Category: UCLA

1300 Midvale Ave | Westwood Gardens

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1300 Midvale Ave westwood
Westwood Gardens
1300 Midvale Ave
Los Angeles CA 90024

westwood gardens advertisement

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!

streetscape

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.

Location

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.

Real Estate

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
Prices: ~$500,000

2 Bedrooms: 1,000sqft to 1,400 sqft
Prices: ~$650,000

Record Sale: $654,000 6/9/216

Turnover Ratio: 7% (about 4 sales a year on average)

Appreciation: 4%

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.

chiller commercial

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

-Lobby

westwood gardens lobby

westwood garden lobby doors

-Atrium

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

1300 Midvale Ave Pool

spa 1300 midvale

-Rec Room

rec room westwood gardens

-Storage Bin- Each condo gets a storage locker in a storage room in P2.

storage room3

-Rooftop Patio

Rooftop deck

-Elevators 2 elevators a freight elevator and normal elevator

Parking & Laundry

Parking is in two gated garages. Each garage is on its own level.

wellworth parking garage

Wellworth Entrance

The ground level garage entrance is on Welworth.

midvale parking garage

Midvale Entrance

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

westwood gardens logo

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.

Can you have BBQ on balcony?

Management company:

 

FirstService Residential
8
88-990-2334

Kitt Boodsayaskul (Community Manager)
310-981-9907
kitt.boodsayaskul@fsresidential.com

 

If you are ready to check out this awesome property, or if you have any other questions, please call me directly at (310) 388-7332 or click the button below and I will be in touch shortly!

 

Speak to an Agent

 

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969 Hilgard Avenue | Park Westwood Tower

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park westwood tower

westwood highrise condo

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.

Neighborhood

Janss Steps and Dickson Plaza

UCLA Campus

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.

w westwood hotel

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.

westwood village 969 Hilgard

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.

Real Estate

Doorway Park Westwood tower

Front Door

 

Park Westwood Tower hallway shot

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.

Combined kitchen and dinning room

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.

Enclosed balcony park westwood tower

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 and have low cielings.

most of hte balconies are enclosed now since they are little units this makes sense

Turnover Ratio: 5%

Appreciation: 4-5%

Amenities

 969 Hilgard LobbyLobby

Park Westwood Towers Pool

 Swimming Pool + Spa Heated Year Round

24/Hour Front Desk

On Sight Property Management (normal business hours)

Valet

There is no Gym

Parking & Laundry

1 Parking space for 1bedrooms and 2 parking spaces for 2 bedrooms in subterranean gated parking garage. Laundry is Community 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. 

Home Owners Association

HOA Dues: $400-$600/mo.

HOA dues cover?

HOA does exclude?

Special Assessments?

Pet Policy?

Rental Policy? Leases must be 1 year in length

EQ Insurance? No

CCRs?

Building Reserves?

Special move in instructions?

Can you have BBQ on the balcony?

Front Desk: 310-208-8667

Property Management company: ?

 

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