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

Mary Cummins, Real Estate Appraiser, Animal Advocates, Los Angeles, California
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Wednesday, August 26, 2020

Black homeowner claims discrimination, low appraisal in real estate appraisal - Real estate appraiser, reviewer with 35+ years responds - Mary Cummins


UPDATE: 04/29/2022 Black Knight in the news again. Seems they're releasing "positive" press in order to increase their value for sale. I personally feel any company who uses the false racist appraiser narrative must have some underlying issues. Better Mortgage used the same false narrative and they will probably soon be out of business. 


04/25/2022 Abena Sanders Horton works for Black Knight. Black Knight just sent out a press release. They want to sell a service in which they consider racial demographics of the area of comparable sales, i.e. "located in a census tract with a dissimilar demographic composition." We are not allowed to consider race or racial makeup in our appraisals. This would be illegal. They want to influence appraisal values. People have gone too far using the false racist appraiser narrative trying to make money. If anyone is interested in appraisal values, compare the appraisal value against a variety of AVMs. We should never consider racial makeup or demographic factors of the area. This company is asking to add back in the factors which were removed from redlining. They were removed because people felt it was discriminatory. Now they want to add them back for money. 

This makes me think the false "racist appraisal" was just a set up and media stunt to get attention for Abena Sanders Horton and BlackKnight so they could make money. Follow the money. 

January 29, 2022. HUD just replied with their standard sic copy/paste reply. They force me to make repeat FOIA requests. Other government agencies have never forced me to do that before in the last 30 years. I will continue to make them and continue to follow up. 

The complaint will be dismissed because the homeowners/borrowers were not the intended user of the report. Beyond that they would also have to show and prove discrimination. They would have to show that they were treated differently than other clients of the appraiser. Based on my research below they were not low balled. They also were not denied a loan. 

"This letter is in response to your Freedom of Information Act (FOIA) request dated and
received in the Department’s FOIA Branch on January 5, 2022. You asked for copies of all
complaints, documents, emails, letters, and faxes to/from within the Department of Housing and
Urban Development, US Government, FHCCI, Richard Horton, Abena Patrice Sanders Horton which
mention anything related to the Fair Housing complaint and all attachments alleging racial
discrimination in the appraisal of 4132 Sherwood, Jacksonville, Florida.

Your request is denied in full. The information you have requested is being withheld in its’
entirety pursuant to Exemption 7(a) of the FOIA, 5 U.S.C. § 552(b)(7)(a) because this is an open
and ongoing case therefore no documents are provided. Exemption 7(a) withholds documents that
comprise investigatory records or information compiled for law enforcement purposes, release of
which could reasonably be expected to interfere with enforcement proceedings. In addition to
Exemption 7(a) documents contained within the investigative file are also being withheld pursuant
to Exemption 5 and 6 of the FOIA, 5 U.S.C. § 552(b)(5) & (b)(6).

Please note that in your FOIA request you also asked that our office provide you records
when the investigation is completed or ended or indefinitely. Please be advised that FOIA requests
cannot be let open indefinitely, therefore, your FOIA request is closed. You may resubmit your
FOIA request at a later date once the case is closed."

UPDATE: January 5, 2022 Abena Sanders Horton has a new career to make money. This is what the complaint is really about, i.e. more press. https://www.abenahorton.com/ You can book her to talk about discrimination. She claims to be an "anti-discrimination expert." 

"Legal Media Correspondent. Anti-Discrimination  Change Agent." carla@carlamechele.com ? = Book Abena Horton 

"Abena is featured along with husband Alex Horton in this story for Nightline with Diane Sawyer. The Hortons' story went viral after the interracial couple "removed all blackness" from their home and saw more than a $100K increase in a second appraisal. This report is part of "Turning Point," a groundbreaking series by ABC News examining the racial reckoning sweeping the United States and exploring whether it can lead to lasting reconciliation."

"Days after the Horton's story aired on Nightline, The Appraisal Foundation, authorized by Congress as a source of Appraisal Standards and Appraiser Qualifications, issued a release announcing a coalition of organizations standing together to ensure the appraisal process is free of bias. 

The Appraisal Institute, American Society of Appraisers, American Society of Farm Managers and Rural Appraisers, and the Massachusetts Board of Real Estate Appraisers announced a concerted effort to combat unconscious bias and discrimination. The coalition pledged to develop training programs that cover issues of bias as well as connect the appraisal community with thought leaders on unconscious prejudices. 

A Housing Newswire story cites the Horton's story as a catalyst for this pledge."

She lied about the news release. The Appraisal Institute is not the Appraisal Foundation. AI has nothing to do with the government. AI stopped working with the Foundation in 2010 in order to preserve their independence and promote their mission which is appraisers and appraising. 

Even if AI wanted to do something about appraisers, they can't. They are not the government. They can't make or enforce rules or regulations. They only represent a small handful of wealthier white male appraisers. It costs $15,000 to become an AI MAI Appraiser.

Abena Horton wants people to think she is the reason for a campaign promise made by Joe Biden in 2018-2020. Biden was talking about homes values and appraisers during his campaign because of Andre Perry's false and misleading non-peer reviewed and non-published paper. That research was based on robots and not appraisers. The only thing his paper showed is the fact that whites make more money than blacks just like men make more money than women. For that reason white owned homes are worth more than black owned homes. People buy what they can afford. This really shows Abena Horton's agenda. And if people want to fix the wealth gap, they need to help black and brown people make as much money as white people, same with women versus men. 

UPDATE: January 4, 2022 I just heard they filed a complaint to HUD. I will send in a FOIA request. Abena Patrice Sanders Horton is an attorney. Odd she didn't just file a lawsuit. I assume it's because she knows she has no legal standing and the case would be frivolous.

UPDATE: The author of the article removed some of the false racist accusations. They removed the name of an appraiser they misquoted. They also removed the false statements by Andre Perry. I wrote a letter and article in reply to Andre Perry's false and misleading statements he made about appraisers, appraisals and real estate to the Finance Committee last year. The author clearly received many, many letters from people about this extremely misleading and reckless article. This is not the time to be making false claims of racism. There's enough actual racism out there. Below is the article refuting Andre Perry's false claims.


UPDATE: After doing some research this is partially busted. I'd need to see the appraisals to make a true determination if the first appraiser came in low. I obviously can't determine if the first appraiser was racist or acted in a racist manner. We don't even know if the appraised value stated by the owner was the actual appraised value. I have not and am not appraising this property. There are issues here. I posted some comps below pulled by a robot and not me. Yes, racism exists and some appraisers are racists. That doesn't mean every loan rejection is caused by an intentionally low appraisal made by a racist who acted in a racist manner.

First a word about robot appraisals. They are not good indicators of value. The robot hasn't seen the property. The robot doesn't know condition of the property, view and many other very important factors. The robot pulls comps based on a basic math formula. It does not choose the most similar comparables.  That said I'm including robot appraisals only because there is no way anyone can claim racism, bias, discrimination with a robot. It's also just to show a range. Here is a saying among appraisers about robot appraisals such as Zillow. "The 'a' in 'Zillow' is for 'accuracy.'"

The original appraisal came in at the range given by four different robot appraisals for the property. The final appraisal came in higher. See the four main robot estimates below. The robot appraisals were based on the false larger size so they are even higher than they should be. Robots are software programs. They definitely do not consider the race or anything about the owner. They don't see the property. They know nothing about the interior. 

It's not a 4 bed, 4 bath home legally. It's 3 bed, 2.5 baths. That makes a big difference. The size in the MLS is larger than legal. Some estimates are based on the false larger size. You can't include unpermitted additions with most lenders because building and safety can force them to remove unpermitted additions. You have to choose comps based on legal size, bed/bath count of subject only. 

It has a funky addition which doesn't appear to be permitted. It's on a double corner lot closer to the main highway and commercial area. These can be negatives. 

It was not a bank loan but a credit union loan and a credit line. There are different requirements for credit union loans than bank loans. Based on my experience credit unions aren't as picky. The couple got a 15 yr loan which is generally for riskier borrowers and what appears to be another line of credit on the property. They took cash out. Banks need to see a higher loan to value to do a refinance and get cash out. Sounds like they didn't get the loan first time around which could be based on credit, income, length of time at current job... I have no information to verify this though I do have their loan documents and loan agreement. 

I mention racial makeup of the area because the owners said it's a "predominantly white area." The area is not "predominantly white." If we go by % only then yes, whites are predominant at over half or 51% in this area. Whites are 51%, blacks 30%, Asians, Hispanics, mixed make up the rest. See chart below. In my area "predominant" is considered 85% or more. Also, the wife is black and husband is white. Did the appraiser only discriminate against the wife? 

Below is information about the property. It's all public information. 

They just refinanced July 18, 2020. They bought the 3 bed, 3 bath, 2,512 sf home built 1951 on a 21,586 sf lot 4132 Sherwood, Jacksonville, Florida for $295,000 July 19, 2017. There is what appears to be a $60,000 second. It's assessed at $308,000. Lot: 5  Block: 3  Map Ref: PM6505 Abbreviated Description: Assessor 100746-0000 Legal LOT:5 BLK:3 UNIT:1 SUBD:ORTEGA FOREST UNIT 01 SEC/TWN/RNG/MER:SEC 09 TWN 03S RNG 26E 19-22 09-3S-26E ORTEGA FOREST UNIT 1 LOT 5 BLK 3 MAP REF:PM6505. They got a $292,000 first 15 years from a credit union Coastline FCU, not a bank. They publicly listed their names, Abena Sanford Horton and Richard Alex Horton, and address. I'd still like to see the appraisals. If a local appraiser can run some comps, that'd be great. I'm in California and not Florida.

Below is the Zillow estimate $366,000 to $448,000 with $407,171 estimate. It looks like they are pulling the false larger MLS bed/bath count and size which appears to be more than legal. That could cause a big difference right there.


Redfin says it's worth $342,000.


Movoto says $324,000.


Real AVM score.

$424,300
Confidence Score
68
RealAVM™ Range
$373,384 - $475,216

Here is the racial makeup of this neighborhood based on the address.White 51%, Black 31%, Hispanic 10%, Asian 5%, 2+ races 2.6%, other .4%. African American isn't the minority here. The minorities are Hispanic, Asian, other and mixed. While whites are listed at 51% which is more than 50% it's not 85-95% white which is generally considered a "white majority" in my area. 

This is from the MLS when they bought it. I see some issues, i.e. unpermitted extra large bedroom, bathroom and double corner lot. 

"Property Overview - Two blocks off the river and in the popular Stockton School District in Ortega Forest, sits a 4 bedroom home with the most beautiful wooded, double corner lot waiting for new owners to call it ''Home''. And if you absolutely love your a Mother-in-Law, there is a suite just for her! But if not, then you have 2 Master Bedrooms! Some of the other Main Features include an over-sized 2-car garage, wood floors in most of the house, interior recently painted, a very large terrazzo-floored Florida Room, wet bar, tiled sunroom, french doors and a large awning-covered back patio. You need to come see this, because with just a tiny bit of TLC, it could be yours!"

The first appraisal allegedly came in at $330,000 when owners thought it was worth $450,000. $330,000 is in ballpark of the robot appraisals. The area is not $350,000 to $550,000. High is $480,000. Allegedly the second appraisal came in at $465,000. We still don't have the appraisals so we don't know the values of the appraisals. This is all speculation.

Below are some comps pulled by a robot and not me. They were pulled after the Hortons got their loan. We have to throw out comp 1 and 12. One because it's newer and 12 because it's right on the river, has a boat dock and larger. 4693 Ivanhoe is much larger, has been renovated and is farther from the main street. It also came in higher. Look at comp 3, 4336 Sherwood. This is on the same street but an inner lot closer to the river and away from the major road and highway. It closed after they got their loan. In appraising we can never appraise over the highest current sold comp. It's possible there just weren't similar enough comps that had closed when they had their house appraised. 


Below is a satellite image of the subject. You can clearly see why there would be a large variation in values due to location on the water or near a major highway and commercial zone. Subject is located closer to the main highway and commercial area than higher comps which are located closer to the river.





Abena Sanders Horton is an attorney? Maybe she threatened to sue the Credit Union if she didn't get the loan she wanted. I've seen it many times. I can't find her original post online. Perhaps she deleted it when the scrutiny started. A lot of people post iffy things then they blow up.


ORIGINAL: Few weeks ago an article came out about appraisers allegedly discriminating against black homeowners in real estate appraisals appraising them below market value. The non-peer reviewed "research" it was based upon was faulty. I've been writing a response but have had major computer issues so I have been putting it off.

In the meantime some people are jumping on that misleading "research" stating they've been discriminated against in real estate appraisals of their home. I'm sure there are a few bad apple racist appraisers who may not appraise homes properly. That said there are many regulations and rules which prevent this.

Below is link to an article where a homeowner states their home was appraised 40% below market value due to their race. 


I've been a real estate appraiser over 35 years including a review appraiser. I review other appraisers appraisals for banks. The homeowners need to post the address and both appraisals so appraisers can review this appraisal.  Real estate appraising is based on a math formula just like robot appraisals. Not only do we never consider who owns, lives in the home or decor, we must and do blur out all people and photos/paintings of people, religious articles, some other personal items in the photos in the appraisal. This includes comp photos. It's the law and we all do it. No appraisal gets past the Appraisal Management Company and gets to the bank without following these rules.Homeowners don't have to remove photos or personal items from their homes. Appraisers remove them digitally. Look at your appraisal.

I think some people are jumping on the misleading and incorrect "research" someone posted recently about black appraisals coming in low just to get attention. Appraisers may vary by 5% and still be within proper parameters. If an appraiser is appraising a tract home in a median home value area, any variance should be minuscule like one percent. The property should appraise itself. To vary by 40% is criminal. If that is true, that appraiser should lose their license and go to prison. Not only that but the Appraisal Management Company would have caught and stopped a poor quality appraisal before it was submitted to the bank. 

Real estate appraisal is based on the theory of matched pairs. Our goal is to find an identical property to the subject which has sold very recently on the open market. This is rarely possible so we find the most similar properties and adjust for the differences in size, location, view, amenities, upgrades, time and market. 

Below is the real estate appraisal math formula, equation. It's similar to what is used by robot appraisals such as Zillow, RealValue...

An appraiser first researches the condition, amenities, location, size, bed/bath count, view, upgrades... of the home, subject property. The most similar comparable sold and listed properties are then searched. We generally use at least three comparables sold within three months, one listed comp under contract and one active listed comp. The formula is as follows:

1. Properties +/-15% difference in Gross Living Area (GLA) with similar bed/bath count, view, amenities, age, condition, upgrades, location... 

GLA is the legal permitted size of the subject property. It does not include garages, patios, decks, balconies, stairwells, open areas, breezeways, unfinished attics, basements, unpermitted additions, guest houses, ADUs... Basements, guest houses, ADUs will be added in the comp grid as an "other" amenity. Unpermitted additions including unpermitted attic conversion generally can't be used in search parameter or given credit in the appraisal. The theory is Building and Safety can order the home order to remove it. The items are still mentioned, photographed in the report.

2. Properties within 1/2 mile radius or another similar area. It could be a square, other area based on known neighborhood boundaries of the subject property.

3. Properties sold within last three months or six months if no properties sold within last three months, active listings and under contract listings. 

After we have searched using the above parameters we then chose THE MOST SIMILAR SOLD/ACTIVE COMPARABLES TO THE SUBJECT PROPERTY.     

The appraiser then takes these comps and puts them in the grid in the appraisal.  We then adjust for the differences among the properties. Our adjustments are based on matched pairs analysis. Again, it's math, the same math computer appraisal software uses.

For instance, subject has three beds when sold comp 1 only has two beds. We figure out the value adjustment, market response to three beds verses two beds. I'm paraphrasing this for lay people because advanced statistics is involved. This is oversimplification of the process. DO NOT QUOTE OUT OF CONTEXT. We do this (paraphrased) by two searches where all parameters are the same except bed count. One search is for three beds, one is for two beds. Using statistics one can see the market reaction, value of three beds verses two. The third bed could add $20,000 value to the home. It varies by property. We do this with every line item for every property in the grid. 

This isn't my grid. I intentionally did not use one of my grids. I'm not commenting on their adjustments.


   

Per Fannie Mae we can't vary more than a certain % for each line item and total line items i.e. "adjustments must not exceed 10% for line items, 15% for net adjustments, and 25% for gross adjustments." This does not mean we can vary 20% on the actual valuation of the property! This ensures the comparables are truly comparable. The goal is no adjustments. This happens quite often with new to newish tract homes and condos. This makes appraisers very, very, very happy. The numbers do our work for us.

Some may ask why not use robot appraisal software so there's no human bias at all. Because you need to inspect, measure, photograph the home. Robot appraisals only work on newer identical tract homes and condos in good condition with the exact same amenities. They don't work for custom homes, view homes, upgraded homes, hillside homes, homes in poor condition, very old homes, condo unit in good/bad location in project... In my area of Los Angeles this is most homes. 

I've seen many people get upset at a home appraisal that came in lower than desired or being denied a loan due to credit. They frequently state it must be discrimination against age, sex, sexual orientation, color, religion... The appraiser, underwriter, AMC, bank...generally don't know any of these factors about the borrower. They only know home value and credit. Yes, there are racists in this industry like all the others. It doesn't mean that every loan denial is based on racism. 

Getting back to the original article I would like to see both appraisals. The homeowner should post them immediately or retract their statements. No living sane appraiser would come in 40% below "actual value." An AMC would catch it before it ever got to the bank or homeowner. There is a lot more going on here. 



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

Wednesday, March 25, 2020

California Preservation Foundation, Adaptive Reuse, Culver City Studios by Mary Cummins Real Estate Appraiser

Culver City Studio, California Preservation Foundation, Learning from Large-Scale Adaptive Reuse Project, March 25, 2020, Mary Cummins, real estate appraiser, real estate appraisal, adaptive reuse, california
Culver City Studio, California Preservation Foundation, Learning from Large-Scale Adaptive Reuse Project, March 25, 2020, Mary Cummins, real estate appraiser, real estate appraisal, adaptive reuse, california

March 25, 2020 California Preservation Foundation webinar. The topic is "Learning from Large-Scale Adaptive Reuse Projects." One of the projects is the Culver City Studios conversion. They will keep the very old huge 1911 mansion and landscaping. The studio was built before the talkies. Mansion is on the bottom right. Citizen Kane was shot here.

Culver City Studio, California Preservation Foundation, Learning from Large-Scale Adaptive Reuse Project, March 25, 2020, Mary Cummins, real estate appraiser, real estate appraisal, adaptive reuse, california
Culver City Studio, California Preservation Foundation, Learning from Large-Scale Adaptive Reuse Project, March 25, 2020, Mary Cummins, real estate appraiser, real estate appraisal, adaptive reuse, california

Culver City Studio, California Preservation Foundation, Learning from Large-Scale Adaptive Reuse Project, March 25, 2020, Mary Cummins, real estate appraiser, real estate appraisal, adaptive reuse, california
Culver City Studio, California Preservation Foundation, Learning from Large-Scale Adaptive Reuse Project, March 25, 2020, Mary Cummins, real estate appraiser, real estate appraisal, adaptive reuse, california
Here is a video of the webinar if you want to watch. I really enjoyed it. 

https://www.youtube.com/watch?v=bCmmMv6ra3o

Learning from Large-scale Adaptive Reuse Projects

Inspired by large scale rehabilitation projects, we will dive deeper to learn more about the unique traits, challenges, and incentives that come with working on these types of projects. In this webinar we will not just talk about what makes a successful large-scale rehab project, but take a closer look at the issues, including:

Adaptive reuse projects that are so big that a single developer cannot handle them in a short term

Projects that could not have happened without the pursuit of entitlements, incentives, loans, and tax credits

Other problems and challenges facing large-scale adaptive reuse projects.

In this webinar, we will give a brief overview and focus on two major case-studies:

Culver Studios Project in Culver City, and...

Broadway Trade Center in Downtown Los Angeles

Speakers

Peter Rindelaub, Projects Director, Omgivning; Margarita Jerabek, Director of Historic Resources, Environmental Science Associates; Dick Gee, Architect/Project Manager, Spectra Company; David Kaplan, Architect, KCK Architects; Sara Groesbeck, Project Manager, Omgivning; Marina Khrustaleva, Vice-President, South Pasadena Preservation Foundation

Learning Objectives

Identify the main and unique components of large scale adaptive reuse projects

Learn about the challenges that large scale adaptive reuse projects encounter

Become aware of environmental review and code issues large scale adaptive reuse projects face

Understand potential partnerships and additional incentives, loans and tax credits for bigger adaptive reuse projects

Posted in: Adaptive Reuse, Building Technology, Standards, & Codes, Fire and Life Safety, Free Events, Webinars

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


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

Thursday, January 30, 2020

What is The One 100,000 sf home by Nile Niami at 944 Airole Way, Bel Air, California 90077 by Mary Cummins

The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy

UPDATE 03/20/2022 Creditors are arguing that the war in Ukraine caused the sale price to be low. They want a do over. They scheduled the auction for an earlier date but no one made the opening bid. That's why they extended it. I doubt wealthy Russians weren't able to bid because of the war. If they had bid, the escrow could have ended because of the war. One person argued that the war could get worse and future bids could be lower if they allow a do over. I don't think they should allow a do over on the auction. I doubt they'd get more. The people who loaned the builder money over a certain value were not wise people. Maybe they should have read my blog article before they loaned the money. Everyone in real estate including Niami knew the $500M price was insanity. There are no comps anywhere near that price. 

03/07/2022 Fashion Nova Richard Saghian is the buyer of The One. Makes sense. 


For the hell of it. Current tax assessment is $119,024,562. $31M land $87M improvements. Current annual property taxes $1,402,931 annual taxes. 

UPDATE 03/03/2022: And it just sold for $141,000,000. As I stated below I didn't think they got the minimum bid by the previous auction date. I've been following these over price properties like The One and The Vineyard for years now. The prices never made any sense. Remember The Vineyard was "valued" at ONE BILLION DOLLARS!? You could build a new home on a similar piece of land for less. Cost approach is generally higher than sales comparison approach. 

This property still has issues as it has no COO. There are permit and zoning issues. We don't even know what was sold with the property. Did anyone strip out attachments, improvements? What wasn't finished? We may never know. 


01/22/2022 Auction pushed back to February 28, 2022. I doubt they got any real bids at $295,000,000 plus 12% $35,400,000 to the auctioneer or $330,400,000 total minimum bid. I don't believe it's worth it. Home is not finished. The last pending Certificates of Occupancy were 2014 and 2017. The last permit was February 2021. There are many issues, liens, judgments... I'm sure many things have been and will be removed from the home especially the high end items. 

"The bankruptcy auction for one of the largest mansions in the United States was pushed back three weeks to allow more time to attract potential purchasers of the home, which has a $295-million asking price.

U.S. Bankruptcy Judge Deborah J. Saltzman granted an extension of the auction for the Los Angeles home known as “The One” last week after a number of would-be buyers needed more time to visit the property, according to court papers filed Friday and attorney David Golubchik of Levene, Neale, Bender, Yoo & Golubchik, who is representing the property’s developer.

The online bankruptcy auction is now scheduled for Feb. 28 to March 3, and the transaction’s closing, which is subject to court approval, is set for March 21."

01/11/2022 The property may go to auction at Concierge Auctions with no reserve and a list price at $295,000,000. The auction is scheduled for February 7-10, 2022. The home is not finished. There is no certificate of occupancy. There is a temporary power pole. Here is the listing. It's just been pushed back to February 28. High bid subject to court approval. The property is listed with two local real estate agents. The auction site does not guarantee any information they posted. Buyers must pay 12% of the sales price above and beyond the purchase price for the auction service, "Buyer shall pay to Concierge a “Buyer’s Premium” in addition to the Purchase Price for the Property. The Buyer’s Premium is not a real estate commission; it is the fee that Concierge charges to bidders for bringing the Property to auction." 1% commission paid to buyer's agent. It makes more sense for any buyer to go direct to the current listing agent. 


September 2021. Home is in receivership with more than $165,000,000 liens, debts and judgments. It will hopefully get an occupancy permit then be listed for sale. It could be sold without an occupancy permit but of course it'd be at a huge discount and someone would have to pay cash. 


I don't know if Niles Niami really really expected to build and sell this home or if this was a real estate scam from the start like The Vineyard aka The Mountain. We'll find out when they check the books. 

UPDATE: March 2021 home  in default. Price reduced. A few of Niles Niami's projects have been in default, had prices reduced. 


ORIGINAL: The property goes by a few addresses. They are main address is 944 N Airole Way and then 937 N Stradella Road and 951 N Stradella Road. The parcel map below shows the property outlined in red. It's zoned LARE20 which is the city of Los Angeles residential estate. It's approximately 166,828 sf or 3.8 acres. It last sold 12/2012 for $28,000,000. It's had repeat lis pendens on it for mechanic liens i.e., unpaid contractors. It's had loans on the property up to $82,000,000. I think one reason the owner throws around the crazy price is to get media coverage and to get insane loans on the property. It's listed as vacant land so I don't think there is an occupancy permit. Sounds like the guy needs to sell it now. Whoever buys it will have to pay property tax in the amount of 1 1/4% of value per year. The original value is the sale price. 

The owner is Nile Niami born February 1968 in Los Angeles County, California, Crestlloyd LLC 8981 W Sunset Blvd #303, West Hollywood, CA 90069. I see a Nameer N Niami born 25 Feb 1968 with mother's maiden name Larkin. He also goes by Nile and Neil. His father is Hazim Mohammed Niami born 1932 in Baghdad, Iraq, a civil engineer who designed the Cinerama Dome. His parents divorced when he was six.

The APN of the property is 4369-026-021/020. I see soils and geological permits denied in 2017 and 2018. One was finalized very recently for grading.

I just found permits You have to search by legal description tract 22727 lots 1, 2, 3 and use APNs 4369-026-014/017/002. I think he's trying to obfuscate the property identification so people can't tell it's not as large as he's said it is and it has no occupancy permit. This is very common with these mega-mansions. It makes it difficult to evaluate unless you're an appraiser.

2014 they demolished existing home. 2014 permit to build new one story accessory building. 2017 permit to build new guard house. 2017 permit to build basement for servants. I see five almost dormitory like bedrooms, see below. Generally developers add a basement to be allowed to build more. They generally turn basement into another living level by digging out the sides so it's open. This is how sneaky developers can build more than legally allowed or approved. They can't include the basement area as a living area.

I see they will build two stories over a basement with five car garage. It says 333' x 333' floor area 44,440 sf, total floor area 73,934 sf. Still not 100,000 sf. Residential floor area is 44,440 sf. Again, not 100,000 sf. See below for how they measure the building. It's misleading.

They have to install on site fire hydrant. It looks like they can build max residential living 48,291 sf.

Below is the basic permit so people can read it for themselves.

https://drive.google.com/file/d/1BtiJ8xcmEXd2oQixNNEE51qoJKvVGm5e/view?usp=sharing

There is a $82,500,000 construction loan with Hankey Capital LLC, a $30,188,235 other loan with Yogi Securities Holdings. With no occupancy permit this will be difficult to sell at the moment. He will have to sell it for a bit less than $500,000,000. 

The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy

If you want to find docs in Los Angeles building and safety you need to search the APN. I see permits only for proposed site stabilization in response to an order to comply due to over steep lot. They have to install soil nails, anchors to hold in place netting for soils and engineering. Nile Niami signed this in 2014 saying he's an owner, builder. There are two permit application numbers 19020-10000-01428 and 19030-10000-03130. I see a 2018 permit for a new entry gate. See below for documents submitted by the owner. These are public documents. I did not hack their plans. I don't see any building permits for a home. I used all three addresses and the APN. Maybe there's a reason why we only see computer graphic drawings of this home. Per building and safety it doesn't yet exist. I think he just built the retaining walls and put in some landscaping. He can say it has 1,000,000 sf because it doesn't matter as I see no home permits.

Here are a few more ID numbers, names.  Parcel ID # PIN # is 144B149 302, APN 4369-026-021, county map red # MB 623-81/83, legal is tr 22727 lot 2. There is a permit for a retaining wall. That's all I see.

Below are the people working on the project:
David R Salter License C69911
Joshua Rafael Feffer License EG2138
Steven Jeffrey Cox License C48940

If you look at the pics the developer provides to media and others, they are mainly computer generated images. They aren't photos. That's because the property is far from ready to be shown. It's not even finished. Below are some recent satellite image pics from Google Pro Earth. Click to see larger. The slope of the land is over steep over 2:1 ratio so they had to reinforce the site. The reason for the slope is so they could build as much as possible.

The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The site is in an earthquake induced landslide zone, hillside ordinance, hillside grading. Thomas Guide map TG592A6 for you old folks.

The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy

Below is the plan for the basement.

The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy

 Below is the plan for the main house. Seems there was a home, pool and tennis court on the property originally. He didn't tear it all down.


The One, Nile Niami 944 Airole Way Los Angeles CA 90077 bel air, holmby hills, mary cummins, real estate, real estate appraiser, california, mega mansion, $500,000,000 price, crazy



A map to the home is below. Address is approximately 944 Airole Way, Los Angeles, California 90077. The owner is Nile Niami. You can click "directions" below to get directions.



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


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


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

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

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.


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