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.

Wednesday, March 15, 2017

Eminent domain in Texas, California, Arizona, New Mexico and the border wall - Mary Cummins real estate appraiser

Eminent domain, Texas, lawyer, attorney, commission, hearing, appeal, real estate appraisal, Dallas, Mary Cummins, real estate appraiser, Biersdorf & Associate

No need to reinvent the wheel. Here is an explanation of the process from an eminent domain attorney in Texas. This is the same process we have in California. In California you can be compensated for up to $5,000 for an appraisal. You can also have some or all of your legal fees covered. Check with an attorney first.

The Eminent Domain Process from Biersdorf & Associate. "The majority of eminent domain cases in Texas meet the requirements for public use and necessity. Examples of cases that meet this criteria are the acquisition of private property for a road expansion project; the acquisition of property for a school expansion project or installation of new sewer lines.

If the taking of your property meets the requirements for public use and necessity, then continue reading to learn more about the eminent domain process in Texas. Please note there are extended explanations for all of the numbered sections in the flowchart. We will be adding additional information on each item in the flow chart in the near future. Please be aware that the flow chart is simply an overview of the process and should not be used as a tool to take matters into your own hands.

http://www.condemnation-law.com/texas-eminent-domain-attorney/process/

Extended Flow Chart Information:

1. Government Announces Project and Properties Affected
2. Property Owner Hires an Attorney
3. Government Inspects and Values Property
4. Government Makes Offer to Property Owner
5. Attorney Evaluates Offer
6. Determine Negotiation Strategy
7. Select Appraiser to Determine True Property Value
8. Property Owner Settles with Government
9. Deed is Transferred
10. Owner’s Case is Done
11. Property Owner Does Not Settle With the Government
12. Government Initiates Eminent Domain Proceeding
13. Commissioners Appointed
14. Commissioners Hearing
15. Government Pays or Deposits Award, Takes Possession
16. Owner Accepts Commissioners Award as Final
17. Owner Appeals Commissioners Award
18. Trial on Compensation

If you have questions regarding the eminent domain process in Texas, contact us for more information. The eminent domain process in the state of Texas is complicated, and if you are undergoing eminent domain and want to make sure you are justly compensated, you should speak to an eminent domain attorney. Speaking to an eminent domain attorney regarding your case will keep you informed of your rights, the eminent domain process, and whether or not your attorney’s fees will be paid for by the state of Texas."

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.

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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

Tuesday, October 18, 2016

Donald Trump and the Ambassador Hotel in Los Angeles, California - Mary Cummins Real Estate Appraiser

Donald Trump, Donald J Trump, Ambassador Hotel, Los Angeles California Wilshire Robert Kennedy shot killed Coconut Grove Nightclub

Today the LA Times had an article about Donald Trump buying the Ambassador Hotel and trying to build the tallest building in the world on the site. The development was to include retail, commercial and residential uses. http://www.latimes.com/politics/la-na-pol-trump-california-20161017snap-20161017-snap-story.html Instead the LA Unified School District took the property through eminent domain and built the current Robert F Kennedy school.

I was one of the appraisers involved as an expert real estate witness in the litigation between the then owners and other parties. (Due to client confidentiality I can only disclose public facts about the property. I would of course never share any client information or any confidential information.) Because my appraisal was used in the original litigation I kept getting deposed for the next ten years. Every time there would be a conference room full of at least ten lawyers.

When I first appraised the hotel in 1989 it had just been permanently shut down for only a few months. On my initial inspection there was already significant damage to the interior of the property. That damage caused rain to flood the Coconut Grove Nightclub. It also appeared to have been damaged by vandals. I'm sure the vandalism is what caused them to gate the entire property and hire guards. I was walking over soggy broken dishes, moldy carpet and lots of trash. I immediately considered the property a tear down due to the extensive damage. It didn't look that bad from the outside.

My scope of work was to figure out the highest and best use/uses, find comparables for those uses, calculate the cost to demolish, cost to dispose of hazardous waste... to arrive at the ultimate current fair market value for the land for development purposes.

The site was actually about four square blocks combined missing the two front corner lots and one lot depth of land off the western side which were old apartments. Because of the complex nature of the appraisal I had to use a few different commercial valuation theories to arrive at the ultimate value of the land. Needless to say I had to use a few assumptions.

During the course of meetings, depositions I met Donald Trump's then right hand person for the real estate development division of his company Barbara Res. I never realized she was not just a real estate attorney but also an engineer. That explains her extreme knowledge of building materials and practices. She no longer works with Trump and has since written a book about her experience "All Alone on the 68th Floor." She also recently wrote an Op-Ed about Donald Trump and women. I completely agree with her assessment of Trump.

Originally I was shocked to see a woman oversee real estate development for Donald Trump. I already knew how he treated women through social encounters. Based on Res' Op-Ed I agree that Trump took advantage of the fact that women in the 1980's 1990's in the man's world of commercial real estate, development had to be tougher and work harder, longer than men. I also agree that Donald Trump is not fit to be President.

After LAUSD took the Ambassador Hotel property and built the school I no longer was dragged back into deposition. I destroyed my files three years after the end of the final litigation. I would never have been able to share the files publicly anyway. Here's some information about the Ambassador Hotel from the Los Angeles Conservancy.

https://www.laconservancy.org/locations/ambassador-hotel-demolished

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

Wednesday, July 27, 2016

Using Google, Bing maps for driving route for multiple , destinations stops to take real estate photos - Mary Cummins Real Estate Appraiser

Google maps driving directions multiple destinations stops Bing MLS real estate appraiser, photography

All real estate agents, brokers, appraisers have to take real estate photos. In the olden days we'd get out our laminated Thomas Guides and get the erasable markers out to draw our route. Fortunately technology has evolved to the point that software can create the optimal route for us. We can then take those digital maps and use them with our smart phones to take the most efficient route.

Previously this was only available via the Multiple Listing Service in conjunction with Bing maps. You would click "map" after you selected your comps and they would show up on the map. Then you'd click "driving directions" and you'd see the map above. You'd then click "email" top right and email it to yourself to open up on your phone. You would receive this link in email. If you click "show all directions," you will get every turn listed.

http://www.themls.com/bingmaps/DriveDirection/?map=JhB91GxYbr0%3d

Fortunately as of June 2016 Google has made it possible to get a route with multiple destinations or stops. Here is how to use Google maps to get a digital map for multiple destinations.

First MLS method. Get your subject and comparable addresses that you need to photograph from MLS. Click driving directions. Then input the comp addresses via copy/paste to get them in the same order. You will then see the same route on Google maps.

Google maps driving directions multiple destinations stops Bing MLS real estate appraiser, photography

Second straight to Google method. Search one address in your list then click directions. Add the rest of the addresses as destinations. After you see them all on the map arrange them by moving them up or down in the list until they are in the most efficient driving route. Then click "send to phone." You can also click the "share" button and get a link you can email to yourself. Here is the Google link to this route. Be sure to add your starting address, home, office to get a full map with driving directions. You can get ask for "Short URL" and you'll get this https://goo.gl/maps/XpHikyZwSys or this is the long URL.

https://www.google.com/maps/dir/1020+W+65th+Pl,+Los+Angeles,+CA+90044/1154+W+66th+St,+Los+Angeles,+CA/615+West+65th+Street,+Los+Angeles,+CA+90044/1200+W+67th+St,+Los+Angeles,+CA/6551+Kansas+Avenue,+Los+Angeles,+CA/@33.9796913,-118.2945785,16z/am=t/data=!3m1!4b1!4m32!4m31!1m5!1m1!1s0x80c2c82ebb1acdcf:0x5696403225692d32!2m2!1d-118.292638!2d33.9796369!1m5!1m1!1s0x80c2c8296ee3a0e5:0x73bcdacedc165332!2m2!1d-118.295537!2d33.9788989!1m5!1m1!1s0x80c2c833d67d3aa7:0xbf29b3f2faf9635f!2m2!1d-118.2843986!2d33.9807761!1m5!1m1!1s0x80c2c8297c7704fd:0x5d0e634b34952104!2m2!1d-118.296019!2d33.978342!1m5!1m1!1s0x80c2c8294a3a5e77:0xe82de38778a6d56e!2m2!1d-118.293896!2d33.97973!3e0

Mary Cummins is a licensed real estate appraiser in Los Angeles, California.

Mary Cummins

Saturday, May 28, 2016

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

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

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

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

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

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

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

There are four complaints about construction without permits.

1/15/2003 CONSTRUCTION IN PROGRESS WITHOUT PERMITS OR INSPECTIONS CLOSED
10/30/2003 OPEN EXCAVATIONS ACCESSIBLE TO THE PUBLIC CLOSED
11/18/2008 TRASH OR DEBRIS ON PRIVATE PROPERTY CLOSED
3/10/2012 CONSTRUCTION IN PROGRESS WITHOUT PERMITS OR INSPECTIONS CLOSED

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

Tuesday, March 29, 2016

Los Angeles Building & Safety add Soft-story category to building info - Mary Cummins real estate appraiser Los Angeles

Los Angeles, California, earthquake, retrofit, seismic, soft story, collapse, insurance, mary cummins, real estate appraiser, appraisal, mandatory

I was looking for permits and this just popped up. First time I have seen it. They added another box on the bottom which has soft story retrofit information.

Mandatory Soft-Story Retrofit Program

The City of Los Angeles recently passed Ordinance 183893, which requires the retrofit of pre-1978 wood-frame Soft-Story buildings and non-ductile concrete buildings. The goal of the mandatory retrofit programs, under the ordinance, is to reduce these structural deficiencies and improve the performance of these buildings during earthquakes. Without proper strengthening, these vulnerable buildings may be subjected to structural failure during and/or after an earthquake.

The inventory list will not be available through Custodian of Records until April 2016. The list will not be posted online.

http://ladbs.org/our-organization/messaging/news/2015/10/13/mandatory-soft-story-retrofit-program

Mary Cummins

Tuesday, March 8, 2016

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

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

In Memoriam

NANCY D. REAGAN

July 6, 1921 - March 6, 2016

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

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

The Bel-Air Association Board of Directors and Staff

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

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

Mary Cummins

Sunday, March 6, 2016

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

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

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

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

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

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

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

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

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

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

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

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

CONSPIRACY THEORY: Some say the original address was 666 St Cloud. It was not. That address never existed. Because President Reagan lived there the Department of Building and safety removed the original home permits. That permit only gave dimensions but it was still removed for security reasons.

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

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

Mary Cummins

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

Wednesday, March 15, 2017

Tuesday, October 18, 2016

Wednesday, July 27, 2016

Saturday, May 28, 2016

Tuesday, March 29, 2016

Tuesday, March 8, 2016

Sunday, March 6, 2016