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

The Least Trusted (Part Two)

Agents are still highly valued by industry brethren, mortgage and escrow officers, retrofitters, pest control, and other support personnel, if only as ringleaders of the referral circus. Now more than ever.

I've begun receiving cold calls from young, husky voiced, incentive offering, female escrow agents. Little do they know that I already have a young, husky voiced escrow agent. (Before I had an older, husky voiced escrow agent. But she retired.)

At a recent open, marauding packs of mortgage toughs, cased my hand outs, looking for a space to infiltrate rate sheets and cross promotional materials. "Fewer buyers", I explained, cornered and forced to confess my recommendation loyalties, "are coming unattached. Even first-timers, have done more leg work, and are pre-qualified, with a lender of choice. It's not my place, unless I perceive gross abuse, to undermine that relationship." Dissatisfied, they mounted their Bradley fighting vehicle, prepared for another Caravan coldcock, and lunch at Taylors.

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Clarifying my inventory

I've a modest Adobe Revival coming, in Kinney Heights. Massive systems work: roof, total re-pipe, re-wire, new HVAC, exterior and interior paint, new wood windows, re-finished oak and fir floors. Here's a sneak peek of the living room. The property is two bedrooms, one bath. Price? Low to mid $500's.

I'm currently marketing 2361 W. 20th St., a Craftsman bungalow of superb proportions. Previously we accepted a full price offer, only the deal stalled, and we've returned to market. I will be showing it tomorrow (Sunday, November 11th) from noon - 4 pm. If you haven't seen it, you ought to. All compliment its' size (nearly 2000 square feet on a single level) and flow (long sight lines). The property, featured on a recent house tour, resides in one of West Adams' most prized Historic Preservation Overlay Zones, neatly defined Western Heights (East of Arlington at Washington, North of the 10 freeway). It too can claim electrical, heating and cooling, and plumbing upgrades--and knockout features (see photos left and at top).

Sunday's Action

Sunday I'll be at 2361 W. 20th St. for my first "non-industry" open, from 2 - 5:30 pm.
A few more photos then to lure the fence sitters:
2361 W. 20th St. is located in Western Heights, aka the Six Blissful Blocks, a close knit neighborhood nicely swaddled between Washington, the 10 freeway, Arlington, and Western.


That ain't no pint-size tub neither, it's a full six-footer. The bathroom also boasts a commodious linen closet.

Pretty nice kitchen stack, eh? I've got other beauty shots as well. Wait till you get a load of the O'Keefe and Merritt stove.

Also the house is located in a temperate pleasure dome, set for low humidity and year round temperatures in the high 70's. Ok, I made that last part up, but the joint does sport AC.

New Listing/Open Tuesday

Here's the skinny, I'm having my first open for 2361 W. 20th St. on Tuesday, from 11 am - 2:30 p.m.. I'll also hold a twi-light refresher that evening from 6 pm - 7:30 pm. So if you can't make it during the day, stop by after work. Now for the spiel.....

Western Heights Immaculate

2361 West 20th Street

3 bedrooms plus den 1 and 1/3 baths 1,966 square feet per appraiser

The Meyers Residence, c. 1908

Sensational craftsman bungalow with exceptional scale and exquisite, restored elements. Expansive, high-ceilinged public rooms bounded by architectural detail, endowed with pristine quarter-sawn oak floors, and broad, unpainted, character-defining woodwork. Abundant windows, some replete with leaded glass transoms, compliment the open floor plan, and render even discrete spaces awash in profuse natural light. Unexpectedly large secondary rooms and an exceptionally deep front porch maintain the airy aestethic. Located in the desirable Western Heights HPOZ, in prime West Adams.

*6,359 square foot lot
*Original built-ins in five rooms
*Period and custom reproduction light fixtures & hardware
*Impressive cast stone fireplace
*Freshly painted exterior
*New central heat & air
*Private rear yard with new sod
*Detached garage
*Easy 10 freeway access (Arlington exit)
*Potential Mills Act (property tax reducing) eligibility
*Preliminary neighborhood street closures
*Active neighborhood association

Offered at $779,000.00

I'll write more about the Meyers Residence later this week, but in short, it's one of the most ease-inducing homes I've ever been associated with. Be aware, 20th is closed off at Arlington, so one needs to enter from Washington Blvd. at Cimarron, or on Gramercy (either at Adams or Washington). 2361 is on the North side of the street, between Arlington and Cimarron. Thomas Guide: 633/G6. I hope to see everyone there.

The Next Generation of Listings

I've got some sensational product coming, sensational.

Sure I leaked the duplex (1114 &1116 W. 40th Place), which is only now on the multiples; but, I've got others coming and I feel a little Deep Throat coming on. (I've interspersed a few photographs of the duplex throughout.)

I've a probate listing in Inglewood. A Minimal Traditional in Century Heights. A fixer at a rock bottom price ($350K). Neighborhood people are swarming around this one, and I may get locked into something soon.

In early August I hope to present a beautifully spacious Craftsman-style bungalow in increasingly sought-after Western Heights. The sellers are currently working diligently on surface details, paint, and backyard sod, but I may be cleared for a little private taxi time in about two weeks. (Anticipated market price $779K.) Much more to come on this gem....

Elsewhere, I have another superb Craftsman-style bungalow, in prime Jefferson Park. Also on the large size (1650 sq. ft), with a semi-functional attic space to boot. The sellers, fifteen-year residents, have executed many system upgrades and aesthetic re-finishes. A few of my clients have seen it already, and at $599K, the feedback has been emphatically positive.

Lastly, I've an Adobe Revival, undergoing significant upgrades, in Kinney Heights. My seller has re-plumbed, re-wired, partially insulated, refinished floors, re-tiled a bath, installed a new heating/cooling system, and tankless water heater, and re-roofed--all in two years time. A two bedroom, located at the rear of a narrow frontage lot, the house in nearly invisible from the street, and feels positively retreat-like. It's located on that magical street--24th--and'll likely list in the mid/low $500's. You couldn't buy a house in Kinney Heights for less if it straddled two branches and a knotted hank o' hemp.

So why do I yammer on, spewing sales speak, and platitudes aplenty?

Because more than once this year, a blog reader or blog reader friend has emerged as a buyer. One property found its buyer before market, to the great satisfaction of all parties. Another blogophile flashed by an open house, just to window shop, and ended up parking the Rolls--er, Corolla.

So please, if anyone has the faintest interest drop me a note: adam.janeiro@gmail.com

New Listing

West Park Craftsman Duplex

I'm about a week away from sticking this in the multiples. If anyone has the slightest interest, flag me down. As usual, I will deal for clients.



The property is a duplex, though potentially convertible to a single family. The two units are side-by-side, and entirely different. The smaller unit (around 900 square feet) is Shotgun style, square rooms, stacked one after another: living room, bedroom, bedroom/dining room, kitchen/utility. (A bathroom is sandwiched between the two bedrooms.) The larger unit (1200 plus square feet, 2 bedrooms, 1 bath) boasts the look and feel of a mid-sized bungalow, chocked full of Craftsman doo-das: board-and-batten wainscot, window seats, column topped room dividers, and more.



The property is located near the corner of Walton and 40th Place (1114 & 1116 W. 40th Place), roughly a block South of King and a block West of Vermont, alluringly close to Exposition Park (the best urban park in Los Angeles!) and USC. Manual Arts high school is close by, but doesn't have nearly as much presence as one would expect, except on the Vermont side.

The smaller unit is already vacant, and rented recently for $1100 a month. A wonderful early garage, in usable condition, also sits on the lot. The price is $585,000.00.

I have more photos which I'll feature soon.