Category: Norma Traingle

8960 Cynthia St | Beverly Regent

Beverly Regent
8960 Cynthia St
West Hollywood CA 90069

8960 Cynthia is a 45-unit midrise condo building in the Norma Triangle neighborhood of West Hollywood. Built-in 1974 as apartments and converted to condominiums in 1980, this building has a great walkable location, big balconies, and low monthly HOA dues. Condos on the South Side of the buliding have Views. The HOA has updated all of the Plumbing in the building and  recently redid the lobby. As a result, Ventless In Unit Laundry can now be installed in all condos in addition to the community laundry rooms on each floor. I love the three-story Glass Entryway, this is a key architectural detail of this building. This brings a lot of natural light into the lobby of the building. The HOA is currently reviewing bids to redo the courtyard, and next paint the building, so expect a few improvements coming to the building on the near horizon. 

Location

Real Estate

Record Sale? $1,025,000 9/10/2018

Turnover? 5% or about 2 condos a year on average

Almost all of the floorplans are a single story except for the penthouse level which several condos with lofts, and the lone 3bedroom condo, which was the developer’s unit in the building (#209). Floorplans 11-16 have views. Most of the condos are 1 bedrooms. The units have big balconies, gas fireplaces, big windows, walk-in closets in the master bedroom. Laundry can be installed in the condo. The original floorplan has a wet bar. These condos have a wonderful location. Electric stoves. Central HVAC. 

One question I get asked is what’s up with the CL units? There are CL 1-7. CL stands for “Courtyard Level”- basically any CL unit is a first floor unit on the same level as the pool and courtyard. 

(1) 3BR 2,200 SQFT
Price $1,000,000

(12) 2BR 1,200 to 1,400 SQFT
Price $750,000 to $850,000

(32) 1 BEDROOMS 750 SQFT to 850 SQFT
Price $600,000 to $700,000

Amenities

Lobby

Pool – there is a pool area. Hardly used. There was once a Spa, but the HOA removed it because owners with condos close to it complained about noise. You can see the empty pad where the spa use to be adjacent to the pool:

HOA removed Jacuzzi

Rec Room- there is a rec room next to the upper parking garage. The HOA uses the rec room for meetings and storage, so it is not really used much by residents. You have to reserve it in advance and borrow the key. 

Parking & Laundry

1 Bedroom condos get 1 space and 2 bedroom condos get 2 parking spaces. Parking is side by side.  Sorry, No Guest parking. Owners may install extra storage in the garage with the HOA’s permission.

There is a community laundry room on each floor with two washers and two dryers, the HOA now allows in unit laundry to be installed in each unit.

Home Owners Association

I’d like to mention for HVAC work, or Chimney work, or for residential home inspections, the roof of the building has 2 access points. Both of those doors are locked with a 1-5 combo lock. THe Property management company or Janitor are the only companies with the code and you need to schedule an appointment in advance to get up there. 

HOA dues Monthly Cost? $500/mo.

HOA dues cover? Water & Trash, Common Area Maintenance, Reserves, Property management, Building Insurance

Owner Pays? Electric, Gas, Internet, Cable, Condo Insurance

any special assessments?  Yes, each unit was assessed to update the plumbing

Pet Policy? 2 pets max, no other restrictions

Rental Policy? leases must be in writing, 30 days or longer. 

EQ Insurance? Yes

CCRs? https://www.dropbox.com/s/dkfwt2sinpj5dph/8960%20Cynthia%20CCRs.PDF?dl=0

Rules and Regulations 2011 https://www.dropbox.com/s/112u4y5ag93j8xj/Rules%20%26%20Regulations%202011.pdf?dl=0

Building Reserves? 130K or 30% funded

Special move in instructions? $100 Move-in Fee – $500 deposit

Can you have a BBQ on the balcony? Yes or no?

Property Management company?

Ross Morgan
www.rossmorganco.com

Candice Calcote

Read More

960 Larrabee St | Larrabee Manor

Larrabee Manor
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!).

Location

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”.

Real Estate

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. 

CONDO MIX:

(40) Studios
450 sqft to 700 sqft
$350,000-$400,000

(40) 1 Br
700 sqft to 800 sqft
$400,000 – $450,000

(6) 2BR
900 sqft to 1,100 sqft
$500,000-$550,000

Larrabee Manor Amenities

Heated Pool (year round by solar panels on roof)

Roofdeck (Great Views! HOA is going to add an outdoor BBQ soon)

Dog Run

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. 

Home Owners Association

Board Member’s Website: http://www.960updates.com/

HOA dues Monthly Cost? $350/mo.

HOA dues cover? Water & Trash, Building Insurance, Basic Direct TV package and Internet, Reserves, Common Area Maintenance. 

Owner Pays? Electric, (No Gas), Internet, and Cable

Special Assessments? Yes. Board will be replacing the two elevators

Pet Policy? 2 Pet limit. Dogs may not be over 20 inches high full grown and be of a “gentle disposition”.

Rental Policy? No restrictions

EQ Insurance? No

Building Reserves?

Can you have BBQ on balcony?

Property Management company?

First Service Residential
https://www.fsresidential.com/

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!

 

Speak to an Agent

Read More

930 N Doheny Dr | Doheny Terrace

No properties found

No properties found

930-north-doheny-drive-curbshot

Doheny Terrace
930 N. Doheny Dr.
West Hollywood, CA, 90069

Doheny Terrace is a 41 unit mid-rise condo building, built in 1990, located in the Norma Triangle neighborhood of West Hollywood. The building has a European flair with patina copper roof, stone paver motor court, fountains and sculptures, hand laid marble lobby floors, and Grecian columns. One of the original development ads boasted “See Europe like you’ve never seen it before. From the heart of west LA”

we-adress-luxury

Being built in 1990, Doheny Terrace is one of the newer buildings in the neighborhood. The HOA does an excellent job maintaining the building. There is a full time security guard on site.

This complex was developed by Homestead Group Associates, who also built 960 N Doheny up the street at the same time.

 Location

930 N Doheny is in prime Norma Triangle, one of the best neighborhoods in West Hollywood. Very quiet and safe. A lot of Beverly Hills condo buyers will consider this building, it may not have the Beverly Hills Public schools, but the city of Beverly Hills has very few condos, and this location is as close as you can be to Beverly Hills without being inside its city limits.

-5 Minutes to West Hollywood Santa Monica Blvd
-5 minutes to Sunset Strip
-10 Minutes to Beverly Hills Rodeo Drive.
-15 minutes to Hollywood

Real Estate

Prices Range from $800,000 to $1,000,000.

Condos are all 2 bedrooms that range in size from 1,200 sqft -1,600 sqft.

17/41 condos are town house layouts and 24/41 condos are single level. Every Condo on 1st and 2nd floor are single level floor plans and every condo on the 4th floor is townhouse layout. The 3rd floor is a mix of both floor plans.

On average about two condos sell each year for 5% turnover ratio. ,Annual Appreciation is about 4%.

Condo entries have big double doors that swing open to gracious sized combined dining and living rooms with gas fireplaces. Condos have 9 foot high ceilings. Each condo has a balcony or patio with a glass slider.

Masterbedroom has its own private masterbathroom with separate tub and shower, and walk in closet.

Doheny Terrace Amenities

-Full Time Security Guard

Mon-Thrs
7:00 am -11:00 am

Fri & Sat
24 hours

Sun
9:00 am-7:00 pm

-Storage Room for each Condo in P2.

storage-room-doheny-terrace

One Storage Room for Each condo

-Lobby. Beautiful Marble Inlay Floors

930-n-doheny-dr-lobby

-Pool. Wading Pool, 4.5 Feet deep with a spa.

930-n-doheny-pool-area

 

-Conference Room. Large Meeting room with tables and coaches, and a full kitchen.

930-n-doheny-conference-room

-Gym- The Gym needs work, but at least there is space for it if the HOA decides it wants to invest in upgrading it.

930northdohenydrive-0044

–2 Elevators

Parking & Laundry

930-doheny-parking-lot-copy

2 side by side deeded Parking Spaces for each condo in subterranean garage. All Residents enter the subterranean parking garage from Behind the Building on Wetherly (Turn off from Doheny onto Cynthia and then up Wetherly).  The building has 9 guest parking spaces. The Guest Parking spaces are just behind the mortorcourt driveway from Doheny in the front of the building.

guest-parking-copy

 

guest-parking-doheny-terrace-copy

Laundry is inside each condo, in a closet in the kitchen area. The Machines are stackable, and has gas dryer.

zxdsf

Home Owners Association

HOA dues Monthly Cost? Approximately $850/mo.

HOA dues cover: Security Guard, EQ Insurance, Building Insurance, Water, Trash, Reserves

Owner Pays For: Electricity, Gas, Internet, Cable, Condo Insurance

Special Assessments? None

Pet Policy? One dog or cat that weighs 50lbs or less.

Rental Policy? No Restrictions except no short term rentals.

EQ Insurance? Yes

Building Reserves? $150,000, 15% Funded

BBQ on Balcony? OK

Special move in instructions? Building charges $300 move in/move out fee. $300 is paid when you move in, and there is no charge when you move out. Deliver a $300 check to the front desk, made payable to “930 N Doheny Condominium Homeowner Association” at least 72 hours in advance prior to your move date. Also contact the HOA property management company and notify them also of your planned move date. The Management will Pad the elevator, and post a notice to all residents, reserving one of the two elevators for your move. Your moving truck may pull into the underground parking lot and load from there.

HOA Property Management company?

Hi-Point Properties:
Barbara Farley
310-446-7907
PO Box 16474
Beverly Hills CA 90209
hipointproperties@gmail.com

Front desk Phone Number:
310-247-0413

The HOA Strongly recommends Power Plumbing for plumbing issues, especially when the water needs to be turned off, because Power Plumbing has been working in the building for years and they know how to turn off the Shared Water Boiler Heater, and turn off water to each condo.

power-plumbing

 

Speak to an Agent

Read More

960 N Doheny Dr

No properties found

mk
960 Doheny Dr
West Hollywood CA 90069

960 N Doheny is a 4 story Mid-rise condo building with 16 condos, built in 1990, in the Norma Triangle Neighborhood of West Hollywood. The condo complex was developed by Homestead Group Associates. Homestead also developed 930 N Doheny, down the street, which was built at the same time and also opened in 1990. These two buildings are separate and have two separate HOAs. They are remarkably similar in design. 930 Doheny has a staff, where 960 N Doheny doesn’t have any salaried employees which makes 960 N Doheny’s HOA dues $150/mo. less.

comm-area

960 N Doheny is a Mediterranean inspired Pied-a-terre, with its red clay tile roof, brick paver circular walkway, and mythological warrior statue guarding the entry doors. The Lobby has  an intricate marble inlay floor. 1990 is a newer year built for condo buildings in this area. One big benefit of this is in unit Laundry.

The street address for this building is 960 N Doheny, however the public records show the address as 962 Doheny. Since both addresses go to the same property, you can use whichever one you like. For searching real estate listings in this building make sure you use both addresses!

Location

960 N Doheny is located in one of the best neighborhoods in West Hollywood- Norma Triangle. It’s on the West Hollywood side of iconic Doheny Drive, very close to the intersection of Doheny and Sunset. There is a new Marriot Hotel under construction that is replacing a parking lot.

Walking Distance: social club Soho House, Japanese restaurant ROKU, and BOA Steakhouse (I love their bar!).

5 Minutes to West Hollywood Santa Monica Blvd, 5 minutes to Sunset Strip, and 10 Minutes to Beverly Hills Rodeo Drive.

Real Estate

Prices Range from $850,000 to $1,000,000.

On Average, one condo sells each year for 5% turnover ratio. Original Selling prices in 1990 were $400,000. Annual Appreciation is 3%.

12/16 condos are single level floor plans. 4/16 condos have a townhouse style layout.

Condos are all 2 bedrooms that range in size from 1200 sqft -1600 sqft.

Entries have big double doors that swing open to gracious sized combined dining and living rooms with stone mantel gas fireplaces.

Galley kitchen has a sunny breakfast nook.

Each condo has a balcony. Instead of glass sliders, French doors open to the balcony.

Master bedroom has its own private master bathroom and walk-in closet.

The living room has a fireplace & dental moldings.

960 N Doheny Amenities

-Private Storage Room for each unit

-Lobby

600172-1024wh

-Rooftop Deck

xzsds

-Modest Sized Pool

fgtyh

 

-Gym. The gym is pretty lackluster, however, there is a very big room, so if the HOA ever wanted to improve this area there is space for it.

600169-1024wh

Parking & Laundry

Each condo gets 2 side by side deeded parking spots in a subterranean garage. Guest Parking?

Laundry is in the unit.

Homeowners Association

HOA dues Monthly Cost? $700/mo.

 

If you have any more questions or if you are ready to start looking at properties, please call me directly at (310) 388-7332 or click the button below and I will be in touch shortly!

 

Speak to an Agent

Read More