450 N Sycamore Ave
Los Angeles CA 90036
Il Borghese is a 22-unit Mediterranean style vintage condo in Hancock Park. Built in 1929 as apartments and converted to condos in 1980 this building offers old world vintage charm. The building has an absolutely gorgeous arched entryway with intricate and ornate wrought iron gates that open to an airy courtyard with a coy pond, ancient Greece motifs, and mature landscaping. Parking can be a challenge. Great City Views from the common area Rooftop deck! seen in the movies “Mulholland Drive” and “The Truth About Cats and Dogs,” can be yours on a beautiful tree-lined street centered in the movie capital, convenient to Larchmont and 3rd street shops and cafes.
Record Sale? $1,180,000 #7 (developer’s unit) 10/5/2017
Turnover? 1 condo a year or 4%
Appreciation? 4% averaging over 40 years
Il Borghese is a two-story building. There is a ground level floor and a 2nd floor. All condos are a single level, except #7 which is the only townhouse style condo and the developers unit. Most of the condos are (18) 1 bedroom, but there are (4) larger 2 bedroom condos. There is a pretty widespread in size between 1 bedrooms, which range from 650 sqft to 1,100 sqft. That difference in SQFT can make a $100,000 difference in price! #4 and #6 have big patios over 3 car garages facing Rosewood. The rest of the condos don’t have balconies but the common area roof deck and courtyard more than makeup in the outdoor space department. I love the red clay Mediterranean roof tiles. They look great. Some of the condo front doors have a gnarly coat of arms carvings in them while others are french windows. The condos have the original wood windows and french doors and very high vaulted ceiling living rooms. The living room is medium size, the bedrooms are medium size with small closets, and the bathrooms and kitchens are small. The living room has a wood burning fireplace. From what I have seen these have all been sealed off so its more of a mantel than a usable fireplace. These condos did not come with HVAC- but some owners have added HVAC over the years. I love the original Art deco bathrooms! You get a battleship cast iron tub, and a separate stall shower. The living rooms have beautiful plaster crown moldings and plaster walls throughout. Peg and Groove hardwood floors which are common in the Hancock Park area.
(4) 2br 1200 sqft to 1400 sqft
$900,000 – $1,000,000
(18) 1br 650 sqft to 1,100 sqft
$650,000 – $800,000
Parking & Laundry
Laundry is community laundry. There is a community laundry room on the south side of the building right behind the Sycamore parking gate. There are 2 washers and 2 dryers. In-unit laundry can be installed. 4 or 5 condos have installed in unit laundry. Verify with HOA.
Parking is not great. There are only 16 spots for 22 units, so some of the condos don’t get an off-street parking space, and there is no guest parking of course. There are 6 garage spaces facing rosewood. There are 10 angled spots in a carport on the east side of the building. Each condo gets no more than 1 parking space.
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
Built in 2008 by developer Peidmont Investments, this 42 unit courtyard style condo offers great finishes and a wonderful location, and at very affordable prices! Its hard to find newer construction buildings in the area.
Each unit is two bedroom two bath, and has two subterranean deeded parking spaces with in unit laundry. Square footage of the units ranges from 1,200sqft to 1,450 sqft. There are two floor plan styles, “A” and “B”. Some buyers prefer floorplan A because they have balconies, whereas other buyers favor floorplan B because they have massive kitchens.
Floor Plan A with Balcony
Floor Plan B with massive Kitchen
The building is designed in the Spanish Mission Revival style with clay tile roof and smooth stucco exterior. The hallways are open air and look into the courtyard. Walk to Larchmont, and in a great safe neighborhood.
The residences have great finishes, with hardwood floors, a gas fireplace in living room, walk in master closet and private full baths for master bedrooms. Kitchens are open and have stainless steel appliances, real wood cabinets and black granite counters.
Building amenities include a video surveillance security system and elevator. HOA dues are very reasonable at only $300/mo.
HOA’s include water, trash, common area maintenance, insurance, gardening.
When the building first open some units had trouble with dishwasher leaks and AC leaks. When the dishwasher leaked it damaged the hardwood floors in the kitchens. You can tell if the unit you were looking at was affected by it if they have tile in the kitchen. Now that the building has been up and running, most of the bugs have been worked out.