Hancock Plaza 532 N Rossmore Ave
Los Angeles CA 90004
Hancock Plaza is a 49-unit 4-story Brick clad entry-level condo building in Hancock Park. Hancock Plaza was built in 1972 and then converted to condos in 1979 by Collins III. The condos are modest in size ranging from 600 sqft to 1,000 sqft and are mostly 1 bedrooms. This building is the most affordable way to get into the Hancock Park neighborhood. The Location is walkable to both Larchmont Blvd and the Pavilions on the corner of Melrose and Rossmore, where Rossmore turns into Vine.
This building is a great stepping stone for first-time buyers looking to get into the market and start building equity and one of the few places in LA that is still affordable. When you outgrow the space, instead of selling, you have the option to also keep the condo as a rental. There is no in-unit laundry- the laundry for Hancock Plaza is community laundry.
Hancock Plaza is across the street from the Wilshire Country Club. In addition, the Los Angeles Tennis Club is nearby so grab your golf clubs and tennis racket! Larchmont is tantalizingly nearby, with all the great restaurants, shopping, and yoga. Café Gratitude is a fixture, and a new Lemonade just opened up. Further down on Larchmont you have the more traditional fare of Italian, Japanese, and Fine Dining.
All of the floorplans in Hancock Plaza are Single Story. Of the 49 condos (41) are 1 bedrooms and only (8) are 2 Bedrooms, so the 2 bedrooms are a bit harder to find (stacks #1 and #4). The Front condos face Rossmore and get good natural light and this section of Rossmore has some really beautiful Sycamore trees. You will get some street noise in the front. The back is quieter but the trade off is less light. 4th floor condos facing the front have big balconies.
The SQFT is modest ranging from 600 sqft to 1,000 sqft. Pricing is generally in the $400,000 to $500,000 range for the 1 bedrooms. Central AC/Heat.
Lobby- Lobby has a lodgy feel to it with all the Oak wood paneling, probably could use a redo.
Parking & Laundry
The Laundry is Community Laundry, sorry no in-unit laundry may be installed.
Guest parking? 1 bedroom gets 1 spot, 2 bedroom get 2 spots, some of the bigger 1 bedrooms get 2 car tandem.
Home Owners Association
HOA dues Monthly Cost? $470/mo.
HOA dues cover? Water & Trash, Reserves, Building Insurance, Common Area Maintenance, Property Management
Owner Pays? Electric, No Gas
Any special assessments? No
Pet Policy? 40 lbs weight limit
EQ Insurance? Yes, included in dues
Special move in instructions?
Can you have a BBQ on the balcony?
Property Management Company?
Condominium and Community Specialists Inc
960 Larrabee St #303
West Hollywood CA 90069
Larrabee Manor is an 86 unit, courtyard style, midrise condo located in the Norma Triangle Neighborhood of West Hollywood. The Building was built in 1963 as apartments and converted to condos in 1987. The unit mix in this condo complex is 90% 1 bedrooms and Studios, so this is a great building for buyers looking for well located/affordable West Hollywood 1 bedroom condo or for condo investors since this building’s CCRs and HOA have a very investor friendly leasing policy. HOA’s are only $350/mo. which is the lowest you will find in the area (HOAs include basic Direct TV and internet too!).
Conveniently located between Santa Monica BLVD and Sunset, you can walk to either location. West Hollywood’s Santa Monica BLVD is just steps from this condo for lots of nightlife, restaurants, and Trader Joes. The Newly Opened Shake Shack has become an instant neighborhood hit! For the past decade, the Abbey has been the #1 nightlight life destination in the area, and it was recently expanded with the “Chapel”.
Larrabee Manor is about Economy. Economy of size, economy of expense, economy of home owner’s dues. This building offers one of the best locations at the most affordable price.
Record Sale Price: $550,000 9/25/2013
Turnover Ratio: 5%
Appreciation: 4% – 5% (if updated)
All of the floorplans are single story. There is no central HVAC, so Air is a Wall Unit (sorry Central HVAC may not be installed). Some owners have upgraded to split systems. Kitchens have electric stoves. Dining Rooms are a bit small at about 8′ x 8′, they seat 4. The 1 Bedrooms have a wall and full baths, whereas the studios have an open floor plan. Kitchens are galley style with Dishwasher, Stove, Microwave. Some owners have added a washer and dryer in the kitchens, otherwise, there is a community laundry room. There are two elevators in the building, and numerous stairways. The hallways are open air in some areas and enclosed in others. The HOA recently redid the Hallways with new paint, carpets, and lighting so they are fresh and clean. Units facing Larrabee (West) have huge balconies. Units that face the courtyard have normal balconies. The units that face out from the courtyard have no balconies. One thing I really like about these condos is that they have a lot of windows- the dining room, living room, and bedroom all have a window. Another really great feature is the Main bedrooms have a double walk in closet, so the closet space is a real plus.
450 sqft to 700 sqft
Roofdeck (Great Views! HOA is going to add an outdoor BBQ soon)
Storage in Garage (some condos have an overhead locker + ground storage bin, others just ground bin, and a few have no garage storage)
Parking & Laundry
1 Parking Space per condo regardless of size in a gated parking garage. There are 8 guest parking spaces total, grouped near the garage entry. 2 of those spaces are tandem and the other 4 are side by side.
There is a common area Laundry room with 7 washers and dryers. This building allows in unit Laundry to be installed- although HOA needs to give approval.
6080 Center Drive, Suite 210
Los Angeles, CA 90045
If you would like to see the Larrabee Manor for yourself, I will happily show you the available listings! Please call me directly at (310) 388-7332 or click the button below and I will be in touch shortly!
1355 N Sierra Bonita Ave
Los Angeles CA 90046
Bonita Villas is a 42 unit, 4-story, mid-rise condo building in West Hollywood. All of the condos in Bonita Villas are 1 bedroom/ 1 bath and single story- which makes them very affordable considering their great location. Built-in 1986 as an apartment building by local developer Leonard Krane who also built two other buildings on the block-1337 Sierra Bonita Ave and 1338 Sierra Bonita Ave (they almost look identical to Bonita Villas). Bonita Villas was converted to condominiums in 1991. The HOA in the past five years has been very active in Bonita Villas to make improvements to the building. The roof was redone in 2009, the gym was recently redone, and the entry, exterior, and landscaping have been redone. Bonita Villas has an amazing Rooftop pool with 360 Degree views of the entire city!
1355 N Sierra Bonita is very walkable, with several great restaurants and bars within walking distance on Sunset and Santa Monica. Some of my favorite local spots are: El Compadre (watch out for their flaming margaritas!), Sunset Grill (as made iconic in the song by Don Henley), Zankou Chicken, Chipotle, and the Carving Board. For bars check out Lubaviche, or Laurel Hardware for trendy spots, or Pikeys or the woods if you want a great dive. Mashiti Malones may not look it, but they serve some of the best homemade ice cream in the city! For groceries – Rock and Roll Ralphs, or the whole foods at Santa Monica and Fairfax are two nearby options.
Being in West Hollywood/Hollywood area there is plenty of entertainment and nightlife, whether it is the West Hollywood Halloween carnival, or the Hollywood Fringe festivals, or a movie opening there is always something fun an exciting going on in the neighborhood.
One huge plus of Bonita Villas location is that it’s close to Runyon. The building has a pretty liberal pet policy- you can have up to two dogs or cats, 50 lbs weight limit, so there are definitely quite a few dog lovers who live in the building. Pet or no pet, Runyon is a great place to get some good exercise and enjoy some great city views. Just a few blocks West is the historic neighborhood of Spaulding Square which is also very nice for a stroll.
Record Sale? $508,000 1355 N Sierra Bonita Ave #407 sale date 10/18/2017
Turnover? 5% or about 2 a year
All the floorplans are 1 bedroom/1bath and range in SQFT from 700 sqft to 800 sqft. There are 3 floors and 14 units per floor. Half the units are street facing (stacks 1-7) and the other half faces the back (8-14). The Street facing units get better light, and the units in the back have more quiet and privacy. The 01 stack has the largest units at 783 sqft. The ’14 stack has the smallest condos at 592 sqft. Both the 01 and 14 stacks have wrap around balconies that are slightly larger.
Street Facing View
Street Facing View
Prices for Bonita Villas vary depending on the interior condition of the unit. If the condos is original those sell in the 400’s and if they are remodeled in the 500’s.
There are no trash shoots on each floor which is a bit of a drag. That means you have to haul your garbage down to the parking garage where the trash room is. Not the end of the world but a minor inconvenience. The hallways have been updated with new paint and carpet. I love the movie posters the HOA Hung.
There is some settlement going on in this building, which is fairly common for buildings this age so don’t be shocked if you feel a slight slope in the floors- there is nothing wrong with the building, the settlement is occurring from wood frame construction and not a major issue.
The floor plans inside the condo have a kitchen, open living room/dining room that opens with sliding glass door to a balcony, shuttered Bedroom area, bathroom, and large walk-in closet. Space is well laid out.
Huge Walk-in Closets
– Plantain Shutter Room Dividers
– Central A/C
– Large Walk in Closet
– Gas Fireplace in Living Room
Rooftop Pool + Spa
Parking & Laundry
Parking is secure in a Gated parking garage. There are two levels of parking, the ground level entrance is on De Long Pre, and the subterranean level gate is on Sierra Bonita. Most units have 1 parking space, however, some have 2 parking spaces – if there are two spaces they are tandem parking spaces. There are no guest parking spaces.
The Community Laundry room located off the main lobby- there are 4 washers and 4 dryers. Washing machines/dryers are not permitted to be installed inside the unit.
Home Owners Association
HOA dues are $325 per month for each unit.
HOA dues cover: Garbage, Water, Common Area Maintenance, Insurance
Owner Pays: Electric, Gas, Internet, Cable
Special Assessments? No Special Assessments, but likely in the future
Pets: 2 pets max, 45 lbs weight restriction.
Rental Policy? Must own the condo 2 years before renting. In addition, 30% of condos may be leased maximum, then there is a wait list. Currently 1 owner on wait list.
EQ Insurance? No
Building Reserves? 40K
Can you have BBQ on the balcony? YES
Hardwood Floors? 2nd floor can do any type of flooring. Condos on the 3rd and 4th floor are not allowed to install hardwood flooring in the Living Room/Dining Room Area or Bedroom.
Doheny West Towers 999 N Doheny Dr West Hollywood CA 90069
Doheny West Towers is a classy West Hollywood high rise. You will know the moment you pull up to its marble front steps, and chrome double doors that this is a nice building. The carpet in the lobby and throughout the hallways is a tasteful dark navy. Doheny West Towers was built in 1963 in the Mid-Century modern architecture that is typical for Los Angeles Highrises. 999 Doheny ownership comes with all the luxurious services and amenities you expect in a full service building at a fraction of the price. That is because the condos are studios and 1 bedrooms (except for the occasional combined condos that were merged to make them larger)- this makes prices in the Doheny West towers very affordable. If you are single, a couple, or don’t plan to use your condo full-time so you don’t want to spend spend spend- Doheny West Towers could be the way to go.
Doheny West Towers is located near the top of a gentle slope of Doheny Drive right before it crosses Sunset and winds its way into the Hollywood Hills. Next store is the city limits to Beverly Hills. West Hollywood is a short trip, but there is distance- which can be a real life saver when West Hollywood has a big festival or parade which can jam up the streets.
Living at 999 N Doheny you may find it quiet- because Doheny West Towers, is primarily surrounded by residential homes. There are a few eating places walking distance- such as the super swanky social club soho house, and fine dinning at riva bella, a good Thai restaurant called Talesia, and one of my favorite LA sushi joints Tenmasa- which has great saki bombs!!!
There are three major banks in the area- Citibank, Wells Fargo, and Bank of America. For grocieries, best bet is Beverly Hills Ralphs down doheny, Bristol farms across the street or the new West Hollywood Pavilions. This section of Sunset blvd shuts down one weekend a year for the sunset strip music festival, which always has really great headliners for a street festival.
Property and Pricing
This building is very affordable! You can purchase a condo in Doheny West Towers anywhere between $400,000 for condos closer to ground floor or fixers and $500,000-$600,000 for a condo that has been totally redone on the floors higher up near the penthouses.
There are 151 units on 14 floors, 12 units per floor. The 14th floor is the penthouse floor and has the same layout as every other floor except the first floor, which can be a little dark from the perimeter hedges that shade the sunlight.
1st Floor Unit
The 2nd floor, just barely peaks above the hedges.
And from there up the views get amazing, with great scenes in each cardinal direction.
Condo Stacks 3 and 10 are the largest condos at 1,010 square feet. Condos 12,9,4 and 1 are in the middle ranging from 974 sqft to 750sqft and stacks 11,8,7,6,5, and 2 are studios and about 630 sqft.
Like many West Hollywood Highrises the units can either be original or totally remodeled and updated. Original Kitchens can look like this:
or remodeled like this:
and this is another:
Many owners have found creative ways to partition off or enclose a bedroom area to make the studios and 1 bedrooms have a private sleep space seperated from the living room, kitchen, dinning, and terrace.
A handful of units in the building have been combined to make 2 bedroom units, so if you love this building but need more size- keep an eye out for one of these combined units- they come up every so often.
West View at sunset
East view at night
South View on a clear day
Open Style Floor Plans (unless bedroom has been built)
Wall to ceiling sliding glass doors
Hardwood Floors are OK
Kitchens have breakfast bars- I’ve seen owners do modern or traditional both work
Central heating /AC – some units have Mitsubishi air units
Salt Water Pool Heated Year Round + Jacuzzi
Let’s face it- Highrise living is all about the view, and Doheny West Towers has wonderful views. Go up the block to Sierra Towers and the 1br’s there are running $1.5M! Yowsa. You can live the life of luxury and not have to wait until you are taking home +$300,000 a year to do it.
I think the number one point for this building aside from it being classy, and is great for finding peace and quiet when you just want to be alone and read a book, or watch your show- is that its affordable. The HOA’s are only $550 a month, that’s pretty outstanding for highrises- this is because there are 151 units so they spread the HOAs out.
With the large terraces, you can sit outside and enjoy a morning brew (coffee silly, not beer!). Speaking of beer, the balcony is great for parties where guests can mix outside during a low key get together- maybe gathering to watch the grammy’s or the superbowl together. Make some guacamole and serve it up fresh from the breakfast bar.
Spend all your time at the office? In a city like Los Angeles, many of us do. Maybe you don’t want to buy a 2br because ‘it’s good for resale value’ when you are only one and you feel like you are never home. Good for couples to if you meet that special someone, or you’ve already met.
These condos get great light- which is linked to happiness. On a summer day open the sliding glass doors to let the breeze in. Hang out in your living room and lay on the coach. Time to go out? Stick your head out before you leave for the evening to figure if you need a coat or not.
Parking & Laundry
The building has community area laundry, however some units have managed to get in unit laundry- don’t how me how they got it!
Home Owners Association
Front Desk# (310) 276-1708
Managers Office# (310) 276-2825
HOA dues are ~ $550 per unit, which is low for a highrise!
Home Owners dues cover Valet Parking, 24-hour concierge and security, the pool, gym, and spa. Does it have Gas? Or are appliances electric? Building Insurance, Reserves.
The HOA has a Pet restriction, 1 pet under 25 pounds. No condo may be rented until after it has been owned for 1 year- this CCR discourages investors from buying units as rentals. No EQ insurance.
Sorry, No Open Houses for this building. All showings must be by appointment.