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.

Friday, January 10, 2020

Construction process, costs today are exponentially higher than 1900's, 1950's - Mary Cummins

Real estate construction costs, rising, permits, survey, architect, land costs, labor, materials, utilities, mary cummins, real estate, appraiser, appraisal, Los Angeles, California

Many people today have no idea how much it costs to build a new housing unit. Some are aghast at the $500K/unit estimate given to build housing units for the homeless or anyone. People also have no idea how long and difficult the process is today. Back in 1900 all you had to do at most was submit a two page form to the city and pay for the permits. You didn't need an architect, survey, soils, geological, engineer or even a drawing. You didn't need approval from your neighbors, other city departments, historical overlay zone committee members, building and safety, zoning and planning, dept of transportation... The cost today to build a unit is easily 100x what it was back in the day. It's also exponentially more difficult today. Today because there is no vacant land you have to demolish an existing structure and pay millions for the land. Then you have to deal with even more agencies and people. This article should explain some of the changes and challenges we face today.

Below is a complex building permit application which was approved. It's a two story 1906 very good quality home in Los Angeles. It cost $3,000 to build about 3,000 sf or $1/sf. This included everything for this high quality home. This was very, very expensive in 1906. This home exists today.

This home was built in a more rural area of Los Angeles in 1934. 672 sf for $1,000 or $1.40/sf. Look at this form. No architect, engineer, contractor. You could built it yourself. You didn't need a licensed contractor, plumber, electrician. There were no building and safety regulations or planning and zoning and no inspections. You want to build a house or school right next to a liquor store, highway, industrial plant? Okay.

This home was built in 1952. Again, no architect, engineer but there's a contractor because this person doesn't want to build it himself. Can you imagine no building and safety regulations? This time there is a little sketch. 2,200 sf built for $8,300 or $3.77/sf. That's it.

Below is the budget for a four-plex in the city of Los Angeles. This is the actual budget. Again, not my client. They paid $1.1M to buy a tear down home on an R2 lot. It cost $2,000,000 to build four units or $500,000 per unit. This developer is highly experienced. This soon to be property is in a not so good area of Los Angeles. This doesn't include a lot of other costs such as selling commission, transfer fees, property taxes...if they sell it. These people hold property and don't sell it. They'd have to sell over $2,000,000 to make a profit. We appraisers figure in a 20% profit so they would most likely sell it for $2,400,000 which seems about right based on the area. These are not luxury units. They are bare bones basic minimum requirement units. They're built dormitory style as if for students.

Cut to the chase today, 2020. It easily costs $175/sf to build an average low quality home. The amount of paperwork involved would be at least 3-5 feet tall not including plans and surveys. This cost doesn't include architect, survey, engineer, geo, soils, grading, utility hookups, appliances, finishes... It also doesn't include time, effort and money getting approvals from building and safety, planning and zoning, neighbors, NIMBYs, neighborhood lobbyists/extortionists, HPOZ Committee, transportation... It doesn't include mortgage payments, insurance during pre-contruction and during construction. It doesn't consider that you can only choose a piece of property with a very specific zoning in a very specific area. It can easily take two years from permit application to breaking ground. That's two years of holding costs just to do nothing. After you break ground it could take another year to have building and safety inspect the electrical, plumbing, mechanical... elements of your home so you can continue to the next step. It could take up to two more years getting a Certificate of Occupancy. All of these things take a lot of time and money.

This is why Mayor Eric Garcetti can fund a housing a project and not have a grand opening for at least two to five years. I was on the Prop F Committee to build the new animal shelters and fire stations. I've gone through the process over years with the City Committee. They actually did a really good job staying on top of things even when issues arose. Still, it took years and wasn't cheap.

The high cost of land, construction materials/labor, excessive red tape, NIMBYs dragging out the costly process is why we have a housing crisis. This is why we need housing for homeless, low income and even low middle class people today. Because of all the obstacles to building new units not enough units have been built over the past 30-40 years which is why rents are so high. It's a basic supply and demand issue. Rent control made the situation worse as landlords left the rental market and few new units could be built.

Some say "developers are just greedy." No, they're not. They're developers. Their goal is to build a project and make money. As an appraiser we figure in 20% developer profit. Many times they don't make 20%. They can end up losing their entire investment because building projects is extremely risky. Other people sell cars, clothing, medical services. They also expect to make a profit. It's just economics.

I've offered many solutions to these problems in my many articles about the housing crisis and solutions. The main solution is to limit NIMBY's power to stop projects. Some cookie cutter 2-8 unit projects should be automatically approved and need no further approvals from neighbors or NIMBYs. I just wrote this quick article so people can see how much it costs and how difficult it is today to build housing. People are yelling at Mayor Eric Garcetti like he is intentionally stalling on building new housing. He is doing everything in his power to build new units. He is stymied by NIMBYs.

Recently there was a project to build 250 units on vacant land with units for homeless, very low income, low income and market rent units. People fought it because they wanted more units for very low income. This was a private developer offering to build low income units when there is no law that states he must build super low income. NIMBYs killed the project. A low income housing unit in the hand is better than two in the bush. NIMBYs are one of the biggest causes of the housing crisis.They have a place to live so eff everyone else.

FYI I have nothing to do with any of the homes listed above which is why I used them. I have never appraised, inspected, sold them. I just pulled some random buildings of specific ages.

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

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

Thursday, August 29, 2019

1004P hybrid real estate appraisal report form analysis by Mary Cummins real estate appaiser

1004P appraisal form, report, 1004 p, mary cummins, real estate, appraisal, appraiser, los angeles, california, licensed, certified, cheap, affordable,

UPDATE: 01/24/2021 1004P appraisals can now be used for more than just no cash out same bank refinances. Fannie Mae and others have agreed to accept bifurcated hybrid appraisals in some situations.

01/02/2020 The original article was about the 1004P appraisal and the lender, investor, appraiser. I didn't talk about how it affects the homeowner trying to refinance. Obviously it can't be used for purchases as they are riskier.

Here's a good reason why a home owner should make sure they don't get a cheaper 1004P desktop appraisal. They can only be used for same bank refinance with no money out. If you want to take money out, use a different bank, get a second instead of refinancing the first, home is older, not in perfect condition, hasn't been sold on the MLS recently, large loan, hight LTV ratio, not the best credit, market is decreasing...you will need a regular 1004 appraisal. Lender charges borrower the same price for either one. Lender pockets more when they use a 1004P. Purpose of 1004P is so lender makes more money. It doesn't help the home owner who could end up having to pay for two appraisals. It also takes longer to have two appraisals.

ORIGINAL: The 1004P hybrid appraisal report is a Fannie Mae real estate appraisal form and appraisal process. ~~A licensed real estate agent or appraiser does the physical inspection of the subject property.~~ Turns out that's not always the case today, 02/12/2022. The AMC may send someone whom was only trained by a short prerecorded video online to do the inspection. They may not be a real estate expert, agent, appraiser or even someone who is at least licensed, bonded, insured or has passed a background check. You don't really want someone who hasn't passed a background check in your house, see article about home inspector and Elmo doll here.

They measure/diagram the property, note materials/condition and take the photos of the subject to form their report. A licensed real estate appraiser takes that data, selects the appropriate comps and types up the finished appraisal. The appraisal clearly states that John Doe license # 12345 did the inspection, measured, took the photos and appraiser John Doe 2 license # 678910 completed the appraisal report.

When I first heard about the 1004P hybrid appraisal report I was skeptical for a few reasons. One, is a real estate agent qualified to inspect property for lending purposes? How would a real estate agent be able to recognize building and safety violations, be able to note condition of the home or even all of the materials? How well will they measure the home? Would it be legal gross living area or ANSI standardized measurements? Would their photos be good enough for the appraiser to see materials and condition? Two, how would one know if the inspection and photos are of the subject property? Three, can a proper appraisal be made using MLS comparable photos? That’s why I decided to research the 1004P.

Below is the actual 1004P appraisal form and the USPAP Compliance Addendum. As you can see the 1004P Appraiser’s Certification form states page five item 12 “I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable sources that I believe to be true and correct.” The USPAP Compliance Addendum clearly states who inspected the property, i.e. name, license number, E&O Insurance and who did not, i.e. the appraiser. The MLS photos used clearly have a stamp that says “CRMLS,” “TheMLS.”

https://drive.google.com/file/d/12Cpcr4YUWTc88ehXFfIHxRe9mvGxVCng/view?usp=sharing
I decided that I should do a sample 1004P report. I’m not posting that report as I have a horrible cyber stalker who loves to forge documents. I had to add a hidden seal to all my docs for that reason.
This is what I’ve learned from doing an actual 1004P report.

The inspection report, sketch, measurements and photos give the appraiser enough information to satisfactorily complete the appraisal report as long as there aren't hard to see major issues with the home. I’ve found the inspectors take way more pics than necessary. They take a few pics per room instead of just one. They take up close pics of the materials. The photos are large and detailed so you can zoom in if there are any doubts. Of course the appraiser is assuming the photos are true and correct representations of the actual home.

The measurements don’t always equal the tax roll due to unpermitted additions or mistakes e.g. adding area of stairs. Same happens when I inspect. I only include the legal permitted gross living area, bed/bath in my report anyway.

The materials in the written inspection report aren’t always correct but it doesn’t matter. An agent wrote “wood siding” when it’s actually “shingle siding” which I can clearly see in the pic. I report what I see in the pic. The underwriter can see the material in the pic anyway in case the agent or appraiser made a mistake.

The inspection report and photos give enough information to see if they are of the subject or not. So far all 1004P have been ordered for homes which sold recently on the MLS. You have MLS photos, data, public tax data, permit data to compare to the inspection photos and report to verify. This is true for all cases unless the current owner did a full remodel. Then I check with permits. If I were to do a drive-by appraisal or exterior only appraisal, I don’t get to inspect the interior or receive any interior photos. The 1004P gives a lot more data than regular exterior only inspections though not as much as a full inspection appraisal.

MLS comparable photos can be sufficient if they match Google street view photos. So far I haven’t come across MLS pics that don’t match Google street view doing 1004P. I have seen other MLS photos where they photoshop dirt into grass, cut out high tension power lines or just use an architect rendering program photo. If I were to see that, I would use Google street view photo instead and note it in the report. In a regular report we are only taking street view pics of the comps anyway as of the date of our appraisal and not the date of the sale of the comp. We don’t know if interior photos are real or not as it is.

After my analysis I believe that 1004P appraisals are good enough to use for lending purposes in certain situations. Those situations would be easy appraisals of newer average tract homes and condos that have sold more recently on the MLS. They would also be inspected by a licensed real estate appraiser, agent, broker who is insured and had a full background check. I don’t think they should be used for more difficult assignments where there would be more lender risk. Those assignments would be large custom homes, homes in C4 condition or worse, homes with any unusual conditions, some view homes, luxury quality homes or very old homes i.e. 80 years plus. I believe those homes and properties should be appraised by a licensed real estate appraiser who has personally physically inspected the property.

One thing appraisers should consider is that they are fully liable for the report no matter what. It doesn't matter who did the inspection and took the photos. It doesn't matter that the report states someone else inspected the property. By signing the report you are stating you had sufficient information to complete a credible appraisal. Per USPAP "If the appraiser does not have sufficient information to complete a credible appraisal, they must refuse the assignment." You can't rely on the inspector, their measurements or photos. You will be legally liable if they made a mistake or committed fraud.

If you don't feel the inspector or the MLS comps have provided accurate enough information, you must do your own research. You may have to look at all permits for the subject and comps, property history, all previous MLS listings ... to try to verify something. The inspector may have missed obvious signs of major problems with the property. Maybe you can't see the issues in the photos but you would have seen it during an inspection because of your years of training and experience. Those issues could be major uneven floors, one room at a higher level than adjoining room, holes in rear yard, damp smelling basement, burned smelling attic... I could see people perpetrating fraud via one of these appraisals just like they do with drivebys, regular desktops, AVMs and waivers.

Here's a 2019 article by the Illinois Department of Financial and Professional Regulation (IDFPR) titled "Illinois Board Issues Warning on Hybrid Appraisals" about liability and abiding by USPAP. They feel hybrid appraisals could be a violation of USPAP because an unlicensed person is providing "significant appraisal assistance." Illinois believes it's a violation of USPAP if the inspector provides the measurements, room count, condition, quality ... to the appraiser.

The Appraisal Foundation (TAF) stated that a hybrid appraisal in and of itself is not a violation of USPAP. They stated it's okay for another party to provide the inspection information if it is only known facts but the Appraiser is liable for that data. If the inspector provides condition, quality "opinions," they need to be a licensed appraiser. If the Appraiser doesn't feel the data provided is credible, the Appraiser must obtain the data in another acceptable manner or withdraw from the assignment.

Every state has their own license requirements beyond the federal regulations. It will be up to the states to determine if hybrid appraisals are a violation of state regulations as they control and enforce licenses.

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.

Mary Cummins

Monday, August 5, 2019

West Adams neighborhood in Los Angeles, California by Mary Cummins, real estate appraiser

west adams, neighbhood, historical district, historic homes, mary cummins, real estate appraiser, real estate, appraiser, appraisal, los angeles, california, south los angeles, craftsman, spanish revival, queen anne, victorian, greek revival

West Adams is a historic neighborhood in the South Los Angeles region of Los Angeles, California. The area is known for its large number of historic buildings, structures and notable houses and mansions throughout Los Angeles. It is a youthful, densely populated area with a diverse population. The neighborhood has several public and private schools.

West Adams is one of the oldest neighborhoods in the city of Los Angeles, with most of its buildings erected between 1880 and 1925, including the William Andrews Clark Memorial Library. West Adams was developed by railroad magnate Henry E. Huntington and wealthy industrialist Hulett C. Merritt of Pasadena. It was once the wealthiest district in the city, with its Victorian mansions and sturdy Craftsman bungalows, and a home to Downtown businessmen and professors and academicians at USC. Several historic areas of West Adams, namely, Harvard Heights, Lafayette Square, Pico-Union, and West Adams Terrace, were designated as Historic Preservation Overlay Zones by the city of Los Angeles, in recognition of their outstanding architectural heritage. Menlo Avenue-West Twenty-ninth Street Historic District, North University Park Historic District, Twentieth Street Historic District, Van Buren Place Historic District and St. James Park Historic District, all with houses of architectural significance, are located in West Adams.

The development of the West Side, Beverly Hills and Hollywood, beginning in the 1910s, siphoned away much of West Adams' upper-class white population; upper-class blacks began to move in around this time, although the district was off limits to all but the very wealthiest African-Americans. One symbol of the area's emergence as a center of black wealth at this time is the landmark 1949 headquarters building of the Golden State Mutual Life Insurance Company, a late-period Moderne structure at Adams and Western designed by renowned black architect Paul Williams. It housed what was once one of the nation's largest black-owned insurers (currently, along with an adjacent new building, it is now a campus for a large non-profit). West Adams' transformation into an affluent black area was sped by the Supreme Court's 1948 invalidation of segregationist covenants on property ownership. The area was a favorite among black celebrities in the 1940s and 1950s; notable residents included Hattie McDaniel, Tim Moore, Eddie Anderson, Joe Louis, Sweet Daddy Grace, Little Richard, Lionel Hampton and Ray Charles.

Singer Ray Charles's business headquarters, including his RPM studio, is located at 2107 Washington Boulevard. The intersection of Washington Boulevard and Westmoreland Boulevard, at the studio, is named "Ray Charles Square" in his honor.

Starting in 1961, construction of the ten-lane Santa Monica Freeway (Interstate 10) began through West Adams' core, with the freeway routed east to west just north of Adams Boulevard. Its construction resulted in the taking by eminent domain, and demolition, of numerous West Adams homes. As in many other American cities during the heyday of Interstate Highway Act construction, interstate highway rights of way were disproportionately routed through predominantly less affluent communities.

Many of the neighborhoods, including West Adams, are experiencing a renaissance of sorts with their historic houses being restored to their previous elegance. The area is undergoing revitalization with young professionals, restaurants, new businesses moving into the area. Many professionals are being attracted to the area, due to the proximity of job hubs in Silicon Beach, Culver City, and El Segundo.

According to the "Mapping L.A." project of the Los Angeles Times, West Adams is flanked by Mid-City to the north—across the Santa Monica Freeway—Jefferson Park to the east, Baldwin Hills/Crenshaw to the south and Palms to the west. The neighborhood's street boundaries are the Santa Monica Freeway on the north, Crenshaw Boulevard on the east, Exposition and Jefferson Boulevards on the south and the Culver City line on the west (Ballona Creek and Fairfax Avenue).

West Adams is home to one of the largest collections of historic houses and small mansions west of the Mississippi River. The West Adams neighborhood was developed between 1880 and 1925 and contains many diverse architectural styles of the era, including the Queen Anne, Shingle, Gothic Revival, Transitional Arts and Crafts, American Craftsman/Ultimate Bungalow, Craftsman Bungalow, Colonial Revival, Renaissance Revival, Mediterranean Revival, Spanish Colonial Revival, Mission Revival, Egyptian Revival, Beaux-Arts and Neoclassical styles. West Adams boasts the only existing Greene and Greene house left in the entire city of Los Angeles.

More than 70 sites in West Adams have received recognition as a Los Angeles Historic-Cultural Monument, a California Historical Landmark, or listing on the National Register of Historic Places.

Below are some photos of an assortment of regular homes that I've taken of West Adams south of Adams, north of Jefferson between Normandie and Vermont. These homes are a mix of the good, the bag and the ugly.

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

Mary Cummins

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

Friday, August 2, 2019

The Squares of Los Angeles: La Fayette, Wellington, Oxford Square real estate developments by Mary Cummins

La Fayette Square, Los Angeles, Mary Cummins, real estate appraiser, California, licensed, certified, historical homes, oxford square, wellington square, victoria park, windsor square, real estate appraisal

Los Angeles has many older historical neighborhoods. Some of the less well known are the "Squares" specifically La Fayette Square, Wellington Square, Oxford Square and Windsor Square. Below is some information about some of the Squares and some photos I've taken of some of the homes.

La Fayette Square

LaFayette Square is a historic semi-gated neighborhood in the central region of Los Angeles, California. Although founded in 1913 by real estate developer George Lafayette Crenshaw, it is named after the French Marquis de Lafayette, who fought alongside Colonists in the American Revolution. Lying west of Crenshaw Boulevard in the Mid-City area, it was designated by the city as a Los Angeles Historic Preservation Overlay Zone in 2000 for its significant residential architecture and history.

Properties in the tract, which was described as "part of the Nadeau Rancho vineyard," between "Washington and Sixteenth streets . . . immediately west of Crenshaw Boulevard" went on sale in 1913

According to the Los Angeles Conservancy, "LaFayette Square was the last and greatest of banker George L. Crenshaw's ten residential developments in the City of Los Angeles." The tract is composed of four north-south streets with an east-west grassy divider. Unsold lots were liquidated in early 1920.

Around 1980, the Lafayette Square Association proposed closing entrances to the neighborhood by blocking the ends of the streets to create cul-de-sacs. Neighbors debated issues of crime, traffic speed and emergency vehicle access. In 1989, the Los Angeles City Council unanimously approved the plans.

In the early 1990s, wrought-iron gates were installed at the ends of Buckingham Road, Virginia Road, Wellington Road and Victoria Avenue. The only way into the neighborhood by car is at St. Charles Place. To pay for the enclosures, the homeowners were assessed $40 per year for 10 years.

LaFayette Square is situated about 7 miles (11 km) west of Downtown Los Angeles. It is south of Victoria Park, east of Arlington Heights and north of Wellington Square.

It consists of eight blocks, centered on St. Charles Place, and situated between Venice Boulevard on the north, Washington Boulevard on the south, Crenshaw Boulevard on the east and West Boulevard on the west. There are 236 homes in the neighborhood. The median size is 3,455 sf. Median age built is 1914-1925. Median lot size is 9,243 sf. The larger homes are built on double lots. The older homes are a higher quality than the newer homes.

Crenshaw wanted this development to have a European flair so it was designed as an elegant residential park centered on St. Charles Place—a broad palm tree-lined avenue with a landscaped median. The houses in Lafayette Square reflect residential styles popular during the 1910s and 1920s such as Tudor Revival architecture, Italianate, Mediterranean Revival, Neo-Federalist, American Craftsman, Spanish Colonial Revival, and American Colonial Revival. Several houses, such as architect Paul Williams’ own home, were designed in the Modern style, exemplifying an important trend in Los Angeles’ architectural development.

The neighborhood was designed for wealthy families and now-historic houses regularly have 5,000 to 6,000 square feet (600 m2) floor plans, although the average home size is 3,600 square feet (330 m2). According to a Los Angeles Times real-estate section article on the neighborhood, "Most of the properties have period details: Juliet balconies, mahogany staircases and libraries, sitting rooms, stained glass windows, triple crown molding, soaring ceilings—even four-car garages."

Some photos I've taken of some of the homes.

Wellington Square

Wellington Square is a neighborhood in Mid-City Los Angeles, California at the western edge of the West Adams Historic District. Wellington Square contains four streets: Victoria Avenue, Wellington Road, Virginia Road, and Buckingham Road. These four streets contain 209 homes of various architectural styles including Spanish Colonial, Tudor and French Norman.

The neighborhood is bordered by West Boulevard on the west, Crenshaw Boulevard on the east, Washington Boulevard on the north and the Santa Monica Freeway on the south. The neighborhood is gated at West Boulevard and 23rd Street. The neighborhoods of LaFayette Square and Victoria Park are north.

Wellington Square was subdivided in 1912 by George L. Crenshaw. Wellington Square was developed by prominent real estate developer M.J. Nolan. Nolan was a native of Syracuse, New York and settled in LA in 1886. In 1914, Nolan started to develop 90 acres of land between Adams and the new La Fayette Square. He died in 1918, and the W.I. Hollingsworth Co. continued lot sales. The boom years of the 1920s saw the peak of development of the neighborhood. Homes in the neighborhood are an architectural mixture from Craftsman and Revival styles of the 1920s and 1930s.

In 1955, construction of the Santa Monica Freeway was started. The first segment opened in 1961 and the freeway was completed in 1964. It was named by the State Highway Commission on August 14, 1957. Many homes in Wellington Square were demolished by Caltrans to build the freeway.

On October 9, 2013, The Haight-Dandridge Residence, located at 2012 S. Victoria Avenue, was added to the list of Los Angeles Historic-Cultural Monuments. The house was designed and built by businessman George Washington Haight in 1908. The two-story residence exhibits character defining features of Craftsman Style and Period Revival architecture. In 1951, the family sold the home to actress Ruby Dandridge, mother of actress Dorothy Dandridge. [5] It is Los Angeles Historic-Cultural Monument #1044.[6]

Oxford Square

Oxford Square is an historic neighborhood [9][10] which, according to the Oxford Square Neighborhood Association, lies between Pico Boulevard and Olympic Boulevard and includes both sides of Victoria Avenue and South Windsor Boulevard.

In 1910 the neighborhood was laid out between Wilshire Boulevard on the north and Pico Street on the south, west of the Los Angeles Country Club. It was served by the Pico Street streetcar line. The unimproved lots offered by developer Emil Firth ranged from 50 to 100 feet on the street and were 171 feet deep. The streets were 70 feet wide, with 15-foot sidewalks and parkways, which were to be planted with palm trees and flowers. Ornamental electroliers were to be placed every 300 feet. Lot prices ranged from $1,000 to $2,500.

Earlier, in 1907. the Harriman interests had begun a four-track subway line across Oxford Square, south of Wilshire Boulevard.

In 1991 the City Council approved a request by Oxford Square - Windsor Village residents to close 10th Street at Victoria Avenue in an effort to reduce crime in the communities after a recent outbreak of burglaries and robberies, as well as one homicide.

In February 2015 the neighborhood association was lobbying to form an Historic Preservation Overlay Zone (HPOZ). That would have put a temporary moratorium on the issuance of city building and demolition permits. Los Angeles City Council approved the HPOZ, adopting its preservation plan effective March 26, 2017.

Victoria Park

Victoria Park is a small neighborhood in the central region of Los Angeles, California. There are three Los Angeles Historic-Cultural Monuments located in Victoria Park.

Victoria Park is bounded by Pico Boulevard on the north, the rear lot lines of Victoria Avenue on the east, Venice Boulevard on the south and West Boulevard on the west. It is bisected by Victoria Park Drive. It is 2.5 miles (4.02 km) south of Hollywood and 3.5 miles (4.83 km) west of downtown Los Angeles. Century City is five miles (8.05 km) to the west along Pico Boulevard. The West Adams Heritage Association considers Victoria Park to be part of Historic West Adams. Lafayette Square and Wellington Square are just to the south. Windsor Square and Hancock Park are to the north.

The platted but undeveloped tract was owned and offered for sale by a syndicate composed of Josias J. (Jerry) Andrews, David Barry, S.R. Barry, J.A. Bowden, E.P. Clark, H.P. Hoffman, E.G. Howard, M.P. Gilbert, Isaac Kennedy, Charles Lloyd, E.N. Mathis, J.W. Willcox, M.H. Sherman, M.O. Tremaine, B.S. Tyler, F.M. Tyler and W.E. Tyler.

Established "as a "desirable residence tract for desirable people", the subdivision was limited to "high-class homes" that would be built for no less than $4,000. It would be "lighted by handsome stone and wrought-iron electroliers, twelve to fourteen feet high, with five large electric lights on each".

The Victoria Park neighborhood design is based on the ideas of Frederick Law Olmsted, who felt that "circular shapes broke up the linear look of most urban areas". The area was intended to be upscale; for example, the streetlights were custom-designed and registered with the city as the "Victoria Park Fixture."

Many of the homes were built between 1910 and 1915 and serve as fine architectural examples of the American Arts and Crafts Movement.

Mary Cummins

Monday, June 24, 2019

An example of one cause of housing crisis. Apartment buildings sell and new owner raises rents. Mary Cummins

436 - 440 W Imperial Ave, El Segundo, California was listed for sale on the MLS and Loopnet for $5,000,000. It sold for $5,000,000 June 9, 2019. It was previously owned by a trust. It looks like the landlord was an elderly person who just didn't raise the rents for years. Tenants were paying $1,100 to $1,400 for a 650 sf two bed one bath unit. The new rent will be $2,100. Tenants were basically saving the difference between market and actual rent all these years.

The property was listed as a "value-add property." It states rents are 35% under market which they are. Cost per unit is $312,500 which is low. LA CPU more like $500K though this building built in 1954 and probably needs kitchen, bath upgrades. Gross rent multiplier is 19 which is very high. It's high because rent is low. It market rent were used it'd be 12 which is about right.

Below is MLS listing.

https://drive.google.com/file/d/1YKMlj4IwqtmtbYe_7WK7E8I926yBBMFo/view?usp=sharing

Below is Loopnet listing.

https://images2.loopnet.com/d2/tEOAoY9dFRSdUIKzJ92ID0Lh2lOrDnRTt8QwUr6xZTg/document.pdf

This has been happening all over Los Angeles County and the state because of the housing rebound. It's one reason for the housing crisis. The current tenants will not be able to find another two bedroom unit for $1,100. They will have to pay $2,100 which is market rent. As the units are all two bedrooms at least two people live in each of them paying half each or $550/month which is insane cheap rent. Time will tell what happens to these tenants. A wise tenant would have realized that cheap rent wouldn't last forever. They should save money and look for a higher paying job. People on fixed income, retired, won't be able to find another place at this rate.

New owner will raise rents, tenants will move, they will renovate unit and re-rent for market rent.

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.

Mary Cummins

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

Friday, January 10, 2020

Construction process, costs today are exponentially higher than 1900's, 1950's - Mary Cummins

Thursday, August 29, 2019

1004P hybrid real estate appraisal report form analysis by Mary Cummins real estate appaiser

Monday, August 5, 2019

West Adams neighborhood in Los Angeles, California by Mary Cummins, real estate appraiser

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

Friday, August 2, 2019

The Squares of Los Angeles: La Fayette, Wellington, Oxford Square real estate developments by Mary Cummins

Monday, June 24, 2019

An example of one cause of housing crisis. Apartment buildings sell and new owner raises rents. Mary Cummins