305 Arnaz Dr | Arnaz Grove

Arnaz Grove
305 Arnaz Drive
Los Angeles CA 90048

Arnaz Grove is a 4 story, 16 unit, contemporary Mediterranean style condo building in Beverly Center. Built-in 2004 by Dariush Khakshouri of Wellesley Manor Corp, these condos are quality construction. The developer also built 325 Arnaz next store a year later – they are very similar. I love the landscaping in front- with a row of 40 ft. king palms and planter beds. This building is one of a handful of newer construction buildings in the Beverly Center neighborhood. When an Arnaz Grove condo comes for sale they usually sell fast and in multiples. Since the building doesn’t have any major amenities, the HOA dues are low, even with Earthquake Insurance coverage.

Location

Arnaz Grove is Beverly Hills adjacent and walking distance to Cedar Sinai hospital. This location has a high walk score because of its proximity to restaurants and cafes on 3rd Street and the high-end retail of North Robertson. The newly renovated Beverly Center + Beverly Connection shopping mall offers plenty of stores for whatever your favorite brand is, and the West Hollywood design district is not far.

There are several sit down restaurants within a five-minute walk from Arnaz Grove- one of these could be your new home away from home for those evenings when you aren’t in the mood to cook in your beautiful new kitchen. Or you can rotate!

Pizzeria Il Fico (Italian)
Le Pain Quotidien (Cafe)
Jack N Jill Too (American)
Café Angelino (Italian)
The District (Vietnamese)
AOC (American)
Locanda Veneta (Italian)
3rd Stop (American)

For Grocery Stores, there is a Trader Joe’s on the ground level of 8500 Burton, Beverly Hills Ralphs and Bristol Farms on the corner of Beverly and Doheny, and the West Hollywood Pavilions.  

This neighborhood is very quiet and Safe.

Real Estate

There are 4 condos on each floor- stacks 1 and 2 face the street (across the street are some beautiful jacaranda’s that bloom each year) and stacks 3 and 4 face the rear. There was about a $30,000 premium for street facing units when the building originally sold out, but since these condos rarely come on the market (it’s a small building), prices are determined by market demand.

All condos are 2BR/2BA, between 1,400 and 1,500 sqft. Floorplans are single story.

The developer installed bamboo hardwood floors in the living rooms, entry, and dining rooms which were somewhat unusual finish for the year built. Bedrooms are required by CCRs to be Carpeted except for the 1st floor. Kitchens have stainless steel appliances, cherry shaker cabinets, and bullnose granite countertops. The condo has gas, so you get a gas range. The Living Room has a balcony and gas fireplace.

The master bedrooms suite has its own finished walk-in closet, and private master bathroom with double vanity, frameless shower, and separate soaking tub. The tile in the bathroom is travertine.

There is a common area water heater and boiler on the roof that supplies hot water to all the units. Windows are Milgard, and all the doors have chrome hardware and raised panel solid core doors.  

Prices Range $850,000 to $1,000,000

Arnaz Grove Amenities

This building has no amenities except for an elevator. This keeps HOA Dues very low, especially considering the building carries Earthquake Insurance.

Arnaz Grove Parking & Laundry

 

Each condo has 2 Parking Spaces in a gated subterranean garage, most of the spaces are tandem. There is 5 guest parking spaces total. 

Laundry is stacked inside the unit, in a closet in the hallway.

Home Owners Association

 HOA dues Monthly Cost? $500/mo.

 HOA dues cover? Water, Trash, Building Reserves, Building Insurance, Common Area Maintenance.

 Owner Pays? Electricity, Gas, Internet and Cable, Condo Insurance.

 Any special assessments? No

 Pet Policy? 2 pets max, no weight or breed restrictions.

Rental Policy? Leases must be 1 year or more. There is a draconian $5,000 fine for signing a lease prior to getting HOA board approval. A condo in the building was levied this fine, but the HOA and owner worked out an agreement for partial payment. Only 5 condos may be rented in the building at any time, 4 are currently rented. The HOA is not very receptive to rentals because I believe in the past they had some problems.

 Move in Fee? $350

 EQ Insurance? Yes, $6,000,000 policy

Building Reserves? 65K in reserve +10K per year, approximately 60% funded.

  Can you have BBQ on the balcony? Yes

 Property Management Company?

Saba Properties
http://www.sabaproperties.net/
12609 Woodgreen St
Los Angeles CA 90066
310-398-3900

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