Mary Cummins, Real Estate Appraiser, Animal Advocates, Los Angeles, California

Mary Cummins, Real Estate Appraiser, Animal Advocates, Los Angeles, California
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Showing posts with label bel air. Show all posts
Showing posts with label bel air. Show all posts

Monday, March 21, 2022

Jennifer Lopez JLo, Ben Affleck home at 10771 Bellagio Rd, Bel Air, California by Mary Cummins real estate appraiser

jennifer lopez, jlo, ben affleck, benjamin affleck, actor, singer, mary cummins, real estate appraiser, los angeles, 10771 bellagio, bel air, california, real estate, appraiser, appraisal
jennifer lopez, jlo, ben affleck, benjamin affleck, actor, singer, mary cummins, real estate appraiser, los angeles, 10771 bellagio, bel air, california, real estate, appraiser, appraisal, the bellagio house

Jennifer Lopez and Ben Affleck's new home is located at 10771 Bellagio Rd, Los Angeles, California 90077 (Google map). GPS 34.0802867132731, -118.45096879923662 It's 10 beds, 17 baths, 19,721 sf on 52,052 sf lot built in 1936 and extensively remodeled over the years with many new additions. It was originally built for Oscar Stuart Oldknow of Fox West Coast Theaters in 1936 by licensed architect S.C. Lee at a cost of $15,000. S.C. Lee designed movie theaters which is how he met the owner. Oldknow owned over 350 movie theaters in the 1930's. His wife played golf. Oscar died in 1951. Oscar's father was Georgia motion picture pioneer William Henry Oldknow. 1956 it was listed at $115,000. 1973 it was listed for sale for $325,000. It was originally one story 3 bed, 3 baths. Paul Williams was not the original architect. Maybe he designed part of a remodel later. I'm not positive. All data is public information from public government and other public sources. Nothing is confidential. I have never appraised this property.

AIN 4362-004-004. Area is Los Angeles City but also called Bel Air, Holmby Hills. The alleged sale price was $50,000,000. It has a view of the Bel Air Country Club, city, ocean and mountains.

General layout on the site. It's a "corner" lot on a major curve with lots of privacy. Lot is higher than surrounding area. Fantastic city view. 

jennifer lopez, jlo, ben affleck, benjamin affleck, actor, singer, mary cummins, real estate appraiser, los angeles, 10771 bellagio, bel air, california, real estate, appraiser, appraisal
jennifer lopez, jlo, ben affleck, benjamin affleck, actor, singer, mary cummins, real estate appraiser, los angeles, 10771 bellagio, bel air, california, real estate, appraiser, appraisal

View



jennifer lopez, jlo, ben affleck, benjamin affleck, actor, singer, mary cummins, real estate appraiser, los angeles, 10771 bellagio, bel air, california, real estate, appraiser, appraisal
jennifer lopez, jlo, ben affleck, benjamin affleck, actor, singer, mary cummins, real estate appraiser, los angeles, 10771 bellagio, bel air, california, real estate, appraiser, appraisal

Original permit 1936.

jennifer lopez, jlo, ben affleck, benjamin affleck, actor, singer, mary cummins, real estate appraiser, los angeles, 10771 bellagio, bel air, california, real estate, appraiser, appraisal
jennifer lopez, jlo, ben affleck, benjamin affleck, actor, singer, mary cummins, real estate appraiser, los angeles, 10771 bellagio, bel air, california, real estate, appraiser, appraisal

Recent permit which shows layout.

jennifer lopez, jlo, ben affleck, benjamin affleck, actor, singer, mary cummins, real estate appraiser, los angeles, 10771 bellagio, bel air, california, real estate, appraiser, appraisal
jennifer lopez, jlo, ben affleck, benjamin affleck, actor, singer, mary cummins, real estate appraiser, los angeles, 10771 bellagio, bel air, california, real estate, appraiser, appraisal

Plat map. Curve on top right with the number "4" in a circle, lot 21. Tract 7656, lot 21.

jennifer lopez, jlo, ben affleck, benjamin affleck, actor, singer, mary cummins, real estate appraiser, los angeles, 10771 bellagio, bel air, california, real estate, appraiser, appraisal
jennifer lopez, jlo, ben affleck, benjamin affleck, actor, singer, mary cummins, real estate appraiser, los angeles, 10771 bellagio, bel air, california, real estate, appraiser, appraisal



Mary Cummins of Cummins Real Estate is a certified residential licensed appraiser in Los Angeles, California. Mary Cummins is licensed by the California Bureau of Real Estate appraisers and has over 35 years of experience.


Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary, Cummins, #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, certified, single family, condo, condominium, pud, hud, fannie mae, freddie mac, fha, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, brea insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, 1073, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls, historical appraisal, facebook, linkedin DISCLAIMER: https://mary--cummins.blogspot.com/p/disclaimer-privacy-policy-for-blogs-by.html

Thursday, January 30, 2020

What is The One 100,000 sf home by Nile Niami at 944 Airole Way, Bel Air, California 90077 by Mary Cummins

The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy

UPDATE 03/20/2022 Creditors are arguing that the war in Ukraine caused the sale price to be low. They want a do over. They scheduled the auction for an earlier date but no one made the opening bid. That's why they extended it. I doubt wealthy Russians weren't able to bid because of the war. If they had bid, the escrow could have ended because of the war. One person argued that the war could get worse and future bids could be lower if they allow a do over. I don't think they should allow a do over on the auction. I doubt they'd get more. The people who loaned the builder money over a certain value were not wise people. Maybe they should have read my blog article before they loaned the money. Everyone in real estate including Niami knew the $500M price was insanity. There are no comps anywhere near that price. 

03/07/2022 Fashion Nova Richard Saghian is the buyer of The One. Makes sense. 


For the hell of it. Current tax assessment is $119,024,562. $31M land $87M improvements. Current annual property taxes $1,402,931 annual taxes. 

UPDATE 03/03/2022: And it just sold for $141,000,000. As I stated below I didn't think they got the minimum bid by the previous auction date. I've been following these over price properties like The One and The Vineyard for years now. The prices never made any sense. Remember The Vineyard was "valued" at ONE BILLION DOLLARS!? You could build a new home on a similar piece of land for less. Cost approach is generally higher than sales comparison approach. 

This property still has issues as it has no COO. There are permit and zoning issues. We don't even know what was sold with the property. Did anyone strip out attachments, improvements? What wasn't finished? We may never know. 


01/22/2022 Auction pushed back to February 28, 2022. I doubt they got any real bids at $295,000,000 plus 12% $35,400,000 to the auctioneer or $330,400,000 total minimum bid. I don't believe it's worth it. Home is not finished. The last pending Certificates of Occupancy were 2014 and 2017. The last permit was February 2021. There are many issues, liens, judgments... I'm sure many things have been and will be removed from the home especially the high end items. 

"The bankruptcy auction for one of the largest mansions in the United States was pushed back three weeks to allow more time to attract potential purchasers of the home, which has a $295-million asking price.

U.S. Bankruptcy Judge Deborah J. Saltzman granted an extension of the auction for the Los Angeles home known as “The One” last week after a number of would-be buyers needed more time to visit the property, according to court papers filed Friday and attorney David Golubchik of Levene, Neale, Bender, Yoo & Golubchik, who is representing the property’s developer.

The online bankruptcy auction is now scheduled for Feb. 28 to March 3, and the transaction’s closing, which is subject to court approval, is set for March 21."

01/11/2022 The property may go to auction at Concierge Auctions with no reserve and a list price at $295,000,000. The auction is scheduled for February 7-10, 2022. The home is not finished. There is no certificate of occupancy. There is a temporary power pole. Here is the listing. It's just been pushed back to February 28. High bid subject to court approval. The property is listed with two local real estate agents. The auction site does not guarantee any information they posted. Buyers must pay 12% of the sales price above and beyond the purchase price for the auction service, "Buyer shall pay to Concierge a “Buyer’s Premium” in addition to the Purchase Price for the Property. The Buyer’s Premium is not a real estate commission; it is the fee that Concierge charges to bidders for bringing the Property to auction." 1% commission paid to buyer's agent. It makes more sense for any buyer to go direct to the current listing agent. 


September 2021. Home is in receivership with more than $165,000,000 liens, debts and judgments. It will hopefully get an occupancy permit then be listed for sale. It could be sold without an occupancy permit but of course it'd be at a huge discount and someone would have to pay cash. 


I don't know if Niles Niami really really expected to build and sell this home or if this was a real estate scam from the start like The Vineyard aka The Mountain. We'll find out when they check the books. 

UPDATE: March 2021 home  in default. Price reduced. A few of Niles Niami's projects have been in default, had prices reduced. 


ORIGINAL: The property goes by a few addresses. They are main address is 944 N Airole Way and then 937 N Stradella Road and 951 N Stradella Road. The parcel map below shows the property outlined in red. It's zoned LARE20 which is the city of Los Angeles residential estate. It's approximately 166,828 sf or 3.8 acres. It last sold 12/2012 for $28,000,000. It's had repeat lis pendens on it for mechanic liens i.e., unpaid contractors. It's had loans on the property up to $82,000,000. I think one reason the owner throws around the crazy price is to get media coverage and to get insane loans on the property. It's listed as vacant land so I don't think there is an occupancy permit. Sounds like the guy needs to sell it now. Whoever buys it will have to pay property tax in the amount of 1 1/4% of value per year. The original value is the sale price. 

The owner is Nile Niami born February 1968 in Los Angeles County, California, Crestlloyd LLC 8981 W Sunset Blvd #303, West Hollywood, CA 90069. I see a Nameer N Niami born 25 Feb 1968 with mother's maiden name Larkin. He also goes by Nile and Neil. His father is Hazim Mohammed Niami born 1932 in Baghdad, Iraq, a civil engineer who designed the Cinerama Dome. His parents divorced when he was six.

The APN of the property is 4369-026-021/020. I see soils and geological permits denied in 2017 and 2018. One was finalized very recently for grading.

I just found permits You have to search by legal description tract 22727 lots 1, 2, 3 and use APNs 4369-026-014/017/002. I think he's trying to obfuscate the property identification so people can't tell it's not as large as he's said it is and it has no occupancy permit. This is very common with these mega-mansions. It makes it difficult to evaluate unless you're an appraiser.

2014 they demolished existing home. 2014 permit to build new one story accessory building. 2017 permit to build new guard house. 2017 permit to build basement for servants. I see five almost dormitory like bedrooms, see below. Generally developers add a basement to be allowed to build more. They generally turn basement into another living level by digging out the sides so it's open. This is how sneaky developers can build more than legally allowed or approved. They can't include the basement area as a living area.

I see they will build two stories over a basement with five car garage. It says 333' x 333' floor area 44,440 sf, total floor area 73,934 sf. Still not 100,000 sf. Residential floor area is 44,440 sf. Again, not 100,000 sf. See below for how they measure the building. It's misleading.

They have to install on site fire hydrant. It looks like they can build max residential living 48,291 sf.

Below is the basic permit so people can read it for themselves.

https://drive.google.com/file/d/1BtiJ8xcmEXd2oQixNNEE51qoJKvVGm5e/view?usp=sharing

There is a $82,500,000 construction loan with Hankey Capital LLC, a $30,188,235 other loan with Yogi Securities Holdings. With no occupancy permit this will be difficult to sell at the moment. He will have to sell it for a bit less than $500,000,000. 

The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy

If you want to find docs in Los Angeles building and safety you need to search the APN. I see permits only for proposed site stabilization in response to an order to comply due to over steep lot. They have to install soil nails, anchors to hold in place netting for soils and engineering. Nile Niami signed this in 2014 saying he's an owner, builder. There are two permit application numbers 19020-10000-01428 and 19030-10000-03130. I see a 2018 permit for a new entry gate. See below for documents submitted by the owner. These are public documents. I did not hack their plans. I don't see any building permits for a home. I used all three addresses and the APN. Maybe there's a reason why we only see computer graphic drawings of this home. Per building and safety it doesn't yet exist. I think he just built the retaining walls and put in some landscaping. He can say it has 1,000,000 sf because it doesn't matter as I see no home permits.

Here are a few more ID numbers, names.  Parcel ID # PIN # is 144B149 302, APN 4369-026-021, county map red # MB 623-81/83, legal is tr 22727 lot 2. There is a permit for a retaining wall. That's all I see.

Below are the people working on the project:
David R Salter License C69911
Joshua Rafael Feffer License EG2138
Steven Jeffrey Cox License C48940

If you look at the pics the developer provides to media and others, they are mainly computer generated images. They aren't photos. That's because the property is far from ready to be shown. It's not even finished. Below are some recent satellite image pics from Google Pro Earth. Click to see larger. The slope of the land is over steep over 2:1 ratio so they had to reinforce the site. The reason for the slope is so they could build as much as possible.

The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The site is in an earthquake induced landslide zone, hillside ordinance, hillside grading. Thomas Guide map TG592A6 for you old folks.

The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy

Below is the plan for the basement.

The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy

 Below is the plan for the main house. Seems there was a home, pool and tennis court on the property originally. He didn't tear it all down.


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy



A map to the home is below. Address is approximately 944 Airole Way, Los Angeles, California 90077. The owner is Nile Niami. You can click "directions" below to get directions.



Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and GameMary Cummins is also a licensed real estate appraiser in Los Angeles, California.


Mary Cummins of Cummins Real Estate is a certified residential licensed appraiser in Los Angeles, California. Mary Cummins is licensed by the California Bureau of Real Estate appraisers and has over 35 years of experience.


Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary, Cummins, #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, certified, single family, condo, condominium, pud, hud, fannie mae, freddie mac, fha, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, brea insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, 1073, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls, historical appraisal, facebook, linkedin

Monday, August 5, 2019

Real estate neighborhoods of Beverly Hills, California by Mary Cummins Real Estate Appraiser


Beverly Hills is an incorporated city in Los Angeles County, California covering about six square miles. It's surrounded by the cities of Los Angeles and West Hollywood. It had a population of 34,109 at the 2010 census and an estimated population of 33,792 in 2019. 

Originally the area belong to the Tongva Indians. The Spanish claimed the land from the Indians starting around 1500. The Mexican Revolution made the land part of Mexico in 1821. The area which is now Beverly Hills used to be Mexican Ranchos and farm land which is why so many streets such as Rodeo, Canon, Carmelita, Elevado, Lomitas and El Camino have Spanish names. The land was sold to American investors around 1850 when California became a state. Beverly Hills was incorporated as a city in 1914 and developers began to sell lots.

Beverly Hills is home to many celebrities, luxury hotels, and the Rodeo Drive shopping district. Beverly Hills is also home to some of  the most expensive real estate in the United States. There are a few sub neighborhoods that make up the city of Beverly Hills. They are broken down by some obvious physical boundaries such as major streets and the old train tracks. Each of these sub neighborhoods has different characteristics such as lot size, home size and of course home values. 

I grew up in Beverly Hills and have been a broker, appraiser working in Beverly Hills since 1983. Below I share the different areas starting at the northern and most expensive area of Beverly Hills going south to the least expensive areas of Beverly Hills proper.

Trousdale Estates

"Just northeast of the Greystone Mansion sits Trousdale Estates, an enclave known for its high concentration of Modern and Mid Century Modern luxury homes. The natural setting (plenty of trees and lush landscaping) creates a relaxed vibe. When residents aren’t admiring the vegetation and architecture, they can gaze across the L.A. Basin; the neighborhood is positioned for gorgeous city views. Trousdale Estates sits within the City of Beverly Hills."

Beverly Hills Post Office

"North of the Beverly Hills Gateway and west of Trousdale Estates, you’ll find several residential neighborhood, enclaves, and gated communities nestled in the Santa Monica Mountains. The remaining subdivisions are part of what is called the “Beverly Hills Post Office” area; it refers to home with 90210 addresses but are part of the City of Los Angeles, not Beverly Hills." For this reason this area is less expensive than legal Beverly Hills.

"The Beverly Glen and Benedict Canyon neighborhoods stretch north and south following the ravines and tines of the hills between Trousdale Estates and Bel Air. People thinking of moving to Beverly Hills that require extra security and privacy will want to check out the gated communities of Beverly Park, Mulholland Estates, and The Summit."

Beverly Hills Gateway

The Gateway is a gateway from the flats of Beverly Hills into the Santa Monica mountains via Benedict and Coldwater Canyons. This area is mainly larger custom residential homes except for the iconic Beverly Hills Hotel (A.K.A. the Pink Palace). The hotel sits just off Sunset across from Will Rogers Memorial Park. Another famous landmark is the Greystone Mansion. The mansion is a Tudor Revival estate and notable filming location (Batman & Robin, The Big Lebowski, The Dirty Dozen to name a few). Homes in Beverly Hills Gateway are among the most expensive in Los Angeles County.

Beverly Hills Flats

The Flats section of town sits between the southern and northern boundaries of Santa Monica and Sunset Boulevards and between the eastern and western boundaries of Doheny Dr and Whittier. Topographically, the neighborhood is fairly level and the large lot sizes are conducive to building estates and luxury homes, which explains why so many Beverly Hills mansions can be found along its tree-lined streets. This area is part of the "Tree streets." The streets aren't just named after different trees but generally each street is lined with that species of trees. The names starting east of Rodeo are Alpine, Elm, Maple and Palm. West of Rodeo the streets are named after east coast cities Camden, Bedford and Roxbury. Other streets are named after the original Ranchos such as Rodeo, Canon or developers, owners such as Doheny, Beverly and Pico. Architecturally, homes in Beverly Hills Flats range from stately French Chateaus and Georgian Estates to Spanish Revival and Modern abodes.

South of the Tracks

Golden Triangle (Downtown Beverly Hills)

The Golden Triangle is the commercial core and shopping district of Beverly Hills. Rodeo Dr is its most famous and expensive shopping street. If you look at the map it is indeed a triangle bounded by Santa Monica Blvd to the north, Wilshire to the South and Crescent to the east. The "tracks" are the old railroad tracks should used to be on little and big Santa Monica Blvds. 

The Smaller Flats South

This area is south of the old railroad tracks which is Santa Monica Blvd and west of Doheny Dr. It consists of apartments and condominiums. There are some office buildings and other business properties in this area.

South of this area is an area of smaller less expensive homes north of Wilshire Blvd. This was the first area to be mansionized ala McMansions because the properties were less expensive. People bought the cheaper properties and built huge two story mansions that covered the entire buildable part of the lot. This was the reason for the first mansion regulations in Beverly Hills. Beverly Hills was laid out and zoned to have larger mansions on larger lots north of this area in the Flats proper. The Mansionization changed the look of this area and not necessarily for the better. The original McMansions were square two story buildings with ornate columns and embellishment on the fronts. 

The Cheap Seats

Everything south of Wilshire is considered "the cheap seats." Here you will find smaller homes on smaller lots along with duplexes, four plexes and apartment buildings. If you really must live in Beverly Hills just to say you do but can't afford much you can rent a small apartment in this area. Many people have done this so their children could go to the Beverly Hills Unified School District which is a superior school. I went to El Rodeo and Beverly Hills High School which was a great experience.

Beverly Hills is a city made up of quite a few different neighborhoods. Each neighborhood has its own school besides different home characteristics and price ranges. Below is a map of Beverly Hills zoning so you can more specifically see the different areas. Click to see larger. 



Mary Cummins of Cummins Real Estate is a certified residential licensed appraiser in Los Angeles, California. Mary Cummins is licensed by the California Bureau of Real Estate appraisers and has over 35 years of experience.


Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary, Cummins, #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, certified, single family, condo, condominium, pud, hud, fannie mae, freddie mac, fha, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, brea insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, 1073, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls, historical appraisal, facebook, linkedin

Saturday, May 28, 2016

Jennifer Lopez buying Sela Ward Bel Air home at 1492 Stone Canyon Rd, Los Angeles, CA 90077

Jennifer Lopez, Jlo, home, house, bel air, 1492 Stone Canyon, Los Angeles, California 90077, $39 million, sela ward, escrow, sold, sell, buy, bought, mansion, singer, musician, Mary Cummins real estate appraiser Beverly Hills


Jennifer Lopez is supposedly in escrow to buy Sela Ward's renovated mansion at 1492 Stone Canyon Rd, Los Angeles, California. The property is currently listed at $39,995,000. It has seven bedrooms, 13 bathrooms in 13,932 sf

From the broker. Yes, he wrote the description in all caps :-(

"SPRAWLING BEL-AIR ESTATE ON 8 AWE-INSPIRING ACRES. ORIGINAL DESIGN BY ICONIC ARCHITECT SAMUEL MARX & CONVERTED INTO FRENCH COUNTRY REFUGE. MAIN LEVEL - LIVING RM W/VAULTED CEILINGS, STEEL WINDOWS/DOORS, DINING RM, LRG KITCHEN W/STONE WALL DETAILS, SITTING AREA & BREAKFAST NOOK. LRG FAMILY RM, GAME RM W/BAR OPENS TO TERRACE W/3-SIDED INFINITY EDGE POOL. DOWNSTAIRS-PUB & 30 SEAT SCR RM PERFECT FOR MOVIE NIGHTS. UPSTAIRS-3 OFFICES, MASSAGE & GUEST RM, LIBRARY ABOVE LIVING RM LEADS TO MSTR STE W/PATIO ACCESS, FP, AND H/H'S DRESSING RMS. OUTSIDE-GROUNDS STRETCH THROUGH ART STUDIO/GUESTHOUSE, 100 SEAT AMPHITHEATRE, PAGODA W/FIRE PIT, ORGANIC VEG GARDEN, VINEYARD, ENTERTAINING PAVILION (W/ FULL KITCHEN, BBQ, FIRE PIT), SWIMMING POND W/SANDY BEACH & OUTDOOR SHOWER. PROPERTY WATERED WITH OWN WELL. 3 CITY VIEWBUILDABLE PADS ON SUMMIT, MAID'S RM W/SEPARATE ENTRANCE. THIS ISN'T SIMPLY A HOME - IT'S A LIFESTYLE."

The broker is Rayni Williams, Branden Williams of Hilton and Hyland and Jade Mills of Coldwell Banker.

Tax square footage is listed at 5,436 sf which makes you wonder what is permitted as living space and what is not. The site is 102,452 sf or 2.3 acres.It was built in 1940 but was renovated around 2007. It last sold in 2003 for $3.8M. It sold previously for $4.1M in 2002. There is a $6M loan on it as of 2015. It's been on the market 257 days which is typical for a home like this.

There are four complaints about construction without permits.

1/15/2003 CONSTRUCTION IN PROGRESS WITHOUT PERMITS OR INSPECTIONS CLOSED
10/30/2003 OPEN EXCAVATIONS ACCESSIBLE TO THE PUBLIC CLOSED
11/18/2008 TRASH OR DEBRIS ON PRIVATE PROPERTY CLOSED
3/10/2012 CONSTRUCTION IN PROGRESS WITHOUT PERMITS OR INSPECTIONS CLOSED
Jennifer Lopez, Jlo, home, house, bel air, 1492 Stone Canyon, Los Angeles, California 90077, $39 million, sela ward, escrow, sold, sell, buy, bought, mansion, singer, musician, Mary Cummins real estate appraiser Beverly Hills

Jennifer Lopez, Jlo, home, house, bel air, 1492 Stone Canyon, Los Angeles, California 90077, $39 million, sela ward, escrow, sold, sell, buy, bought, mansion, singer, musician, Mary Cummins real estate appraiser Beverly Hills

Jennifer Lopez, Jlo, home, house, bel air, 1492 Stone Canyon, Los Angeles, California 90077, $39 million, sela ward, escrow, sold, sell, buy, bought, mansion, singer, musician, Mary Cummins real estate appraiser Beverly Hills

Jennifer Lopez, Jlo, home, house, bel air, 1492 Stone Canyon, Los Angeles, California 90077, $39 million, sela ward, escrow, sold, sell, buy, bought, mansion, singer, musician, Mary Cummins real estate appraiser Beverly Hills

Jennifer Lopez, Jlo, home, house, bel air, 1492 Stone Canyon, Los Angeles, California 90077, $39 million, sela ward, escrow, sold, sell, buy, bought, mansion, singer, musician, Mary Cummins real estate appraiser Beverly Hills

Jennifer Lopez, Jlo, home, house, bel air, 1492 Stone Canyon, Los Angeles, California 90077, $39 million, sela ward, escrow, sold, sell, buy, bought, mansion, singer, musician, Mary Cummins real estate appraiser Beverly Hills

Jennifer Lopez, Jlo, home, house, bel air, 1492 Stone Canyon, Los Angeles, California 90077, $39 million, sela ward, escrow, sold, sell, buy, bought, mansion, singer, musician, Mary Cummins real estate appraiser Beverly Hills

Jennifer Lopez, Jlo, home, house, bel air, 1492 Stone Canyon, Los Angeles, California 90077, $39 million, sela ward, escrow, sold, sell, buy, bought, mansion, singer, musician, Mary Cummins real estate appraiser Beverly Hills

Jennifer Lopez, Jlo, home, house, bel air, 1492 Stone Canyon, Los Angeles, California 90077, $39 million, sela ward, escrow, sold, sell, buy, bought, mansion, singer, musician, Mary Cummins real estate appraiser Beverly Hills

Jennifer Lopez, Jlo, home, house, bel air, 1492 Stone Canyon, Los Angeles, California 90077, $39 million, sela ward, escrow, sold, sell, buy, bought, mansion, singer, musician, Mary Cummins real estate appraiser Beverly Hills

Jennifer Lopez, Jlo, home, house, bel air, 1492 Stone Canyon, Los Angeles, California 90077, $39 million, sela ward, escrow, sold, sell, buy, bought, mansion, singer, musician, Mary Cummins real estate appraiser Beverly Hills

Jennifer Lopez, Jlo, home, house, bel air, 1492 Stone Canyon, Los Angeles, California 90077, $39 million, sela ward, escrow, sold, sell, buy, bought, mansion, singer, musician, Mary Cummins real estate appraiser Beverly Hills

Jennifer Lopez, Jlo, home, house, bel air, 1492 Stone Canyon, Los Angeles, California 90077, $39 million, sela ward, escrow, sold, sell, buy, bought, mansion, singer, musician, Mary Cummins real estate appraiser Beverly Hills


Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the
Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game and the USDA. Mary Cummins is also a licensed real estate appraiser in Los Angeles, California.


Google+ Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary Cummins-Cobb, Mary, Cummins, Cobb, wildlife, wild, animal, rescue, wildlife rehabilitation, wildlife rehabilitator, fish, game, los angeles, california, united states, squirrel, raccoon, fox, skunk, opossum, coyote, bobcat, manual, instructor, speaker, humane, nuisance, control, pest, trap, exclude, deter, green, non-profit, nonprofit, non, profit, ill, injured, orphaned, exhibit, exhibitor, usda, united states department of agriculture, hsus, humane society, peta, ndart, humane academy, humane officer, animal legal defense fund, animal cruelty, investigation, peace officer, animal, cruelty, abuse, neglect #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit

Tuesday, March 8, 2016

Our homeowner association sent a memoriam for Nancy Reagan who lived here since 1989 - Mary Cummins, Real Estate Appraiser

Nancy Reagan, Ronald Reagan, Bel Air, California, 668 Saint Cloud, Los Angeles, Beverly Hills, California

In Memoriam
NANCY D. REAGAN
July 6, 1921 - March 6, 2016
  
A resident of Bel-Air since 1989, Nancy Reagan will always be remembered for her strength of character – as an actress, as First Lady of the United States, and as an advocate for numerous causes, including drug abuse prevention and breast cancer awareness.

On behalf of the Bel-Air Association, we offer our deepest sympathy to her family, friends, and all of those who have been impacted by her life. 

The Bel-Air Association Board of Directors and Staff

http://www.belaironline.org/2016/03/in-memoriam-nancy-reagan-1921-2016.html

Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the
Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game and the USDA. Mary Cummins is also a licensed real estate appraiser in Los Angeles, California.


Google+ Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary Cummins-Cobb, Mary, Cummins, Cobb, wildlife, wild, animal, rescue, wildlife rehabilitation, wildlife rehabilitator, fish, game, los angeles, california, united states, squirrel, raccoon, fox, skunk, opossum, coyote, bobcat, manual, instructor, speaker, humane, nuisance, control, pest, trap, exclude, deter, green, non-profit, nonprofit, non, profit, ill, injured, orphaned, exhibit, exhibitor, usda, united states department of agriculture, hsus, humane society, peta, ndart, humane academy, humane officer, animal legal defense fund, animal cruelty, investigation, peace officer, animal, cruelty, abuse, neglect #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit

Sunday, March 6, 2016

Ronald Reagan, Nancy Reagan's home at 668 St Cloud, Bel Air, Los Angeles, California - Mary Cummins real estate appraiser

Ronald Reagan, Nancy Reagan, home, house, bel air, holmby hills, los angeles, california, 668 st cloud, 668 saint cloud, 90077, dead, died, death
UPDATE: Seems they released news that she died before they removed her body from the home. I would have thought they would have removed her before they unleashed the media and fans. That was another cause for the huge traffic over here. It was gridlock. I couldn't leave the house all day because of this. From TMZ. This area is legally Los Angeles so LAPD is in charge. The officers gave her one final salute as she left her home. There are two hearses. The second is in case the first breaks down. They also will probably use it as a decoy so the mortuary doesn't get mobbed. She'll be buried with her husband at the Reagan library.

There is no street parking in this area. Don't drive over here. There's now a huge traffic jam with tour buses and Reagan fans. The streets in this area are very narrow. You can only see the front gate or side fences from the street. You can't see anything else. It's not worth the trip. Just look at the photos here instead. To my neighbors, don't even think of leaving the house today. It's total traffic at Beverly Glen, Sunset and Bel Air Rd. People are using Beverly Glen entrance instead of Bel Air Rd.

The last time I saw Ronald Reagan was years ago on the driving range at the Los Angeles Country Club. He had Alzheimer's but he could still walk around and hit the ball. Obviously he had security with him so he didn't get lost. He could still recognize Nancy at that time. Eventually he couldn't. Nancy then wrote one of the saddest articles in the local Beverly Hills paper about what it's like when her husband didn't recognize her or his children anymore. Alzheimer's is a horrifying disease. When the person loses memory and brain function they get confused and frightened.
_______________

Ronald Reagan and his wife Nancy Reagan bought their home at 668 St Cloud (Saint Cloud) in Bel Air, California in 1989 for $3,000,000 after Reagan left office. Ronald Reagan lived there until his death in June 2004 from Alzheimer. Nancy Reagan lived there until her death this morning March 6, 2016.

The remodeled Reagan house is 7,192 sf with three bedrooms, six baths, plus a guest bedroom with a bath behind the living room. It was built in 1954 on 1.29 acres. There are also servants' quarters above the garage, and a swimming pool.

"The Reagans' immediate neighbor on one side is Jerrold Perrenchio, a movie producer, who bought the large Kirkeby Estate, once the setting for the ''Beverly Hillbillies'' television show, for $13.5 million in 1986."

Previously the Reagans were renting the home for $15,000/month from their friends who bought it in 1986. Their previous home in the Palisdes was given to them from General Electric. Nancy Reagan gave an interview to Vanity Fair after her husband Ronald passed away.

Ronald Reagan, Nancy Reagan, home, house, bel air, holmby hills, los angeles, california, 668 st cloud, 668 saint cloud, 90077, dead, died, death

Ronald Reagan, Nancy Reagan, home, house, bel air, holmby hills, los angeles, california, 668 st cloud, 668 saint cloud, 90077, dead, died, death


Ronald Reagan, Nancy Reagan, home, house, bel air, holmby hills, los angeles, california, 668 st cloud, 668 saint cloud, 90077, dead, died, death

Ronald Reagan, Nancy Reagan, home, house, bel air, holmby hills, los angeles, california, 668 st cloud, 668 saint cloud, 90077, dead, died, death

Ronald Reagan, Nancy Reagan, home, house, bel air, holmby hills, los angeles, california, 668 st cloud, 668 saint cloud, 90077, dead, died, death
Ronald Reagan, Nancy Reagan, home, house, bel air, holmby hills, los angeles, california, 668 st cloud, 668 saint cloud, 90077, dead, died, death


Below is a photo of their previous home in the Palisades. Here is a list of all of their homes. 

Ronald Reagan, Nancy Reagan, home, house, bel air, holmby hills, los angeles, california, 668 st cloud, 668 saint cloud, 90077, dead, died, death
CONSPIRACY THEORY: Some say the original address was 666 St Cloud. It was not. That address never existed. Because President Reagan lived there the Department of Building and safety removed the original home permits. That permit only gave dimensions but it was still removed for security reasons.

There are a few recent permits in 2013 for plumbing, electrical. The only other permits which show are for a 4' x 4' guard house which is next to the front gate. They also converted the garage into a home for security officers. They changed the zoning to R3 to allow for multiple residences. Below are the permits.

Ronald Reagan, Nancy Reagan, home, house, bel air, holmby hills, los angeles, california, 668 st cloud, 668 saint cloud, 90077, dead, died, death

Ronald Reagan, Nancy Reagan, home, house, bel air, holmby hills, los angeles, california, 668 st cloud, 668 saint cloud, 90077, dead, died, death


Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the
Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game and the USDA. Mary Cummins is also a licensed real estate appraiser in Los Angeles, California.


Google+ Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary Cummins-Cobb, Mary, Cummins, Cobb, wildlife, wild, animal, rescue, wildlife rehabilitation, wildlife rehabilitator, fish, game, los angeles, california, united states, squirrel, raccoon, fox, skunk, opossum, coyote, bobcat, manual, instructor, speaker, humane, nuisance, control, pest, trap, exclude, deter, green, non-profit, nonprofit, non, profit, ill, injured, orphaned, exhibit, exhibitor, usda, united states department of agriculture, hsus, humane society, peta, ndart, humane academy, humane officer, animal legal defense fund, animal cruelty, investigation, peace officer, animal, cruelty, abuse, neglect #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit

Wednesday, March 2, 2016

Playboy Mansion at 10236 Charing Cross Rd, Los Angeles, 90024 California, Beverly Hills, Bel Air

Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa

Hilton and Hyland offers the mansion for $200,000,000. It is supposedly on the MLS but they listed a fake MLS number.

http://www.hiltonhyland.com/real-estate/the-playboy-mansion-holmby-hills-ca-90024/28229319/28229319

from the agents.

"The crown jewel of L.A.’s “Platinum Triangle” situated on 5 picturesque acres in Holmby Hills, The Playboy Mansion is a nearly 20,000 square foot residence that is both an ultra-private retreat and the ultimate setting for large-scale entertaining. The Mansion features 29 rooms and every amenity imaginable, including a catering kitchen, wine cellar, home theater, separate game house, gym, tennis court and freeform swimming pool with a large, cave-like grotto. The property also features a four-bedroom guest house. In addition, the Playboy Mansion is one of a select few private residences in L.A. with a zoo license."

Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa
Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa

Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa

Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa

Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa

Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa

Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa


History of the Playboy Mansion

"Additionally, several members of the Letts and Janss families chose to construct their
own homes near each other in Little Holmby on land overlooking the Los Angeles
Country Club, which lent added caché to the neighborhood. Of the five homes originally
constructed for the Janss and Letts families, three residences remain today; perhaps the
most well-known estate is the residence constructed for Arthur Letts, Jr. at 10236
Charing Cross. Designed by Arthur Kelly and completed in 1927, the home was later
purchased by Hugh Hefner in 1971 and is now best known as the Playboy Mansion."

Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa

More history,

"The 21,987-square-foot (2,042.7 m2) house is described as in the "Gothic-Tudor" style by Forbes magazine, and sits on 5.3 acres (2.1 ha). It was designed by Arthur R. Kelly in 1927 for Arthur Letts, Jr., son of the Broadway department store founder Arthur Letts and acquired by Playboy from Louis D. Statham (1908–1983), an engineer, inventor and chess aficionado, in 1971 for $1.1 million.[1] In early 2011, it was valued at $54 million.[2] It sits close to the northwestern corner of the Los Angeles Country Club, near University of California, Los Angeles and the Bel-Air Country Club. $15 million has been invested in renovation and expansion.

The mansion has 22 rooms including a wine cellar (with a Prohibition-era secret door), a screening room with built-in pipe organ, a game room, three zoo/aviary buildings (and related pet cemetery), a tennis/basketball court, a waterfall and a swimming pool area (including a patio and barbecue area, a grotto, a basement gym with sauna below the bathhouse). Landscaping includes a large koi pond with artificial stream, a small citrus orchard and two well-established forests of tree ferns and redwoods. The west wing (originally servants wing) houses the Editorial offices of Playboy. The main Aviary building is the original greenhouse, with four guestrooms adjoining. The Master's suite occupies several rooms on the second and third floors, and is the most heavily renovated area of the Mansion proper, with an extensive carved-oak decor dating to the 1970s. Otherwise, the Mansion proper is maintained in its original Gothic-revival furnishings for the most part. The pipe organ was extensively restored in the last decade. There is also an outdoor kitchen to serve party events. These features and others have been shown on television.

The game room (game house) is a separate building on the north side. From the fountain in front of the main entrance, there are two sidewalks, running past a wishing-well. That on the right leads to the game house and runs past a duplicate Hollywood Star of Hefner. Its front entrance opens to a game room with a pool table in the center. This room has vintage and modern arcade games, pinball machines, player piano, jukebox, television, stereo, and couch. The game house has two wings. Left is a room with a soft cushioned floor, mirrors all around, television. There is a restroom with a shower. The right wing of the game house has a smaller restroom, and entrance to a bedroom. This bedroom is connected to another, which has an exit to the rear backyard of the game house. The game house has a backyard with lounge chairs, and gates on either side.

In 2010, Hugh Hefner's former girlfriend Izabella St. James wrote in her memoir Bunny Tales that the house was in need of renovation: "Everything in the Mansion felt old and stale, and Archie the house dog would regularly relieve himself on the hallway curtains, adding a powerful whiff of urine to the general scent of decay."[3]

The house next door is a mirror image of the Mansion layout, only smaller. Hefner purchased the neighboring building in 1996. It is home to his separated wife Kimberley Conrad and their children together. Hefner and Conrad married in 1989 and separated in 1998. Hefner and his wife announced in March 2009 that they were listing Mrs. Hefner's home for sale at US$28 million.[4]

In 2002, Hefner purchased a house across and down the street from the mansion for use by Playmates and other guests who would prefer to stay further from the busy activity of the Mansion proper. This house is commonly referred to as the 'Bunny House'.

It has been reported that the mansion is up for sale for $200 million, with the only added clause being Hefner can stay there until his death.[1]"

Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa

Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa

Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa

Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa

Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa

Hugh Hefner Playboy Mansion 10236 charing cross, los angeles, california 90024, for sale, sell, real estate, usa
"According to Playboy Enterprises' SEC filings, Hefner pays Playboy rent for "that portion of the Playboy Mansion used exclusively for him and his personal guests' residence as well as the per-unit value of non-business meals, beverages and other benefits received by him and his personal guests". This amount was $US1.3 million in 2002, $US1.4 million in 2003, and $US1.3 million in 2004.

Playboy pays for the Mansion's operating expenses (including depreciation and taxes), which were $US3.6 million in 2002, $US2.3 million in 2003, and $US3.0 million in 2004, net of rent received from Hefner.[9]"

Details of the Playboy Mansion at 10236 Charing Cross Road.
Playboy Mansion 10236 charing cross, los angeles, california 90024, beverly hills, bel air, holmby hills, hugh hefner, hef, sale, sell, plat
Life estate in real estate. "In common law and statutory law, a life estate is the ownership of land for the duration of a person's life. In legal terms it is an estate in real property that ends at death when ownership of the property may revert to the original owner, or it may pass to another person. The owner of a life estate is called a "life tenant"."

In this situation the property would be sold to the new owner with Hef holding a life estate. This means he can live in the property until he dies. Then the new owner can take occupancy with full ownership rights.

Plat map for Playboy Mansion at 10236 Charing Cross Road. It was originally two lots which were combined into one.

Playboy Mansion 10236 charing cross, los angeles, california 90024, beverly hills, bel air, holmby hills, hugh hefner, hef, sale, sell, plat
Link to Google map of mansion

Here are all building and safety reports for the property. The original permits are missing. I see nothing before 1971 when Hef bought it and started remodeling it. Search by address 10236 Charing Cross.

http://ladbsdoc.lacity.org/idispublic/

Playboy Mansion 10236 charing cross, los angeles, california 90024, beverly hills, bel air, holmby hills, hugh hefner, hef, sale, sell, plat

Playboy Mansion 10236 charing cross, los angeles, california 90024, beverly hills, bel air, holmby hills, hugh hefner, hef, sale, sell, plat

Playboy Mansion 10236 charing cross, los angeles, california 90024, beverly hills, bel air, holmby hills, hugh hefner, hef, sale, sell, plat


Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and GameMary Cummins is also a licensed real estate appraiser in Los Angeles, California.

Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary Cummins-Cobb, Mary, Cummins, Cobb, real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, single family, condo, pud, hud, fannie mae, freddie mac, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls,

Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the
Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game and the USDA. Mary Cummins is also a licensed real estate appraiser in Los Angeles, California.


Google+ Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary Cummins-Cobb, Mary, Cummins, Cobb, wildlife, wild, animal, rescue, wildlife rehabilitation, wildlife rehabilitator, fish, game, los angeles, california, united states, squirrel, raccoon, fox, skunk, opossum, coyote, bobcat, manual, instructor, speaker, humane, nuisance, control, pest, trap, exclude, deter, green, non-profit, nonprofit, non, profit, ill, injured, orphaned, exhibit, exhibitor, usda, united states department of agriculture, hsus, humane society, peta, ndart, humane academy, humane officer, animal legal defense fund, animal cruelty, investigation, peace officer, animal, cruelty, abuse, neglect #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit