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Fall 2017 Market Update: Homes Between $800k – $900k

In this series we’re taking a look at homes sold at various price points in the second half of 2017. Inventory remains low and bidding wars the norm so we’ll be focusing on selling price rather than asking price. What will a budget between $800,000 and $900,000 buy you on LA’s Eastside (and beyond)? Read below to find out:

4559 East Rose Hill Dr
2bd, 2ba, 1,018 sq ft with a lower-level guest suite + an unpermitted detached guest house in El Sereno
Asking $599,000 – Sold for $800,000

Built in 1950, this home is a little bit 1920 a little bit 1980 and a whole lotta bidding war. This is a great example of what today’s buyers are looking for – it’s got land, privacy, views, character, and a detached guest house.
What’s the catch? Most buyers right now don’t care whether additional space (or even an entire secondary structure) is permitted or not but for the sake of appraisal a buyer would need to have more cash reserves to put down to cover the difference in the loan amount should it appraise low. El Sereno is also still a little off the beaten path as far as location is concerned, but it’s clearly picking up speed quickly.

1102 Neola St
2bd/2ba, 1,089 sq ft on a 3,071 sq ft lot in Eagle Rock.
Asking $749,000 – Sold for $805,000

This Eagle Rock bungalow was completely remodeled by ModOp design, featuring new oak flooring, a private grassy yard, an impressive master suite, and a detached garage which could be used as an office. This is a great pocket of Eagle Rock with easy access to shopping and restaurants in Highland Park and Pasadena as well.
What’s the catch? Not much square footage on a relatively small lot.

859 East Howard St
2bd/2ba, 1,656 sq ft on a 10,539 sq ft lot in Pasadena
Asking $798,000 – Sold for $825,000

This 1912 Pasadena craftsman features hardwood floors, built-ins, a clawfoot tub, stained glass windows, and all that gorgeous interior woodwork craftsman homes are known for, not to mention it’s on a massive flat private 10,539 sq ft lot.
What’s the catch? It’s only got 2 bedrooms and the Pasadena location may not be ideal for someone needing to be more central

2233 South Budlong Ave
4bd/2ba, 2,090 sq ft on a 6,754 sq ft lot in Adams-Normandie
Asking $899,000 – Sold for $825,000

 

Adams-Normandie is a tiny pocket just South of the 10 between Jefferson and University Park. This strip just south of the 10 running through a few different neighborhoods has streets lined with mature trees and massive Victorian and Craftsman-era homes. Centrally located with no shortage of fixers, this area is primed to become super hot in the coming years. This 1903 home sits on a private lot and features all the great character-details you’d expect from a home of this age.
What’s the catch? This area is still up and coming + someone has unfortunately paved over the entire backyard.

2131 Navarro Ave
4bd, 2.5ba, 2,255 sq ft on .34 acres in Altadena
Asking $849,000 – Sold for $825,000

This property with two vintage character homes on a lot (a Spanish and a classic Cape Cod) features hardwoods, built-ins, a Batchelder fireplace, arched doorways, coved ceilings, French doors, and so much more. These two homes are separated with private gated yards on a quiet street lined with tall pines. What a wonderful opportunity to live in 1 and get rental income from the other!
What’s the catch? Though only 10 minutes further north from Eagle Rock, Altadena is too far removed for some people who need to be more centrally located.

3834 Roxton Ave
3bd, 2ba, 1,525 sq ft on a 5,393 sq ft lot in Leimert Park
Asking $725,000 – Sold for $825,000

It’s no secret Leimert Park is one of my favorite neighborhoods in all of Los Angeles. It’s brimming with well-kept Spanish character homes, close to shopping and transport (not to mention it’s own new Metro station in 2019), and it feels like it’s 15 minutes from everywhere – the beach, downtown, or the Westside. This is a neighborhood with culture and history, with residents who have pride of ownership and work to retain the area’s very special and unique vibe. This particular home on Roxton is a well-rounded representation of the type of homes you can find in Leimert, plus it’s got an awesome work studio garage conversion.
What’s the catch? Leimert used to be a great place to find a hidden gem but the secret is out, expect bidding wars on par with anything on the Eastside.

3419 Ferncroft Rd
2bd, 1ba, 996 sq ft on a 3,635 sq ft lot in Atwater Village
Asking $729,000 – Sold for $832,000

The real estate market in Atwater Village market is obviously as hot as ever. This home is cute, bright, and nicely finished but the major selling point here is it’s easy access to all the hot shops and restaurants in Atwater Village. It’s also a stones throw from Silver Lake and Los Feliz + adjacent to the LA River.
What’s the catch? For a remodeled home in a super walkable location you’ll have to sacrifice some square footage.

5671 Hub St
3bd, 2ba, 1,416 sq ft on a 5,604 sq ft lot in Highland Park
Asking $729,000 – Sold for $845,725

This 1907 craftsman is located within Highland Park’s historic preservation overlay zone. Picture-perfect with it’s little white picket fence and right in the center of the action between York and Figueroa, is it any wonder this one got into an epic bidding war and closed for more than $100,000 over ask?
What’s the catch? Not much of one with this location but the home does need some cosmetic updates, one bathroom isn’t permitted, and much of the backyard has been paved over.

What to expect with an $800,000 – $900,000 budget: This price point is one of the most flexible in Los Angeles right now – you can have a smaller (under 1,000 sq ft) but nicely updated home in a hot area, go for a much larger (over 2,000 sq ft) home in an up-and-coming area, or compromise a little on square footage and location and meet somewhere in the middle.
Though this price point has plenty of options, it also has plenty of competition. It’s not unusual for homes to go $100,000 or more over their asking price. Depending on the level of finishes and what neighborhood you’d like to be in, it’s safe to shop about $100,000 – $200,000 under budget to give yourself wiggle room for bidding wars ,closing costs, and unexpected repairs. 

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Just Listed: 4155 2nd Ave in Leimert Park

4155 2nd Ave Leimert Park

4155 2nd Ave, Leimert Park

Welcome to Leimert Park, the Curbed.com 2016 Neighborhood of The Year! This bright and airy renovated 3 bedroom, 2 bath 1,300 sq ft classic California bungalow comes with a bonus detached 1 bedroom/560 sq ft  guest house for a total of 1,860 sq ft of flexible living space.

Both living spaces have been restored in a neutral palette with rustic white oak hardwood floors, original millwork details and black hardware accents. The main house features new central heat & air on a Nest system, energy-efficient doors & windows, quartz countertops, new appliances and bathrooms with custom pinewood vanities, porcelain vessel sinks, and rain shower heads. The master bedroom and bathroom open to a large wood deck for the ultimate in morning inspiration and evening unwinding.

A gated landscaped backyard, new roof, upgraded 200 amp electrical panel, and bolted foundation are just a few of the perks that come with this incredible home – minutes from shopping and public transportation and ready to fill with all your memories.

4155 2nd Ave Leimert Park
4155 2nd Ave Leimert Park
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Four Great California Craftsman Homes Under $700k

1025 East Rio Grande Street in Pasadena
3bd, 1.5ba, 1,606 square feet and a 6,853 lot size. Built in 1921, this Craftsman sits on a corner lot and is asking $685,000.

Listing provided courtesy of Cariy Hernandez,  Keller Williams Realty. 

6160 YORK in HIGHLAND PARK
With 3bd, 1.5ba in the main house and an additional bed and full bath (plus a kitchenette) in the guest house, you’ve got plenty of room to spread out. 1,596 square feet and asking $675,000

Ok lets preface this one below by saying yes I am aware it is located on extremely busy York Blvd. That is likely why it is priced the way it is. It sits high up off the street which would hopefully help with some of the noise. Either way – super cute character details, space, and a great neighborhood for the price.

Listing provided courtesy of Robert Carey, Partners Trust Pasadena

446 WEST LIME AVENUE in MONROVIA
This 1920 Craftsman Bungalow has 1,228 square feet and 2bd and 1ba in the main house, plus an additional bathroom in the detached casita. Sitting on a 6,308 square foot corner lot, this home is asking $629,000.

Listing provided courtesy of Veronica Lee,  Realty National

1642 North Los Robles in Pasadena
2bds, 1.5ba, 1,178 square feet on a 6,584 square foot lot and one of the cutest (though trafficked) tree-lined thoroughfares in Pasadena. This home (and all that great arroyo stonework on the front porch) is from 1911. Needs a little work, but only asking $589,000

Want to see any of these homes in person? Call/text me: 323-989-3839 or email me: [email protected]

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Poolin’ Around

In honor of this weekend’s heat wave, here are some great houses on the market that come with a pool:

1469 Westerly Terrace, Silver Lake – $798,000
1bd, 2ba, 826sf. What this house lacks in square footage it makes up for in character and thoughtful design. 
Listing and photos courtesy of Alyssa Valentine, Nourmand & Associates
4848 Algoma Ave, Eagle Rock – $899,000
3bd, 2ba, 1,650sf. This 1958 Mid-Century Modern home is tucked hillside into a canyon for the ultimate in privacy.
Listing and photos courtesy of Margaret Cashion, Berkshire Hathaway
3310 Division St, Glassell Park – $460,000 
I’ll be the first to admit this 3bd, 1ba, 1,319sf home is obviously more of a fixer than a turnkey opportunity – but with a good location, a pool and a 6,522sf lot this has a lot of potential for someone looking under $500k!
Listing & photos courtesy of Denise Javelera, Deasy/Penner & Partners

Click here to contact me for a personal tour of any of these homes.