Nicest house I saw this week that my clients didn't want to buy

This is 5908 Troost, North Hollywood.  It just came on the market for $469,500 and it's a 3+2, 1600 sf.  Yes, it's a flip, and a really nicely done one.  Check out the pictures on the mls.  It was the nicest house that I saw this week in the price range that my clients didn't want to buy.  I know what you're thinking: North Hollywood is sketchy.  But this area is improving pretty rapidly.  I sold a home just a half block away to clients last year, and they are deliriously happy there.  The North Hollywood police station is just down on Burbank Blvd. and "Noho" is turning into a fun destination.  True, the public schools aren't anything to write home about, but for those without children in this price range, this area -- and this house -- might be an excellent option.

We test-drive a new North Hollywood gastropub

As an occasional public service of this blog, we go out and research neighborhood hot spots so you won’t have to. Last night we visited the new-ish Federal Bar on Lankershim in North Hollywood, and we can confidently report that it is safe for you to visit, too.  This sort-of gastropub is a really welcome addition to the NoHo arts area and is just across from the train station.

Federal Bar has been elegantly carved out of an old brick bank building by the same folks who brought you the Knitting Factory.  It has a quasi-Prohibition theme and it’s slightly more upscale than your average gastropub hang.  There are two main rooms, each with its own long bar, plus an upstairs party room with its own bar and a stage.  The place was pleasantly busy when we got there at 5:00 – hey, we’re old – but the restaurant and bars were packed when we left at 6:30.  And if you’re single, or like beer, by all means just go for the lively bar scene.

The wait staff is stellar.  Our lovely server, Ashley (pictured above; she should be America’s Next Top Model) could not have been more enthusiastic or knowledgeable about the menu and the drinks.  She truly seemed to be on a mission to make sure we enjoyed ourselves.  And gracious manager Carl gave us a complete tour of both upstairs and downstairs.

The plan was for the three of us to have a drink and an appetizer.  One finely-made cocktail turned into, uh, more, with beer chasers all around – there are over 20 beers on tap.  And the appetizers turned into meals.  The menu features several reasonably priced small plates, burgers and entrees. Since we ordered a lot, our final bill wasn’t particularly small. The food was good and I especially liked my friend’s fish and chips.  My husband enjoyed his burger, too. 

The North Hollywood renaissance continues…

6212 Auckland, North Hollywood closed yesterday

6212 Auckland in North Hollywood closed yesterday.  I represented the buyers and it was a very smooth transaction.  This house had been flipped by a group of professional flippers who were really great to deal with.  Seriously!  And of course, the stalwart Dana Dukelow at Prospect Mortgage was wonderful, as always.

Here's what was different about this transaction.  For the first time ever, I never once spoke to the listing agent.  I only talked with his staff.  And again for the first time ever, I never once spoke with the escrow officer either, although she did leave me a voicemail when the transaction closed.  Why? In the harsh economic climate, we're seeing many companies consolidate (if they remain in business at all).  These companies need to do a high volume of business to survive.  And alas, a high volume business and high-touch customer service don't usually go together.  I predict that we will see more consolidation in the industry, however.

Breaking Bad in Noho: my non-experience with a home's meth contamination

My buyer clients are in escrow on a property just outside of Burbank in North Hollywood. It's a flip (address to be revealed later). Through the grapevine, we heard that the former residents were either on drugs, were drug dealers, or something like that. Naturally, we became concerned as we've all been scared by the very real possibility of methamphetamine contamination on a property. Meth contamination is actually even an optional disclosure on the Natural Hazard Disclosure that every California buyer must receive. The sellers had never lived there, had bought it at auction, and knew nothing. I had not experienced the need for this test before, either.

So I went to the internet, fountain of all wisdom, to find meth testing labs here in So. Cal. Easy, right? Cal is a consumer-friendly state and we have inspectors for everything, right? And drugs have been done just about everywhere here, right? But no. Surprisingly, an inspector was hard to find. I had to really drill down on Google to get any info. (Although meth inspectors are easy to find in Utah, of all places, if you're in escrow there.)

But I finally found somebody, and here's where I give a shout-out to a vendor who gave me good info for free. The guy is Steve at affordableinspections.biz and he spent quite awhile on the phone with me. He explained about the different levels of contamination, what his services cost ($400), what to look for, etc. While he didn't discourage my buyer from using his services, he eased my troubled mind when I gave him details about the condition of the house. In the meantime, we learned that the former residents maybe were just weirdos and not addicts/dealers after all. So my buyer decided not to have the test and go forward with the sale.

So thanks, Steve, and may I never need to use your services.

Homes in Burbank, Toluca Terrace, North Hollywood and Glendale between $364k and $422k

I showed a bunch of houses in Burbank, Toluca Terrace, Noho and Glendale yesterday and here's my take:

6121 Auckland, North Hollywood $389k - a flip, and very nicely done. Only one street out of Burbank. Three beds, 2 baths and I'm told they have one offer in already.
1805 Hollywood Way, Burbank $355k - a short sale with a nice layout. Well kept up, possible alley access, but of course on Hollywood Way. Difficult to show.
10401 Margate, Toluca Terrace, $419k - a short sale in one of my favorite pockets. Nicely redone 3+1 with a nice big kitchen. Exterior needs a little work. Third bedroom is now an office without a door. One street outside of Burbank.
528 N. Griffith Park, Burbank, $422k - This foreclosure has been on the market for quite awhile and has fallen out of escrow at least once. It needs some work, but since the price was just reduced to $422k, it's now priced a little below comparable properties. It's a 2+1 with a huge, non-permitted (I think) guest house in the back. Main kitchen is large.
752 Glenwood, Glendale $389k - another flip, and cute as hell. But no backyard, teeny kitchen and proximity to Hoover High and a grade school make this a questionable buy for my clients, IMO.