Nice view!
Don't Bet The Farm!
2300 Baxter St.
Los Angeles, CA 90039
I like this new listing in Silver Lake, but I am worried that it is priced too high. What do you think?
It is a very chic re-envisioned 1930s bungalow transformed into what looks like a Virginia farmhouse. I know that last sentence makes this pad seem questionable, but it's not. Barbara Bestor did it in 2004 and it is very, very cool! But is it worth $925,000? It was sold for $372,000 in 2003 before the renovation.
Here is the situation: It is listed as having 1,625 SF. Per the assessor, it is 1,330. I imagine that the converted garage makes up the difference.
It sits way above the street on a mostly usable 7,303 SF lot. There is not much to say about the landscaping or outdoor spaces. They are very spartan to say the least. The home possesses some decent views (away from the reservoir) and a nice deck from which to enjoy them.
The interior is very well conceived and makes great use of the small space.
It is listed at $925,000, has 3 bedrooms & 2 bathrooms. It is in Clifford Elementary.
Listing is courtesy of Barry Gray of Deasy Penner & Partners
If you want to see it, let me know. Email or call anytime! (310) 991-3808
John Abides! Lautner in The Hollywood Hills
After seeing the Big Lebowski for about the 1000th time last Friday at Lebowski Fest LA, I was already in a Lautner kind of mood! Then this one hit this morning.
John Lautner’s Polin House from 1947 (3542 Multiview) appeared in my inbox and was on Caravan today.
Coming back from an inspection in the Valley, I stopped in to check it out. Up a shared driveway are dueling Lautners.
They own the promontory, making the most of the jetliner views it offers. I indignantly banged on the door of the wrong one before making my way to the correct house. Lautner incorporated long walls of glass, sharp angles and open spaces into these houses.
Only 1,342 SF, it is not a large house by any means. Dwarfed by the Sheats Goldstein Residence in The Big Lebowski, this is a very different but very livable space for a couple or single person.
It is billed as having 3 bedrooms, but one has been converted into a very cool study and one is a lower unit not accessable from the interior.
So essentially it is a very indulgent 1-bedroom pad.
With 27,000+ SF of land (mostly hillside) it is a nice chunk of the hill. Overlooking the Valley below, it is clear why this lot was chosen.
Offered by Aaron Kirman & Chad Rogers of Hilton & Hyland
For sale at $1,495,000, that’s $1,114/SF. Worth it for a Lautner? Well... How badly do you want it?
If you want to see it, let me know! Call (310) 991-3808 or email anytime.
PS I love you
On the way back from the desert this weekend, we drove through Palm Springs with 2 intentions: 1) to eat our 2nd Mexican meal in 12 hours and 2) to seek out and admire some of the iconic mid-century architecture that residents have preserved and restored.
We started our pseudo-tour on Apache Road in Twin Palms Estates where the first Alexander Tract Houses reside.
Next we stopped by St. Theresa Catholic Church, a William F. Cody designed building from 1968 (great year BTW) with incredible details throughout. I caught this Road Runner genuflecting outside in one of the many courtyards. There were no coyotes in sight.
This Motel/Apartment called, "The Hideaway," designed by Architect, Herbert W. Burns, won a 2010 Palm Springs Modern Committee Preservation Award. So we checked it out... poked around the grounds and contemplated going for a swim.
We drove as close as we could to Frey House II, but couldn't get as close to it as Julius Shulman did in 1965.
We found the Walter White House on West Cielo Road in Little Tuscany Estates. Rumor has it that It was built in 1955 after White spent some time with R.M. Schindler. Ripoff or homage? You be the judge.
Just up the road on Cielo, we saw this very cool house sitting atop a bluff. I don't know anything about it. If you do, please let me know!
We happened upon the Kaufmann House, a Neutra from 1946.
Before leaving town, we stopped at the corner of El Molino & North Sunny View where 7 of Donald Wexler's Steel Development Houses stand at attention.
Before leaving Palm Springs, we pulled into the Visitors Center. The dramatic hyperbolic paraboloid and futuristic overtones of the building instantly reminded me of 2 other iconic structures. "Jack Colker's 76" gas station in Beverly Hills (easily one of the best example of Googie Architecture)...
...and the Edens Theater (no longer in existence) in Northbrook, IL, near where I grew up. When it opened in 1964, it was billed as, the largest hyperbolic paraboloid building ever constructed.
I was not surprised to find out that the Visitors Center was originally built in 1965 as a filling station. It was designed by Albert Frey and Robson Chambers and to this day serves as a gateway to the city and a harbinger of great things beyond.
Get your shovel! You are going to dig this....
The Wildwood Project
This is a great opportunity for an investor, builder or developer, but can also be an interesting alternative for a home buyer that just can't find the right house.
I recently listed 4 hillside lots in Eagle Rock on Wildwood Drive, a gorgeous winding street peppered with trees and lovely mid-century homes. The panoramic vistas lord over the valley.
Click to enlarge!
The scope of the project is up to you. Buy all four lots and build four individual homes, create a small lot subdivision or just pick your favorite lot and build your dream house.
Click to enlarge!
This is a very unique project as much of the tedious work has already been done with the city. The seller purchased 5 lots, tying 2 together to make 4 individual parcels ranging from 5,000-10,000 Square Feet, he got an exception to move the existing oak trees and has pulled ALL permits for 1544 Wildwood.
His intention was to build the four homes rendered here:
Click to enlarge!
There are plans for all 4 homes which were designed by noted Chilean architect, Juan Pablo Rozas. They broke ground on two of the lots, completing excavation, retaining walls and caissons before putting the project on hold. You can take it from here.
Click to enlarge!
The property at 1544 Wildwood (pictured below) actually comes with plans, reports AND permits already paid for.
Click to enlarge!
The lots are priced as follows:
1540 Wildwood 4,800 SF $165,000
1544 Wildwood 5,380 SF $195,000
1552 Wildwood 6,795 SF $99,000
1556 Wildwood 10,094 SF $150,000
Map It
If this sounds like a project for you or someone you know, please email or call me anytime at: (310) 991-3808. I have the plans at my office if you would like to go over them in person.
Meet me for Tequila at Hollywood & Vine!
I just listed a fantastic 2-story live/work loft in the heart of Hollywood. You might recognize the building. It has a giant Patron bottle on the top!
Located at the most famous intersection in the world, this penthouse unit sits 12 floors above the iconic corner.
Enter on the lower floor which can be used as a studio space, office, 2nd bedroom etc.
Upstairs is a swanky living area with high ceilings, 2 bathrooms, a custom Viking kitchen and plenty of room to entertain!
The views are spectacular and can be enjoyed form large windows facing 2 directions (north & east).
Click!
Bring the party upstairs to the rooftop deck and make the patrons at Dre's jealous. You can see them from here... so they can see you!
6253 Hollywood Boulevard Penthouse 1106
It is available for sale or lease. $675,000 & $3,800/month.
Call or email for details! (310) 991-3808
MINTZ
This chair is like a lost Beatles song.
There is nothing like a good chair. My favorite furniture designer is Hans Wegner because his chairs are so whimsical yet inviting and ultimately comfortable. For those of you who feel the same way about HW, you are in luck!
Recently an unreleased chair design from 50 years ago was discovered in Wegner’s archives. Pictures, clay models and one surviving prototype has led to the release of: Oculus (CH468)
Available through Carl Hansen & Son, the chair can be yours for $5,000-$7,000 depending on your choice of upholstery/leather.
Wouldn’t it look nice in your living room?
Simple. Elegant. Refined. Buy this Silver Lake house now!
1973 Redesdale Avenue, 90039
Another Josef Van der Kar, AIA hit the market this weekend. This wonderful Silver Lake home exemplifies the renowned architect’s point of view… And by point of view, I mean aesthetically, not politically. For an interesting read about Van der Kar’s amazing connection to cold-war-era politics, click here.
Purchased for just $275,000 by its current owner in 1995 it is listed today at $1,070,000 after what seems to be extensive renovations, repairs, care and a devotion to Van der Kar’s original vision for the home.
With 3 bedrooms and 2 bathrooms in 1,840 SF it sits back from the street overlooking the reservoir. The 8,451 SF lot is being maximized for true California outdoor living.
Offered by Barry Gray of Deasy Penner & Partners
Are you in the market for a home? If so, give me a call at 310-991-3808 or shoot me an email anytime.
Community Theatre
I’ve been a fan of Dan Bern for years. If you are not familiar with his music, I urge you to check him out. He is an amazingly prolific songwriter possessing an unusual ability to weave comedy into poignant lyrics with a voice & attitude akin to Bob Dylan. Why is this relevant to eastsidedigs? Because I dig Echo Park, and I now have one more reason to espouse its virtues.
Dan.
I had the rare opportunity this week to sit in a comfortable chair, surrounded by other Dan Bern fans in a room decorated slightly more quirkily than, but in the same vein as, the rec-rooms I recall from the 70s. The venue was wedged into a commercial space in Echo Park next to a very cool frame store. In this uncanny space, I was treated to an amazing acoustic set, sans amps and mics. Dan performed a few feet away from me with an awesome group called Common Rotation.
Common Rotation
Being a fan, I get an email every once in a while from Dan’s headquarters alerting me to his concert schedule. It seems that even though he lives in LA, he doesn’t often play here. I missed his last performance at the Bootleg, but noticed that he was going to be showing up at this enigmatic venue: The Echo Country Outpost. I arrived early and, to my surprise, found a no-cover, no frills room filled with chairs and couches from just as many yard sales. I was offered a beer at no charge and took my seat. Where the hell was I? No line? No duchey door guy? No cover? Free beer? Friendly, engaging people lacking the typical vapid, annoying attitude you might have also have come to expect from our city… Utopia? No. Echo Park... If you have the opportunity, go see a show here.
It was in incredible evening. I left the event bolstered by a feeling that there is an unusual sense of community developing in EP. Once known for its roughhewn edges, it’s now considered one of the up-and-coming hoods in our city. Gone are the days when you would only go to Echo Park to see a baseball game and then just as quickly get the hell out!
Echo Park: It’s not just for baseball anymore! Now you can push your stroller down the street, see live music for free, eat well and feel safe. I was at The Echo a few Sundays ago... during the day! There were several decent bands performing... and young children running through the crowd.
If you are in the market to buy and haven’t considered Echo Park, you might be surprised by the steadily increasing home prices. Take a walk on Sunset near Alvarado on any night of the week. The energy is palpable. The feeling of community is growing. The neighborhood is alive and vibrant! Don’t be surprised if you get back in your car and think, “hey… I want to live here!”
If you are in the market to buy and haven’t considered Echo Park, you might be surprised by the steadily increasing home prices. Take a walk on Sunset near Alvarado on any night of the week. The energy is palpable. The feeling of community is growing. The neighborhood is alive and vibrant! Don’t be surprised if you get back in your car and think, “hey… I want to live here!”
As for Dan Bern, Common Rotation and the Echo Country Outpost, put them all on your to-do list.
Of course if you want to add Echo Park to your home search, I can help you with that! Give me a call or email anytime! (310) 991-3808
In this Corner, Gregory Ain. In this corner, Pierre Koenig...
5786 Valley Oak Drive
Built in 1952 and designed by renowned LA architect Gregory Ain, this is a great house. It has clean lines, tons of light from all angles and exudes sophistication, panache... élan.
It is a surprisingly large home for Ain who was known for bringing modernist features to more modest homes and apartments. With 4 Bedrooms and 3 Bathrooms. The main house is 2,493 SF and sits on a great 16,850 SF lot.
The house hangs prominently at the elbow of a winding, private, gated street. You might be thinking, "why would they need a gate in the Oaks?" Well, "Valley Oak" is a deceiving name for this street as it indicates that the home is "in" the Oaks. Actually it is just a few blocks up Canyon from Franklin! Personally, I find this to be a plus as it is much more convenient. It's good enough for Brad and Angelina (who own a compound a stones throw away), so it should be good enough for you!
On par with the front of the house, the back of the house delivers in spades revealing a wonderful patio, lap-pool, gardens and the most surprising attribute of the property...
A steel-beamed guest house with a wall of sliding glass.
Surprising because it was designed by another renowned So-Cal architect, Pierre Koenig.
Koenig, yet ANOTHER Trojan alum is most remembered for "Case Study House 22," perhaps one of the most iconic homes of all time. FIGHT ON!
Kudos to the person who said, "I want a case study "pool" house dammit!" and hired Koenig to create it in their back yard (this century)!
Offered by Karen Medved of Keller Williams Studio City
The home is very strangely priced at: $1,999,951. That is pretty exact. Huh? I wonder what the conversation was that led to that final number. Did the agent and seller haggle over that last dollar? Perhaps it is a cultural, good luck thing. Maybe they will do a 1 dollar price reduction somewhere down the line.
Like I said before, this is a great house. It has a lot going for it but it's not perfect. Personally, I would pull out the carpet and put in more wood. That's just me. Hey, It's your almost $2 million.
If you want to see it, email me or call 310-991-3808
Red With Envy: Allyn Morris' Home/Studio in Silver Lake
A rare gem hits the block today in Silver Lake. Allyn Morris' studio built is in 1958 proves instantly that someone's aesthetic can literally transcend time.
This is less a home and more appropriately: a piece of art. It is not comfortable. It is confusing at times. And it makes you think, "could I actually live here?" Regardless of the home's perplexing nature it effectively shows a confluence of imagination and whimsy with practicality and efficiency.
The space is so unusually conceived with its bedroom 3 floors up, just beyond the entrance.
Per the listing, "Meticulously restored & preserved by the current owner, & retaining original custom bathroom fixtures, mosaic, brickwork, glass and hardware, with an updated kitchen following the original blueprints with approval from Morris himself."
I think the phone beside the bed shows the importance of an attention to detail that the current owner placed on the restoration. Nice touch!!!
The structure flows from top to bottom, revealing a world of fantasy and intrigue all the way down to the 1st floor office.
Julius Schulman called it the best work Morris ever did.
Offered by Michael Phillips of Crosby Doe Associates
The property is a scant 1,026 SF on a 4,800 SF lot. It is listed for $668,000.
If you want to own it, please EMAIL ME or call anytime: (310) 991-3808
Grand Theft Abode- Steal this house!
2190 Talmadge St. in Los Feliz
It’s called “The Gogol House, 1939” according to the listing. Raphael Soriano is the architect responsible. At $1,195,000 this 2,779 SF home built in 1939 could be yours! The current owner purchased it for $915K in 2003 (over asking).
Soriano was an influential figure in the evolution of “mid-century” architecture; home design practices and their implementation. This is a great example of his early work.
It is important to note that he is a fellow Trojan, having graduated from USC in 1934… FIGHT ON!
What do you get for your million-two? 3 bedrooms & 3 bathrooms, decks, glass and a great pedigree to hang on your wall!
The listing rightfully states that this is “a rare opportunity to own an important residence by an iconic, mid-century modern architect.”
Offered by Deasy Penner & Partners
If you want to see it, send me an email or call me at: (310) 991-3808
"A tale of 2 Ficketts" or "Now You CAN Be Fickle About Fickett"
Two great Ficketts in one week? Not far from each other either! This property, located at 3122 Nichols Canyon Rd. in Nichols Canyon, is the 2nd offering in the past few days built in the same neighborhood in the same year by the same guy... MY fellow Trojan, Edward Fickett. The man designed over 60,000 homes, so I guess it's understandable.
Nevertheless, it is a spectacular home that has been tastefully updated and renovated, yet it seems to maintain Eddie's original intention.
The 2,510 SF house is perched on a respectable 8,400 SF lot with 4 bedrooms & 3.5 bathrooms.
There seem to be so many walls of glass that I think you are going to have to invest in some freestanding art. There is nowhere to hang your Calder!
Per the listing: "The open living plan revolves around a dramatic glass atrium that anchors the center of the house and provides incredible light."
"Floor-to-ceiling sliders open the entire rear of the house to the pool & decks."
This is a great house for realizing your California dream. Fickett masterfully arranges space, both indoor and out, for relaxation among simplicity.... But, you can put your racket away. This one doesn't have a cantilevered tennis court either!
The property is listed for $1,895,000
If you want to see it, shoot me an email or give me a call at: (310) 991-3808
Nice Edward H. Fickett available in Nichols Canyon
7554 Lolina Lane in Nichols Canyon just hit the block today. An abundance of light, an open floor-plan, canyon seclusion and a giant pool make this one worth checking out.
Built in 1959, this 3 Bedroom, 3 Bathroom home makes great use of its almost 9,000 SF lot.
Secluded and serene... 2,463 SF of living space, nestled among mature vegetation and walled for privacy, this is a great pad for someone that is looking for a hip mid-century home, with a great pedigree yet replete with modern amenities.
Once owned by Academy Award winning composer, Leigh Harline this impressive home was designed by noted architect Edward H. Fickett FAIA. Fickett is one of only a handful of architects known as, "Architect to the Stars" having designed incredible estates for many notable celebrities of the time.
He is also known as the "King of the Tennis Court," not for his ability to wield a racket, but because he was the first to design cantilevered courts. This house does NOT have one!
Fickett may have designed more than 60,000 residences and scores of commercial spaces, but this property is truly unique.
Yours for just $1,425,000
Offered by Brian Ades of Sotheby's International Realty
If you want to see it for yourself, SHOOT ME AN EMAIL or give me a call: 310.991.3808
What's the definition of Buff? Burleigh! Oh... you can throw a Hensman in there too!
I had the pleasure of spending time in this gorgeous, very "original" mid-century "tour de force" built by Buff & Hensman. 820 Burliegh Drive in Pasadena
The Norton House, built in 1954 is an iconic example of Buff & Hensman's work at the time and is exemplary of the contribution their firm made to home design and architecture in the 1950s and beyond.
Available again after being purchased by it's current owner almost exactly 1 year ago it is listed $15,000 below it's selling price in April 2010. Offered at $1,295,000, it will sell quickly.
It's just shy of 1900 SF with 3 Bedrooms and 2 bathrooms, but the open floor plan, the indoor/outdoor flow, abundance of light and the lush landscape beyond its enormous walls of glass makes this house feel huge!
The little things... like this Picasso-esque mosaic above the range and the original cork floors and those unforgiving floor to ceiling windows that will not crumble into a thousand pieces if you walk into one by accident, but rather gut you from stem to stern (be careful, I almost did it) make this home a veritable time capsule.
It's all about the reveal! You park in a modest carport above the property. Walking down into the enclave provides a feeing of privacy. Partially through your short walk the property reveals its striking landscaping which is entirely centered around an actual flowing stream (water diverted from a nearby lake). There are fish. There is a bridge. The grounds are lush, verdant and make for a wonderful experience, appreciated inside and outside the home.
I think that what I like most about this property is that it is introspective and private. What I mean is that most homes are built on the high ground of a property, overseeing all that surrounds it, striving to make the most of a view even if there is not much of a view to begin with. This house brings you inside its own little world. The only view you need is of your own property! Do you want it?
Offered by Dilbeck Realtors
Gregory House? Wait... No... Gregory Ain's houses! 3 of em!
3 Gregory Ain designed properties have come on the market in the past few weeks.
2845 Avenel St. # 1/2
A condo in the esteemed Avelel Housing Project in Silver Lake. Built in 1947 the unit is a 2 bedroom, 1 bathroom 1,114 SF mid-century showcase. It is meticulous but expensive. Hitting the streets at $729,000 with a $300/month HOA, you better have some cash in the bank. At $654/SF it might not appraise.
Listed by: Crosby Doe Associates inc.
Then there is 2769 Highview Ave. in Altadena. This home is part of Ain's Park Planned Homes Development. It is a SFR with 3 bedrooms and 1.75 bathrooms. The house is 1,344 SF and sits atop a 7,280 SF lot. Also thoughtfully, tastefully and conscientiously renovated & updated it is priced modestly at $619,000 which pencils out to a more reasonable $461/SF. It comes down to where you want to live. Am I right?
Listed by: Prudential California Realty
A few weeks ago, another Gregory Ain residence became available. 3814 Moor St. in Mar Vista. Built in 1948 and having been seriously "lived in," It comes replete with 3 bedrooms, 1 bathroom and all of the original "charm" you could ask for. Weighing in at 1,414 SF with a 6,489 SF lot. it has potential. It's a fixer, so bring your vision... and a broom. It's listed at $649,500.
Listed by: Beach Equities
Of course if you want to see these or any other homes you are interested in, feel free to shoot me an email or give me a call: 310.991.3808
SCOOP! Amazing pad in Silver Lake not listed yet. Buy it before it hit's the MLS.
This property won't be on the market for a few weeks, but YOU can buy it now! I had the opportunity to preview it this week. It is spectacular, unique, unexpected. Hidden behind gates on an unassuming street one would never imagine that this 1920's villa (overused term but appropriate here) which sits on a 12,000 SF lot could exist in this neighborhood of bungalows and modest homes.
The expansive estate has 4 bedrooms in the main house plus a studio with it's own bathroom and separate entrance. It has a home gym, a sauna...
9 decks (YES... That's NINE decks) provide an epic view from all sides of the house. A rooftop deck literally gives way to a 360 degree view.
3 Flat grassy yards and a courtyard take advantage of the 12,000 SF lot.
Meticulously restored and updated with almost $400,000 in upgrades, the result of this 3 year project is stunning.
Priced to sell quickly, it will be listed at $1,489,000 but the agents listing this property tell me the sellers will look at offers before it officially hits the market.
Do you want to check it out? Shoot me an email or give me a call: 310-991-3808
Don't Cry Wolff!
2400 Carman Crest Dr.
Thornton Ladd's "Wolff House," 1958, came on the market today. It's one of those situations that you just can't finance. You pretty much need cash to buy this house, because at $1,995,000 with the public records stating that the house is 1,810 SF, the price of this 2 bedroom, 1.75 Bathroom home is north of $1,100/SF. I don't see it appraising with any lender anywhere near that price. But really... what do they know? This house is amazing and will be a jewel in the crown of some smart collector.
The listing calls it aptly, "a floating glass pavilion over water." With spectacular light, soaring ceilings and an understanding of the relationship between indoor and outdoor spaces, it is an iconic piece of modern architecture that must be evaluated on merit, not just comps pulled by an appraiser from the Inland Empire value.
Offered by Rob Johnson of Rodeo Realty
BACK FLIP! Sweet Digs in Highland Park.
New on the market today is 5049 San Rafael Ave. in HP. Another great Better Shelter flip! Built in 1922, the charming cottage has been nicely "re-envisioned." and updated, making it ready for sale.
Listed at $489K. Purchased for $225K in September of last year. Nice return!
3 Bedrooms & 3 Bathrooms in 1,482 SF on a 4,791 SF lot.
Let me know if you want to see it!
William Kesling needs some love...
3217 Fernwood Ave.
Please buy this Silver Lake house and bring it back! William Kesling's "The Adams House" is available for a mere $885K. Built in 1930 with a strong Deco influence, it boasts 3 beds and 1 bath in 1.397 SF on a 5,000 SF lot.
Offered by Sothebys
If you want to see it, let me know!
