eugene Kinn Choy, architect
Unlike some character styles that can tolerate a bit of funk, Mid-century Modern demands observance of certain tenets: make it crisp, keep it clean, revere the sleek and the chic.

A few notes:
4 bedrooms; 2.5 bathrooms; den; pool; fireplace; patios; flat, grassy garden area; mature landscaping; privacy; freshly updated and remodeled from the infrastructure out with quality and elegant and sophisticated taste; on one of the Los Feliz Oaks’ most beautiful streets.

"Olde Westshire Manor"; Hollywoodland
Original HOLLYWOODLAND English
4 + 3.5 + spa + city views - in upper Beachwood Canyon - restored to perfection

Smiling on the Sunny Slope

3615 Amesbury Road
Los Feliz Hills Visit this cheerful home, and you’ll see easily why folks in days gone by sought home sites here. With the advantage of the sunny, southern exposure and panoramic views from downtown to the ocean, every home, of whatever size or style, seemed larger, more entertaining, warmer—happier. Could that be why the Californios called them the Los Feliz hills? Not really, but they could have. Here are some more reasons to smile:

• 4 bedrooms; 4.5 bathrooms; 2,995 square feet per an appraisal on a 6,970 square foot lot, per the assessor
• detached guest house perfect for home office; studio; nanny or even—guests!
• elegant, 1930s Traditional carefully updated with the original character intact
• 3 fireplaces; hardwood and magnesite flooring; wainscoting; original fixtures and more
• terraced patios and professionally landscaped gardens
• sweeping views of the Los Angeles basin from downtown to Long Beach and Catalina

“Los Feliz Spanish” Defined
4077 Woking Way
Los Feliz Learn from the masters. They themselves may be gone, but their legacy endures for today’s discerning eye to appreciate. Challenged by the rugged slopes of the Los Feliz Hills in era well before “flat pad” monotony, these builders applied ingenuity, skill, craftsmanship and, above all, ineffable style to create homes that continue to beguile. No two alike, these villas reign above the city as unforgettable personalities. For example, visit 4077 Woking Way—and you’ll see for yourself.

• 3 bedrooms; 1.75 baths in 2,295 square feet on an extra large, 8,630 square foot lot (all per the assessor’s records)
• Chock full of authentic details such as tile, fixtures, arches, French doors, stenciling; hardwood and quarry tile flooring, brickwork and the like, the home has been sensitively updated, especially the well-appointed kitchen.
• Terraced, grassy gardens with everything from succulents to roses, the site possesses quiet, privacy and a commanding view of the city below.
• 2 fireplaces; koi pond; intimate patios; formal dining room; family room and open-beamed living room with Moorish arches
• In move-in condition, this home exemplifies all the best that “Los Feliz Spanish” style connotes.

3841 Shannon Road — Los Feliz
If there’s a better real estate value in the Los Feliz hills right now, we haven’t heard of it. First, this home is brand new–not just a new remodel, but all new, as in., never lived in. Second, this home is filled with luxurious amenities throughout. Then there’s the matter of size and scale. This home is certain to meet the demanding needs: huge rooms with high ceilings–and not just in the "public" areas, but, again, throughout. Want more details? Please read on:

• 4 bedrooms (all together on second floor), 4.5 bathrooms, 4 fireplaces in about 4,000 square feet per the owner/builder
• dramatic 2-story entry and library with fireplace
• huge family room with fireplace, bar and bath occupies entire lower level
• flat, grassy yard area with room for pool on same level as family room
• oversized, eat-in granite kitchen with center island
• 3-car garage with direct entry to laundry and kitchen
• luxurious master suite includes fireplace and elegant white marble bath with spa tub
• city lights view of Glendale with San Gabriel Mountains beyond
• formal dining room
• hardwood flooring; double glazing; recessed light fixtures; ceramic tile and marble baths; interior fire sprinklers; security system

This Home Is Your Private Oasis...

4524 Ambrose Avenue
Los Feliz Village

Come home to this unforgettable oasis in the heart of Los Feliz Village. This 1921 Colonial Revival California bungalow lies steps away from the restaurants, boutiques and attractions of Los Feliz Village, yet affords a romantic, luxurious and private lifestyle.

More details:

• 2 bedrooms; 2 bathrooms in 1,695 square feet per the owner on a 3,750 square foot lot per public records.
• Detached studio/office garage conversion.
• Classic style meets Modern high style here. Thoroughly updated throughout; custom designer touches everywhere; high-end amenities; move-in condition.
• Chinese-red cook’s kitchen with Carrara marble countertops and periwinkle-blue vintage stove; laundry room.
• Holiday-sized formal dining room with vintage built-ins, French doors to patio.
• Low-chlorine, salt pool and spa; solar-heated.
• Newer systems, roof and chimney with vintage tiles.
• Ever-blooming, mature gardens surround intimate patios for entertaining or lounging.

 

the vessel for your life
3118 waverly drive
los feliz

the dumser/jewkes house, 2002
john sofio, architect
steel, glass, concrete, wood. spare, sheer planes interconnecting. soaring, open spaces created to hold the things in your life that matter. to share with the people in your life that matter. not just shelter in the open, but a new notion about how to live. now. a gesture forward. and your gift to the future.

• 3 bedrooms, 2.5 baths; approximately 2,300 square feet per theowners on an 8,746 square foot, 50X175 foot lot, per the assessor
• generous, open plan throughout; media room; office; bonus room;formal dining room; eat-in kitchen
• garden-level master suite with elegant bath
• roof terrace with city views
• innovative use of traditional and new tech materials
• semi-floating staircase forms a dynamic steel spine that unites all three living levels expansive glass areas capture each hour of each day’s light
• every architectural question answered withinnovative elegance

Expect Much More Than Just “Charming”

2020 Pinehurst Road
Hollywood Hills

“Charming”, “warm”, “inviting” and the like just begin to describe the appeal of this sensitively-restored Craftsman bungalow in a “walk-to-everywhere” micro-neighborhood in the Hollywood Hills. Snuggled up in the hills, just a short walk to downtown Hollywood or the Hollywood Bowl, lies an arcane collection of nearly century-old bungalows that are buffered from the hubbub below. Aficionados would certainly dub this quiet enclave on a cul-de-sac a “bungalow heaven”, for, indeed, it is. The owners of late have painted and polished these gems to a new glow.

2020 Pinehurst Road is one of these aforesaid gems. Here’s why:

• 2 bedrooms; 1 bath in 1,069 square feet (not including a bonus room) on a 6,804 square foot lot, both figures per the tax assessor.
• Large living room with high, hipped ceiling and wood-burning fireplace; formal dining room with built-in cupboard; stylishly-updated kitchen and bath inspired by authentic period fixtures such as the pre-War vintage O’Keefe and Merrit gas stove/oven and the claw-foot tub, now freshly re-porcelainized and re-nickled. Other authentic Craftsman details, both in and out, are intact and restored.
• Surfaces and systems updated and renewed. Central A/C and heat. Seismically updated. Security System.
• Fenced and gated with intercom. Single-car garage with roof deck. Upper garden has tool shed, terraces and stairs to surprise Zen pavilion for viewing the serene canyon and city panorama. Luxuriant foliage includes fruit trees.

Call this home a “survivor”

2342 Hillhurst Avenue
Prime Los Feliz

At last, in this frenzied market of meager selection, consider a Mid-Century Modern home of note. And perhaps the most exciting news is that this architectural-style home, while carefully maintained, is virtually unaltered since new 40 years ago. The original integrity is here, unspoiled by the home’s sole owner.

Notice the deep cantilevered eaves that shade rooms with floor-to-ceiling glass during the day and that provide soft downlight after sunset. Numerous sliding glass doors open interior spaces to patios, gardens and balconies. Terrazzo flooring flows from indoors to the outdoors (or is that vice versa?). Rich teak paneling conceals efficient built-ins while offering visual warmth and simplicity. Even the original stainless appliances remain in the large eat-in kitchen.

Truly a “survivor” from the high-water mark of Modernism, this thoughtfully designed and well appointed home awaits an appreciative new owner.

• 2 bedrooms; 2 bathrooms; den; approximately 2,287 square feet on an 8,580 square foot lot—per the assessor’s records
• prime “north of Los Feliz Boulevard” site with some city view
• one-level living above the garage and bonus area
• elegant and sophisticated design from the main entry, with its stately sense of procession, to the private rear garden and deck
• large public areas are ideal for entertaining; vaulted living room ceiling

5200 Los Diegos Way

Los Feliz Estates

3 BR; 3.5 BA; architect-designed home with city lights view on prime Los Feliz Estates street. Pool and spa; eat-in kitchen; dining area; open floor plan; large master suite with sunken tub and private garden; guarded community; fireplace; walls of glass to pool, patio and view.

Come Home to Silver Lake’s Best Value!

3280 Descanso Drive
Silver Lake Hills

Buyers today have a nose for good value. The run-of-the-mill, or the over-priced, just won’t do. Give buyers vintage character, with today’s updates and amenities, plenty of room, a usable garden, plus a city view—and at tomorrow’s price, today, and they notice. Here on Descanso Drive, you see, value is in the air.

• Classic ‘20s “flat-roofed-Mediterranean” 2 bedroom, 2 bath villa on one of Silver Lake’s prettiest streets.
• Many newer upgrades including gourmet eat-in kitchen with adjacent dining deck and downtown views.
• Sun room off formal dining room.
• Lots of character.
• Huge, lower-level, finished bonus area with bath (not included in assessor’s 1,296 square footage) is perfect for guests, home office or studio.
• Large lot (9,680 square feet per the assessor) accommodates long driveway/pad for extra parking, plus 2-car garage.
• Professionally landscaped, terraced garden.
• Sunny site; move-in condition.
• Motivated sellers. Hurry on this one.

 

Living Large by Silver Lake

2336 Edgewater Terrace
Silver Lake

Letting the outdoors in, or, if you choose, the indoors out, lets any house seem larger. And there’s nowhere better suited to this effect than right here in Southern California. For example, try this classic ‘20s Spanish bungalow on for size. Oversized windows and an extra-long living / dining room accommodate even the most lively house parties. Swing open the French doors off the breakfast area and let the party spill outside under the ramada and into the very private garden patio, which functions as an outdoor room. Even the garage does double duty: office / studio or home for the car—which would you like? “Highest and best use” is writ large here, and so is value. Here is some more news:

• 2 bedrooms; 1 bath in approximately 925 square feet per appraisal on a 4,050 square foot lot, per the assessor.
• Quiet, cul-de-sac location lies just a few blocks from the Silver Lake Boulevard / Glendale Boulevard hub.
• Stylishly updated throughout in a casually elegant mien. Novel details delight at every turn, from the claw-foot tub and wash stand in the bath to the vintage stove and Dutch door in the kitchen / breakfast area.
• Very light and bright thanks to an abundance of windows and a sunny exposure.
• Wood-burning and gas fireplace; crown moldings; polished oak and fir flooring; French doors; long, gated driveway; mature trees and plantings; brickwork patio; water plant oasis; “finished” garage with storage and plenty of natural light.
• Updated systems; almost new roof; separate laundry / storage building.
• If you see one home in this price range, make it a point to see this one.

Welcome to Lotus Land

919 Glendale Blvd.
Echo Park

What an opportunity: a big, roomy house in the heart of Los Angeles just aching for the next owner to personalize to their taste. Views, gardens, a sunny perch above the fray--and just a stone’s throw--and splash away from Echo Park’s famed lotus pond. Here bloom the details:

• 3 or 4 bedroom ‘60s house with 3 baths (two master suites upstairs, 1 or 2 bedrooms downstairs with additional bath).
• 2,400 square foot house on a 7,500 square foot lot, per the assessor’s records.
• Large living room with rock fireplace, formal dining room (or 4th bedroom); kitchen opens to goodsized family room with second rock fireplace. Access from rear via easement off Bonnie Brae St., per the sellers.
• Great potential and real value for the buyer who needs space and is on a budget.
• Needs little to shine.
• Views of Echo Park Lake with its boats and fountain (and the lotus pond, of course) with the downtown skyline in the distance.
• Sellers relocating.

2866 Westshire Dr.; Beachwood Canyon
Sophisticated and chic Modern 3+3+huge family room off eat-in kitchen; canyon views; high ceilings; high quality throughout; patios and decks; prime area off the beaten path.

The longer you look… 3124 Waverly Drive
Los Feliz When all is said and done, the true value of a home lies in its utility, its livability. The “roof over your head” should, at least, provide basic shelter and stand the test of daily use over time. Why else own any home if livability is absent? Few homes now on the market offer more livability and real value for the dollar than this one-family-owned 1940s ranch-style home. Compare its size, condition and layout with its price competitors and you’ll appreciate how this home looks better and better with closer scrutiny. For example, just consider:

• Ivanhoe school neighborhood
• 3 bedrooms; 2 bathrooms; approximately 2200+ square feet per the owners on a luxuriously deep 8,750 square foot lot, per the assessor
• lower-level family room plus studio/home office/workshop areas with separate, outside entrance
• mostly flat, grassy garden areas, in front and at rear, just waiting for kids and/or pets
• squeaky-clean, impeccably maintained one-family-owned home—move-in condition or wonderful opportunity for designers
• long driveway; double carport; covered patio
• newer systems and amenities
• some views; quiet area; privacy
• Did I mention that it’s in the Ivanhoe school neighborhood?

5268 Los Feliz Boulevard – Laughlin Park, Los Feliz

• Built adjacent to main house above in 1928 for Jack Dempsey and Estelle Taylor by the same architect of the main house, Frank Rasche.
• Originally used as ballroom/screening room with open, cathedral ceiling; billiard room; projection room; chauffeur’s quarters and 4-car garage.
• Converted to a duplex and sold separately from the main house in the late ‘40s. 4-garage capacity remains. Same family ownership since 1949.

Original details intact: tile; fixtures; woodwork; 2,782 square foot structure on 9,997 square foot lot per the assessor

5181 Franklin Av. - Los Feliz
We were going to call our latest restoration "La Casa con la fuente", the house with the fountain, because it has a lovely fountain on the patio. Also considered was "La Villa de Cinco Palmas" because of the five towering palms. Wallace Neff allegedly worked on the design of the house before he gained his architect’s license in 1922, so we thought we’d tout that, too. But the idea that tickled us most was what we could infer from the chain of title: the Hickman family lived here in the 1940s and ‘50s. Their sons, you may remember, were "in the business". Darryl, above left, gained fame as a child actor is such films as "Grapes of Wrath". His younger brother, Dwayne, above right, is remembered as Dobie Gillis to millions of TV fans. Walk through their old house today, and you can almost hear Dwayne’s rehearsing, "It’s only you, Maynard…" Now, we’ll have to see if Zelda really lived next door. By the way, the house is for sale. A few facts you may want to know:

• 3 bedrooms, 4 bathrooms plus den, formal dining room and grand 2-story living room with stenciled beams and balcony
• freshly and thoroughly remodeled in the original 1920s style from the foundation to the roof: new baths and kitchen; new systems including central heat and A/C; security system and gates; new landscaping; new garage with trellis-covered roof deck; retrofitted
• downtown views from master bedroom roof deck; master bath has Jacuzzi tub
• original entry patio fountain; hardwood floors throughout; vintage stove and fixtures blend with new vintage-style fixtures throughout

1953 Cummings Drive; Laughlin Park
Nearly 1/2 acre lot with views from Mt. Baldy, downtown to the ocean. 1940s Modern 2+2 home with pool.

3259 Dos Palos Drive
How to re-define "Spanish"
Hollywood Hills

Sooner or later, everything needs an update, including that most venerable of California icons, the Spanish Colonial Revival home. Sometimes the update works, and sometimes not. Here, we humbly submit, the update succeeds sublimely. To wit:

• 4 bedrooms; 3.5 baths; 3,570 square feet on a 10,150 square foot lot, per the assessor
• Well-maintained, one-owner 1988 construction
• Sweeping panoramic views of Universal Studios area, Hollywood Hills and mountains beyond
• Handy Cahuenga pass area—close to basin, Valley or studio destinations
• 3 fireplaces; large, master suite with views; open plan kitchen, breakfast and family rooms
• many balconies and decks expand indoor living areas
• low maintenance garden; direct-access from double garage; extra storage and off-street parking and more…

Concept: the loft as urban live / work environment
Theme: robustly elegant
Effect: unforgettable

The Brill Residence

2235 Hyperion Avenue
Los Feliz / Silverlake

Redesigned 1999
Wes Jones, Architect

Today, the idea of specialized rooms for singular functions is both wasteful of resources such as space and energy for climate control, but also unwanted by persons who desire the convenience of all-at-hand living—as in the concept of the loft: a place for both work and leisure. This concept has never held more allure than now. Ironically, the realization of the loft concept is almost
impossible to fi nd in Los Angeles—especially in an established, desirable neighborhood. Except here, in this spectacular environment, where architect Wes Jones has created the opportunity for unlimited domestic and professional co-uses.

Consider this one-of-a-kind opportunity:

• 3 bedroom, 3 bath loft with spectacular, approximately 30-foot high open loft space
• elegantly detailed throughout; lavish use of welded steel construction; approximately 2,000 square feet per architect
• unique, rolling performance mezzanine
• views of the Silver Lake hills; patio and garden areas
• 2-small car, tandem garage with direct entry to living space
• internationally published, seminal work of architecture
• zoned “C1-1D”

2921 Glendower Avenue — Los Feliz
Loft-like living in this newer contemporary 3 bedroom, 2.5 bath home high in the Los Feliz hills. Dramatic location affords canyon and downtown views. Look up. This home sits just under famed Griffith Park Observatory. Oak and granite kitchen, living room fireplace, decks and a huge, flat, grassy yard below. A real value in this neighborhood.

2556 Park Oak Drive; Los Feliz Oaks
4+1.75 '40s Traditional in the heart of the Oaks; glorious backyard with rose garden; 2 fireplaces: living room and den– all on one level, too

Come home to the Best Value on the Hill!

1850 North Alvarado Street
Elysian Heights – Echo Park

Nothing in this market is a bigger, better value than this “feels-just-like-ahome”, three-floor townhome high in the hills above the city. Here’s why:

• 2 bedrooms; 3 baths; mezzanine loft plus a bedroom-sized bonus room (may not be included in square footage) for a gym, studio, storage or ???.
• 1,507 square feet per the tax assessor.
• Spacious, open-plan, public living areas.
• Downtown, ocean and canyon views. Several balconies plus a roof deck afford private, take-in-the-sun-and-views and outdoor access.
• Soaring, 2-story living room with loft, wood-burning fireplace, window wall to the views, plus balcony.
• Updated, fully-equipped kitchen opens to dining room with balcony.
• Direct entrance from large, 2-car garage with laundry and storage cabinets.
• New paint and carpet throughout. Immaculate, move-in condition.
• Top-of-the-ridge location in private, quiet, gated compound.
• Attractively landscaped grounds.
• Newer, 1991, construction.
• HOA dues are $270 / mo.
• Pets allowed, too!

$585,000

3907 Cumberland Av.
Franklin Hills

1920s duplex set up as a triplex on top of Franklin Hills.

Panoramic city views; flat, grassy garden; many, many upgrades; duplex is off rent control; 3 covered parking spaces; coin laundry room; very quiet, mostly single family neighborhood; all vacant; freshly painted in and out with many new fixtures and surfaces--a very rare investment or owner-user opportunity!

It’s the Best!

1896 North Alvarado Street
Elysian Heights – Echo Park

Here’s the best alternative to a four-walls home: this “feels-just-like-a-home”, three-floor townhome high in the hills above the city. Relax; get comfortable. You won’t want to leave. Here’s why:

• 3 bedrooms; 2.5 baths plus den or office. 1,692 square feet per the tax assessor. HOA dues are $270 / mo.
• Direct entrance from large, 2-car garage with laundry.
• Spacious, open-plan, public living areas; wood-burning fireplace in the living room.
• Fully-equipped kitchen with breakfast area.
• Several balconies afford private, take-in-the-sun-and-views, outdoor access.
• Downtown and canyon views.
• Best, view-side, location in private and quiet, gated compound. Attractively landscaped.
• Newer, 1991, construction.
• Pets allowed.
• Move-in condition.
• Probate; no court confirmation required.

5406 Los Feliz Blvd.; Los Feliz
Grand, older, family-sized house near Ferndell Park; some updates; guest house; 5 BR + 5 BA; flat yard; huge rooms.

Don’t Miss the Best Value in Northeast L.A.!

3745 Ackerman Drive
Glassell Park

Imagine: a single family home that you can move right into, at the price of a condo! Tucked away in the foothills, lies this 30-year old neo-Mediterranean home with so much to offer:

• 3 bedrooms, 2 baths in 1,302 sq. ft. on a 6,190 sq. ft. lot, per public records.
• Quiet area of similar homes, just a a short way from Glassell Park and Recreation Center.
• Move-in condition with upgrades. Central heat and A/C.
• Open, bi-level public areas with soaring, double-height living room and stone, wood-burning and gas fireplace. Built-ins.
• French doors open to pergola-covered patio with view of garden and Griffith Park Observatory.
• Double, side-by-side, attached garage. Terraced gardens. View.

 

The Townhome That’s Homestyle

5924 Chula Vista Way
Hollywood Hills

Sometimes, seeming is not necessarily reality. Some may call this property a “townhome”, but it certainly seems more like a single family home. Maybe it’s the end unit location that allows one to forget that there are others nearby? Maybe it’s the handy layout, or the many windows that let in the light and air? Maybe this home, with its fresh surfaces throughout, seems, well, just like home? You’ll have to decide...

Here are a few points to consider:

• 2 bedrooms; 2.5 baths in 1,056 square feet, per the assessor.
• Handy floor plan allows direct access from side-by-side double garage to main level with large living / dining area with wood-burning or gas fireplace; powder room and kitchen.
• Lushly-planted entry courtyard. Main entrance deck and security gate.
• Quiet, rear location.
• Central heat and A/C. In-unit laundry.
• Hardwood flooring; new carpet in bedrooms--move-in condition throughout.
• Both bedrooms have private bath and high ceilings; master has separate balcony.
• Extremely handy location close to Mayfair Market, shops, restaurants, transportation and freeway.
• Low HOA dues: $678 / quarterly. Small, 9-unit association.

3921 Sunset Drive; Los Feliz

Move over Austen Powers! Too coool Architectural home with a legal 1 BR +1 BA rental for extra income or expansion potential. Home has 2BR + 2 BA; sunken fireplace in living room; walls of glass to sweeping downtown view; some terraced garden area with sun deck. On quiet cul-de-sac. A very special find in the hills!

2105 Micheltorena St.; Prime Silver Lake
Sharp Modern in move-in condition on Silver Lake's best street; 3+2.5+den+cushy media room; bonus storage; 2 patios; some flat, grassy yard + knock-out panoramic city view.

1743 N. Dillon St.
1960s Architectural

3+2+den+loft; dynamic city views to ocean

3824 Carnavon Way; Los Feliz Hills

The 1950s pop here. The main attraction is, of course, the panoramic view of Glendale, the San Gabriel Mountains (all the way to Mount Baldy at over 10,000 feet) and the city below. the open-beamed ceiling in the living room soars upward toward the view. There is a fireplace and built-ins. The upper level also comprises a den or office, bedroom suite and kitchen, which is just off the carport. Below, there is a large family room with bar and second fireplace plus a huge laundry room and workshop area just waiting to be remodeled to the next level of excellence. An additional bedroom suite completes the lower level interior rooms. Outside is an expansive deck with family-sized spa plus garden areas.

If Mid-Century Modern is your style, this home is sure to draw a smile--a big smile

2887 Hollyridge Drive; Hollywood Hills East
A rare find: 2 lots (almost 1/3 acre total) with pool and 1960 post-and-beam house with losts of potential. Canyon views; great area of upper Beachwood Canyon. 3 BR + 2.5 bath.

It’s the Proudest Little House in Town!

2210 Griffith Park Boulevard
Prime Silver Lake

Compare this single family home to anything else in its price range. Inspect it carefully. Let us know if you find a flaw. (We’re still looking.) To say that this California Colonial cottage has been restored “to the nines” is an understatement. This house has a lot to be proud about. Here’s why:

• 1 bedroom; 1 bath character hide-away in one of the handiest parts of Silver Lake—a short distance to Sunset Junction in one direction and the Trader Joe’s hub in the other.
• All systems, top to bottom, newer; central A/C.
• Double, side-by-side garage at the end of a long driveway. • Premium appliances and surfaces; high-end, fully-equipped kitchen—the works!
• Patio; gardens; view.
• Gleaming hardwood flooring; designer tile.
• Rarely-seen attention to detail in every way. Needs nothing to move right in!

 

1759 Silverwood Terrace
If a home were Garbo...
Silver Lake

I could fill pages with pictures of this home—every angle sings out. If a home were Garbo, this would be it. But don’t take my word on this. Inside or out—there is a constant entertainment. All is ready for the next owners to savor—a new beginning. Some specs:

• Unique 1983 Architectural home that is legally a condominium (one of a two-unit HOA) without HOA dues or common areas; minimal garden areas; very private
• 4 bedrooms; 3.5 bathrooms in 2,828 square feet per the assessor
• flexible floor plan allows use of lowest level as independent guest/office/maids quarters with separate outside entrance and kitchenette—OR—this level may be fully integrated into main living areas
• bright and open public areas with soaring spaces, decks and views; huge master suite
• many built-ins; A/C; fireplace; skylights; hardwood flooring; direct access 2-car garage

3307 Ley Drive
When a creative architect has his own way…
Prime Los Feliz

Architects love to do things their way—and they love a challenge. When the current architect-owner of this Mid-Century Modern home acquired it several years ago from the prior, long-term owner, the home yearned for a reawakening. Now, wide-awake, the home sings with fresh ideas brilliantly executed with quality and panache. Surfaces now sparkle. Colors vibrate. New fixtures glow. This architect-owner’s inspired design awaits your close inspection…

Not to be overlooked:

• 2 ample bedrooms; 1.75 tiled baths; 1,330 square feet per seller on 4,878 square foot lot, per assessor
• Thoroughly remodeled in 2000
• Large living room with expansive glass areas, soffit lighting and floor-to-ceiling flagstone fireplace—views of treetops, hills and sunsets
• Updated period eat-in kitchen with steel cabinets, high-end fixtures, butcher block island and marble flooring; adjacent laundry area
• Have a cocktail on the breezy lanai or barbecue on the flagstone dining patio off the kitchen
• Low maintenance xeriscape gardens; detached two-car garage; fenced and gated
• Designs for master suite, family room and guest studio additions available

3815 Aloha Street; Los Feliz Frank Gehry's teacher's own house in the heart of Los Feliz; 3+2+studio

5157 Franklin Av.; Los Feliz
3+3+den; pool, downtown view; tropical gardens; access via gated, private drive at rear.

2329 Wayne Ave.; Los Feliz
3+3 Country English on shady, quiet street north of Los Feliz Bl.; huge, swimmer's pool; a little TLC will polish this gem.

Prime Silver Lake Country English with views

4026 Holly Knoll Dr.; Los Feliz
Chic and elegant 1-story Los Feliz home in immaculate, move-in condition; 3 BR + 2 Ba; open plan, eat-in kitchen; lush garden with lanai and brick BBQ; meticulously detailed throughout.

1406 Kellam

Quite simply, newer than ever…

Angelino Heights

How can a house that’s nearly 100 years old be so new? Easy. Rebuild it from the foundation up. Doesn’t sound easy? What if the present owners have already done the hard (read: expensive) work? Read on:

• Classic 1903 Colonial Revival home on one of Los Angeles’s most historic streets—part of the Carroll Avenue Victorian neighborhood.
• 4 bedrooms, 2 bathrooms in 2,475 square feet on a 7,500 square foot lot (50’ X150’)—all per architect’s measurement and assessor
• Thoroughly updated to code and with permits after the Northridge quake including a new foundation and chimney; significant seismic retrofitting throughout; architect’s and engineer’s plans included
• Newer systems and baths; cosmetically freshened in and out; move-in condition
• Newer upper and lower decks at rear exploit sunny and breezy location’s panoramic views from downtown to the ocean
• Large, flat, grassy garden areas front and rear
• Den, sunroom and office areas plus a flexible floorplan allow for varied uses
• A “contributing structure” in the Angelino Heights historic preservation overlay zone (HPOZ). Qualifies for tax relief under the Mills Act.

3434 Waverly Dr.; Los Feliz
1st time on market in over 35 years! Unspoiled authentic 1920s English cottage with guest house over 3-car garage plus separate studio; 3 BR; 2.5 BA

4168 Brunswick Avenue
Atwater Village

It’s on Real Estate’s “Most Wanted List”

You’d think from the land rush activity attending the marketing of every 2-4 unit building in town that there’s a gold mine under each just waiting to be claimed, but, alas, I can’t promise any such grubstake here. This 4-unit building is as straightforward as they come. And that’s just fine and dandy, as they say. Take a gander:

• 4 units; each 2 bedrooms, 1 bath plus a carport
• Rents total $1050 per month with 2 units currently vacant
• 3,728 square foot building on a 5,662 square foot lot—both per assessor
• 4-car carport with coin laundry
• Newer 1960s construction in a pride-of-ownership area
• Located in “close to everywhere” Atwater Village
• Clean, well-maintained building; appliances included

5915 Canyon Cove

Hollywood Hills

Many years of careful use by the present owners present the next owners with a special opportunity. The fine, original details in this home are outstanding. The unique, open floorplan of the main level seems far more up-to-the-minute than of an earlier era. Hardwood flooring gleams. The Batchelder tile accents the fireplace. The location is prime: the heart of the Hollywood Hills / Los Feliz Oaks area, yet handy to shopping, restaurants and the Hollywood Freeway. There is a one-car garage and long drive plus front and rear gardens. 3 bedrooms; 1.5 baths; den; sunroom and large kitchen with oversized laundry room.

1529 South Dunsmuir Avenue
Miracle Mile Adjacent

Great opportunity to purchase an entry-level classic ‘40s L.A. bungalow in a sleeper neighborhood close to Beverly Hills and the Miracle Mile. Cute granny house with hardwood floors, original tile kitchen and bath, elegant decorative fireplace, rarely-seen plasterwork, entry sunporch and newer central A/C system. Long drive leads to 2-car detached garage. Gardens front and rear. Ample storage. Quiet location on a pride-of-ownership block.

Needs TLC, but look at the price! Out of state seller has priced property to sell now.

2527 Hargrave Dr.; Vine Hills
2+3 Architectural by a Lloyd Wright student; sensational original details intact; a rare home in the distinctive Wrightian idiom.

A romantic hide-away minutes from the heart of the city!

1754 Altivo Way
Echo Park

Adorable vintage cottage on one of Elysian Heights' most secluded and desirable cul-de-sacs; 360 degree tree-top views on both floors; no off-street parking. See agent for disclosures. a romantic hide-away minutes from the heart of the city!

5731 Lexington Avenue
Hollywood Duplex with detached 1+1 unit in rear; lots of off-street parking; front duplex is a large 3+1 plus a 1+1 unit. Good rental area.

5401 Monterey Road

Best value in town for a 3 BR single family home! Newer construction; move-in condition. Handy location just minutes from downtown. Close to freeways, yet with an artist’s-retreat-in-the-country feel. Quiet and private with panoramic views of the city, foothills and San Gabriel Mts. Fruit trees; gardens. New carpet and paint. 2 porches. Forget condo living and HOA dues--this home is the affordable alternative!

 

3225 Baldwin St.
Lincoln Heights

What an opportunity! Cute early 20th century duplex plus large house currently used as a 6-room rooming house; generally well-maintained; possible brick foundation; historic area.

How to Break Into the Real Estate Market:

Here are two great opportunities to get into the real estate market before the interest rates go even higher. They are both 2-bedroom condos in a “walk-everywhere”, fast-appreciating neighborhood—Atwater Village. Both are in 1940s character, garden-style buildings. Both have hardwood flooring, original tile and crown moldings.

It’s your choice!
4037-B Perlita Avenue

• 2 bedrooms; 1 bath; 980 square feet per the tax assessor.
• updated systems, including central heat and A/C.
• formal dining room; large, in-unit laundry room.
• 1-car garage with opener plus 1-car carport parking.
• lower, rear location.
• HOA dues are $150/month.
• Open Sundays, 2-5 PM.
  

4137-A Perlita Avenue

• 2 bedrooms; 1 bath; 840 square feet per the tax assessor.
• dining area; in-unit laundry room.
• 1-car garage with opener.
• lower, front location.
• HOA dues are $235/month.
• Needs little to shine.
• Tenant-occupied—24 hours’ notice to show, please.
  

4137-A Perlita Avenue

• 2 bedrooms; 1 bath; 840 square feet per the tax assessor.
• dining area; in-unit laundry room.
• 1-car garage with opener.
• lower, front location.
• HOA dues are $235/month.
• Needs little to shine.
• Tenant-occupied—24 hours’ notice to show, please.
  

4201 Russell Avenue
Endangered species sighted:
the affordable Los Feliz home

Los Feliz

Don't surrender to utter frustration searching for the elusive "great starter home in a nice neighborhood" it does exist, albeit an endangered species of a sort. Seek out this quiet, leafy pocket in Los Feliz, and youâ ™ll find this vintage cottage with oodles of old fashioned appeal.
For example:

• 2 bedrooms; 1 bath; living room; formal dining room; sun room; breakfast area and pantry
• 1,212 square foot house on a 51â ™ X 135â ™ (6,885 square feet) lot, per the assessor
• additional land may be availableâ ”contact agent for details
• lat, grassy lot perfect for kids and/or pets; off-street parking
• seismically retrofitted
• a great startâ ”and a great value!

2232 Lake Shore Av.
Elysian Heights / Echo Park

Adorable condo - alternative high in the leafy hills of Elysian Heights. Vintage cottage charm; 1 Bedroom only but well laid out for maximum efficiency, small garden, some view. Front porch; Extra storage in raw space under home, natural wood flooring; Claw, foot tub and more!

3018 La Paz; Silver Lake

This well-maintained 1940s Traditional home has been owned by just one couple since new. The location is handy to the Silver Lake and Los Feliz shopping hub near Griffith Park Boulevard and Hyperion Avenue. There is a flat, grassy garden, and the garage has been converted to one parking bay plus a studio that opens onto a patio and the garden. Inside, there are 3 bedrooms and 1.75 baths plus a formal dining room, living room with rock-faced fireplace and a kitchen that opens to a family room. There is vintage tile in the full bath and hardwood flooring under the carpeting.

This ideal starter is sure to outshine other comparably-priced homes.

2001 Echo Park Av.
classic shingled Craftsman bungalow; 2+1+den; $249,000

3400 San Marino Street; #B
An Address with Star Quality…
Mid-Wilshire

Walk the estate-scale grounds, take the vintage elevator to the rooftop hideaway, note the fresh condition of everything, everywhere. You’ve arrived in an earlier era of elegance, of hats and gloves, of Raymond Chandler, of V16 towncars, of the Bullock’s Wilshire tea room—of star quality. And yet, that aura is here, alive and kicking, waiting for you to rediscover. Don’t wait.

A few more elegant details:

• 2 bedroom; 1.5 bath co-op unit; lower rear location (ideal for extra income potential from movie shoots—building and individual units are frequently used as industry locations)
• 1922 Italianate landmark “Miramonte Terrace” co-op in the heart of Mid-Wilshire; walk to the Western / Wilshire subway stop
• immaculately maintained by proud owners; only 14 units in association
• 1,176 square feet per the assessor
• original details throughout include hardwood flooring, high ceilings; graceful bow window in huge living room overlooks treetops and city view
• large ground floor and rooftop community rooms
• 1 car garage plus additional tandem parking
• pets OK; $300 per month homeowner’s dues include hot and cold water

2008 Preston Av.; Echo Park
Chic reigns in the hills of Echo Park! 2+1+separate studio with bath and kitchenette; move-in condition throughout; many updates; new kitchen, hardwood floors

4037-D Perlita Av.
Atwater Village

12006 Cantara St.
A 1920s Farmhouse in North Hollywood?

North Hollywood

Almost lost in another time is this meticulously restored 1920s farmhouse surrounded by Post-War homes. Pride of ownership shines through in one gleaming vintage detail after another. If charm and value are high on your “must-have” list, mark this property “home”, but hurry, there is one, and only one, in the area.

Some sure-to-be-appreciated details:

• 2 bedrooms; 1 bath; 1,120 square feet per the assessor
• huge, flat, grassy garden with long drive and extra parking area; 57’ X 132’ / 7,524 square feet per assessor
• hardwood floors; fireplace; restored vintage hardware and details throughout
• central A/C and heat
• eat-in country kitchen with vintage stove; separate laundry / pantry
• elegantly remodeled bath
• oversized double garage with dream workshop
• completely fenced, gated and walled—ideal for kids and dogs

4107-A Perlita Av.
2 BR + 1BA condo in pride of ownership area

3536 Hollydale; Atwater Village
2+1 fixer close to Glendale Bl.; needs TLC, but much potential

1440 Veteran Av., #343; Westwood
Studio condo close to all

3519 Griffin Avenue; Lincoln Heights

It’s a miracle. How could a modest Queen Anne cottage built in 1895 in the heart of Los Angeles survive intact in the year 2000? And yet, here it is: a simple, straightforward design of an earlier era ready to be brought into the new century. Here are a few points to consider:

• 2 bedroom, 1.5 bath cottage of 820 square feet on a huge 10,367 square foot lot, per the assessor
• 7 garages in rear afford rental income; lot has many mature fruit trees
• zoned for multifamily
• cottage needs TLC, but retains its character—it could be adorable restored
• easy to show—call listing agents for instructions.

*Represented both buyer and seller.
**Represented buyer
†sold above the asking price