Updates

Admittedly the entries have been a little slow coming. Both of my digital cameras are inoperative. The first, I took to SNL camera repair in Marina Del Rey two weeks ago, the other failed two days later. I need image support, darn it.

A little housekeeping:
1. The West Park duplex is still available, and has attracted mostly investors and USC people looking to capitalize on its location within the USC employee "incentive zone."
The property could be remade, easily, into an especially large single family residence. A doorway, later converted into a doggie door, and now sealed, formerly connected the two units. This would result in a four bedroom, two bath home with an office or sitting room, living room, dining room, kitchen, utility room, and kitchenette.

2. The Jefferson Park Craftsman is in a holding pattern, with the sellers needing a little more time to prepare.

3. My probate listing in Century Heights, the minimal traditional in Inglewood, is in escrow.

4. My Western Heights listing is receiving its final paint touch-ups, and should be ready for publicity in a week.

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Again, I love the Million Trees Initiative, but I can't stop campaigning. Already, my re-authoring would make tree planting mandatory: every property with an ample lot would have of it required at least one front and back yard tree. My newest twist is a requirement that would involve replacing those palms without foliage crowns. Little good is the palm already, but as a decapitated totem, zip, zilch, nada.


The sloppy Norton Linai apartment building has been encircled by these frond-less matchsticks for years. One apparent resident, probably made uneasy by my questions, claimed he was oblivious to the unflattering truncations. "I don't look up, " he responded warily. Another shrugged, "it's an apartment building, whatcha gonna do?"

The Density, the Irony, the Whole Ugly/Beautiful Mess

This 1920's era commercial building, home to El Azteca Market and its chianti bottle signage, features a pedestal at the corner of the roof, an acroterion, to support ornament. In this case, two urns decorated with a garland, or festoon, of leaves and flowers.

An air raid siren rises half a block away.

A caged machine dispensing purified water (agua purificada) sits just off the corner. (Many immigrants are distrustful of tap water.)

Guadalupe Radio, amazingly began as a low powered television station (channel 6). But in February, Padre Alberto, "Los Hombres Nuevos" and company, materialized as a 24-hour a day evangelizing blast furnace. Local Catholic churches, parish groups, and ministries buy the air-time.

I tried listening to Guadalupe Radio this morning, but my house guests smacked me with pillows.

Modernism Part 1

One of the museum world's most celebrated recent shows, Modernism: Designing a New World 1914-1939, has ended its run at the Corcoran Gallery; and yes, I admit seeing it back in April.

The next sentence is a throat-slasher: I'm not a big fan of Modernism (or more exactly, the comtemporary re-cast of Modernism). Am I hostile? No. Might I need my head examined? Likely, because those things that constitute the modernist revival fanfare: geometrically rational, NY loft, mid-century, grid-like, atomic ranch, post-and-beam, suprematistic, dymaxion, unornamented, cosmic, sterility--are at the zenith of their popularity! (And perhaps therein lies my aversion.)

Alternatively, try showing 19th century housing stock to today's cool couples. The scale, they'll note, in the public rooms is impressive; the verticality, exotic and intriguing; the bedrooms, small and claustrophobic. A real housing option? Not at all. People can neither visualize themselves nor their things in L.A.'s late Victorian and transitional era dwellings.





Our brokerage sold the Pierce House (1891) earlier this year. I envisioned covetous buyers dueling with flintlocks; instead they fretted about the adaptability of their Florence Knoll furniture.




Does the Craftsman style and its iterations, so dominant in the early 20th century, still have mass appeal? (I hope so, because I sell more of it than anything else!) Those examples that are clean-lined and open, perhaps still weighty but not overly adorned, prove especially seductive to buyers. Throw in a little back-yard green-space facing glass face or access, and you'll have buyers galore. People still appreciate good interior wood finishes and inherently beautiful materials, but once things get precious or dolled up--no matter what the craftsmanship, the average buyer reaches--like a vampire slayer for a cross--to a rolled up copy of Dwell magazine or a Case Study compendium.

Sadly, double and triple parlors fail to titillate. They did, back in the 1970's when Victoriana made a comeback (or a revival). The colorist movement set in, psychotherapy was re-examined, and sunburst motifs were everywhere.

Now a day doesn't go by without a prospective client telling me how much s/he likes mid-century modern. But really how much of that is there? Sure, there's examples of Koenig-esqe masterworks in every other NBA finals commercial, but trying counting the examples on your block. Most of these architect designed dandies are pinned to elusive hillside sites, upscale enclaves, or the Illinois countryside.

Yes the fifties and sixties are alive and well in places like Lakewood, Downey, Rosemead and Woodland Hills, but mostly what you'll find there is the vernacular, two parts Ranch, one part Modern(e); one part Traditional, one part Swiss Chalet, maybe with a slanted roof over the garage, a concrete floor in the public rooms, and a kidney shaped pool. You'll also find a galley kitchen, a carpeted bath, and rather than floor to ceiling glass, a trio of dented aluminum sliders. All of which can be cool stuff, but won't necessarily recall the Julius Shulman photographs of A. Quincy Jones, the Alexander Homes of Palm Springs, or a boozy Sinatra.

To be continued......

Coming Soon

I've two sensational Craftsman-style bungalows listed, neither of which yet appear in a listing database. Both sets of owners are sprucing things up, packing away their paperweights and Stieff teddies in anticipation of the big show days upcoming. In the meantime here's photos of one, in the prime Northeast quadrant of Jefferson Park.


This house features frequent and large windows, particularly along the west side of the house, enabled by a dynamic, non-outside wall consuming, corner fireplace. Check out the phalanx of double-hungs in the kitchen. Have you ever seen three in a row before? Light people, I'm talking light. (These photographs were taken without the benefit of supplemental lighting!)


Okay one more slap-dash snapshot, of a large bedroom. According to the assessor, the house measures 1650 square feet, which doesn't include the partially finished attic, used for storage galorage.

A driveway runs alongside the house to a rare decent condition detached garage. The floors are a mix of tile, lino, oak and maple.
Price: $599,000.00

Thru-Tenoning

On Friday, whilst getting a tire patched at Kumho tires on Western (again, those marvelously convenient West Adams services), I became transfixed by the house at the corner of Western and 14th St., and the thru-tenoning effect around the window moldings.
I stared and stared, drawing closer and closer, inveigled by the Craftsman cajolery.
"I'll be back", I instructed the yard attendant, "I need
sustenance."

I marveled at the exposed tenon detail, wondering if there was another like it on the block.
(Sadly there wasn't, though I photographed some other cool things on Harvard Heights' northernmost east/west street.)

Some might refer to this detail as a Cross-key Overlay. Surely it's meant to imitate a form of joinery, the process of connection or joining two pieces of wood.

The little man inside me began to recount, "it's like that porch column detail on 29th, one of the 29th's." The tire was repaired by this point, so I coasted down to Jefferson Park in search of a sister detail.

More thru-tenon or exposed-tenon details (with locking pins). The tenon is the male part of a mortise and tenon joint, where the cut end--or tenon fits into the matching opening--or mortise.

The tenon is referred to as exposed or thru because it passes through the mortise (a locking pin in this case holds it in place).

Most of these house details (as evidenced by the photograph left where some pieces have gone missing) are in reality false, the elements are merely attached to the surface (butt-jointed) imitating complex joinery.

Still, they're way cool.

West Adams Places

The 24th Street Theatre, now in its 10th year, is located at 1117 W. 24th Street, near the intersection of Hoover (and Union) in the North University Park neighborhood. (Nicely near the City Living Realty offices in the Victorian Village.)

The programming really does have something for everything, cabaret, spoken word, vaudeville, Spanish language productions, and an avant-garde children's series on Saturday mornings, free to area residents.

Currently running is a multi-disciplinary work, Monster of Happiness, by the Theater Movement Bazaar, described as a 21st century look at the Adam and Eve myth. I attended the Friday 8:30 p.m. show, and left impressed by the beautifully-realized mix of video projection and choreography.

For more information, please visit www.24tStreet.org

Perro Perdido Part 2

Rocky has been found. In search of the high-life he ventured to Victoria Circle, where he was secured, amazingly by the daughter of an old friend, then taken to a shelter where he was ultimately recovered, after a tip from the mailman. Confusing? That ain't the whole of it.

Rocky was the principal resident of the great Oxford Four-Square, sold earlier this year; and was relocated to another grand project in the Victoria Park area. He'll bunk with me now for awhile, which will only lead to more Nightwalking.

Muffler Monsters

Auto related industries dominate commercial uses along many of L.A.'s service corridors. Examples include salvage yards, auto parts stores, sales lots, mechanics garages, tire and rim joints, and muffler shops.

The muffler shops, at least, spare a little public art now and again.


Some of these businesses, objectionably, occupy a grey area between typical commercial use and light manufacturing, owing to their characteristics: site design, outdoor storage (and subsequent fortification), environmental impacts, and noise.

Where there's a welder, there's a way.

I learned to weld once (maybe just solder?), as a high school student in a metal shop class. When the instructor was called to the office, we the welded the metal door shut.

Perro Perdido

My night-walking partner, Rocky, the German Shepherd, is missing. Rocky was working a security detail on Victoria Avenue at 12th, and went awol over the weekend. Rocky is micro-chipped, has a collar--though possibly without identification, and is approachable despite his intimidating size.

Any sightings, or clues, give me a ring: 323-401-3952.

The Next Generation of Listings

I've got some sensational product coming, sensational.

Sure I leaked the duplex (1114 &1116 W. 40th Place), which is only now on the multiples; but, I've got others coming and I feel a little Deep Throat coming on. (I've interspersed a few photographs of the duplex throughout.)

I've a probate listing in Inglewood. A Minimal Traditional in Century Heights. A fixer at a rock bottom price ($350K). Neighborhood people are swarming around this one, and I may get locked into something soon.

In early August I hope to present a beautifully spacious Craftsman-style bungalow in increasingly sought-after Western Heights. The sellers are currently working diligently on surface details, paint, and backyard sod, but I may be cleared for a little private taxi time in about two weeks. (Anticipated market price $779K.) Much more to come on this gem....

Elsewhere, I have another superb Craftsman-style bungalow, in prime Jefferson Park. Also on the large size (1650 sq. ft), with a semi-functional attic space to boot. The sellers, fifteen-year residents, have executed many system upgrades and aesthetic re-finishes. A few of my clients have seen it already, and at $599K, the feedback has been emphatically positive.

Lastly, I've an Adobe Revival, undergoing significant upgrades, in Kinney Heights. My seller has re-plumbed, re-wired, partially insulated, refinished floors, re-tiled a bath, installed a new heating/cooling system, and tankless water heater, and re-roofed--all in two years time. A two bedroom, located at the rear of a narrow frontage lot, the house in nearly invisible from the street, and feels positively retreat-like. It's located on that magical street--24th--and'll likely list in the mid/low $500's. You couldn't buy a house in Kinney Heights for less if it straddled two branches and a knotted hank o' hemp.

So why do I yammer on, spewing sales speak, and platitudes aplenty?

Because more than once this year, a blog reader or blog reader friend has emerged as a buyer. One property found its buyer before market, to the great satisfaction of all parties. Another blogophile flashed by an open house, just to window shop, and ended up parking the Rolls--er, Corolla.

So please, if anyone has the faintest interest drop me a note: adam.janeiro@gmail.com

Monday Tidbits

West Adams Heritage Association officers called me yesterday," have you a nominee", they hectored, "for the Fourth of July Picnic paint colors competition?"
"Accomplished recent paint jobs, " I pondered, "loads of 'em--the Rutherfords on 30th, Marina & Steve also on 30th, a stain job no less, Louis and Lisa...."
"Kaput", they commanded, "send us photos and a narrative--jetzt!"

Here then is my nomination of Louis & Lisa's house on 31st, a most remarkable reclamation:
American Stuccalow Transformed! As detailed in their popular fanzine, Louis Marchesano and Lisa Auerbach have eliminated metal fencing, hand rails, and security bars. They revealed the wooden porch floor beneath a four-inch layer of concrete. Vinyl windows set into the eyebrow dormer have also been expelled (and are awaiting wooden replacements). The coup de grace, battleship grey stucco removed, and glorious siding--of alternating widths--painted a luscious dark brown. Hooray!

The 4th of July picnic is a WAHA institution, held this year at the home of Jim and Janice Robinson (27 St. James Park), from 1 - 4 p.m.. Paint jobs will be judged, potluck enjoyed, hot dogs hawked for a buck.
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Elsewhere, it's kitty season. Everybody's got kittens. If anyone wants a kitten please call or write, as I've several clients who've rescued/taken in babies from feral mommies.