1300 Midvale Ave
Los Angeles CA 90024
1300 Midvale Ave is a 6-story, 60 unit, mid-century condo building in Westwood. Westwood Gardens was built as apartments in 1968 by developer Oscar Altman at a cost of $1,500,000. In 1979, prominent Westwood Developer Kam Hekmat of Indivest converted the apartments into condos. Indivest also condo converted Park Westwood, Village House (11044 Ophir), and 540 Kelton.
Although not in the Westwood Village neighborhood per se, Midvale is as close as it gets, and should be given consideration by Westwood Village Condo Buyers, especially since there are so few condos in the village!
Westwood Gardens has an excellent walking location, beautiful mature trees, upside potential and great balconies. The HOA has recently redone the Lobby and is planning to paint the hallways. However there is still a lot more work to do to bring 1300 Midvale up to date. The first thing should be replace the elevators and redo the hallways which need new carpet and the popcorn ceilings smoothed. The Spa and rec room could use some love.
From the front steps, you might overhear a skinny blond 30 something wearing a pair of $600 Gucci sunglasses ordering a Salmon Skin Salad for lunch- to be delivered. Or see Blue and Gold emblazoned UCLA sweatshirts in their native habitat- purchased freshman year from the student union bookstore.
Westwood Gardens is just 5 minute walk to UCLA campus/Westwood Village and Hammer Museum, or at the same distance- visit the restaurant and shops of Westwood Blvd. Taste of Tehran is my favorite Persian restaurant in Westwood to do lunch.
Easy access to the 405 freeway. A large park- Veteran Park, is nearby, but there are a lot of homeless now. The closest grocery store is Bristol farms on corner of Ohio and Westwood Blvd. Trader Joes and Ralphs are in Westwood Village. Bustling Century City Westfield Mall or the sleepier Westside Pavillion are there for all your shopping needs. Being close to a college campus (one of the most beautiful in the country in my opinion and they have a fantastic extension program), you don’t have to look far for a coffee shop! Or a study partner! The Neighborhood is urban and has high density, with a mix of large apartment buildings, and condo buildings.
There are 60 condos total. The Layout of the building is an L Shape, the outside of the L faces Wellworth on the North and Midvale on the West. Condos that face these directions get indirect sunlight and tree top views. Condos on the inside face the Rec Facility and Pool Area, since they face south, they get direct natural light. I prefer the view of the trees personally.
One of the unique features of Westwood Gardens is the 40 foot cubist wall sculpture in the Atrium. Oscar Altman, the original developer, was an amateur sculptor himself, which might explain why he commissioned Claire and Michael Hanzakos to create the piece. It is a little spoiled nowadays by Bird Spikes, but I’m guessing the Pigeons found the curves of the shapes a perfect for roosting spots. To me, the building almost feels like an art museum like the old Midcentury LACMA building (demolished) the way it is laid out. I love the atrium!
Every condo has a balcony, Floorplans in the ’01 Stack and the ’07 stack have 3 balconies! The Balconies range in size from 60 sqft (12ft x 5ft) to 120 sqft (16ft x 7ft).
Condos are mix of 1Br and 2Br floorplans, they are all single level. The building is evenly divided between 1 bedrooms and 2 bedrooms. There are (30) 1 Bedroom condos and (30) 2 Bedroom condos.
1 Bedrooms: 750 sqft to 950 sqft
2 Bedrooms: 1,000sqft to 1,400 sqft
Record Sale: $654,000 6/9/216
Turnover Ratio: 7% (about 4 sales a year on average)
Since the building was built in 1968 condos that have not been remodeled are dated. Many condo are remodeled. The Ceilings were Popcorned- many owners have smoothed their ceilings and added recessed lighting cans.
The building is completely Electric (except for community laundry rooms)- this means that in the kitchen the range is electric, and the water heater is also electric.
The heating and cooling system in this building is a little funky. The Cooling system is commercial and maintained by the HOA similar to what you would see in high-rises on the Wilshire Corridor.
There is a large chiller on the roof that sends cold water to the heat pumps in each condo for air conditioning. Unlike normal heat pumps, these heat pumps cannot be reversed to both heat and cool but only cool. The building was built with a completely separate heating system. The original heating system was electric radiant heating embedded in the ceiling. Some of these ceiling electric radiant heating systems still work, in a few condos. The majority don’t work and are broken. No companies service this type of system anymore either so it cannot be repaired. The HOA does not maintain the Electric Radiant heating system nor will the install a new heating system if you condo does not have heat. The HOA has put the responsibility of heat on the owner. Many owners hire HVAC companies to install floor radiators ($4,000-$5,000), or a split wall mounted system ($3,000 per unit installed).
-Pool (pool hours?) Hours of use: 8:00 a.m. to 10:00 p.m. + Spa
-Elevators 2 elevators a freight elevator and normal elevator
Parking & Laundry
Parking is in two gated garages. Each garages is on its own level.
The ground level garage entrance is on Welworth.
The Underground garage access is on Midvale. (1) deeded parking space for 1 bedroom condos and (2) deeded parking spaces for 2 bedrooms condos. There is no guest/visitor parking.
Owners do Rent and Lease parking spaces from one another, check the bulletin board near the mailboxes for updates.
Laundry is community Laundry. There are coin operated laundry rooms on each floor. Washer/Dryers are not permitted to be installed in condos.
Home Owners Association
HOA dues Monthly Cost? $400-$650/mo.
HOA dues cover? Water, Trash, AC, Building Insurance, Common Area Maintenance, Reserve
Owner Pays For? Electric, Internet, Cable, Condo Insurance
Any special assessments? None now, but likely in future
Pet Policy? Maximium 2 pets, either dogs or cats
Rental Policy? No restrictions on number of rentals or how long a owner must own a condo before they can be rented, so these can be purchased for investment. HOA does specify the Maximum number of occupants: two people maximum in 1 bedrooms and four people maximum in two bedrooms.
EQ Insurance? No Earthquake Insurance
Building Reserves? 100K 15% funded
Special move in instructions? Moving times are: 8:00 am to 5:00 pm Monday through Saturday, no moving on Sunday.
Can you have BBQ on balcony?