10490 Wilshire Blvd | Blair House

Blair House
10490 Wilshire Blvd
Los Angeles CA 90024

Blair House is a 28-story 128-unit Highrise on the Wilshire Corridor in Westwood. Developed by Goldrich & Kest Developers. Built-in 1989, this building had a bumpy start. The Blair House was once called The Evian- the project was started in 1980 and ran into the 1981 condo bust. The first developer lost their construction loan and the project stopped. This is one of two buildings on the Wilshire Corridor that sat half-built at that time, the other is Park Wilshire.

The two buildings were nicknamed “Rusty” (Blair House) and “Dust” (Park Wilshire). The Evian was a rusting steel frame skeleton. The Park Wilshire was a grey concrete blob. It stayed like that for 8 years. The first developer lost the property in foreclosure and Goldrich & Kest took over. They started building again in 1988. At that time fighting was breaking out between resident associations and city council versus developers for wanting to limit building height. Since this project was permitted pre 1980 they were allowed to continue with the same plans. This Blair house kept the design but they changed the name. This time around was a different market, when Blair house was completed and had its grand opening Jan 1990 it was already 75% presold! Original sales prices were 500K to $3M. Architectural style?

Built as condos, the Blair House has single story floor plans from two, three, and four-bedroom with square footage from 1,600 sqft 4,600 square feet! In addition, there are 10 lavish Penthouses. Higher HOA dues, full-service amenities. Amazing Views.

Location

Southside of Wilshire at the South East Corner of Wilshire and Warner Ave. 

Real Estate

Record Sale? 10,000,000 #2003 3/9/2016

Turnover? 6% or about 8 condos a year

Appreciation? 3%

The Larger Condo Floorplans face the cardinal directions, #01 West, #06 North, #04 East, #03 South. The smaller two condos 02 and 05 have partially obstructed views from other buildings on the south side of the corridor. 

CONDO MIX

(28) 2Br 3Ba 1,700 sqft
Stacks #02, #05 
Price Range 1M – 1.2M

(10) PH 4800 sqft 6,500 sqft 4br 6ba
Stacks #
Price Range 5M 

Top Two floors are one Grand Townhouse penthouse with 5 balconies
Price Range 10M+

(90) 3Br /4ba 2,800 to 3,400 sqft
Stacks #
Price Range 1.4M – 2.5M

All of the floorplans in 10490 Wilshire Blvd are a single story. The Building has the Main Balcony pushed out and that is connected to the living room with a gas fireplace. The balconies are big enough to have a picnic table and benches. Higher floors get better and better views. Condos have a formal entry and powder room. Since these are large condos you get big living rooms and big bedrooms. Each condo has a master suite with a master bathroom with a separate tub and shower and Big Walk-in Closet. The Floor Slab is very thick so you can do hardwood floors. Central HVAC. 

Amenities

24-hour Front Desk & Valet

Pool and Spa (60’20’ Saltwater pool)

Tennis Court (Lighted North/South Direction Tennis Court)

Lobby 

Gym

Conference Room

Extra storage+ Wine Locker (2nd Floor) 

Elevator

Parking & Laundry

Two-bedroom get 2 parking spots and 3-4 bedrooms get 3 parking spots. Guest Parking? 

In-Unit Laundry. There is a Laundry room inside each condo with a sink & shelves.  The Laundry room is very close to the separate entrance and kitchen. 

Home Owners Association

Front Desk
310-470-6242

Sorry, No Open Houses are allowed at Blair House. Showings are by appointment only.

HOA dues Monthly Cost? $2,500/mo. to $3,500/mo. 

HOA dues cover?  Water & Trash, gas, basic cable, and basic internet, Building Insurance, Reserves,  common area maintenance

Owner Pays? Electric, Condo Insurance

any special assessments?  Yes, there was a small special assessment to remodel the gym and conference room- Approx 8K remaining, payments approx $300/mo. 

Pet Policy? Pet can weigh no more than 25 lbs. If there are 2 pets, they can’t weigh more than 25 pounds together. 

Rental Policy? 1-year moratorium on leasing. You must own your condo for one year before you are allowed to lease it. Leases must be 1 year in length or longer.  

EQ Insurance? Yes, Earthquake insurance is assessed annually and not included in the regular HOA dues. Approximately $1,800 per year additional charge. 

CCRs? https://www.dropbox.com/s/pctef11cwtytd4d/10490%20wilshire%20blvd%20ccr.pdf?dl=0

Building Reserves? Approx. 2M

Special move in instructions?

Can you have a BBQ on the balcony? No

Property Management company?

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