Mary Cummins, Real Estate Appraiser, Real Estate Appraisal, Los Angeles, California, Mary Cummins.

Mary Cummins is a real estate appraiser in Los Angeles, California with 38+ years of experience. Cummins provides real estate appraisals for banks, lenders, mortgage brokers, Appraisal Management Companies (AMCs), lawyers, Courts, factors and private parties for lending, lawsuits, probate, estate planning, divorce and all types of litigation. Cummins provides 1004, 1073, 1025 and other form reports, narrative reports and historical appraisals besides real estate research and appraisal advice.

Showing posts with label altadena. Show all posts

Sunday, May 4, 2025

Study Shows High Levels of Lead, Arsenic, Mercury Post Los Angeles Fires by Mary Cummins

High levels of lead, arsenic and mercury have been found in the soil after post fire soil removal in Los Angeles, California. Previously FEMA and USACE would remove six inches of topsoil, test then remove more if the tests revealed toxic materials. After the January 2025 Los Angeles fires they decided to only remove the top six inches and not test. That's when the LA Times sent out their researchers to test the soil. They found toxic materials in fully destroyed and nearby intact properties. This is why I've been telling people to do their own testing.

https://www.latimes.com/environment/story/2025-05-04/the-government-wont-test-soil-on-properties-burned-in-the-la-fires-so-we-did-it-ourselves

"In the wake of the recent L.A. area fires, federal officials have broken with their decades-long tradition of testing soil to determine whether and when it is safe for people to come home.

The federal agencies typically tasked with this work — the Federal Emergency Management Agency and the U.S. Army Corps of Engineers — decided not to conduct comprehensive soil testing, stating that removing 6 inches of topsoil from properties that burned in the fires is enough to meet health-based cleanup goals.

An investigation by The Times uncovers government failures to ensure comprehensive cleanup of fire-related contamination in Altadena and Pacific Palisades left toxic substances buried in the soil of L.A.’s burn zones.

Times reporters conducted soil testing on 40 properties across both the Altadena and Pacific Palisades burn zones. The testing followed strict protocol with samples carefully collected, stored and transported to a state-certified lab in Fresno to be analyzed for 17 toxic metals.

The results confirm that some properties deemed safe are in fact still contaminated: Two of 10 properties remediated by the Army Corps in the Eaton fire burn area are still imbued with heavy metals above California’s health protective standards, the results show.

The Times’ tests also revealed elevated levels of arsenic, lead and mercury in the yards of three homes out of 10 homes that survived the Eaton fire.

The findings underscore the risk lurking just beneath the surface for nearly all residents in California — and for millions of Americans who will rely on future federal support in the wake of worsening climate disasters."

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

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Mary Cummins

Mary Cummins of Cummins Real Estate Services has been in real estate since 1983, over 35 years. She is licensed by the Bureau of Real Estate Appraisers. Mary Cummins was an agent and broker licensed with the California Department of Real Estate selling residential income, commercial buildings, raw land and homes for Merrill Lynch Realty in Beverly Hills and Westside Properties in Los Angeles before concentrating on appraisals. Mary Cummins currently provides real estate appraisals, expert witness testimony, historical research, legal real estate research for mortgage brokers, banks, lawyers, factors, insurance companies, financial consultants and private individuals. Mary Cummins was born and raised in Southern California. Cummins attended Beverly Hills Good Shepherd Catholic School and Beverly Hills High School. Besides being on the Dean's list, Mary Cummins was a top ten national swimmer and competed on the men's water polo team. Mary Cummins began college at the age of 15 attending the University of Southern California on scholarship, majoring in Psychology/Sociology. http://www.animaladvocates.us http://www.facebook.com/AnimalAdvocatesUSA

Wednesday, April 23, 2025

Los Angeles Allows RVs, Mobile Homes, ADUs on Burned Lots by Mary Cummins Real Estate Appraiser

Los Angeles allows temporary housing structures on burned lots. You can live in an RV, mobile home or manufactured home on your burned lot as long as debris has been removed and you have water, power hookup and proper sanitation. The approvals expire two years from the beginning of the fire emergency. You can also build an ADU and live in it before you rebuild the main home. More information below.

Question: Temporary housing – will it be allowed and where?

Answer: Temporary housing is allowed. Temporary housing units may include recreational vehicles, manufactured homes, or mobile homes. The temporary housing unit must have a water connection for drinking, a sanitary waste disposal system and an electrical connection. Click here to apply for a Temporary Housing Permit. Temporary housing approvals expire two years after the beginning of the emergency declaration. Temporary housing units must be removed from the property within 24 hours after the approval expires. However, the Director of Regional Planning can grant up to three one-year extensions of the expiration date if additional time is necessary. Otherwise, temporary housing units must be removed from the property within 30 days after the County issues a Certificate of Occupancy for the replacement. If there is a pre-existing ADU on a property, it can be temporarily occupied by a household while they wait for a replacement primary dwelling unit to be built on the same property, although it is not a temporary structure and will not need to be removed from the property at a future time. However, Phase 1 hazardous materials removal must occur on the entire property before the household can move into the pre-existing ADU.

Question: Can I build and live in an ADU on my property while rebuilding my home?

Answer: A new ADU can also be built on a property if a household wants to temporarily occupy it while they wait for a replacement primary dwelling unit to be built on the same property. This will not be considered a temporary structure and will not need to be removed from the property at a future time. LA County will require an application and permits for the new ADU, which will be expedited. The new ADU will need to comply with current Zoning Code and State law requirements Question: Where

Link to article
https://recovery.lacounty.gov/wp-content/uploads/2025/02/Fire-Rebuild-FAQ.pdf

#RV #ADU #marycummins #realestateappraiser #losangelesfires

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Mary Cummins

Friday, March 7, 2025

In Palisades fire area in Castellammare and Palisades Highlands by Mary Cummins real estate appraiser

mary cummins, post fire appraisal, pacific palisades, altadena, castellammare, palisades highlands, los angeles, california, destruction, photos, real estate appraiser

Was in the Palisades fire burn area again today in Castellammare and Palisades Highlands. The fire in the Highlands hit a lot of attached condos. Fire destroyed the homes more hit and miss, one on one block, one on another block. It didn't just plow through blocks of homes like it did in the flats. I saw one cleared lot in Castellammare today. I don't know how they will ever get big trucks up there as the roads as narrow, steep, curvy, further narrowed by debris slides and road closures. hashtag#palisadesfire hashtag#marycummins hashtag#realestateappraiser hashtag#losangeles hashtag#california hashtag#postfireappraisal

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.

DISCLAIMER: https://mary--cummins.blogspot.com/p/disclaimer-privacy-policy-for-blogs-by.html

Mary Cummins

Thursday, March 6, 2025

Altadena Land for sale post Eaton fire by Mary Cummins Real Estate Appraiser

Altadena now has 63 land listings for sale and ten sold since the fires from 5,300 sf to 24,000 sf price range $199,000 to $950,000. There are now ten sales at $199,000 to $790,000. Most sales $520,000 to $790,000. Almost all sales are over list price selling at 100-118% over list price. Below is summary of seven sales.

Property Type Count: 7

Avg LSZ: 9,155

Avg LP/LSZ: $65.36

Avg DOM: 6

Avg Orig Price: $610,286

Avg Price: $574,571

Avg Sale Price: $613,011

Avg SP/LSZ: $70.83

#altadena #landsales #eatonfire #losangeles #california #marycummins #realestateappraiser #realestateappraisal

# (63)	Photo	MLS #	AR	S	Address	City	Lot Sz	Acreage	Zoning	LP	SP	DOM	Doc(s)
⁞⁞ 1	7	GD24241897IT	85	A	2879 Stonehill DR	ALTADENA	10,264	0	LAR175	$198,950		96
⁞⁞ 2	11	PF24017312PF	85	S	605 Devonwood RD	ALTADENA	24,898	1	LCR120	$199,000	$220,000	21
⁞⁞ 3	3	WS24205439MR	85	W	2879 Stonehill DR	ALTADENA	10,264	0	LAR175	$230,000		30
⁞⁞ 4	1	OC25039624MR	85	P	477 Devirian PL	ALTADENA	5,463	0	LCR175	$350,000		11
⁞⁞ 5	1	OC25040747MR	85	P	3082 Ewing AVE	ALTADENA	9,052	0	LCR175	$400,000		9
⁞⁞ 6	1	P1-20786PF	85	S	45 E Mariposa ST	ALTADENA	6,502	0	LCR175	$439,000	$520,000	9	2
⁞⁞ 7	5	P1-20953PF	85	U	173 E Pine ST	ALTADENA	7,516	0	LCR175	$449,000		11
⁞⁞ 8	5	WS25043406MR	85	A	3066 Marengo AVE	ALTADENA	5,346	0	LCR175	$475,000		3
⁞⁞ 9	7	25503375	85	A	63 E Las Flores Dr	Altadena	7,365	0.1691	LCR175	$475,000		9
⁞⁞ 10	1	PF25029801PF	85	S	2971 Emerson WAY	ALTADENA	7,751	0	LCR175	$479,000	$525,000	5	1
⁞⁞ 11	8	P1-20959PF	85	A	397 E Poppyfields DR	ALTADENA	8,745	0	LCR175	$479,000		12	1
⁞⁞ 12	12	P1-20851PF	85	S	2834 Saint James PL	ALTADENA	5,737	0	LCR 175	$480,000	$570,000	10
⁞⁞ 13	11	CV25048418MR	85	A	3344 Fair Oaks AVE	ALTADENA	7,597	0	LCR175	$489,000		0
⁞⁞ 14	1	P1-21131PF	85	A	2985 Emerson WAY	ALTADENA	6,377	0	LCR175	$495,000		1
⁞⁞ 15	1	P1-20886PF	85	P	329 E Poppyfields DR	ALTADENA	6,703	0	Residential	$495,000		3
⁞⁞ 16	25	SR25047182MR	85	A	82 W Harriet ST	ALTADENA	7,525	0	LCR1YY	$499,000		2
⁞⁞ 17	2	25503264	85	A	516 E Las Flores Dr	Altadena	7,581	0.174	LCR175	$499,000		9
⁞⁞ 18	8	SR25041570MR	85	P	3010 Highview AVE	ALTADENA	6,484	0	LCR175	$499,999		1
⁞⁞ 19	15	P1-21017PF	85	A	1079 Marcheta ST	ALTADENA	5,972	0	LCR175	$519,000		8
⁞⁞ 20	3	AR25049705MR	85	A	132 W Harriet ST	ALTADENA	7,752	0	LCR1YY	$525,000		0
⁞⁞ 21	11	25504515	85	A	2541 Glenrose Ave	Altadena	7,564	0.1736	LCR175	$549,000		5
⁞⁞ 22	10	25506969	85	A	203 Ventura St	Altadena	6,805	0.1562	LCR175	$550,000		1
⁞⁞ 23	7	P1-21016PF	85	A	3112 Highview AVE	ALTADENA	8,537	0	LCR175	$550,000		8
⁞⁞ 24	19	P1-20947PF	85	A	3331 Lake AVE	ALTADENA	7,147	0	R-1-7500	$550,000		13
⁞⁞ 25	1	PF25042273PF	85	H	268 E Poppyfields DR	ALTADENA	10,529	0	LCR175	$599,000		5
⁞⁞ 26	4	P1-21059PF	85	A	55 Marathon RD	ALTADENA	6,558	0	LCR175	$599,000		6
⁞⁞ 27	3	P1-20922PF	85	U	95 W Poppy Fields DR	ALTADENA	10,572	0	LCR175	$599,000		8	2
⁞⁞ 28	9	PF25042160PF	85	A	410 E Pine ST	ALTADENA	8,225	0	LCR175	$599,000		8	1
⁞⁞ 29	7	OC25032375MR	85	U	641 Athens ST	ALTADENA	8,911	0	LCR175	$599,000		8
⁞⁞ 30	8	P1-20985PF	85	A	411 Punahou ST	ALTADENA	6,839	0	LCR175	$599,000		9
⁞⁞ 31	4	25502095	85	U	359 Crosby St	Altadena	7,477	0.1716	LCR175	$599,000		10
⁞⁞ 32	4	PF25039848PF	85	A	255 W Mariposa ST	ALTADENA	8,750	0	LCR175	$599,000		12	2
⁞⁞ 33	10	P1-20903PF	85	A	1334 E Loma Alta DR	ALTADENA	8,916	0	R-1-7500	$599,900		16
⁞⁞ 34	1	25505791	85	A	191 E Altadena Dr	Altadena	9,088	0.2086	LCR175	$599,999		2	2
⁞⁞ 35	4	P1-20696PF	85	S	3458 Monterosa DR	ALTADENA	10,591	0	LCR175	$600,000	$603,000	1
⁞⁞ 36	4	P1-21036PF	85	A	1108 E Mariposa ST	ALTADENA	5,911	0	LCR175	$600,000		6
⁞⁞ 37	8	P1-20843PF	85	P	2755 Saint James PL	ALTADENA	15,379	0	LCR175	$618,000		17
⁞⁞ 38	4	P1-21122PF	85	A	3245 Arrowhead CT	ALTADENA	7,481	0	R-1-7500	$625,000		1
⁞⁞ 39	1	CV25030505MR	85	S	1238 Sagemont PL	ALTADENA	8,987	0	LCR175	$625,000	$680,000	1
⁞⁞ 40	2	25506331	85	A	94 W Poppyfields Dr	Altadena	9,727	0.2233	LCR175	$629,000		2
⁞⁞ 41	13	P1-21110PF	85	A	2820 Stonehill DR	ALTADENA	15,612	0	LCR17500*	$640,000		2	1
⁞⁞ 42	2	PF25020607PF	85	S	1241 Sagemont PL	ALTADENA	9,472	0	LCR175	$649,000	$603,077	13
⁞⁞ 43	6	P1-20995PF	85	A	429 E Marigold ST	ALTADENA	10,058	0	LCR175	$675,000		10
⁞⁞ 44	7	P1-21051PF	85	A	539 Punahou ST	ALTADENA	9,116	0	LCR175	$695,000		6
⁞⁞ 45	1	AR25036421MR	85	U	3273 Alegre LN	ALTADENA	9,695	0	LCR175	$699,000		5
⁞⁞ 46	2	P1-20990PF	85	U	1004 E Mariposa	ALTADENA	12,829	0	LCR2YY	$699,000		8
⁞⁞ 47	1	P1-20941PF	85	P	76 W Pine ST	ALTADENA	13,878	0	LCR175	$699,000		10
⁞⁞ 48	1	AR25037755MR	85	A	1046 Morada PL	ALTADENA	7,465	0	LCR175	$699,000		14
⁞⁞ 49	3	25503113	85	A	2710 Scripps Pl	Altadena	8,145	0.187	LCR175	$724,500		9
⁞⁞ 50	2	25492083	85	U	211 W Las Flores Dr	Altadena	9,712	0.22294	LCR175	$740,000		22
⁞⁞ 51	11	P1-21013PF	85	A	169 E Loma Alta DR	ALTADENA	15,660	0	LCR119	$749,000		8
⁞⁞ 52	0	COMP24133226	85	S	47 MOUNTAIN VIEW ST	ALTADENA	10,702	0.2457		$750,000	$750,000	0
⁞⁞ 53	5	25499221	85	S	3488 Rubio Crest Dr	Altadena	15,047	0.3454	LCR110000-R115	$750,000	$790,000	2
⁞⁞ 54	10	GD25037684IT	85	H	1776 Alta Wood DR	ALTADENA	12,939	0	LCR120	$750,000		4
⁞⁞ 55	4	AR25036653MR	85	P	2598 Raymond AVE	ALTADENA	15,213	0	LCR175	$750,000		4
⁞⁞ 56	4	25499833	85	A	309 W Mountain View St	Altadena	7,500	0.1681	LCR175	$750,000		14
⁞⁞ 57	38	BB25040793MR	85	A	676 E Calaveras ST	ALTADENA	10,037	0	LCR110	$769,967		6	1
⁞⁞ 58	1	AR25042477MR	85	A	505 Wapello ST	ALTADENA	11,086	0	LCR175	$780,000		8
⁞⁞ 59	21	P1-17372PF	85	S	566 W Palm ST	ALTADENA	16,441	0	R-1-7500	$800,000	$780,000	19	1
⁞⁞ 60	5	OC25040714MR	85	A	398 E Loma Alta DR	ALTADENA	9,961	0	LCR110	$849,000		10
⁞⁞ 61	25	SR25045575MR	85	A	2440 Tanoble DR	ALTADENA	22,510	1	LCR120	$850,000		4
⁞⁞ 62	3	P1-20989PF	85	U	1016 E Mariposa	ALTADENA	19,685	0	LCR17500	$899,000		8
⁞⁞ 63	11	P1-21101PF	85	A	3430 Chaney TRL	ALTADENA	27,972	1	LCR175	$899,900		2
⁞⁞ 64	10	PF25038457PF	85	A	2574 Ganesha AVE	ALTADENA	11,033	0	LCR175	$950,000		7