Category: Investment Condo

141 S Clark Drive | The Rob Clark

The Rob Clark
141 South Clark Drive
Los Angeles CA 90048

The Rob Clark is a fashionable and trendy 105-unit low rise condo in Beverly Center Neighborhood of Los Angeles (Rob Clark is not in the city of West Hollywood although West Hollywood is very close). Built in 1973, the building was converted to condos in 2007. Rob Clark Buyers love the remodeled kitchens, bathrooms, and real hardwood flooring, and other upgrades that were added during the conversion. Unlike a bunch of older buildings in the area, with condos in original condition, the Rob Clark doesn’t need one lick of work! Condos also have Central HVAC.

For Buyers looking for large condos, the Rob Clark may not be the best option because it’s condos tend to be on the smaller side, with the largest two bedrooms being 950 sqft, and the average condo size coming in at 650 sqft.

A lot of owners in the Rob Clark are energetic professionals who are busy and on the move, so they don’t spend a lot of time at home (in fact they travel a lot as well). These owners don’t want to pay for space they don’t use, and would prefer to trade a larger space for better condition. They have zero interest in taking on a renovation project.

However, designing their condo’s interior is a whole ‘nother story. Buyers tend to have a strong sense of their own personal style and enjoy decorating and redecorating their Rob Clark condo. The building has a very landlord friendly rental policy so many of these condos make great investments as well. It’s like living in a hip boutique hotel.

In addition to offering very affordable prices for the condition and area, the building has low HOAs and a totally awesome gym!

Location

Finding a walk-able location in LA is hard to find in this city but Rob Clark offers a walker friendly convenient location. Cedar Sinai Hospital, the Beverly Center Shopping Center, the design district of West Hollywood, the high end retail and restaurants of Robertson BLVD, and the restaurants and cafes of 3rd Ave all within walking distance make this a walkers paradise.

5 Minutes to West Hollywood and 5 minutes to Beverly hills. There is a great restaurant Lemonade that hits the spot for lunch, and Beverly Hills Bristol farms, although the Whole Foods and Pavilions of West Hollywood although slightly further away will probably have a stronger draw.

I really like Joan’s on Third for brunch, and there is both a Starbucks and coffee bean at Robertson and Beverly so you can pick you favorite spot to get a latte.  Toca Madera is a popular local watering spot that is great for some nightlife.

In the Beverly Center is the Pacific Theater, which is great for watching an academy award contender, summer blockbuster, or whatever kind of cinema you are into.

Real Estate

Condos in the Rob Clark are single story floor-plans. A big selling point for the building is CENTRAL HVAC. Not every property in this price range and area have it. The Galley Style Modern Kitchens of the condos feature an open concept with a seating area on the other side of a massive quartz counter top with room for stools. The condo’s Kitchens came equipped with new Stainless Steel Frigidaire Appliances.  In the kitchen, there is a European style all-in-one washer/dryer unit laundry solution. For those that prefer traditional laundry- there is a community laundry room off the lobby.

I love the very rich looking dark engineered Hickory Floors. They run throughout the living room AND bedrooms. In the living room is a floor to ceiling gas chiseled white Quarts fireplace, that adds a bit of pizzazz. Bathrooms have combo tub showers with glass sliders and aquamarine glass tile. Bedrooms have an excellent walk in closet.

CONDO MIX

(22) 2BR
850 sqft  to 950 sqft
$650,000 to $700,00

(68) 1 BR
650 sqft to 800 sqft
$550,000-$650,000

(15) Studio
420 sqft to 500 sqft
$400,000 to $450,000

Record Sale $750,000 2/9/2017

Turnover 7% (about 6 a year or one every two months)

Appreciation 3% (very hard to tell long term trend since only 10 years of sales history)

Amenities

Heated Pool and Outdoor BBQ

Gym

Lobby

Parking & Laundry

Each condo has a European style all-in-one laundry unit in the kitchen. In addition to this, there is Community laundry room.

Every condo has at least one parking space in gated garage. The two bedroom condos have two parking spaces. Sorry, there are no Guest Parking spaces.

Home Owners Association

HOA dues Monthly Cost? $350/mo to $420/mo.

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

HOA exclude? Electricity, Gas, Internet, Cable, H-06 insurance

Any special assessments? No

Pet Policy? 2 Pets per residence.

Rental Policy? No AirBnB. Otherwise no restrictions.

EQ Insurance? No

Building Reserves?

Special move in instructions?

Can you have BBQ on the balcony?

Management company?

Ross Morgan
818-907-6622

To view the incredible apartments at The Rob Clark, please call (310) 388-7332 or click the button below to get started.

 

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10982 Roebling Ave | Club California

Club California Condos Westwood

Club California
10982 Roebling Ave
Los Angeles CA 90024

Club California is a low rise courtyard-style condo building located in Westwood walking distance to UCLA. There are 212 condos in Club California which are 80% 1 bedrooms. California Club is one of two large condo complexes in the UCLA area, the other is the highrise 969 Hilgard. What makes Club California different from other 5-10 unit condo’s in the area is it’s many amenities and right next to UCLA location. California Club is located in the city of Westwood and just a 5-minute walk to UCLA and Westwood Village.

Club California was built in 1973 as an apartment complex and then converted to condominiums in 2005-2006. Low Prices

Walk to UCLA + Medical school

Only 30% of Club California condos are owner-occupied which means 70% are rentals. This can cause a problem when trying to get a loan for a new purchase because most lenders like to see no more than 50% of the condos being used as rentals. Don’t be discouraged – there are lenders out there who will lend in this building you just have to look.

Location

Real Estate

Record Sale? $800,000 #533 8/23/2018

Turover Ratio?

Appreciation?

 

 

California Club was an apartment conversion, which means that there are thinner walls, community laundry room, and wall AC which is typical for condo conversions. The Developer had one standard finish package that they did for each unit. The kitchens look like this:

 

Condo Mix

Type # of Condos Sqft
1 Bedroom 172 800sqft to 400 sqft 
2 Bedrooms 38 1250sqft 850 sqft 
3 Bedrooms  2 1400sqft

California Club is 80% 1 bedrooms which rent for $2,000/month and the rest is 2 bedrooms that rent for $3,200.

 

HOA dues are low at $400 per month but expect a less frequent maintenance routine like carpet cleaning in the hallways.

 

Prices for 2bedroom prices peaked in 2006 at $700,000-$750,000. There is a 2 bedroom that just came on the market testing $700,000 price mark again. The other 2 bedrooms that have sold so far $600,000.

One bedrooms are selling for $400,000 but peaked in 2006 for $550,000. The studios currently are selling at $300,000. Most units have a private balcony.

 

Some of the floor plans are townhome style, but the majority are single-story floor plans.

Typically about 15 condos sell a year which is a turnover ratio is ~7%.

 California Club Amenities

Pool, (no spa) the pool is outside and faces south. It has lounge chairs for tanning and hanging out poolside on a hot summer day. There are two outdoor BBQs. There once was a Cabana but the HOA removed it.

Gym, the gym has small flat-screen TV on the wall so you can watch your favorite TV show while you work out. The gym has a good combination of Cardio equipment: Treadmills, ellipticals, cycling machines, and strength training: circuit machines and free weights. There’s also space to do stretching, yoga, pilates, etc.

Lobby

Lounge with Billard tables, There is a large lounge for hanging out with wifi, a TV, a bar, a pool table, card tables and chairs, and a Juke Box! This is a Great area for studying or hosting a party for a special event.

 

 

10982 roebling basketball court

Basketball Court (Halfcourt) Practice those free-throws play a game of pig, or a pickup game. A Basketball court is a very uncommon amenity. Usually, you have to go to a park nearby to play basketball.

Security Cameras

4 Elevators

Parking & Laundry

 

 

There are two community laundry rooms on the property. Sorry, no unit laundry can be installed in each condo.  

There are 2 levels of parking garages and 306 total parking spaces. The parking spots are narrow but manageable. Studios and 1 bedrooms get one parking space and 2 bedrooms get two parking spaces. All parking spaces are side by side parking. Guest parking?

Home Owners Association

Current Rental to owner ratio about 50% to 50%- this can make lending a little more difficult. 

Front Desk: 310-443-1417

 HOA Due Cost? $320/Month to $450/mo.

HOA dues cover? Included in Dues: Water & Trash, building insurance, Common Area Maintenance, Reserves

Owner Pyas? Electricity, Gas, Internet & Cable, Condo Insurance

Special Assessments? None

Pet Policy? Under 30 Lbs

Rental Policy? Leases must be 30 days in length or longer no other restrictions. 

EQ Insurance? No

CCRs?

Building Reserves?

Special move in instructions?

Can you have a BBQ on the balcony?

FHA Approved: No

Management company:

LBPM Property Management
818-981-1802

4730 Woodman Avenue Suite 200
Sherman Oaks, CA 91423

If you are interested in seeing this property or properties like it please call (310) 388-7332 or click the button below and I will be in touch shortly!

 

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