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.

Monday, January 1, 2018

Richardson Family Park, Don Richardson, 2700 Budlong, Los Angeles, California by Mary Cummins

Richardson Family Park, 2700 Budlong, Los Angeles, California, Donald Richardson, Mary Cummins, real estate appraiser, real estate, appraisal, appraiser, Martin Luther King Legacy, Esperanza Community Housing, USC

Richardson Family Park is located at 2700 S Budlong, Los Angeles, CA 90007. The park has a basketball court, children's playground and picnic tables. It's closed from sunset to dawn.

The park was developed by the Esperanza Community Housing Corp, a nonprofit neighborhood-based organization, and Martin Luther King Legacy Assoc with a Proposition K "LA for Kids" prog grant of $253,492 and with a commitment to transfer the deed and title to the City of LA, Dept of Rec & Parks for its maintenance.

The site was originally owned by the Richardson family. Lloyd E Richardson 1886-1971 and Maud Marie Jolliff Richardson 1890-1965. They had three children, Maud Richardson Smith 1909-1989, Lloyd Otto Richardson Jr 1911-1970 and Donald Jolliff Richardson 1920-2000. The surviving heirs were Donald J Richardson and Dr Elinor Smith Richardson 1914-2004 his sister-in-law.

Donald married Margaret Sample 1923-1991 in 1944 and had three children, James, Ronald and William. Below is Donald Richardson's photo and obituary.

"RICHARDSON Donald Jolliff (80) Died at home Friday evening July 14. A World War II hero of D-Day and Battle of the Bulge, Don faced all the challenges life gave him with great heart and determination, making the best of any situation. His life profoundly and positively impacted thousands of people. Born in Bakersfield, California and raised in Los Angeles, he graduated from UCLA and married Margaret Sample in 1943. Serving as teacher and Assistant Superintendent for LAUSD from 1947-1980. Don "retired" to become a tireless full-time volunteer leader-advocate for mental health at both the national and state levels. President of the National Alliance for the Mentally III (NAMI), and member of Rosalynn Carter's National Advisory Commission on Mental Health, Don was a principal contributor to the Surgeon General's Report on Mental Health, 2000. Honors include L.A. County's "Volunteer of the Year", California Psychological Association's "Distinguished Humanitarian Award" and U.S. Commissioner of Rehabilitation Services'" Award for Outstanding Contribution to the Disabled in America. Don had a lively sense of humor, enjoyed gardening, dancing and traveling. He was unfailingly loving and courageous. His life will continue to inspire those who knew him, including his three sons, two grandchildren, dear companion Wyoma Perryman, and many cherished friends. A memorial celebration will be held in his home in Los Angeles on Sunday, July 23, from 2:00-4:00 PM. In lieu of flowers, memorial donations to NAMI are encouraged."

Donald Richardson, Dr Elinor Richardson 1999 Grand Opening of Richardson Family Park

The park location used to be the Richardson Family house located at 2700 S Budlong Ave, Los Angeles, California, 90007. It was built in 1904 for Adolph Herman who died 1939. The age of home was deduced by directory listings, voter records, census data, land sales in LA Times articles. It was sold as land in 1903. First directory listing as a home was 1904. Below is a photo from the USC archives which states 1930 2700 S Budlong Ave.

The site is assessor parcel number 5054-031-901, legal description WHITNEY TRACT LOTS 49 AND 50. It's a 150' x 135' corner lot which was two residential lots. One address may have been 1534 W 27th St. It was a large three story home with seven garages. Some of the rooms were rented individually. There are ads in LA Times 1949 for $9.50/week for two room apt. The previous owner was Charles Herman. He sold it in 1930 for $15,000. It was ten rooms, five bedrooms, two story with two bathrooms on a corner. ~~The home was built before 1919 most likely 1900-1905.~~

Below is an ad to sell it in the LA Times from 1930.

1971 the building was demolished. 1999 it was officially opened as a new park.

Below is the plat map of the site and plot plat for the new park.

References

"L.A. Neighborhood Gives Gang a New Role: Park Design Consultant," LA Times, January 13, 1999.

"Parks Have Their Day in the Sun," LA Times, June 20,1999, pg 35. http://www.latimes.com

"Greening West Adams," 1996. https://news.usc.edu/13367/USC-in-the-Community/

Los Angeles Parks https://www.laparks.org/park/richardson-family

Park Mural "It Takes a Village" by artists Asylm, Vyal and Man One http://politicalmurals.org/com-murals/rfp/

LocoScout https://www.locoscout.com/location_detail.php?location_id=537

Facebook Richardson Family Park https://www.facebook.com/pages/Richardson-Family-Park/147197498671446

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

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

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

Sunday, October 15, 2017

Thomas Brothers map Los Angeles, California, page, grid by Mary Cummins Real Estate Appraiser

The old Thomas Brothers Map,Los Angeles, Orange and San Diego County Foldout Map, Los Angeles, California, page, grid, Mary Cummins, Real Estate Appraiser, Real Estate Appraisal, 1991, Rand McNally, cartography, maps, Thomas Brothers Guide, Thomas Bros, index, guide

If you're an old school real estate agent, appraiser, heck, anyone who used to do a lot of driving before smart phones, you are familiar with the Thomas Guide maps. The Thomas Guide was started by cartographer George Coupland Thomas and his two brothers in 1915 to help travelers find their way around growing and frequently changing cities in the United States.

The Thomas Brothers developed a page and grid number system which they published in their yearly street guides. The page and grid layout is a national based tiling system. Map grids are 1/2 mile square, and are numbered from Grid A1 through Grid J7. The letters A to J are along the top of the map left to right and represent the columns. The numbers are on the sides of the map top to bottom and represent the rows. Below is a photo of one well used map page as an example.

The idea of the map grid system probably came from the US Government Survey System from the National Atlas. This is based on the Public Land Survey System (PLSS) which is the surveying method developed and used in the United States to plat, or divide, real property for sale and settling. It uses a similar system based on townships and sections though with a slightly different section numbering system than Thomas Brothers maps.

Below is a copy of the 1991 "Los Angeles, Orange and San Diego County Foldout Map" which I bought along with a spiral bound map book with laminated pages.* It's the index, key, guide for the map book. It includes parts of Ventura and San Bernardino Counties. I also included the other side of that map which has the rest of Orange County, San Diego County, Riverside County. The green squares with numbers in them represent detail maps in the Guide.

If you're looking for Thomas Guide Los Angeles, California map page and grid numbers for a specific address in the city of Los Angeles (city only and not the entire county of Los Angeles), input the address in the below links. Use Zimas first because it's quicker and easier.

Zimas http://161.149.40.71/ Click "Address/Legal" top left. Scroll down a little top left and you'll see "Thomas Brothers Grid."

You can also use Los Angeles City Building and Safety http://www.ladbs.org if Zimas is down. The direct page link https://www.ladbsservices2.lacity.org/OnlineServices/?service=plr Enter address then click on Parcel Profile Report for the address. Click the address which should be blue and underlined. Scroll down until you see Thomas Brothers Map Grid. The page and grid number is directly to the right.

*Disclaimer: I'm sharing these old parts of paper maps under the Fair Use of Copyright under the Copyright Act to talk about the old mapping system and its history in Los Angeles, California. This is a 1991 map which is totally out of date and not useful as a map especially in the digital age of smart phones which have free maps with GPS. There are copies of Thomas Guide maps for Los Angeles County, California in the Library of Congress which are copyright free. This map is the same age. While Thomas Brothers own the copyright to printed maps they do not own the actual maps, map numbering system or the map page and grid numbers.

Wall size glass framed Thomas Guide map of Los Angeles county in an old LA Fire Dept museum near Olvera Street. It's about 6-7 feet tall.

Mary Cummins

Wednesday, April 5, 2017

Real estate cycle Gentrification, Revitalization by Mary Cummins Real Estate Appraiser Los Angeles

What some call "gentrification" is actually just a real estate cycle. There are four cycles through which an improved property will pass in its lifetime. The cycles are caused by ordinary physical deterioration and market demand. Those four stages are as follows:

1. Growth - When improvements are first made and property demand expands.

2. Equilibrium or Stability - When the property undergoes little change.

3. Decline - When the property requires an increasing amount of upkeep to retain its original utility while demand slackens. Rents and property values decline.

4. Revitalization or Rehabilitation - When demand increases for any reason serving to stimulate property renovation. Demand generally increases when people are priced out of adjacent areas and need more affordable nearby housing.

The first three stages of a property's life cycle are also termed development, maturity and old age. The principle of growth, equilibrium, decline and revitalization can also apply to entire neighborhoods.

Los Angeles’ neighborhoods are ever changing. One example of this is downtown Los Angeles. It’s gone through many cycles of change. It currently is nearing a peak with all the new construction and rising interest rates. Read this article as of today’s date of April 5, 2017.

In a year or so there may be an oversupply of luxury apartments, condos and lofts (happened October 2017 with 12% vacancy rate for luxury units) like there was during the great recession which started November 2007. The great recession was caused by a real estate bubble bursting while at the same time poor quality home loans were made and sold on the derivative market. Downtown Los Angeles (DTLA) properties went down just a little over 50%. Some luxury loft projects which weren’t finished at least six months before this date were foreclosed upon. HOAs even went bankrupt. Some luxury loft buildings became rentals instead.

A real estate cycle which irks renters in the DTLA areas is “revitalization.” They like to call it “gentrification.” Gentrification is defined as “the process of renovating and improving a house or district so that it conforms to middle-class taste.” People living in say West Los Angeles can no longer afford the rent or cost of a home in West Los Angeles because their wages have been stagnant. They seek out cheaper up and coming areas to rent or buy such as Boyle Heights. It's about money.

Current renters in Boyle Heights are upset that the area has improved, new luxury condos were being built and more importantly their rents have risen or they’re being evicted so the building can be renovated or torn down and a larger, newer one built. They feel their rent should stay the same even though the landlord’s property tax, utilities, interest rates, repair costs ... have risen significantly. There’s also new development, new stores, boutiques, coffee shops, more people and more demand for housing. The area has improved so market rent will of course be higher. Rents correlate directly with property values. In 2020, 2021 home values increased 15% or more a year. So did the corresponding rents.

Some of these lower income renters go so far as to say it’s wealthier whites pushing out poorer Hispanics, Blacks and their culture. They even broke the windows of and vandalized a new coffee shop and book store to hopefully “scare” away the newcomers. One of the coffee shop owners is Latino. They don’t realize that before Boyle Heights was a Hispanic community it was a Jewish and Chinese community. Before that it was Mexico. Before that it was part of Spain. Before that the land belonged to the Native Americans. These people are only upset about “their” rents rising. They don’t care about the people who own the buildings with rising costs who are generally also Latino or Black. They didn’t care about the people who were there before them whom they pushed out. These people are actually guilty of and benefiting from what they call "gentrification." They took someone else's home. If the area were not improved, it would still be unimproved farm land, vacant land or small run down single family residences. They would not want to live there. The rent they are paying supports revitalization. And the people moving in aren’t all whites. They’re also Hispanics, African Americans, Asian.... The main difference is income.

The main change in the race, color, ethnicity ... of an area has to do with changing socio-economic factors such as income, buying power, marital status, single mother household with young children under 18, credit scores ... The more income you have, the more wealth you have, the more expensive home you can buy, own or rent. Research has proved that whites make more money than blacks and Latinos. This is the cause of the wealth gap between most whites, blacks and Latinos. For this reason whites buy, own and rent more expensive homes than blacks, Latinos. Below is Tobias Peter and AEI's report which shows this. If the government wants to end the white black/brown wealth gap, they need to end the income gap and help people increase their income and buying power.

https://www.aei.org/economics/special-briefing-the-impact-of-race-and-socio-economic-status-on-the-value-of-homes-by-neighborhood/

It’s never the property owners who complain about their property values going up. It’s a few maybe 3% of very low rent people who intentionally moved to the area to take advantage of the low rents in a debilitated area. Some of these “artists” living in “lofts” even have the nerve to state they are the reason why the area improved in value. They think they attracted new businesses. They are never the reason why the area improved. They merely took advantage of then low rents during that cycle. Or maybe they are long time renters who took advantage of the rents staying low because the area declined.

97% of the people in the community, property owners, business owners, tenants paying market rents, cities, counties, states getting increased taxes are happy about revitalization. There is more income to pay for lower income programs and low rent projects not to mention community improvement projects like cleaning, beautification, parks and improved schools. Should we stop revitalization to make 3% of the lowest income people happy by subsidizing their low rent because they don't have to move to another low rent area? Everyone has to move for one reason or another. It's a good thing for everyone overall. FTR I'm not a property owner. I've had to move to lower rent areas. I understand.

Instead of complaining these people need to move to another area with low rents if they want their rent to stay the same. That’s why some Los Angeles artists moved to Santa Ana, Anaheim and Long Beach industrial areas. They’re cheaper than LA. Many people moved out of California for this reason. If they want to forever pay low rents they’ll have to ride the real estate cycle. They could also increase job skills and seek out higher paying jobs. I realize not everyone can do this but it's an option for some. If they really want to take advantage of this cycle, those that can, can work hard, save money, buy property in dilapidated areas and ride the wave as values increase. If they want to rent out their properties for $1 to people with less income, they can do that and lose money.

Commercial, retail, industrial tenants have also had their rents raised or buildings razed. They move to a cheaper area. They don’t yell “gentrification” and break the windows of coffee shops. They're business people who know it’s purely economics and move.

As stated earlier people who are pushed out of more expensive areas move to lower cost areas. It's not just in California. It's all over the nation and the world. This has been happening forever, since time immemorial. Right now people are leaving expensive California and going to Texas, Arizona, Nevada, Montana. Relative to California those places are "cheap." This has caused home prices and rents to rise in those other states. They're not yelling "gentrification" even though it's the same economic process at play. It's basic economics.

All that said we desperately need affordable housing in Los Angeles. It’s a separate issue from revitalization. The main reason some poorer people can’t afford rent is there aren’t enough units. It’s supply and demand. NIMBYs and red tape has made construction almost impossible in LA over the last 30-40 years. We are years behind the number of units we need. Another big reason is that poorer people’s income hasn’t risen along with rents. This is caused by big business and government keeping lower income people’s wages low. This is caused by the upper 1% using their money and lobbyists to get bills passed which hurt lower to middle income people. I’m talking about Walmart, Walgreens paying poverty wages. These are the real reasons why poor to middle income people can’t afford rent in LA.

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

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.

Mary Cummins

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

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

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