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.

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.

**************************************
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).

New Listing

A few rough pics of my latest listing: 915 Palm Avenue in South Pasadena.

A Craftsman-style bungalow built in 1907. A legal duplex, with an attached studio apartment.

The green sofa blocks a colossal clinker brick fireplace, still functioning despite a coat of garish red paint. Those are french doors behind the television.

First time on the market in over half a century. Sounds more dramatic than, first time on the market in over 50 years.

It's a fixer folks, I ain't pretending otherwise, and I want an AS-IS purchase deal.

The offering is for two assessor parcel numbers, or two lots. Together they total 8,995 square feet. I've never seen this many fruit trees on a single property: lemon, fig, avocado, pomegranate, some kind of loquat, a walnut tree as well.


Nifty second fireplace in one of the three bedrooms.

The total square footage: 1,693.

One and one-half baths, not including a full bath in the studio.
No garage. Permitted roof work occurred in 2001.
No other system upgrades noted. The floors appear to be a mix of oak and fir, but are carpeted throughout.

The property is a stone's throw from Mission St. and a Trader Joe's market. An easy walk to the Gold Line.

New City Living Realty Listing

My broker has listed 2102 Hillcrest, located a block West of West Blvd., and one block South of Washington Blvd., in the Washington Boulevard Arts district.

I've got the means to deal on this one early, so perk up. Hillcrest will be open next Tuesday from 11 - 2. (as will 2361 W. 20th St.)


The fireplace and chimney were rebuilt post Northridge. It's one of the most tasteful rebuilds I've seen, with original built-in bench seats on either side.





The garage was improved with permit, doors and windows added, along with a toilet and sink.

$619,000.00

More details to come.

Sunday's Action

I've 2361 W. 20th St. open Sunday October 7, from 2 - 4 pm, following an unsuccessful escrow terminated Friday. The property actually shows better now, than during our first marketing stint, in part because the garage has been cleaned and organized.





2361'll be on the "caravan" Tuesday as well, from 11 - 2:30. $779,000.





Brokerage associate Suzie Henderson will host my other Tuesday open at 1114 W. 40th Place (noon to 2). A West Park duplex, perhaps better suited to single family use. I'll only offer 40th Place a couple weeks longer. (Should it remain taker-less, it'll return to rental duty.) The price? An eye-tearingly low $529,000 for over 2100 square feet and a nifty two car detached garage, within sprinting distance of USC.

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.

Coming Soon

I've two sensational Craftsman-style bungalows listed, neither of which yet appear in a listing database. Both sets of owners are sprucing things up, packing away their paperweights and Stieff teddies in anticipation of the big show days upcoming. In the meantime here's photos of one, in the prime Northeast quadrant of Jefferson Park.


This house features frequent and large windows, particularly along the west side of the house, enabled by a dynamic, non-outside wall consuming, corner fireplace. Check out the phalanx of double-hungs in the kitchen. Have you ever seen three in a row before? Light people, I'm talking light. (These photographs were taken without the benefit of supplemental lighting!)


Okay one more slap-dash snapshot, of a large bedroom. According to the assessor, the house measures 1650 square feet, which doesn't include the partially finished attic, used for storage galorage.

A driveway runs alongside the house to a rare decent condition detached garage. The floors are a mix of tile, lino, oak and maple.
Price: $599,000.00

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.

New Listing

I've listed a postively unique Mission-Revival style residence in prime Harvard Heights (1522 S. Hobart Boulevard, corner of Hobart and Cambridge.)

Built in 1921, and befitting its Prairie School influence, the property boasts 79 windows, 2 sidelights, and three exterior multi-light doors, delivering room flooding light throughout.

More marketing hub-bub to follow, but for now a few essentials:

* 2,384 square feet
*lot size 5,401 square feet (50 x 108)
*3 bedrooms & 2 bonus rooms (den/office/study, etc)
*2 baths
*Harvard Heights HPOZ
*Mills Act contract

*$799,000

Photo above: Strong Monterrey-anticipating corbels support Pent eaves.

Listings Update

The Emard house in West Adams Heights is in its final week of escrow.

The Kinney Heights Craftsman (2171 W. 24th St.) is also in escrow.

3637 2nd Avenue has received offers and may move into the pending category next week.

What's upcoming?

Another 24th Street listing, an Adobe Revival, built in 1931. Another dreamy Jefferson Park bungalow, and an unusual side-by-side Craftsman duplex in West Park. More details in a couple weeks.

2171 W. 24th Street, Historic West Adams (90018)

I'm holding my first 2007 open, Tuesday, at 2171 W. 24th Street, from 11:00 am to 2:30 pm.

Kinney Heights Craftsman
3 bedrooms 1.5 baths 1,773 square feet

Wrapped in nurturing green foliage, outlined by broad, elegant woodwork and lovingly-rendered period-faithful details, this Kinney Heights Craftsman evokes a treehouse-like sense of intimacy, seclusion, and serenity.

Located on one of West Adams's most sought-after blocks, this surprisingly spacious two-story treasure with its easy 10 freeway access is ideally situated between the Westside sparkle and the dynamic Downtown.

























Bullet points:
*Oak and fir floors
*Wood burning fireplace
*Located in West Adams Terrace HPOZ
*Built in 1904
*Vintage light fixtures
*7,500 square foot lot
*Mature landscaping with outdoor entertaining areas






Offered at $695,000

New in Jefferson Park

Heads up bungalow-buffs, I've listed an Arts & Crafts spectacular, on one of Jefferson Park's best blocks. Built in 1911, the house features never-painted woodwork, and original built-ins in five rooms! Additionally, it claims a new central heating system (with A/C!), a largely updated/re-wired electrical system, an abundant garage, and a working fireplace.



I anticipate the pricing to be in the mid $500's ($550-$570K).

If anyone knows a worthy, architecture-friendly buyer, contact me ASAP. A sign is going up today, outside marketing will follow, and I'll enter it into the multiples in two weeks.



More on this listing to come.....

Wednesday's Loose Change

Hey interested old house buyers: we lowered the price on 2042 S. Oxford, to $1,099,000.00.



The bricks stacked in the foreground, are remains of the original foundation, ready for patio makings or pathways.

The grass seed has grown full and tall.

*********************************************************

Danny Miller's piece ran Sunday in the Times, re-titled: Old? It's Gold!

Harvard Heights BMOC's are interviewed, including Steve Pallrand and Steve Wallis.

Wha' ppenin'?

Blog was on hiatus--again. Computer went down, a big home improvement project beckoned, and the work volume maintained despite end-of-year jitters.

Speaking of the work front/homefront, I'm still showing the Emard house (see Archives for photos, history). There's been some interest and a couple of near deals, tons of return traffic, but no cigar.



I've a couple of deals for buyers going, with mid December closings. One, a Kinney Heights Craftsman, features a seldom seen feature: original tapestries, above the fireplace and in the dining room.

I have two listings coming in Kinney Heights, to boot, both on 24th Street. (Kinney Heights is roughly bounded by Adams on the South, the 10 freeway on the North, Western on the East, and Arlington on the West. Some might claim East of Gramercy as Gramercy Park, though little of the Olmstead layout survives.)

Both properties promise to be bargains, mostly because of their smaller stature. Both will be profiled here soon, before they show on the "multiples". Inquiries are always welcome. Here's a sneak peak at one, and its nearly finished paint job.

Emard House update

At long last, the Emard house (2042 S. Oxford Avenue) is on the market. We had to stop working on it sometime. (See the archives for previous posts plus the history of West Adams Heights/Sugar Hill.)

Emard is the name of the current owner. We don't yet know the original owner's name, because there's no building permit on file.



Writer Danny Miller, poured through Census data, via Ancestory.com; and, he relates the following:

In 1910, the house was owned by Emile H. Breidenbach, a 46-year-old man who was born in Louisiana to German immigrants. He lived there with his wife Rose, 40, and their son, Emile H. Breidenbach Jr., age 7. The father was some kind of buyer but I can't tell if it's hardware or hardwood.

By 1920, it was owned by Isaac B. Milliken, 44, a druggist from Pennsylvania,
and his wife, Julia F. Milliken, 48.



By 1930, the house had changed hands again, and was now owned by the Sedgwicks. Emily Sedgwick, a 53-year-old widow, lived there with her SEVEN children: Jane, Allen, Sarah, Robert, Frederick, Emily, and Julius, ranging in age from 27 to 8, AND her 78-year-old mother-in-law Jenne T. Sedgwick. Quite a full house! I'm surprised you didn't see more attempts to make additional rooms.

The younger Emily Sedgwick was still living there in 1938 when she got engaged
to James C. Stone, but I'm not sure when the Sedgwicks sold. I believe it was
up for sale in both 1948 and 1956.




A few details that I can offer: the property has served as a dance studio, a home for wayward girls, and--like all of West Adams' grandest--a boarding house.

I'll have it open on Sunday, stop by if you're around.

2082 W. 29th Place

I've been away from the blog for a few days, in part to prepare a new listing, hunkering down to write pro forma copy, and folksy intros to neighbors.

Here's my first pass, which we've ultimately decided is a little too unconventional for the very conventional sales audience. Oh well, at least I can use it here. Got any questions about this bitchin' bungalow? Write me or call me.

The Roseen house, 1905

Uncommonly Detailed Bunglow in Surging Jefferson Park

What accounts for the overwhelming concentration of Arts related professionals in J-Park? Is it the location, minutes from the cultural colossus of downtown, within striking distance of Culver City, ¼ mile from the 10 freeway, and walking distance to the MTA’s upcoming Expo Line?

Is it the architecture, boasting the greatest selection and representation of bungalows built in the Arts & Crafts era in all of Southern California?

Is it the rapidly advancing esprit de corps, buttressed by a fraternity of neighbors, long time block clubs, and gung ho grass roots-ers?

But we ain’t just selling a neighborhood! Come tour this singular beauty, bursting with wonderous period detail. Every spacious room is extended by large, multi-light windows and enhanced by rich woodwork and complex moldings. Master carpenter quality original built-ins with elaborate art glass, remarkable box beam ceilings, and timeless original light fixtures dress an old house lover’s dream offering.


2 beds, plus den
Pocket doors
Decorative wood burning fireplace
Two-car garage
6,200 sq. ft. lot
Wrap around front porch
Butler’s pantry
Gentleman Caller’s bench
Mature Trees
1,528 sq. ft

Emard House Attic

Are they discussing pin placement?


Los Angeles City records prior to 1905, are notoriously spotty. In the case of the Emard house, built in 1904, the assessor attibutes 3,037 square feet. Yet the owner's estimate is closer to 3700. Why the discrepancy? Unpermitted ad-ons? Porch enclosures? Fortunately not.

Most likely the original assessment failed to include the mammoth attic, shown here (awaiting final paint, and floor refinishing). The top floor measures 37' X 16', is rife with closets, and complete with bath.

We've debated how to stage such an immense space. Michelle, the owner, thinks it'll be used by the next owner(s) as a "master suite". With four large bedrooms on the second floor, I'm betting it'll be a home theatre or game room. Steve, the contractor, jokingly campaigns for a bowling alley.

Emard bath #1

A continuing series of images devoted to a home in West Adams Heights coming to market in late May.

The downstairs bath is nearly complete, impressively rendered in white subway and hexagonal ("hex") tile. A 3/4 bath, with period toilet, and a slender pedestal sink, it recalls the post-Victorian era, wherein bathrooms seeking an association with things "sanitary", moved away from conspicuous ornamentation and color.

Either that, or it was a ruse to make tile setters rich.

(For information on the Emard house neighborhood, please see the West Adams Heights post

Emard House

I've a listing, in the West Adams Heights neighborhood. The house, a three-story Foursquare, built in 1904, has undergone an extraordinary amount of work (what would you call down to the studs and back?!). All original elements have been dutifully retained and if needed, refurbished. (See pictures above of fretwork awaiting reinstallation, and egg-and-dart detail on fireplace.) I've been consulting with the homeowner for over six months now, amidst systems work large and small. I'll continue to document the progress of the house as it nears market. Also, I'll write more about the wonderful enclave that is the West Adams Heights neighborhood.

(Update: please see post The Story of West Adams Heights.)