Category: Vintage

139 S Los Robles Ave | The Livingstone

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The Livingstone
139 S Los Robles Ave
Pasadena CA 91101

The Livingstone is a 32-unit Historic Condo Building in Oldtown Pasadena. Built-in 1927, the Livingstone Hotel was designed by local influential architect Myron Hunt + Walter Webber and constructed at an original cost of $160,000. The Livingstone operated as a hotel until 1935 when the great depression bankrupted it. It was later bought and converted to a boarding house until its condo conversion in 2010 by Povac Investments. Most of the floorplans in the Livingstone are 1 bedrooms but there are a few 2 bedroom floorplans, and 2 penthouse units. If you like Brick, this building is sure to please with the not often seen combination of Brick Exterior and Clay tile roof- something that might only be possible here in Southern California. The Building may have been inspired by Myron Hunt’s early upbringing in Massachusettes- it definitely has a New England feel to it. In 2017 Livingstone Hotel was designated a Pasadena Historic Landmark and is eligible for the Mills Act. The roof-mounted “Hotel Livingstone” neon sign was added in the 1940s and still lights the night sky today. There is a commercial space on-site,  that used to house the Miyako Japanese Restaurant for nearly 50 years and is now occupied by a coffee shop. The Livingstone Condos offer urban living at its best.

Location

Real Estate

Record Sale? $995,000, 139 S Los Robles #401, 06/24/2011

Turnover?

Appreciation?

All the floorplans in 139 S Los Robles are single story. There are two lower-level condos (B010 and B011) and one penthouse (#401 – 2400 sqft with huge roof deck), and one commercial space (3,250sqft). The condo mix is (24) 1 Bedrooms that range in size from 600 sqft to 850 sqft and (6) 2 Bedroom condos that range in size from 850 sqft to 1200 sqft. Prices for the 1 bedrooms is $600,000 to $700,000 and price for the 2 bedrooms are $750,000 to $850,000.

Stacks 10 and 01 face the street. 05 is the largest stack and are 2 bedrooms. 

When the building was being condo converted a lot of the historic elements were maintained. I love the old elevator, and the double-hung wood windows. Condos have polished concrete floors, and exposed brick walls (Had to floor mount the electrical outlets to protect the walls). Kitchens have gas ranges, black granite countertops, and stainless steel appliances. Central HVAC and recessed lighting were added. Bathrooms are medium size with a combined tub/shower and single vanity. Washer dryer in the unit. Some bedrooms have a reach-in closet and others have a walk-in closet. Some condos have a small balcony

Amenities


Lobby – The lobby has a custom art piece which is welded metal and was designed to mimic sound waves.  The steel used in the sculpture was salvaged from the building’s old earthquake retrofit straps.  

Elevator

Parking & Laundry

Each condo has a stacked washer dryer inside a laundry closet. 

The Livingstone originally had no parking. When the developer condo converted it, the also developed 133 S Los Robles “The Burton”, a new construction building next door. The Livingstone was given parking spaces in the Burton next door.  The parking garage for the Burton can be accessed either through the connecting tunnel or above ground.  1 Bedroom condos get 1 parking spaces, and 2 bedroom condos get 2 parking spaces. 

Home Owners Association

HOA dues Monthly Cost? $300-$400/mo.

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

Owner Pays? Electric, Gas, Condo Insurance,

Any special assessments?

Pet Policy? 2 pets up to 40 lbs

Rental Policy? Leases must be 6 months in length or longer, no other restrictions

EQ Insurance?

CCRs? https://www.dropbox.com/s/77ory8doto88zba/133%20CC%26Rs.pdf?dl=0

Building Rules and Regs? https://www.dropbox.com/s/pfwcyak91xaz0ix/133%20PLR%20Rules%20%26%20Regs%20.pdf?dl=0

Building Reserves?

Special move in instructions? $150 move out fee

Can you have a BBQ on the balcony?

Property Management Company?

Allstate HOA Management
www.hoamgmt.com
310-444-7444
erik.b@hoamgmt.com

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450 N Sycamore Ave | Il Borghese

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Il Borghese
450 N Sycamore Ave
Los Angeles CA 90036

Il Borghese is a 22-unit Mediterranean style vintage condo in Hancock Park. Built in 1929 as apartments and converted to condos in 1980 this building offers old world vintage charm. The building has an absolutely gorgeous arched entryway with intricate and ornate wrought iron gates that open to an airy courtyard with a coy pond, ancient Greece motifs, and mature landscaping. Parking can be a challenge. Great City Views from the common area Rooftop deck! seen in the movies “Mulholland Drive” and “The Truth About Cats and Dogs,” can be yours on a beautiful tree-lined street centered in the movie capital, convenient to Larchmont and 3rd street shops and cafes.

Location

Real Estate

 Record Sale? $1,180,000 #7 (developer’s unit) 10/5/2017

Turnover? 1 condo a year or 4%

Appreciation? 4% averaging over 40 years

Il Borghese is a two-story building. There is a ground level floor and a 2nd floor. All condos are a single level, except #7 which is the only townhouse style condo and the developers unit. Most of the condos are (18) 1 bedroom, but there are (4) larger 2 bedroom condos. There is a pretty widespread in size between 1 bedrooms, which range from 650 sqft to 1,100 sqft. That difference in SQFT can make a $100,000 difference in price! #4 and #6 have big patios over 3 car garages facing Rosewood. The rest of the condos don’t have balconies but the common area roof deck and courtyard more than makeup in the outdoor space department. I love the red clay Mediterranean roof tiles. They look great. Some of the condo front doors have a gnarly coat of arms carvings in them while others are french windows. The condos have the original wood windows and french doors and very high vaulted ceiling living rooms. The living room is medium size, the bedrooms are medium size with small closets, and the bathrooms and kitchens are small. The living room has a wood burning fireplace. From what I have seen these have all been sealed off so its more of a mantel than a usable fireplace. These condos did not come with HVAC- but some owners have added HVAC over the years. I love the original Art deco bathrooms! You get a battleship cast iron tub, and a separate stall shower. The living rooms have beautiful plaster crown moldings and plaster walls throughout.  Peg and Groove hardwood floors which are common in the Hancock Park area. 

Condo Mix

(4) 2br 1200 sqft to 1400 sqft
$900,000 – $1,000,000

(18) 1br 650 sqft to 1,100 sqft
$650,000 – $800,000

Amenities

Courtyard

Roof deck

Extra storage

Parking & Laundry

Laundry is community laundry. There is a community laundry room on the south side of the building right behind the Sycamore parking gate. There are 2 washers and 2 dryers. In-unit laundry can be installed. 4 or 5 condos have installed in unit laundry. Verify with HOA. 

Parking is not great. There are only 16 spots for 22 units, so some of the condos don’t get an off-street parking space, and there is no guest parking of course. There are 6 garage spaces facing rosewood. There are 10 angled spots in a carport on the east side of the building. Each condo gets no more than 1 parking space. 

Home Owners Association

HOA dues Monthly Cost? $350/mo.

HOA dues cover? 

Owner Pays?

any special assessments?

Pet Policy?

Rental Policy?

EQ Insurance? Yes

CCRs?

Building Reserves?

Special move in instructions?

Can you have a BBQ on the balcony?

Property Management company?

Cardinal Management
323-349-0865

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