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 estate. Show all posts
Showing posts with label estate. Show all posts

Saturday, January 1, 2022

How to File Your Own Lady Bird Deed Real Estate by Mary Cummins Real Estate Appraiser Legal Expert

Lady Bird Deed, ladybird deed, enhanced life estate, revocable, real estate, trust, estate, deed, form, free, texas, vermont, west virginia, mary cummins, real estate appraiser
Lady Bird Deed, ladybird deed, enhanced life estate, revocable, real estate, trust, estate, deed, form, free, texas, vermont, west virginia, mary cummins, real estate appraiser

 

A "Lady Bird Deed" is also known as an "Enhanced Life Estate Deed." The deed allows the person owning the property, the life estate, to have full control over their property for life. They can terminate or change the deed at any time because it's revocable. The owner of the property has full continued power and authority over their assets without the involvement of the beneficiary. Without such a deed the owner would not be able to mortgage, sell the property or give it to someone else. 

In my experience the main purpose of such a deed is when a parent wants to leave their home to their child/children to avoid probate and eliminate transfer taxes. Prior to the Lady Bird Deed the transfer was irrevocable. That means you could never retract the deed if say your child mistreated you or became involved with elements such as drugs, gambling, debt, prison or a person, marriage you didn't feel was in their best interest. With the Lady Bird Deed you have full control of the property and can change your mind and take it back any time you like. 

The main estate and tax reasons to use a Lady Bird Deed are of course to avoid probate and taxes. The deed automatically transfers the property to the designated beneficiary upon death of the original owner avoiding probate. Because of the way assets are classified through the usage of a lady bird deed, anything left to a family member is termed an “incomplete gift” for tax purposes. This classification comes with two important benefits. "First, because of their incomplete status, these assets do not have any gift tax associated with them – there’s no need for the beneficiary to file a gift tax return. Second, the assets are included in the deceased family member’s estate when they pass. Because of this, the property qualifies as adjusted – essentially removing any appreciation that may have occurred while the original owner still retained the asset, which means the new owners will not have to pay as much in income taxes if they decide to sell the property." There are also benefits it you apply for Medicaid. A Lady Bird Deed does not have to be disclosed as a transfer. 

If you ever change your mind about the deed, you can file a revocation document or a new deed giving, selling the property to someone else.

Legal Terms Used in a Lady Bird Deed

ESTATE IN REMAINDER - The estate which is owned after the owner of the life estate dies. If you own the home and Lady Bird deed it to your son, your son owns the estate in remainder after you die.

GRANTOR - The Grantor is the owner of the property who is giving the estate in remainder.

GRANTEE - The Grantee is the owner receiving the property or estate in remainder. The Beneficiary.

LEGAL DESCRIPTION - The legal description is generally what is included in the deed that legally describes the property which is the land. It is generally tract # x lot # x. "Tract # 5745 lot 300." If there is more than one portion of a lot, if could be longer such as "MONTROSE TRACT AS PER BK 5 PG 170 OF MAPS SE 40 FT OF LOT 14 AND ALL OF LOT 13." Farm land is even longer and more complex. 

LIFE ESTATE - The estate which is owned during the life of the owner of the estate. If you own the property and lady bird deed it to your daughter, you own the life estate. 

PROPERTY ADDRESS - The United States Postal Service address of the property. Example, 123 Main St, Los Angeles, CA 90012. 

How to File a Lady Bird Deed

Go to this link and download the pdf. You can also just use the text below and make your own form.

https://drive.google.com/file/d/1o_ztG6MHl6vhDpkERU8VOfJSGhtr71sD/view?usp=sharing

Fill out the form. 

Get it notarized by a licensed notary. Be sure to bring your identification. They may charge you $5 or $10 to notarize it but your bank may do it for free.

File the form with the County recorder where the property is located. 

Text from the form.

*******

Lady Bird Deed 

This Deed is made on this day of _______________, 20__, between the 

Grantor ______________________________ 

of address __________________________________________________ and the  

Grantee Beneficiary ______________________________ 

of address _________________________________________________. 

For good and valuable consideration paid by the Grantee Beneficiary, the receipt of which is hereby 

acknowledged, the Grantor does transfer and convey the following described property to the Grantee 

Beneficiary effective on the Grantor's death: 

Property Address: ______________________________________________________________ 

Legal Description: ______________________________________________________________ 

 _____________________________________________________________________________ 

 _____________________________________________________________________________ 

The Grantor reserves a life estate for himself/herself during the Grantor's lifetime coupled with an 

unrestricted power to convey during the Grantor's lifetime, which includes the power to sell, gift, 

mortgage, lease and otherwise dispose of the property, and to retain the proceeds from the 

conveyance. 

EXECUTED this day of _______________, 20__. 

Grantor Name: _________________________ 

Grantor Signature: ______________________

STATE OF _________________________ 

COUNTY OF _________________________ 

On this day, personally appeared before me, _________________________, to me known to be the 

person(s) described in and who executed the within instrument, and acknowledged that he/she signed 

the same as his/her voluntary act and deed, for the uses and purposes therein mentioned.

Witness my hand and official seal hereto affixed on this day of _______________, 20__. 

Notary's Public Signature: ______________________ 

*******

More information about the Lady Bird Deed here.

https://agrilife.org/texasaglaw/2019/11/22/enhanced-life-estate-deeds-aka-lady-bird-deeds/

Disclaimer: I am not an attorney. I am a licensed real estate broker, appraiser, expert with over 35 years of experience. I help people fill out basic real estate forms. If you need legal, estate or tax advice, please, contact a licensed attorney in your state. I'm in California. Lady Bird Deeds are recognized in Texas, Florida, Michigan, Vermont, and West Virginia.

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

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

Sunday, August 10, 2014

Supermodel Gisele Bundchen, Tom Brady selling their home at 12780 Chalon, California by Mary Cummins

Supermodel Gisele Bundchen and football player Tom Brady are selling the home they just built for $50 million in Brentwood, California. TMZ’s source says that Gis and Tom are done with L.A. and want to live in Boston permanently. They’re currently building another estate in Brookline, MA.  

Gisele Bundchen, Tom Brady selling home at 12780 CHALON RD , LOS ANGELES 90049

 

Gisele Bundchen, Tom Brady selling home at 12780 CHALON RD , LOS ANGELES 90049

 

Gisele Bundchen, Tom Brady selling home at 12780 CHALON RD , LOS ANGELES 90049

 

Gisele Bundchen, Tom Brady selling home at 12780 CHALON RD , LOS ANGELES 90049



STATUS:  Active ADDRESS:  12780 CHALON RD , LOS ANGELES 90049   LP:  $50,000,000

 

   

 

RESIDENTIAL SINGLE FAMILY AREA: (6) Brentwood MLS#: 14-745107 MAP:  591/D7 BR: 5
STYLE: Country French SUB:  PUD: No YB: 2011 BA: 9.00 (9 0 0 0)
APN: 4493-005-011 ZONE: LARE40 HOD: $2,267.08 STO: 2 APX SF: 13,890/AS
ADP:  VU: Yes PL: No APX LDM:  APX LSZ: 157,927/AS
APX ACREAGE: N/A GH: None FP#: 7 PKGT: 30
HORSE PROP: No LSE: No LOP: No FUR: No PKGC:3
ELEM: Check JRHS: with SRHS: city.

DIRECTIONS: Brentwood Country Estates off Mandeville
REMARKS: A winding gated driveway leads over waterfalls and ponds to a motorcourt paved in reclaimed cobblestones to an incredible European country estate, situated on almost 4 level acres. Designed by Richard Landry, this French Chateau is covered with imported limestone. The design and the materials are brilliantly executed combining Old World European architecture with state of the art amenities. Materials include reclaimed ceiling beams and antiqued floor boards, ceramic brick and bluestone, antique doors, and marble fireplace surrounds. The quintessential indoor/outdoor lifestyle with many areas for large scale entertaining. Offering stunning vistas of the Pacific Ocean and incredible canyon views. There are 5 bedrooms, 9 baths, all overlooking the most incredible infinity pool and spectacular lawns, gardens, and pathways. An incredible opportunity to acquire the most spectacular estate in Brentwood.  Click here to community information: schools etc.  Click here to see the Walk Score

ROOMS: Bonus,Breakfast,Cabana,Center Hall,Den,Dining,Family,Gym,Library/Study,Living,Office,Pantry,Patio Covered,Patio Enclosed,Patio Open,Powder,Sauna,Other
EQUIP: Alarm System,Barbeque,Built-Ins,Dishwasher,Dryer,Freezer,Garbage Disposal,Hood Fan,Microwave,Network Wire,Phone System,Range/Oven,Refrigerator,Satellite,Trash Compactor,Washer
AIR: Central HEAT: Central
FLOOR: Granite,Hardwood,Stone LAUNDRY: Inside
FIREPL: Bath,Bonus Room,Family Room,Great Room,Master Bedroom,Patio,Other ROOF: 
POOL:  TENNIS: None
PARK: Detached,Door Opener,Garage,Gated,Private Garage,Side By Side,Uncovered SPA: Hot Tub
VIEW TYPE: Canyon,Green Belt,Ocean,Pool WATERFRONT: 
SEC: 24 Hour,Gated FIN: Cash
SEWER: In Street POSS: 
DISC: As Is SZONE: None
OCC/SHOW: 48-hr Notice,Call LA 1,Call LA 2 SALE TYPE: Standard
LAND TYPE: 

LP: $50,000,000 DOM: 1 LD: 03/18/2014 SP:  SSP:  BLOG Y/N: No LP/SF: $3599.71
OLP: $50,000,000 CDOM: 1 CD:  SD:  WD:  AVM Y/N: No SP/SF: 

 


LA1: Stephen Shapiro DRE: 01257836
PH: 310-860-8888 CELL: 310-991-6115 FAX: 310-247-7780
LO1: Westside Estate Agency Inc. PH: 310-247-7770
Email Stephen Shapiro 
LA2: Kurt Rappaport DRE: 01036061
PH: 310-860-8889 CELL:  FAX: 310-247-7780
LO2: Westside Estate Agency Inc. PH: 310-247-7770
Email Kurt Rappaport 

CSO:  2.0% LT:  ER LBA:   BAC:  Yes LS:  No EO:  Yes PROBATE:    

Broker/Agent does not guarantee the accuracy of the square footage, lot size or other information concerning the conditions or features of the property provided by the seller or obtained from Public Records or other sources. Buyer is advised to independently verify the accuracy of all information through personal inspection and with appropriate professionals.  2014 by TheMLS.com. Information deemed reliable but not guaranteed. Presented by: Mary Cummins CalBRE# AR010270

Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game. Mary 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 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

Fleur de Lys home at 350 N Carolwood Los Angles CA just sold for $102,000,000 - by Mary Cummins

Fleur de Lys at 350 N Carolwood, Los Angeles, CA 90077 just sold for all cash for $102,000,000. This home is 1/4 mile from my house but couldn't be more different. Here are some photos from the 2007, 2011 and 2014 listings. Obviously buyers needed to pre-qualify just to look at the home.

The 50,000 sf home was sold by socialite Suzanne Saperstein who built it in 2002 with her then husband, Metro Networks founder David Saperstein. They divorced three years after work was finished, and she first listed property in 2007 just as the Great Recession took hold. It was relisted, expired then relisted just now and sold in four days. The market has changed dramatically.

12 bedrooms, 15 baths on rare flat 4.6 acres in prime Platinum Triangle. The Platinum Triangle consists of very large, luxury homes on large lots above Sunset in Holmby Hills, Bel-Air and Beverly Hills. This area has the most expensive homes in the area for this reason. They are much more expensive than Beverly Hills. It's listed as Beverly Crest but it's too low on the hill to actually be Beverly Crest. Beverly Crest was the name of a development on Mulholland near Coldwater Canyon in Beverly Hills 90210 post office. As a real estate appraiser, broker for over 30 years there are many little niche areas in this area because of the topography, view, lot size and zoning.

Mary Cummins, Real Estate Appraiser, Los Angeles, California, 350 N Carolwood, Fleur de Lys, $102,000,000

 

 

Below is the only photo shown on the MLS. You need to prequalify to see the other photos. I have posted them here. The sale included furniture.
Mary Cummins, Real Estate Appraiser, Los Angeles, California, 350 N Carolwood, Fleur de Lys, $102,000,000
Mary Cummins, Real Estate Appraiser, Los Angeles, California, 350 N Carolwood, Fleur de Lys, $102,000,000

 

Mary Cummins, Real Estate Appraiser, Los Angeles, California, 350 N Carolwood, Fleur de Lys, $102,000,000

 

Mary Cummins, Real Estate Appraiser, Los Angeles, California, 350 N Carolwood, Fleur de Lys, $102,000,000

 

Mary Cummins, Real Estate Appraiser, Los Angeles, California, 350 N Carolwood, Fleur de Lys, $102,000,000

 

Mary Cummins, Real Estate Appraiser, Los Angeles, California, 350 N Carolwood, Fleur de Lys, $102,000,000

Below is the summary of the MLS listing as a jpg.

Mary Cummins, Real Estate Appraiser, Los Angeles,  California, 350 N Carolwood, 90077, $102,000,000
Mary Cummins, Real Estate Appraiser, Los Angeles, California, 350 N Carolwood, Fleur de Lys, $102,000,000

"Fleur de Lys on L.A.’s Westside has changed hands for $102 million, making it the highest-priced home sale ever recorded in L.A. County. Three billionaires engaged in a bidding war for the nearly five-acre trophy estate, the winner closing in 10 days in an all-cash deal that included antique furnishings.

The 50,000-square-foot residence was sold by socialite Suzanne Saperstein, who had the mansion custom built in 2002 with her then husband, Metro Networks founder David Saperstein. They divorced three years after work was finished, and she first listed property in 2007 just as the Great Recession was taking hold.

The buyer of Fleur de Lys was initially identified as a French billionaire, but a copy of the grant deed obtained by The Times shows the taxes will be mailed to Milken Institute in Santa Monica. The nonpartisan think tank is chaired by businessman, philanthropist and onetime “junk bond king” Michael Milken.

The taxes go to the law firm of Maron & Sandler also located at the Milken Institute. Richard Sandler has represented Milken in the past. A representative for Milken denied that Milken or the Milken Institute purchased the property, which was taken in the name of a limited liability company.

The sale does not top the U.S. record set last year when a mansion on nine acres in the Northern California community of Woodside went for $117.5 million. That deal's buyer and seller were business partners and may have included other considerations.

The transaction does beats the long-held local record established in 2000 when Dole Food Co. billionaire David Murdock sold a Bel-Air property to financial executive Gary Winnick in a $94-million deal that involved a parcel of land in trade.

This affluent Westside stretch of Holmby Hills, Bel-Air and Beverly Hills known as the Platinum Triangle for its wealth and top-dollar estate properties was ripe for a home sale of such magnitude.
The ranks of the ultra-wealthy continue to grow, and L.A. prices seems like bargains compared with other major cities -- particularly to foreign buyers, real estate experts say. And there are only so many mega-estates to choose from.

“This is a very thin market, in a similar vein to an art market,” said economist Gary Painter, director of research for USC’s Lusk Center for Real Estate. “There’s only one of that type.”

Kurt Rappaport of Westside Estate Agency, who represented Saperstein in the sale, echoed that sentiment. “This is one of the greatest estates in Los Angeles, if not the country.”

Completed in 2002, the compound stretching between Carolwood and Angelo drives was years in the making. Purchases of the adjacent parcels that make up the estate took five years and an additional six years were spent in various stages of construction, from groundbreaking to fruition.

Wrought-iron gates open to a 600-foot-long tree-lined driveway that leads to a cobblestone courtyard in front of the house. Just inside the front door is a marbled-floored two-story entry hall topped by a gold-leaf paneled ceiling. A pair of staircases lead upstairs, and a doorway flanked by columns looks out to the back yard and gardens.

Inspired by Vaux-le-Vicomte, a palace outside Paris, the mansion has also been likened to miniature Versailles surrounded by formal gardens, mature trees and a soccer-field size expanse of lawn. The 4.6 acres of grounds include two motor courts, a swimming pool and spa complex and a tennis court.
Imported limestone blocks enclose a massive steel frame, set on rollers in the foundation, to safeguard the structure in an earthquake. Interior spaces include a ballroom for parties of 500, a two-story wood paneled library, a movie theater, a music room, a dozen bedrooms and 15 bathrooms.

Services spaces include a commercial kitchen, a room for the cutlery and dishes, a butler’s pantry, a staff dining room, staff offices and a security center.

The 3,000-square-foot wine cellar and tasting room is larger than most American houses, as is the manager’s house.

Those who have never stepped foot in the palatial estate may have had an unknowing glimpse on television or at the movies. Parts of it were used for the ABC drama “Big Shots” (2007-08), Audi commercials during the 2008 Super Bowl, and the 2011 film “The Green Hornet.”

Others were able to purchase a piece of the estate two years ago when Sotheby’s auctioned some of Saperstein’s antique furniture. The more than $8 million in sales was topped by a 21-light German chandelier from the 1700s that brought about $602,500.

Although the neighborhood containing Fleur de Lys is generally accepted as Holmby Hills, the L.A. Times Mapping Database considers it to be Beverly Crest.

Fred Bernstein of Westside Estate Agency represented the buyer, who beat out billionaires from England and China."

http://www.latimes.com/business/money/la-fi-mo-fleur-de-lys-20140331,0,7233094.story#ixzz2xkb95Ben

Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game. Mary 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 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

Friday, August 10, 2012

Cheryl Ladd home on Oriole, Los Angeles, California by Mary Cummins, real estate appraiser

Cheryl Ladd, home, house, 9051 Oriole, Los Angeles, California

 

Cheryl Ladd lived up the street from me at 9051 Oriole Way, Los Angeles, California 90069 from 1980 to 1985 or so. She had three dogs which seemed to escape her yard once every couple of weeks. These dogs would somehow hang out on the roof of her garage and bark at you when you walked by. The dogs would naturally walk down our street to our house. I would round them up and take them back to her house. She never said "thank you" and kept letting her dogs escape. 
 
I actually didn't recognize her as Cheryl Ladd. I thought it was just some woman. Then I went to a pool party at David Niven Jr's house up the street at 1457 Blue Jay Way, Los Angeles, California. He told me Cheryl Ladd lived in between us. About six months after I went to the pool party I see David Niven Jr rolling a full sized dining table down the street. This table could easily seat eight people. The table had wheels on the feet. I stop my car, get out and ask him what the hell he's doing. He said Cheryl was having a party and asked to borrow a table. I helped him push the table to her house as the last part was up a little hill. He said he'd been friends with her for a while. 
 
Cheryl Ladd (born Cheryl Jean Stoppelmoor; July 12, 1951) is an American actress, singer and author. Ladd is best known for her role as Kris Munroe in the television series Charlie's Angels, hired amid a swirl of publicity prior to its second season in 1977 to replace the departing Farrah Fawcett-Majors. Ladd remained with the show until its cancellation in 1981.
 
 
Her house was last listed for sale in 2001 for $3.95M. That listing expired. It was also listed for lease in 2007 for $24,000/month. That listing also expired. You can't see the house from the street. Hopefully you can see the pics in the link below. 
 
Cheryl Ladd, home, house, 9051 Oriole, Los Angeles, California

 

Cheryl Ladd, home, house, 9051 Oriole, Los Angeles, California

 

STATUS:  Expired ADDRESS:  9051 ORIOLE WAY , LOS ANGELES 90069   LP:  $24,000

 

   

 

RESIDENTIAL LEASE AREA: (3) Sunset Strip - Hollywood Hills West MAP:  592/H5 MLS# 06-137299 BR: 4
STYLE: Country French SUB:  PUD:  YB: 1948 BA: 6.00 (0 0 0 0)
APN: 5560-007-001 SFR/CA: SFR HOD: $0.00 STORIES: 2 APX SF: 3,980/AS
UNIT LOC: N/A VIEW: Yes POOL: Yes #UNITS: 0 APX LSZ: 21,830/AS
EXP: N/A GH: Det'd #FP:  FLR#: 0 PKGT: 4
BALC: N/A SALE: No LOP: No FUR: No #CVD PKG: 1
HORSE PROP:  OPT $:  OPTT:  PETS: Call SDEP: $54,000
ELEM: Check with city JRHS: Check with city SRHS: Check with city COMPLEX - TERM: 1+Year

DIRECTIONS: Doheny/Oriole/Oriole Way
REMARKS: Doheny Hills view estate on large flat lot on prime cul-de-sac. Gated and very private with 4 bd, 7ba, maids + guest house. Paneled library, great city views. Beautiful master suite, bath, closet. Large yard and pool.  Click here to community information: schools etc.  Click here to see the Walk Score

ROOMS: Bar,Bonus,Breakfast,Dining,Family,Library/Study,Patio Open,Powder,Service Entrance,Other
AMENITIES: Controlled Access,Pool,Security,Separate Guest Room,Separate Maids Qtrs
EQUIP: Dishwasher,Garbage Disposal,Hood Fan,Intercom,Range/Oven,Refrigerator
AIR: Central HEAT: Central
FLOOR: Carpet,Hardwood LAUNDRY: Inside
FIREPL: Living Room ROOF: Shake
POOL: Heated TENANT PAYS: Electric,Gas,Water
PARK: Detached,Gated TYPE: Single Family
VIEW TYPE: City Lights WATERFRONT: None
SEC: Gated POSS: 
SEWER: In Street SZONE: Property Report
DISC: Other SPA: Bath Tub
OCC/SHOW: Appointment w/List. Office LAND TYPE: 

LP: $24,000 DOM: 112 LD: 10/10/2006 SP:  SSP:  BLOG Y/N: Yes LP/SF: $6.03
OLP: $27,000 CDOM: 112 CD:  SD:  WD:  AVM Y/N: Yes SP/SF: 

LA1: Brett Lawyer DRE: 00897489
PH: 310-858-5402 CELL:  FAX: 310-388-1117
LO1: Sotheby's International Realty PH: 310-205-0305
Email Brett Lawyer brett@brettlawyer.com
LA2:  DRE: N/A
PH:  CELL:  FAX: 
LO2:  PH: 
 

CSO:  3% LT:  ER LBA:   BAC:  Yes LS:  No EO:  No PROBATE:    

Broker/Agent does not guarantee the accuracy of the square footage, lot size or other information concerning the conditions or features of the property provided by the seller or obtained from Public Records or other sources. Buyer is advised to independently verify the accuracy of all information through personal inspection and with appropriate professionals. Copyright © 2014 by TheMLS.com. Information deemed reliable but not guaranteed. Presented by: Mary Cummins CalBRE# AR010270

Mary Cummins of Animal Advocates is a wildlife rehabilitator licensed by the California Department of Fish and Game. Mary 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