Category: LIVE WORK

Sunset Silverlake Lofts | 4111 W Sunset Blvd

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Sunset Silverlake Lofts
4111 W Sunset Blvd
Los Angeles CA 90029

4111 W Sunset is a 43-unit LIVE/WORK Loft condo development in the Sunset Junction Neighborhood of Silverlake. Developed by Kor Group in 2007, and designed by Rothenberg Sawasy Architects, the Stark Naked interiors with 19ft high ceilings and smooth polished concrete floors allow for multiple interpretations of how to use the space. Entertainers will love the cool building design and huge double-height living rooms. This location is the perfect jumping-off point for a rousing night out, with many of Silverlake’s trendiest shops, bars, and restaurants right out your front door! Cafe Stella, Sweet Green, El Cide, Café 4100, Intellgensia Café, Black Cat, Tiki Bar, 33 taps, El Condor to name a few! 

Location

Real Estate

Appreciation?

Turnover?

Record Sale? $900,000 #111 6/3/2017

All condos on the 1st-3rd floor are townhouse style LOFT floor plans (Not 400s row), One Loft Bedroom up and one-bedroom ground level. The row of condos facing sunset(42-49) on the 5th floor are all single story. There are (9) 1 bedrooms that range in size from 1,000 sqft to 1,250 sqft and (34) 2bedrooms that range in SQFT from 1,300sqft to 1,900 sqft. The building is built on a Downslope Lot so these are hillside condos. Ground Floor Condos (100’s unit numbers) have 300 – 500 sqft patios. Otherwise about half of the condos have a small square balcony. Balconies are not easy to get. The condos that face Sunset have street-level patios and have street-level entrances. High ceilings, polished cement floors, Floor to Ceiling Glass aluminum windows and doors. The Kitchens are modern with stainless steel appliances. Living Rooms are Huge. Every Condo gets two parking spaces. There is a nice open courtyard with concrete walkways and potted Trees and other plants that is very clean. Prices range from 900K-1.1M. There is a small community garden on Manzantia and Mira goes under a bridge. Central HVAC

Amenities

Elevator

Parking & Laundry

Every condo gets 2 parking spaces in a gated garage, some of the condos have private attached garages. 17 guest parking spaces. Sxs or tandem?

Stacked Washer Dryer Laundry inside the condo in the master bathroom. 

Home Owners Association

HOA dues Monthly Cost? $600-$700/mo.

HOA dues cover?

Owner Pays?

Any special assessments? No

Pet Policy?

Rental Policy?

EQ Insurance?  Yes

CCRs?

Building Reserves?

Special move in instructions?

Can you have a BBQ on the balcony? Yes

Property Management company?

First Service Residential
310-981-9909

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T Lofts West Los Angeles

T Lofts West La curb

11500 Tennessee Ave, Los Angeles CA 90064

 

T Lofts (short for Tennessee Lofts) were built in 2009 by prominent LA developer Jeff Lee of Lee Homes and features 84 units total with six floor plans. T Lofts was designed by Withee Malcolm Architects.

T Loft condo west Los Angeles entrance

Units range from 950 square feet to 2,050 square feet, with a mix of 1br 1/5 bath, 2br + den, or 3br if the den was converted to a bedroom. All the units on the first floor with 100 unit numbers are two story, there are no 200 unit numbers. Units in the NW building are one story on the 3rd and 4th floors, and units in the south building are one story on the 3rd and 4th floors, for a total of 38 one story units.

T Lofts Plat Map

LOCATION

T Lofts is located in a walkable area of West LA near Olympic Boulevard and Sawtelle. Close to entrances to the 10 and 405 Freeways, not to mention the new light rail Expo line!

t lofts expo line

View of the Expo line being built, the back of T Lofts is off to the left

Residents enjoy an extremely convenient location that offers options to walk, ride, or drive which is a rarity in car centric LA. Built on a former industrial site T Lofts is a smart-growth urban infill development. T Lofts can be hard to find your first time there! The best way to get there is turning off Sawtelle onto Tennessee. If you come from Barrington it can be a little confusing.

LIVE/WORK

T Lofts are Live/Work. . The Lofts the face North are especially well suited to be used for business purposes because they have store fronts. As far as I know, no residences in the T Lofts are being used to operate a business although I hear that one might be moving in to #101. Work/live units provide an ideal space for creative professionals and small businesses who want roll the cost of owning a home and leasing office space for a business into one mortgage payment.

ECO FRIENDLY

T Lofts eco friendly

T Lofts was constructed with sustainability in mind. The Building utilizes several eco friendly green building techniques to increase energy efficiency and minimize the building’s environmental impact. The roof was coated with Sarnafil- a reflective membrane that bounces sun rays and keeps the building cool, Low VOC (volatile organic compound) paint, Energy Star Appliances, the water heating system utilizes two boilers instead of installing 84 separate water heaters, a rain water harvesting system that irrigates the drought tolerant xeriscape landscaping, Low-E dual pane windows, and 18 spaces in the garage with plugs for charging electric vehicles.

 

In the Unit

T lofts garage doors

T lofts has very clean contemporary lines, exposed concrete flooring and Berber carpet in the bedrooms. Some units have an automatic Garage Door instead of a front door, which really enhances that industrial lofty feel. There are many wall spaces that are perfect for hanging your favorite art. All units have in-unit ventless washer/dryer with 220V outlet.

Kitchen

T Lofts condos kitchen

The best part of the unit is the sleek European style gourmet kitchens.  There are ample overhead cabinets that have transparent cabinet doors that glow! Cesar Stone counter tops, and GAS range (very rare to find gas stoves in condos!). There is a HUGE 7 to 9 foot center island that seats three to four. Stainless Steal appliances (36” Fridge w/ icemaker, Dishwasher, Microwave, and a Wine Cooler!). These kitchens are great for cooking and entertaining.

Master Bedroom

The Master bedroom is 15×12 and has a oversized Walk-in closet through the master bath. The master bath has separate tub/shower, double vanity, and frameless shower door.

Floating stairs lead up to second floor. Views from the units are so/so. There are not any vistas because T Lofts is surrounded by buildings. The attractive courtyard and open air halls make up for the hum drum view, because it is really quite beautiful inside.

COMMON AREA AND AMENITIES

T Lofts lobby

The lobby is open air- which is unusual for condo buildings. The lobby has a table and four chairs. The large and lushly landscaped courtyard with many trees and a winding walking path are visually appealing. There is a spa, and always a resident favorite barbeque area with two new barbeques.

T Lofts BBq area

On the third floor is the gym which has a treadmill, elliptical trainer, recumbent bike, dumbbells, and weight machines. Residents voted within the first few years to install a security camera system. Entry/exit is controlled by a hightech Key FOB access system.  The HOA on T Loft are really affordable! Under $500/mo.

PET POLICY

You will find a lot of dog owners in the T Lofts- this is because they have a very liberal pet policy. 2 pets maximum with no weight restriction! It is very hard to find condos that allow dogs over 35 lbs, which is bad news for the retrievers and Labradors, boxers, and bulldogs- because the smallest of their breed is usually double the common weight restriction.

 

PARKING

Secure gated underground parking includes two spaces per unit, and  41 guest  parking spots! In addition to the 5 guest parking spaces in front. This is an unheard of amount of guest parking. It’s at least 4x more than what you would normally expect.

The building has strong reserves at just under $200,000. It is important to note that there is currently a lawsuit going on between the HOA and the builder over construction defects. There was a leak in the garage and sump pumps were installed and some minor cracking in the stucco. If you ask me the HOA is being really fussy, I have seen the ‘defects’ and it looks to be normal wear and tear as the building ages, aside from the sump pumps in the parking structure. Unfortunately this can make it difficult to get a loan on the building as lenders are always cautious when the condo cert comes back with litigation checked YES by the management company. There are lenders who specialize in these types of situations and you can certainly still get a loan, it is just a bit more challenging that usual.

Sawtelle Square

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