Friday, November 30, 2012

Q3 2012 Los Angeles Housing Market Trends

Wondering where the market has been going in 2012?  It has only been positive for sellers as low inventory and high demand is dictating the market with multiple offers on reasonably priced homes, moving listings into escrow quickly.  Overall, the State of California saw a 7.2% appreciation increase throughout the State of California for the 2012 Quarter 3.  New information came from the Federal Housing Finance Agency ("FHFA") with continued proof of the changing marketplace.  Buyer's beware. 

With interest rates in the latter year in the 3's for the most part, buying money has certainly never before been this cheap.  I have a feeling rates will continue in the same ball park, well into next year with modest change in the percentage.  The economy needs Housing to act normal again and start performing, but without inflated bubble nonsense.  

Let's take a look at the below Assumption Model to take a quick peek as to the equity people have found this year through home ownership.  

Assumption Model:
Area: Los Angeles - Long Beach - Glendale MSA
Purchase Date: Quarter 1 of 2012
Purchase Amount:  $500,000
Value as of Quarter 3 of 2012:  $543,735


The market has shifted.  If you really want to nerd-out, click the House Price Index tab after landing at the Federal Housing Finance Agency  link.  You can find your home's value from the purchase point until now. 

Having good credit is just the start.  If you are a new buyer looking to purchase, you will have to be diligent in scouring the market daily.  Anything good on market goes quickly.  I have always been lucky with the offers I write as they typically make it through multiple / counter offers and provide happy buyers with the place of their dreams.

ABOUT HPI

The HPI is a broad measure of the movement of single-family house prices.  The HPI is a weighted, repeat-sales index, meaning that it measures average price changes in repeat sales or refinancings on the same properties. This information is obtained by reviewing repeat mortgage transactions on single-family properties whose mortgages have been purchased or securitized by Fannie Mae or Freddie Mac since January 1975.

The HPI serves as a timely, accurate indicator of house price trends at various geographic levels.  Because of the breadth of the sample, it provides more information than is available in other house price indexes. It also provides housing economists with an improved analytical tool that is useful for estimating changes in the rates of mortgage defaults, prepayments and housing affordability in specific geographic areas.

The HPI includes house price figures for the nine Census Bureau divisions, for the 50 states and the District of Columbia, and for Metropolitan Statistical Areas (MSAs) and Divisions.


Monday, November 26, 2012

"The D'Angelo House", a Futuristic Desert Carousel, Gyrates onto Market

"The D'Angelo House", Floyd D'Angelo, 1963
Located at the base of the San Jacinto mountains, a small enclave of homes can be found in the Snow Creek area, just outside of Palm Springs.  Here, gyrating against the harsh climate and dramatic landscape is the "D'Angelo House", a vacation pod, a short distance from Palm Springs with 2 acres of land surrounding the rotating high-tech and futuristic desert retreat. 
15948 Snow Creek Road, Whitewater, CA 92282
The revolving home was built in 1963 by Los Angeles businessman, Floyd D'Angelo of Aluminum Skylight and Specialty Corporation.  D'Angelo partnered up with aerospace engineer friend, Henry Conrey, to design a rotating home to showcase D'Angelo's product.  Not only did D'Angelo want to showcase his product, but he also was a designer and knew a thing or two about the harsh desert climate with intense sun.  Having the home rotate 130 degrees, a quarter rotation, addressed the concerns of the climate while allowing for the most scenic desert views from the home.  The carousel-like D'Angelo House" located at 15948 Snow Creek Road, is currently being listed for $279,000.
The 750 square foot pod with futuristic angles to couple the engineering sophistication, has an open floor plan with a fireplace centered in the home.  It truly dictates to anyone looking to getaway to their writing oasis or for anyone who loves the genius of the design itself.  The house has it's center core where plumbing connects through universal joints with stationary land pipes.  The electrical cable wraps and unwraps around the central shaft.
The open kitchen on one side of the front door is separated by aluminum partitions for the bath area and small study. 
Aluminum open-web trusses support the roof from the center above the fireplace to the outer walls.
D'Angelo must have loved the color of mint green.  The walls, floors, carpet, partitions, cabinets, and refrigerator were all originally mint green.  The current owner, who comes from the NYC ad agency world, has cleaned up the place and tightened the finishing, since ownership.  There was much work for the owner to perform once he got his hands on the dilapidated star ship.  Everything was a mess upon his purchase. 
The polygonal exterior features alternating glass and solid canted triangular wall panels were framed with the post-war aluminum resource readily at hand to D'Angelo.  All of the mechanical equipment is hidden from the naked eye.  The home is raised with cement block skirting the bottom of the house and resting on sixteen struts with rubber tire casters on an annular rail positioned above a concrete slab. 
In order to rotate the home, D'Angelo and Conrey worked on a small electric motor that drives an engaged pinion into the toothed circular rack attached to the house frame.  D'Angelo adapted a device from his product company that was made to open and close aluminum lovers. 
Originally, D'Angelo powered the mechanical equipment through a photovoltaic cell on the roof which powered the system's rotation arc. 
The current owner has since replaced the mechanical motor as it was missing upon his purchase back in 2002, when he snatched up the home for $85,000.  Missing windows, missing motors and years of neglect did not matter to the current owner.  He was hell-bent on purchasing this engineering marvel of a home.  In the words of the current owner, "You'd never say this was a great piece of architecture, but you would argue that this is a great creative burst of imagination. And that needs to be saved."
Current owner, Bill Butler, 2007
With the owner's taste and appreciation for preservation, the home is once again a desert retreat through meticulous detailing and once again showing integrity of design.  I believe the deck was added by the current owner?  The current motor installed is equipped to move the house a quarter in 15 seconds while the desert views outside the triangular-shaped windows change.
And to top things off, there is lore of the Beatles partying in the house while on tour in Los Angeles in 1965, while visiting Snow Creek local, Eric burden from the rock group, The Animals.

This is the quintessential mid-century modern retreat, full of engineering an imagination.  Anyone looking for a vacation home in the desert should not pass up this opportunity.  If I can be of any assistance, please let me know.  The owner has requested not to operate the rotation equipment until an offer has been accepted.
 
MLS listing courtesy of Andy, Svenn Kelli, Windamere RE.

Sunday, November 25, 2012

Rose Bowl Renovations and NFL Redux: Paul Arevalo and Victor Gordo Need to Go

Rose Bowl Stadium, 1934

The almost 90-year old Rose Bowl is going through the financial ringer while poor oversight by the Rose Bowl Operating Company ("RBOC") , plagues renovation costs for a budget heading towards the $200M mark.   The answer seems to be with inviting the National Football League ("NFL")  to temporarily hold 13 games per year for 5 years at the Rose Bowl while a franchise is set up at Farmers Field in downtown Los Angeles.

The Pasadena City Council voted 7-1 to approve amending the Public Lands Ordinance, allowing the NFL to consider the Rose Bowl a temporary home, as well as, the council certifying the Final Environmental Impact Report (“EIR”). 
Now, let's make this clear, I am a big NFL fan though without calling allegiance to any one particular team, I do have many players I follow throughout their careers.  There is nothing like going to a game and losing your voice after cheering and ruckus.  The electricity of the crowd can get anyone involved, including the novice.  I love football.

Renovations: 3rd Down and 42M:

The RBOC is reviewing its Rose Bowl renovation project, which started in January 2011 with a budget of $152,000,000 and now has now reached the $194,000,000, reports the Los Angeles Times.  You do the math.  It’s a $42 million overage the community is now straddled by, unless the NFL can save the day. 

It seems the 3-person committee overseeing the costs related to the project including Pasadena District 5 Councilman and RBOC Chairman, Victor Gordo and Pasadena District 7 RBOC committee member, Paul Arevalo need to do similar math.  How does a board in charge of oversight of the Rose Bowl renovation costs get to the point where they are now having to review their original ill-conceived plans and budgets? 
Pasadena District Map
Back in October, Arevalo told the board,  "At this point, we're looking at working with some world-class firms that have significant experience in stadium renovations and they're going to (offer) a kind of bird's eye perspective on the project."  To have a project get this out of control in such a short period of time is nuts.  Not only are there cost overages, but now litigation is mounting, both of which are very familiar to Arevalo, as his day job is the City Manager for West Hollywood where legal costs for the city continue to climb yearly due to poor management and counsel oversight. 

Player’s Strike and Management Lockout:

The latest in events plaguing the RBOC is it has not been able to court the right bids for its Rose Bowl Renovation and Improvement Project, as they had to reject the recent offers for Phase 3A Field Level Construction.  All bids were 1-3M above the RBOC's estimate of $4,500,000. 

The RBOC was also recommended to reject the Earthwork / Site Storm work / Asphalt Phase 3A improvements as all three bids were grossly over the estimated $310,000. 





They did move into contract with Phase 3A Concourse Structures for the amount of $3,450,700 with KAR Construction, Ontario, CA attached to do the work.  Oddly, the RBOC approves this when the estimated budget was for only $2,242,000.  Who is running the show over there because following a budget isn’t too difficult if created with realistic guidelines?  Decisions are becoming alarmingly arbitrary by the RBOC committee.  

The contractors who cannot land a contract with the city are equally frustrated with the RBOC while residents worry about Sunday NFL fans creating noise pollution and congestion to a park-like area of Pasadena, as the city tries to solve the financial stress of the Rose Bowl renovations.   If the RBOC were a business, people would be fired.  The city should act on the same impulse and investigate why such gross differences in budget versus actual totals for the renovation project.

“Band-Aid” Solutions for Losing Team:

The answer the RBOC has for Pasadena at the moment through their recent review costing $400,000, is to increase the current ordinance to large events from 12 events per year to 25 or more events per year.  Daniel S.Barrett of the Barrett Sports Group, LLC ("BSG"), Manhattan Beach, brought in to review the NFL plan, estimates Pasadena could generate income of $5M-10M if an NFL deal was struck. 

Gordo sees a tremendous economic engine for the city of Pasadena and surrounding area.  "Any deal would have to be respectful of surrounding park land. This is a stadium in the middle of a park," Gordo said. "Any deal would have to be respectful of the surrounding neighborhood. This is a stadium in the middle of a neighborhood."  Gordo then goes on to state, "Pasadena must position itself to negotiate with a team."  It's economics, folks.  Plain and simple, how can we make several tens of millions of dollars in a few short years?

The city of Pasadena and the Rose Bowl Stadium will host an NFL team for up to five years:
  • if the City of Los Angeles signs an NFL team to a contract
  • if Farmers Field in downtown Los Angeles gets approved and built
  • if Pasadena residents in nearby neighborhoods do not protest the added traffic and noise
  • if at the required second reading of the EIR on December 3, the council votes to finalize action
  • if an NFL team signs a contract with Pasadena to use the stadium in the interim between coming to Los Angeles and the completion of a stadium in Los Angeles.
The December 3, 2012 second reading of the EIR will be very important evening for neighbors and residents to attend the Council Meeting to voice their opinions about the EIR and impacts to the city both positive and negative. 

Sadly, both Gordo and Arevalo are looking for Band-Aid solutions for a bigger problem seen here with the Rose Bowl’s financial mess mounting and the community is just beginning to see true mismanagement at its finest.  A deal with the NFL would surely take the pressure off of the 3-person committee and settling the overages incurred with the project.  But, the question is whether or not those responsible should continue on the project or be removed?   
With Gordo and Arevalo rubbing elbows with many developers around town, one would think they had the system covered and the community protected from escalating costs.  We would be wrong to assume.  This is not the case.  Now, “The Band-Aid” has to be used out of the coach's playbook.  The city deserves more community-minded commitment and financially conscious representatives than Arevalo and Gordo. 

23-Skidoo - EIR Alternative #2:

Within the draft Environmental Impact Report ("EIR"), there is mention of a Reduced Attendance Alternative indicating if a temporary use of the Rose Bowl Stadium by an NFL team, Alternative #2 would limit the attendance at the Rose Bowl to 50,000 fans per NFL event.  The stadium could hold an estimated 88,000 fans.  Due to the adjustment of 38,000 fans, the EIR suggests this approach would not be feasible due attendance the NFL could find elsewhere. 
This opinion by BRG suggests the average of 67,270 of all NFL stadium attendance is a far cry from the Alternative #2 condition of only 50,000 attendees.  Just to give you an idea, Oakland's attendance is on average of 50,000 per NFL game.  They seem to be doing just fine.  It's the RBOC who want more attendees.  More attendees equal more money!  Why not scare people into believing "Alternative #2" would never work? 

Alternative #2 of the draft EIR was a very sound and doable situation for a temporary stadium for the NFL, if the NFL chooses to use the facility, at all.  There are many better-suited stadiums around town with better infrastructures to accommodate a temporary NFL stadium than the Rose Bowl.  The NFL just presents an easy way out for the Rose Bowl Operating Company of a very bad financial state they are experiencing. Sometimes the modest approach is better in the end.

"Do-Overs" Not Allowed:

If only the NFL could act in the same manner as the RBOC and add 'Do-Overs" to the mix.  What a lively event those games would be.  In turn, the RBOC should adopt a better approach to its oversight and start to manage the Rose Bowl with integrity and without sloppy management.  The board itself should be under review and all fired!  The city should clean house and revamp a troubled board.  Economic trends are always shifting.  Why is it the RBOC does not shift with the times before it's too late?   

Ultimately, the residents and people of the community surrounding the Rose Bowl lose this financial game.  This is for sure. If the NFL had to chose between the Rose Bowl or the Los Angeles Coliseum, at Exposition Park, the new home of space shuttle Endeavor, I would put my money on the Coliseum.  Even though the LA Coliseum Commission is no better that the RBOC, and equally corrupt, downtown Los Angeles has better infrastructure for the 93,600 fans the Olympic stadium could accommodate, along with MTA alternatives.  
At the end of the day, it is plain and simple.  The Rose Bowl Operating Company is a mismanaged mess.  Why would the NFL chose to settle for less in Pasadena when the obvious choice for any temporary accommodation for the NFL is the Los Angeles Coliseum?  After all, I am a USC fan. 


Saturday, November 24, 2012

Mid-Century Modern Open House Nov 25: 90077, 90210 and 90272

2020 Stradella Road, Bel Air 90077 - 1955 - $3,199,000
There are 7 mid-century modern homes with open houses tomorrow, November 25, 2012 in the zip code areas of 90077, 90210 and 90272 covering the Pacific Palisades, Bel Air, Holmby Hills,  Coldwater Canyon and Beverly Hills.  There are now mid-century modern homes in Brentwood open tomorrow.  Remember, due to Thanksgiving, this weekend's open house listings are light. 

The weather forecast is calling for partly cloudy skies and temperatures in the low 70's.

RES-SFR:   347 ST CLOUD RD , LOS ANGELES ,CA   90077 MLS#: 12-612921 LP:  $9,900,000
AREA:  (4)Bel Air - Holmby Hills STATUS:   A VIEW:  No MAP:   592/B7
STYLE:  French YB:  1959 BR:  5 BA:  4.50
APN:  4362-018-001 ZONE:  LARE20 HOD:  $0.00 STORIES:  1 APX SF:  3,982/AS
LSE:  Yes GH:  None POOL:  Yes APX LDM:   APX LSZ:  32,974/AS
LOP:  No PUD:  No FIREPL:  3 PKGT:  8 PKGC:  3
DIRECTIONS:  Sunset Blvd to Bel Air East Gate to St. Cloud
REMARKS:  Stunning French Regency Estate set in prime lower Bel Air through the prestigious East Gate on one of Bel Air's most desirable streets . Gated and private, this property offers approximately 32,974 sq.ft. of expansive park-like grounds including a huge motorcourt, lovely landscaping, lawns, patios, and pool. Formal entry to spacious public rooms including living room, formal dining room, family room with wet bar, and gourmet kitchen with professional stainless steel appliances and granite countertops. Fabulous master suite with fireplace and three additional bedrooms plus maids. Also for lease $17,500/mo.  Click here to community information: schools etc.
ROOMS:  Dining,Family,Living,Patio Covered,Powder,Service Entrance
OCC/SHOW:  Appointment w/List. Office,Listing Agent Accompanies OH:  11/25/2012 (1:00PM-4:00PM)
LP: $9,900,000 DOM/CDOM: 131/497 LD: 07/16/2012 OLP: $9,900,000

RES-SFR:   9925 SUNSET , BEVERLY HILLS ,CA   90210 MLS#: 12-629269 LP:  $7,799,000
AREA:  (1)Beverly Hills STATUS:   A VIEW:  Yes MAP:   592/D7
STYLE:  Traditional YB:  1951 BR:  5 BA:  7.00
APN:  4345-032-002 ZONE:  BHR1* HOD:  $0.00 STORIES:  2 APX SF:  
LSE:  Yes GH:  Det'd POOL:  Yes APX LDM:   APX LSZ:  31,380/VN
LOP:  Yes PUD:   FIREPL:  3 PKGT:   PKGC:  4
DIRECTIONS:  North of Sunset/ West of Whittier.
REMARKS:  DRIVE THROUGH THE GATED ENTRANCE OFF LADERA DRIVE TO APPROACH THIS MAGNIFICENT BEVERLY HILLS, NORTH OF SUNSET TRADITIONAL ESTATE, SITUATED ON AN OVER 30,000 SQ. SF. LOT WITH AWARD WINNING LANDSCAPING. THIS EXTRAORDINARY TOTALLY REDONE RESIDENCE FEATURES 5 BEDROOMS WITH 7 BATHS PLUS AN OUTSTANDING GUEST HOUSE. THE EXQUISITE GROUNDS OFFER EXPANSIVE SPACE FOR ENTERTAINING, FEATURING PATIOS, A LARGE POOL AND SPA. A TRUE SERENE, TRANQUIL PARADISE THAT MUST BE SEEN TO BE APPRECIATED.  Click here to community information: schools etc.
ROOMS:  Bonus,Breakfast,Breakfast Area,Breakfast Bar,Dining,Dining Area,Family,Gym,Library/Study,Living,Office,Patio Open,Powder,Sauna,Service Entrance
OCC/SHOW:  24-hr Notice,Call LA 1,Listing Agent Accompanies OH:  11/25/2012 (1:00PM-4:00PM)
LP: $7,799,000 DOM/CDOM: 46/149 LD: 10/09/2012 OLP: $7,799,000

RES-SFR:   1644 CASALE RD , PACIFIC PALISADES ,CA   90272 MLS#: 12-614421 LP:  $5,195,000
AREA:  (15)Pacific Palisades STATUS:   A VIEW:  Yes MAP:   631/D3
STYLE:  Traditional YB:  1948 BR:  4 BA:  6.00
APN:  4425-022-024 ZONE:  LAR1 HOD:  $0.00 STORIES:  2 APX SF:  4,359/AS
LSE:  No GH:  N/A POOL:  Yes APX LDM:   APX LSZ:  16,760/AS
LOP:  No PUD:  No FIREPL:  1 PKGT:  2 PKGC:  2
DIRECTIONS:  Sunset to Capri North to Casale
REMARKS:  Spectacular ocean and coastline views from the majority of the rooms. House has been extensively updated. A beautiful romantic Master suite with a private balcony that overlooks the ocean and city lights. High ceilings in the gourmet kitchen that looks out to an infinity pool and spa. Plus a large lower grassy yard are.  Click here to community information: schools etc.
ROOMS:  Breakfast Area,Den,Dining,Family,Living,Patio Covered,Powder,Service Entrance
OCC/SHOW:  Listing Agent Accompanies OH:  11/25/2012 (1:00PM-4:00PM)
LP: $5,195,000 DOM/CDOM: 124/124 LD: 07/23/2012 OLP: $5,195,000
RES-SFR:   1261 COLDWATER CANYON DR , BEVERLY HILLS ,CA   90210 MLS#: 12-636697 LP:  $3,350,000
AREA:  (1)Beverly Hills STATUS:   A VIEW:  Yes MAP:   592/F4
STYLE:  Traditional YB:  1949 BR:  5 BA:  4.00
APN:  4350-018-015 ZONE:  BHR1* HOD:  $0.00 STORIES:  1 APX SF:  3,362/VN
LSE:   GH:  Det'd POOL:  No APX LDM:   APX LSZ:  16,747/VN
LOP:   PUD:   FIREPL:  2 PKGT:   PKGC:  3
DIRECTIONS:  NORTH OF SUNSET
REMARKS:  GORGEOUS TRADITIONAL BEVERLY HILLS ESTATE WITH APPROX 17,000 LOT AND FABULOUS FORMAL FLOOR PLAN. ELEGANT ENTRY, IMPRESSIVE CURB APPEAL WITH HUGE CIRCULAR DRIVE FOR 15+CARS. LARGE LIVINGROOM WITH FRENCH WINDOWS FACING ENCHANTING GROUNDS WITH RAISED ROCK POOL AND SPA, RECESSED LIGHTS, HARDWOOD FLOORS AND HIGH CEILING AND FAMILYROOM WITH FIREPLACE OFF KITCHEN LARGE GUESTHOUSE WITH LR, BEDROOM AND KITCHEN. SPACIOUS MASTERSUITE WITH CUSTOM CLOSETS, FRENCH DOORS OVERLOOKING A ROMANTIC GARDEN WITH PRIVATE PATIO . A LARGE JUNIOR MASTER AND AN ADDITIONAL BEDROOM PLUS MAIDS QUARTERS OFF KITCHEN. ELEGANT AND DRAMATIC FORMAL DININGROOM WITH DOUBLE DOOR ENTRY. ENORMOUS SET BACK FROM THE STREET AND SURROUNDED BY TOWERING TREES FOR PERFECT PRIVACY THIS HOME IS PERFECT FOR ENTERTAINING. BEVERLY HILLS SCHOOL DISTRICT  Click here to community information: schools etc.
ROOMS:  Breakfast Area,Breakfast Bar,Center Hall,Dining,Dressing Area,Entry,Family,Formal Entry,Guest House,Living,Master Bedroom,Pantry,Patio Open,Powder,Separate Family Room,Separate Maids Qtrs,Service Entrance
OCC/SHOW:  Appointment w/List. Office OH:  11/25/2012 (1:00PM-2:00PM)
LP: $3,350,000 DOM/CDOM: 7/7 LD: 11/17/2012 OLP: $3,350,000

RES-SFR:   2020 STRADELLA RD , LOS ANGELES ,CA   90077 MLS#: 12-618157 LP:  $3,199,000
AREA:  (4)Bel Air - Holmby Hills STATUS:   A VIEW:  Yes MAP:   591/H3
STYLE:  Cottage YB:  1955 BR:  3 BA:  2.00
APN:  4377-032-005 ZONE:  LARE15 HOD:  $0.00 STORIES:  1 APX SF:  3,490/OW
LSE:   GH:  None POOL:  Yes APX LDM:   APX LSZ:  28,880/AS
LOP:   PUD:   FIREPL:   PKGT:   PKGC:  2
DIRECTIONS:  north of Sunset, west of Beverly Glen
REMARKS:  View! View! View! A single story charming cottage-style home in Bel-Air with the ultimate views of Los Angeles and Catalina. The living room features a fireplace with hardwood floors throughout the house, where the large den (which is not included in the square footage) looks out to lush landscape and 4 large fountains facing the vast views of the city, all the while the house overlooks the reservoir that is nestled in the canyon. The kitchen, with eating area, has brand new stainless steel appliances and unique rose quartz counter tops and finished with great mahogany wood like tile floors. The backyard has several levels. On the primary there is a pool and a rooftop deck over the lower guest house. The second level features a vast deck for entertaining, and a great guest house (also not included in the sq.ft). It features a full bathroom, a full service bar, dishwasher, disposal and frig., view the fireworks from Disney & Universal in the evenings!  Click here to community information: schools etc.
ROOMS:  Bar,Basement,Breakfast Area,Den,Dining,Living,Sun
OCC/SHOW:  24-hr Notice,Call LA 1,Listing Agent Accompanies OH:  11/25/2012 (12:00AM-5:00PM)
LP: $3,199,000 DOM/CDOM: 106/106 LD: 08/10/2012 OLP: $4,500,000

RES-SFR:   13667 W SUNSET , PACIFIC PALISADES ,CA   90272 MLS#: 12-616837 LP:  $2,495,000
AREA:  (15)Pacific Palisades STATUS:   A VIEW:  Yes MAP:   631/D4
STYLE:  Ranch YB:  1953 BR:  3 BA:  3.00
APN:  4425-013-020 ZONE:  LARE11 HOD:  $0.00 STORIES:  1 APX SF:  2,845/VN
LSE:   GH:  N/A POOL:  Yes APX LDM:   APX LSZ:  21,053/VN
LOP:   PUD:   FIREPL:  2 PKGT:   PKGC:  2
DIRECTIONS:  West of Capri on North side of Street
REMARKS:  First time on the market in 50 years!!! Great 3 bedroom 3 bath single story home on a half acre lot with a large pool and grass area. House is set back off the street and car noise is minimal. Hardwood floors, den and living room with fireplace. All entertaining rooms lead to expansive yard. Move in with a few changes or completely redo to create your dream home. Minutes from Riviera CC, Brentwood and Santa Monica.  Click here to community information: schools etc.
ROOMS:  Breakfast Area,Den,Dining,Living,Patio Covered
OCC/SHOW:  Call LA 1 OH:  11/25/2012 (1:00PM-4:00PM)
LP: $2,495,000 DOM/CDOM: 114/114 LD: 08/02/2012 OLP: $2,495,000
RES-SFR:   661 VIA SANTA YNEZ , PACIFIC PALISADES ,CA   90272 MLS#: 12-634509 LP:  $1,299,000
AREA:  (15)Pacific Palisades STATUS:   A VIEW:  Yes MAP:   630/H5
STYLE:  Contemporary YB:  1961 BR:  3 BA:  2.00
APN:  4419-018-017 ZONE:  LARE15 HOD:  $0.00 STORIES:  1 APX SF:  1,821/VN
LSE:   GH:  Det'd POOL:  No APX LDM:   APX LSZ:  6,908/AS
LOP:   PUD:   FIREPL:   PKGT:   PKGC:  
DIRECTIONS:  Sunset to Marques to jacon to via santa ynez
REMARKS:  Great lot, fantastic unobstructed ocean and canyon views 3+2 plus 2 detached guest studios, remodel or tear down priced at lot value! Seller says submit offers!  Click here to community information: schools etc.
ROOMS:  Guest House
OCC/SHOW:  Other OH:  11/25/2012 (1:00PM-4:00PM)
LP: $1,299,000 DOM/CDOM: 17/193 LD: 11/07/2012 OLP: $1,299,000