1300 Midvale Ave
Los Angeles CA 90024
1300 Midvale Ave is a 6-story, 60 unit, mid-century condo building in Westwood. Westwood Gardens was built as apartments in 1968 by developer Oscar Altman at a cost of $1,500,000. Oscar Altman himself was an amateur sculptor. He commissioned a custom piece of artwork that hangs in the atrium. The architecture of Westwood Gardens is a mix between Midcentury Industrial Modern Welton Beckett 1965 LAMCA and 1943 Rational Italian Palazzo Della Civilta Italiana. In 1979, prominent Westwood Developer Kam Hekmat of Indivest converted the apartments into condos. Indivest also condo converted Park Westwood, Village House (11044 Ophir), and 540 Kelton.
Although not in the Westwood Village neighborhood per se, Midvale is very close, and should be considered by Westwood Village Condo Buyers, especially since there are so few condos in the village!
Westwood Gardens has an excellent walking location, beautiful mature trees, upside potential and great balconies. The HOA has recently redone the Lobby and is planning to paint the hallways. However, there is still a lot more work to do to bring 1300 Midvale up to date. The first thing should be replacing the elevators and redo the hallways which need new carpet and the popcorn ceilings smoothed. The Spa and the rec room could use some love.
From the front steps, you might overhear a skinny blond 30 something wearing a pair of $600 Gucci sunglasses ordering a Salmon Skin Salad for lunch- to be delivered. Or see Blue and Gold emblazoned UCLA sweatshirts in their native habitat- purchased freshman year from the student union bookstore.
Westwood Gardens is just a 5-minute walk to UCLA campus/Westwood Village and Hammer Museum, or at the same distance- visit the restaurant and shops of Westwood Blvd. Taste of Tehran is my favorite Persian restaurant in Westwood to do lunch.
Easy access to the 405 freeway. A large park- Veteran Park, is nearby, but there are a lot of homeless now. The closest grocery store is Bristol farms on the corner of Ohio and Westwood Blvd. Trader Joes and Ralphs are in Westwood Village. Bustling Century City Westfield Mall or the sleepier Westside Pavillion is there for all your shopping needs. Being close to a college campus (one of the most beautiful in the country in my opinion and they have a fantastic extension program), you don’t have to look far for a coffee shop! Or a study partner! The Neighborhood is urban and has high density, with a mix of large apartment buildings, and condo buildings.
There are 60 condos total. The Layout of the building is an L Shape, the outside of the L faces Wellworth on the North and Midvale on the West. Condos that face these directions get indirect sunlight and tree top views. Condos on the inside face the Rec Facility and Pool Area, since they face south, they get direct natural light. I prefer the view of the trees personally. One unique thing about Westwood Gardens is that its walls are plaster, not drywall or sheetrock. Plaster is a more expensive material and has better insulation properties for heat and noise. Plaster is more expensive to repair than drywall, and harder to find a competent contractor. You have to pay for quality
To me, the building almost feels like an art museum like the old Midcentury LACMA building (demolished) the way it is laid out. I love the atrium!
One of the best features of Westwood Gardens is its great balconies! Every condo has at least one gracious sized balcony, Floorplans in the ’01 Stack and the ’07 stack have 3 balconies! The Balconies dimension and size range from 60 sqft (12ft x 5ft) to 120 sqft (16ft x 7ft).
Condos are a mix of 1Br and 2Br floorplans, they are all single level. The building is divided evenly between 1 bedrooms and 2 bedrooms. There are (30) 1 Bedroom condos and (30) 2 Bedroom condos.
1 Bedrooms: 750 sqft to 950 sqft
2 Bedrooms: 1,000sqft to 1,400 sqft
Record Sale: $654,000 6/9/216
Turnover Ratio: 7% (about 4 sales a year on average)
Since the building was built in 1968 condos that have not been remodeled are dated. Many condos are remodeled. The Original Ceilings were Popcorned- many owners have smoothed their ceilings and added recessed lighting cans.
The building is completely Electric (except for community laundry rooms)- this means that in the kitchen the range is electric, and the water heater is also electric.
The heating and cooling system in this building is a little funky. The Cooling system is commercial and maintained by the HOA similar to what you would see in high-rises on the Wilshire Corridor.
There is a large chiller on the roof that sends cold water to the heat pumps in each condo for air conditioning. Unlike normal heat pumps, these heat pumps cannot be reversed to both heat and cool but only cool. The building was built with a completely separate heating system. The original heating system was electric radiant heating embedded in the ceiling. Some of these ceiling electric radiant heating systems still work, in a few condos. The majority don’t work and are broken. No companies service this type of system anymore either so it cannot be repaired. The HOA does not maintain the Electric Radiant heating system nor will the install a new heating system if your condo does not have heat. The HOA has put the responsibility of heat on the owner. Many owners hire HVAC companies to install floor radiators ($4,000-$5,000), or a split wall mounted system ($3,000 per unit installed).
Westwood Garden Amenities
One of my favorite features of Westwood Gardens is the 40-foot cubist wall sculpture in the Atrium. The sculpture is a little spoiled nowadays by the placement of Bird Spikes. I guess Pigeons found the curves of the shapes to be a perfect roosting spot.
-Pool (pool hours?) Hours of use: 8:00 a.m. to 10:00 p.m. + Spa
-Storage Bin- Each condo gets a storage locker in a storage room in P2.
-Elevators 2 elevators a freight elevator and normal elevator
Parking & Laundry
Parking is in two gated garages. Each garage is on its own level.
The ground level garage entrance is on Welworth.
The Underground garage access is on Midvale. (1) deeded parking space for 1 bedroom condos and (2) deeded parking spaces for 2 bedrooms condos. There is no guest/visitor parking.
Owners do Rent and Lease parking spaces from one another, check the bulletin board near the mailboxes for updates.
Laundry is community Laundry. There are coin operated laundry rooms on each floor. Washer/Dryers are not permitted to be installed in condos (per HOA and Property management).
Home Owners Association
HOA dues Monthly Cost? $400-$650/mo.
HOA dues cover? Water, Trash, AC, Building Insurance, Common Area Maintenance, Reserve
Owner Pays For? Electric, Internet, Cable, Condo Insurance
Any special assessments? None now, but likely in future
Pet Policy? Maximium 2 pets, either dogs or cats
Rental Policy? No restrictions on the number of rentals or how long an owner must own a condo before they can be rented, so these can be purchased for investment. HOA does specify the Maximum number of occupants: two people maximum in 1 bedrooms and four people maximum in two bedrooms.
EQ Insurance? No Earthquake Insurance
Building Reserves? 100K 15% funded
Special move in instructions? Moving times are 8:00 am to 5:00 pm Monday through Saturday, no moving on Sunday.
Park Westwood Tower
969 Hilgard Ave
Los Angeles CA 90024
Park Westwood Tower is a 14 story High Rise condominium built in 1961 that is 135 units. Park Westwood Tower is across the street from UCLA and walking distance to Westwood Village. Condos on the upper floors have great views! The building is full service so expect everything you would get on the Wilshire Corridor in a UCLA adjacent location.
Park Westwood tower is located literally across the street from UCLA in Westwood. One block east is the residential estates of Holmby Hills. Hilgard Avenue was once known as “sorority row” back in the 1930s because there are many historic Spanish buildings that housed students. A little Westwood history: Hilgard Avenue is named after Eugene Woldemar Hilgard (1833-1916) who was a geologist of worldwide notoriety at the university of California Berkley.
Across the street from Park Westwood Tower is the swanky and ivy covered W Westwood. The W Hotel in Westwood has a bar/lounge called Whiskey Blue that has a DJ and pretty cool interior design as well as bliss spa.
When you want to go out for a drink or grab a bite to eat, you will probably be walking to Westwood Village, which has a plethora of dining and entertainment options. Consider yourself lucky, because parking in Westwood Village can be a real bear. Historic landmarks in Westwood include old art deco theaters Fox Theater and Bruin Theater which occasionally play host to a big Hollywood movie premier. There is UCLA’s Royce Hall which has performances from all over the world including: Speakers, Opera, Ballet, Symphony, and jazz. UCLA also hosts the UCLA Film Festival and Jazz Reaggea fest each year and has a wonderful extension program.
Westwood Village has three major grocery chains: Ralphs, Whole Foods, and Trader Joe’s and a Target, so the day to day chores are easy. In addition since you are in Westwood, there is excellent Persian food everywhere, especially on Westwood Blvd.
Berber Carpet, well lit hallway
Park Westwood Tower has 135 condos that are one bedroom floorplans and two bedroom floorplans ranging in price from $400,000 to $600,000. The architecture of the building is midcentury which corresponds with the year it was built in 1961.
Units can vary quite a lot of finish quality, many have been updated. The kitchen is right off the front door and its a U shaped kitchen that opens with a breakfast bar into a large combined living room/dining room area. Corner units will get windows on both sides, interior units will only have a floor to ceiling sliding glass door at the opposite side of the living room.
This balcony has been enclosed or extra living space
Originally built with balconies, many owners have enclosed the balconies to get more square footage. This square footage is not reflected in the public records so be aware of that when you are looking, the condo might be slighly bigger than advertised.
(84) 1 bedrooms ranging in size from 650 sqft to 800 sqft
(51) 2 bedrooms ranging in size from 900 sqft to 1,000 sqft
All condos are single story
most of the balconies are enclosed now since they are little units this makes sense
Turnover Ratio: 5%
Swimming Pool w/ 8 foot deep end (84 degrees) + Spa Heated (105 degrees) Year-Round
24/Hour Front Desk
On Sight Property Management (normal business hours)
There is no Gym
Parking & Laundry
1 Parking space for 1bedrooms and 2 parking spaces for 2 bedrooms in the subterranean gated parking garage. Laundry isCommunity laundry in a laundry room. Sorry in unit laundry cannot be installed inside the units. There is a community laundry room on the 2nd Floor with 8 washers and 8 dryers.
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.
Record Sale? $800,000 #533 8/23/2018
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:
# of Condos
800sqft to 400 sqft
1250sqft 850 sqft
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 outsideand 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.
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.
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.
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.