2122 Vestal (90026)

Elysian Heights Fixer

Two bedroom, one bath Mediterranean-revival cottage with sweeping canyon views, on secluded, tree-sheltering street.

 

Both the house and detached single car garage have suffered extreme, potentially structure-compromising, water damage and are uninhabitable; furthermore, the property has been cited by the Los Angeles Department of Building & Safety.  It will not qualify for conventional financing.

The property may be a poor tear-down candidate as well, and parties with redevelopment interest are encouraged to review, at a minimum, building codes, lot coverage ratios, and hillside ordinances.

Neither the brokerage nor listing agent will offer any warranties, either expressed or implied.

A city owned easement runs along the Southern lot line, rendering a privacy enhancing, heretofore unbuilt buffer between properties.

An unimproved parcel, directly opposite, 2123 Vestal (APN 5420-018-011), is simultaneously being offered by Furstenberg Realty (mls#09-399431).

2122 Vestal Avenue (90026)

870 sq. ft.

Year built: 1930

Zone: LAR2

Lot size: 40 X 69

Lot area: 2,760

List price: $250,000

Interior photos and showings available upon request.

The Mystery Listing

Historic Cultural Monument in desirable West Adams pocket neighborhood.

Designed by renowned architectural partnership, in the Craftsman style with overt Prairie School influence.

Nearly unaltered, with original plumbing and lighting fixtures, art glass windows, and sumptuous woodwork.

Three bedrooms, plus sunroom, a den, two baths, two fireplaces, and substantial basement.

True master bedroom with side-by-side closets, including 7 X 9 walk-in, attached bath, and linen closet.


Public records data:

Living area: 2,632 square feet
Year Built: 1908
Lot Area: 6,675
Zone: LAR1

More specifics upon request
Click on images to enlarge

2158 W. 24th ST.

Kinney Heights Craftsman Retreat

A broad, recessed dormer and a bold two-story bay punctuate this dynamic early Craftsman form, with generous, extended eaves and supple rafters. The delightful complexity continues inside with substantial, successive, detail-rich rooms, each with dual exposure. Dramatic interplays of volume persist on the second floor with soaring, lancet-shaped cove ceilings, and an intimate, tree top sleeping porch. Sophisticated kitchen, with pantries, recycled glass tile backsplash, and superb linoleum inlay floor, opens onto a mature acacia tree, providing beautifully filtered ambiance, and picturesque sightline.

An unusually generous lot size, bolstered by an exceptionally wide frontage, is made even more pronounced by a relatively small building footprint. An unrivaled, outdoor life inducing green space results. The front garden is landscaped with live oaks, toyon, coral bells, lilacs and a host of California natives and climate-suited Mediterranean plants. Gravel mulch gives way to thick shows of wildflowers in spring. Stonework and a dry-stream bed by Pasadena firm Urban Organics capture and keep rainwater. The rear garden boasts a second arroyo, an Italian fountain, and meandering paths dividing beds stocked with apple, apricot and plum trees underplanted with roses, sage and lavender. At the rear is a raised bed for vegetables and a two-story carriage house with room for garden equipment downstairs and a studio above.

2158 W. 24th ST 90018
3 beds, 1.5 baths
1,712 square feet
Year built: 1906
Lot size: 58 x 150
Lot Area: 8,700
$789,000

2892 W. 15th ST 90006

Due to escrow contretemps, 2892 W. 15th ST has rejoined the ranks of the active. Consequently, I'm back in showing mode, with opens scheduled today (11 am - 2 pm) and Sunday (2 pm - 5 pm).

To left, the beloved sun room/sleeping porch, located on the second floor's unobstructed South side.

A few reminders, 2892 W. 15th ST is listed for $759,000. An architect designed house, it features four full bedrooms, two baths, a bonus/music room, and a detached single car garage.
The property is on a restoration charged block in the established Harvard Heights neighborhood, a Historic Preservation Overlay Zone.

I've a full slate of reports on this property, Title, Natural Hazards, Termite, all of which I can share and all of which are quite glowing.

Note the egg-and-dart detailing along the ceiling ("box") beams and around the beam light. Just one of many choice living room details.

Located two blocks North of Venice, two blocks East of Western. Look for the green signs.

2241 and 1/2 W. 24th ST

Today's open: 2 - 5 pm.

Things wrong with 2241 and 1/2 W. 24th ST:

1. There isn't a lot of work to do.
Admittedly, the major systems (electric, plumbing, roof, heating/cooling) all have been replaced, floors have been refinished, most appliances and fixtures are new.

2. It's a bad house for an exhibitionist.
Granted, the setting is very private, positioned in the rear of a deep lot, nearly hidden from the street.

3. The kitchen is too big.
Buyers looking for a narrow galley-style kitchen might be deterred by an eat-in workspace greater than 200 square feet.


4. It's under priced.
Offered at $489,000 it is the least expensive house in either Kinney or Western Heights, the two neighborhoods that straddle the 10 freeway, between Arlington and Western.

5. The lot is worthy of animals, consumed by greenery.
I concede.

Tuesday, April 29th

Tuesday, April 29th.

I'm holding open 2892 W. 15st ST today from 11 am - 3 pm, and from 6 - 7:30 pm.

Timeless Craftsman

Craftsman masterwork designed by celebrated architect Frank M. Tyler in 1908. Maintained with supreme respect, boasting system upgrades, and timeless liveability. Like the best of Tyler's work, the house enjoys an unimpeded, light-optimizing layout, loaded with bay and bow windows, and a plethora of sought-after details including numerous storage-rich built-ins, beamed ceilings, and leaded glass. The living spaces, which include a bonus music room, are grounded by full, seductive woodwork, classic Arts & Crafts hues, and superb appointments. Bedrooms stress separation, comfort, and an airy radiance. The secluded backyard boasts numerous environments, delightful hardscaping, and mature trees. Advantageously nestled between midtown and downtown, in the acclaimed Harvard Heights Historic Preservation Overlay Zone, in greater West Adams. Mills Act eligible.

2892 W. 15th Street, Los Angeles CA 90006
4 bedrooms, 2 baths
2,644 sq. feet
year built: 1908
lot size 48 X 125
lot area 6,011
$759,000

Open Sunday, April 27th 2 - 5 pm
Open Tuesday, April 29th 11 am - 3 pm and 6 - 7:30 pm

Your Wish is My Command

Three photos, and I'll post more before Sunday.
Thanks as always for the interest.

I love that anonymous person, they write all the time!

Yes, that is an original etched glass light fixture in the living room, with beam lights to boot.

2892 W. 15th ST

Come see what it looks like 100 years later
I'll be open today 11-2:30 and Sunday 2-5

4 bedrooms, 2 baths
2,644 square feet
Year built: 1908
lot size 48 X 125
lot area 6011
Offered at $759,000

2035 W. 29th Place

Detail-rich, restoration-worthy, Craftsman Bungalow on highly coveted block in Northeast Jefferson Park. Unusually spacious, with primary suite addition, and joyously complex facade. Ample lot is dotted with versatile outbuildings, play space, and landscape opportunities.

3 bedrooms, 2 baths, 1,584 square feet, 6,200 square foot lot

2035 W. 29th Place 90018

$549,900.00

Central heat & air.
Upgraded electrical panel.
Zoned R-1.
Celebrated Nosy Eye block club.
Situated in an upcoming HPOZ

Open Sunday, April 13th 2 - 5 pm.

*****************************
I'll likely write more about this listing this week, and hold it open next Sunday as well.

2314 Maple Avenue

1890's quadruplex with bold street presence on dynamic, mixed-use corridor. Huge rental upside, with unique floorplans, and one vacancy at close of escrow. Walking distance to Metro Blue Line, Trade Tech, and Garment District. Substantial off-street parking, including two-car garage. Sold AS-IS, a Short Sale, subject to lender approval. Shown by appointment with 24 hour notice. $350,000.00

Off the script:

The units rent for $600 a piece.
The building has severe deferred maintenance, but is excitingly intact with a full complement of mouldings. The property features only two gas & electric meters, likely was designed as a duplex, and might be returned to that layout without wholesale reconfiguration. The living area, according to public records, totals 2,088 square feet, but is clearly considerably larger. The lot size is 5,009.

This section of Maple Avenue is two lanes, with a classic 19th century neighborhood feel, shallow set-backs, and an immediate but not overbold sidewalk vibe. Because of its Short Sale status, the price is possibly flexible, though the buyer may need to allow for a lender's response time.

Schedule

For stalkers and other interested types, maybe a home buyer, I'm holding opens Sunday March 9th and Tuesday March 11th.

Sunday: 4943 Genevieve Avenue (90041) from 1 - 4 pm. Eagle Rock mid-century, Colorado Boulevard close. 2 beds, 1 bath $499K.
(Living room/dining room, pictured left)


Tuesday: 2241 and 1/2 W. 24th ST (90018)
11 am - 2:30 pm.
Pristine Pueblo Revival on a millionaires' row. 2 beds, 1 bath

(Living room pictured)

On Tuesday we're officially lowering the price on 24th to $499,000!

2332 W. 31st ST

Clean, crisp, Craftsman in Jefferson Park

Two bedrooms, plus den and breakfast room, one bath.
Numerous system upgrades: electrical, plumbing, foundation, forced air furnace.

Original doors, windows, moldings, and built-in cabinetry.

Three rooms with beamed, decorative ceilings.

Rear yard with deck, planting beds, privacy hedges, and rapidly maturing pepper tree.

Floors of oak, maple, fir and tile (bathroom).


Price? An uninflated, but firm $589,000.00.

Shown by appointment only to architectural sympathizers, the kind-hearted, regular Joes, collectors of something vintage, blog readers, novel readers, lip readers, any old readers.

Shown by appointment to readers.

2332 W. 31st ST. (90018)

4943 Genevieve Ave.

This one goes up on the MLS later today. I'll be holding my first open next Thursday (February 21st) from 11 am - 2 pm. Those of you interested in the Northeast, may appreciate the price.

Eagle Rock Aerie.
Eagle Rock tree-topper with faint mid-century lines. Cherished views, dynamic massing, one-half block from amenities-rich Colorado Boulevard.

Two bedrooms, one bath, plus multi-purpose space and enclosed yard.

4943 Genevieve Ave
Los Angeles, CA 90041

Map: 565/C6

$499,000.00

2241 and 1/2 W. 24th ST.

I'm hosting a broker's open (though come one, come all) today, Tuesday, January 15th; and, next Tuesday (January 22nd) from 11 - 2:30.

Please see my most recent Upcoming West Adams Listing (1/9/08) entry for additional photos.
Dig the Roman bath.

Elsewhere, I am attempting to update the site, add topics and property specific links. Currently some of the links are not installed, but I hope to continue the re-engineering next week. As part of the mass labeling effort I've republished my second-ever entry (which had fallen out of the archive) and original Palm tree rant below, The World's Most Overrated Tree


There are some--midwesterners to a fault--from verdant, leafy suburbs--troubled by the treeless, sensory-deprivation grey-wash that is much of the Los Angeles metro landscape. I ain't from the Midwest, but count me among 'em.

Should the crooked finger point at our city fathers? Rampaging developers? The climate?

Ok, let's all share the blame and consider for a sec the fascination/obsession with the Palm tree. What if overnight, the city's palms were replaced by strident oak trees? Or powerful Sycamores? Or,....?

Sure, the palms look good at a distance, like towering sentinels; and, there's some kooky glamour association thing. Forget about it, they're a terrible street tree. Like having a telephone pole in your parkway: messy date and seed droppings that are staggeringly tenacious, razor sharp fronds dropping at a high wind's calling. Another thing: zero shade, little green mass, and as my son determined--you can't climb 'em!

Upcoming West Adams Listing

Lilliput Among the Gullivers

Kinney Heights Hideaway

2241 1/2 W. 24th ST. (90018)

Pueblo Revival cottage nestled between mansions, far from the madding crowd, set to the rear of a panhandle-shaped lot. This wondrous turnkey casita offers unrivaled privacy and repose. A gardener's peaceful delight, with far-reaching system upgrades, over-sized kitchen, and core elements restored. Completely remodeled bathroom with floor to ceiling one-inch Venetian glass tile, deco tub and light fixtures. Attached garage offers creative work space potential. A familiar real estate exhortation: buy the smallest, cheapest house in the best, most expensive neighborhood--here's your chance!

$539,00

*Total re-pipe including supply line & drains
*2 year old roof
*Built in 1929
*Re-wired
*Refinished oak and fir floors
*Tankless hot water heater
*New heating & cooling
*West Adams Terrace HPOZ
*New appliances

I intend to hold my first two opens Tuesday, January 15th and Tuesday, January 22nd from 11 am - 2:30 p.m. I am also in the process of scheduling a twilight, and weekend open. As always, I am able and willing to show by appointment.

New Condominium Listing

525 S. Ardmore Avenue #237

Trim, neat studio unit in prime Koreatown. Internal unit in 1970's building with substantial "green moat" courtyard. Unit features recent upgrades in flooring, fixtures, appliances, and cabinetry. Handsome maple wall unit with commodious Murphy bed, included in price. One of Los Angeles' least expensive ownership options, within easy walking distance of endless and ever-diversifying Koreatown amenities and Metro Red Line. Low H.O.A. dues of $295 a month include off-street parking, water, and sanitation. Shown cheerfully by appointment.

$178,500

Inventory Update

My last open house of the year is Sunday, December 16th from 1 - 4 at 2361 W. 20th ST (90018). Here's two more reasons to see this knockout:

A lovely, working pocket door, with a center mullion, and 10 raised panels. More commonly, pocket doors of this era sport long, uninterrupted rectangular panels, but I prefer this divided look.

2361 W. 20th Street: 3 beds plus den, 1.25 baths (full bath plus separate water closet). Nearly 2,000 square feet not including usable basement space and attic storage. Detached two car garage. Western Heights Neighborhood Association and Historic Preservation Overlay Zone.

In-bathroom linen closet. Many houses feature linen closets, or built-in hall cabinets, but few baths boast an internal closet. Few baths are large enough. Accordingly, the bathroom remains wonderfully clear of bathroom bric-a-brac, tissue boxes, and the like.

Directions: 20th St. is one block South of Washington Blvd. 2361 is one-half block East of Arlington, enter off Washington at Cimarron or Gramercy. Visitors can park in the driveway.

$759,000.00