Category: Lofts

7062 Hawthorn Ave | The Hollywood Lofts

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The Hollywood Lofts
7062 Hawthorn Ave
Hollywood CA 90028

7062 Hawthorn Ave is an 18-unit loft style condo building in Hollywood. Built in 2007, by Afco Development, these modern Loft Style condos have soaring 18-Foot high ceilings and humungous living rooms. The Exterior has a bling factor owing to the shiney stainless steel panels that reflect sunlight throughout the day. Big windows bring in lots of Natural light. You can walk to one of my favorite Old Hollywood Spots- the Roosevelt Hotel! Low HOA dues.

Location

Real Estate

Record Sale? $738,000 #301 5/31/2018

Turnover?

Appreciation?

All floorplans in 7062 Hawthorn are Townhouse LOFT style floorplans, with a large living level, and a steel staircase that leads up to an open loft bedroom. Floorplans are 2BR/2BA and range in SQFT from 1,100 to 1,200 SQFT. Prices range between 700K to 800K.

The ’01 and ’06 stacks face the street. The ’03 and ’04 stacks face the back. ’06 stack is the smallest stacks for condos at 950 Sqft. The Windows are great in this building- they bring in a lot of natural light. The 18-foot ceilings create quite a dramatic effect right when you walk in the front door. Each condo has a medium size balcony. Original developer finishes include strand woven bamboo hardwood flooring on the first level and industrial carpet in the lofts. I don’t like the industrial carpeting, I would change it but that’s just me. Modern finishes in bathrooms and Kitchens which are open. The developer used colorful glass mosiac tiles in both those areas. Owners can have some fun choosing different overhead lighting in the living rooms, the original developer finishes are hanging globes but I have seen owners put in all kinds of different things. Window Treatments can get quite extravagant if you want to block out any prying eyes. I really like some of the shears I have seen some owners install. The loft can be enclosed if you want it to feel more like a traditional bedroom and want more privacy from the Living Room. The loft has the biggest bedroom, but the downstairs bathroom is larger so either bedroom works as a master bedroom. There are gas Fireplaces in the living rooms. Central HVAC. 

Amenities

Roofdeck

Elevator

Parking & Laundry

Each condo gets 2 parking spaces in a gated garage. There are 9 total guest parking spaces!

Laundry is inside each condo in a stacked laundry closet underneath the stairs

Home Owners Association

HOA dues Monthly Cost? $350/mo

HOA dues cover?

Owner Pays?

any special assessments?

Pet Policy?

Rental Policy?

EQ Insurance?

CCRs?

Building Reserves?

Special move in instructions?

Can you have BBQ on the balcony?

Property Management company?

http://www.ontrackasset.com/

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600 S Ridgeley Dr | The Museo

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The Museo
600 S Ridgeley Dr
Los Angeles CA 90036

The Museo is one of my favorite buildings in Miracle Mile. It is newer construction done in an Architecturally Innovative modern style. The building is exceptionally well located, across the street from the La Brea Tar Pits, and Park La Brea Apartments, this condo is walkable to an upcoming Subway stop and a bunch of street-level restaurants on Wilshire. The developer was Canfield Development.  El Museo is 52 condos on 4 floors, the penthouse floor, and first-floor condos have lofts. The condos were built in 2009. This is one of the only newer construction buildings in the area. I really do like the landscaping of this building especially the lush central courtyard out from the lobby.

Location

They call it The Museo because it is right smack dab on Museum Row, with several major museums nearby. I personally love museums and think being close to so many and some park-like grounds is a desirable amenity. The museums are LACMA, Petersons Automotive, Academy of Motion Picture Arts, and the La Brea Tar Pits. LACMA in the summer has free Jazz night and salsa night each Friday and Saturday.

Being in Miracle Mile, you are close to all the great miracle mile stuff: The Farmers Market, The Grove, Beverly Center. Hollywood, West Hollywood, and Beverly Hills are 10 minutes away.

The Museo is located on Ridgeley just south of 6th Street. You have two major thoroughfares nearby: 6th St and Wilshire Blvd. Wilshire Blvd has restaurants and an upcoming Metro Transit Stop.

The block is short and has a sidewalk. I see a lot of people walking their dogs. Many of the buildings nearby are 2 story apartment buildings. That means that owners on the 3rd and especially 4th floor have nice city views, especially of the old variety building, now has SBE logo.

The streets are very well lit, and this neighborhood feels very safe to me. The building is secure access. Stumbling distance to Tom Bergin’s for my Irish pub lovers, and Wilshire Hotel Rooftop Bar, and Trivia night at the Little Bar. And Classic Buzbys! (they have great halloween contest)

Real Estate

Price Range: $750,00 (1br) $800,00 to $1,000,000 (2br)

Turnover Ratio: 6%

Record Sale: 1,050,000 5/30/2018

The Floorplan in Museo Condos on floors 2-3 are all single story, and the first floor and the Penthouse Level has stairs to a loft. The Condo Mix for the building is (9) One bedroom + one and a half bath. (43) Two bedroom + two bath- so most of the condos are 2 bedrooms. SQFT ranges from 1,000 to 1,500 sqft for the 2 bedrooms and 800 to 1000 sqft for the 1 bedrooms.

The Modern finishes are great! I really like the hardwood flooring, the large living rooms, and open concept kitchens. The Kitchens have Blum cabinets, white quartz counters, and whirlpool gold appliances. The Overhead cabinets lift up which is pretty cool. I will say the kitchens are on the smaller side, but that gives a larger living room. The floor plans have huge living rooms.

Sorry closet lovers, no bedroom walk-in closets. All of the bedroom closets are reach in, however, the condos have good closet space, so they do not lack closets, you just won’t get a master walk-in closet.

The living room original sconces are terrible in my opinion. I think owners should change them. They work perfectly fine, but I think you could do much better, and it doesn’t need to be a large expense.

The front doors have 4 daylights in them with clear glass, which creates an interesting effect. If you want more privacy you can put an opaque film on them.

Many of the condos have a Balcony.

I’m going to say the Bathrooms are pretty nice. The finishes are very sleek, and the master has a huge bathtub. Double vanities, and a frameless shower.
The original sell-out prices for the Museo were abysmal because this building was completed in a very difficult real estate market in 2010. The original sell-out prices were in the high four hundred thousand to low 500,000s.

One unique thing about the penthouse floor plans is the Lofts. They are an open bedroom with a closet and a full bathroom. There is a cable tie railing to the living room below. Central HVAC.

The Museo has a not so common Natural Hazard- this area was once all oil fields, and the tar pits have big pits of oil in them. Have you ever seen tar bits bubble? The are bubbling out Methane Gas trapped below the earth that is escaping from the ground of these tar pits- for buildings with Large underground parking garages, there is a risk that the escaping methane gas, instead of being released into the atmosphere, could get trapped and build up, and then explode. No need to worry though, the methane sensors installed in the Museo will sound an alarm if they detect methane gas building up.

Amenities

Lobby

Lush Central Courtyard

Gym

Elevator

Security- Security cameras

Parking & Laundry

Laundry in the unit in a stacked washer dryer room.

The building has a two-level subterranean parking garage. There is a nice wide entrance for pulling in and out. Almost every condo has 2 parking spaces, some are side by side and some are tandem. A few 1 Bedrooms only get 1 parking space. There are 12 guest parking spaces. Owners are allowed at this time to install storage behind their parking spaces.

Home Owners Association

The HOA recovered approx. $500,000 from a construction defect lawsuit. One of the things mentioned was cracks on the stucco, which are being repaired. As a result, the building has a huge reserve and is 160% funded currently. Never seen that before. The HOA dues are very low – but should probably be $200 higher in my opinion, they are under $400/mo. The HOA just voted to get Earthquake insurance for 2019.

In the HOA documents, they refer to the building as MidCity Lofts. I am not sure if this name was ever used in marketing the building.
The HOA recently installed a water softening system in the building, so owners don’t get hard water.

HOA dues Monthly Cost? $350 -$400/mo.

HOA dues cover? Trash, Water, Building Insurance, Reserves, Common Area Maintenance, EQ Insurance

Owner Pays? Electric, Gas, Internet, Condo Insurance

Any special assessments? No

Pet Policy? 2 dogs or cats, no weight restriction

Rental Policy? Lease in writing at least 30 days (very landlord-friendly)

EQ Insurance? Yes as of 2019

CCRs? https://www.dropbox.com/s/04puwi5pd9chv45/600%20S%20Ridgeley%20CC%26Rs.pdf?dl=0

Building Reserves? 600K 160% funded

Special move in instructions? $500 move-in/move out fee

Can you have a BBQ on the balcony?

Who is the Management company?
Ross Morgan & Company
www.rossmorganco.com
818-907-6622
Community Manager:
Monica Cooper extension 271
monica@rossmorganco.com

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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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