Author: Igor Nastaskin
Riviera Resident Reflects on Greek Holocaust
As she looks out from her Hollywood Riviera home onto the blue Pacific below, Stella Leontsini never takes for granted the calm and peaceful existence she enjoys today. It’s a far cry from her childhood in Greece, where she and her family were constantly on the move to avoid the German soldiers hunting down Jews during WW2. Stella was born in Greece in 1939, just two years before Germany invaded the country. At the time, approximately 75,000 Jews lived in Greece, with around 50,000 in Salonica. In 1943, almost all of Salonica’s Jewish population, along with neighboring communities, were deported to Auschwitz. By the end of the war in 1945, only about 10,000 Greek Jews survived the Holocaust, and Stella was one of them. Stella’s family was living in Athens when the war began. “My parents, with the help of a close friend named Nicholas Katsas, quickly changed their names from Isaac and Alice Leontsini to Michael and Alice Katsas to hide their true identities,” said Stella, whose Greek roots trace back to 1640. “We fled our home and moved into a one-room guardhouse at the entrance of our friend’s farm.” Stella’s father buried the family’s valuables in the yard of his factory (they were retrieved after the war ended). Every time someone who knew Isaac spotted him, the family loaded up their pushcart and moved by foot to a new dwelling. The last home they stayed in before the war ended was next to a German camp, and the Leontsinis had to pass by the guards every time they came and went. The home was so nice, no one imagined a Jewish family would live there. Stella lost 34 members of her family to the Holocaust, all of who lived on the island of Corfu. She left Greece after high school to study fashion design in Geneva, then returned to her home country where she met an American doctor whom she married in 1962. A year later they welcomed their daughter, Suzanne. Stella, her husband, and daughter moved to the U.S. in 1964 and settled in Torrance a year later. They purchased a roomy Hollywood Riviera home with huge views in 1972 where they raised their three children, Suzanne, David, and Alexia Brody. Stella was a nurse at hospitals in Redondo Beach and Long Beach for 15 years, then spent many years as a travel agent organizing private tours to Italy, Greece, and throughout Europe. She also gave talks at local libraries on the Los Angeles Opera. Today, Stella enjoys gardening, gathering with friends and spending time with family, and plans to never leave the Riviera. “I love my life, but it’s important to never forget what happened during the Holocaust, not just to Jews, but to the millions of others murdered then as well. We can never let that awful time in history repeat itself.”
Local Riviera Resident Amean Hameed Helps Others Fly Through the Air with the Greatest of Ease
Driving home from his job as an associate technical fellow in Information Technology (IT) at Boeing, Riviera resident Amean Hameed always passed by a studio offering aerial aerobics. Not sure what it was, but always up for trying something new, he decided to stop in and check it out. Amean was so smitten with what he experienced that day eight years ago, he’s been flying high – literally, ever since. Aerial aerobics, also called aerial arts or acrobatics, allows participants to exercise while dancing in the air with the aid of hoops, hammocks, and long strands of silk. For anyone familiar with Cirque de Soleil, it’s easy to picture this beautiful form of exercise. Aerial arts provide a full-body workout, helping to strengthen muscles while improving flexibility, all with lower impact to the joints because it’s performed in mid-air. But just as important as the physical benefits, aerial aerobics provide stress relief for many because of the mental focus, self-realization, and self-awareness required. “The first thing I noticed when I started aerial aerobics is my persistent lower back ache disappeared,” said Amean, who retired last year after 33 years with Boeing. “But I also realized how mentally therapeutic the practice is as you relax into the movements, face your fears and trust yourself. The discipline you learn in aerial arts can be used in everyday life. It teaches you self-love.” Amean became so advanced in aerial arts he taught classes in a local studio until COVID shutdowns forced many South Bay locations to go out of business. To keep himself and his students immersed in the benefits of exercising off the ground, Amean bought an aerial aerobics rig and started giving classes in his backyard. With students ranging in age from 7 to 61, Amean is helping others experience the physical, mental and emotional benefits of exercising while suspended in the air. “Aerial aerobics is a form of self-expression that lets you flow in the divine river of love, joy, peace, and compassion,” said Amean, a meditator and self-healer for 33 years. “Unlike most exercises, such as yoga or Pilates, which are two dimensional, this is a three-dimensional art that uses gravity to shape, sculpt and stretch the body and de-stress the mind.” Amean, his wife Anne, and their two sons have lived in the Hollywood Riviera since 1998 and love the energy of the area. To learn more about aerial arts classes with Amean, as well as his educational foundation, Healing PAQ, call or text him at 310-938-2099, email him at amean@healingpaq.org, or go to www.healingpaq.org.
The Little French Bakery Says Bonjour to the Riviera Village – Local Taste Buds Rejoice
Hankering for a fresh, Parisian-style baguette, one with a crispy, caramelized crust and a melt-in-your mouth interior? How about the perfect croissant with a buttery aroma and a flakey bite? You’re in luck — the Little French Bakery has arrived! Recently opened next to Coffee Cartel, in the spot that once housed a French dessert shop, the Little French Bakery is both a patisserie and a boulangerie. The shop sells such well-loved French classics such as baguettes, croissants, puff pastries, cakes, tartes, and quiche, as well as sandwiches, crepes and gelato. Owned by husband and wife team Guillaume and Deborah Sabbadin, the family-run business is truly a labor of love. French-born Guillaume earned a degree in Culinary Arts under the tutelage of Europe’s top chefs. He worked at Michelin-starred restaurants in France before moving to California, where he was a chef at such acclaimed establishments as Crustacean in Beverly Hills, Maggie’s in Santa Barbara, and Figaro Café in Los Angeles. Prior to opening the Little French Bakery, Guillaume and Deborah ran a successful catering company, La Cuillere Gourmet, until the pandemic forced the shutdown of parties and events and hence, their business. Switching gears, Guillaume focused on opening a shop where he could continue to practice his craft and bring culinary delights to eager mouths, and voila, the Little French Bakery was born. A typical day for Guillaume starts at 1 am when he leaves their home in Pasadena, where their three children go to school, for the long commute to Redondo Beach. While most of us are fast asleep, Guillaume spends the early morning hours kneading baguette dough, rolling croissants, and loading ovens with these and other French delicacies. Deborah joins him a few hours later to stock the shelves and prepare for the day. By 7 am, when the bakery opens, there’s typically a line of customers eagerly anticipating their first bite of a still-warm almond croissant, savory crepe, or crunchy baguette. Guillaume’s pastries and breads typically sell out well before the shop’s 3 pm closing time. Guillaume and Deborah also have a booth at the Sunday Farmers Market in the Riviera Village. They’re a warm and friendly couple, and we’re delighted they’ve chosen the Riviera Village as the site of their new business. Once you meet them and taste their delicious goods, we think you’ll feel the same. The Little French Bakery is open daily from 7 am to 3 pm and is closed Mondays. You’ll find them at 1820 South Catalina Avenue, (310) 504-0245. Don’t forget to enter this month’s raffle for a $25 Little French Bakery gift certificate. Your taste buds will thank you. Bon appetite mes amis!
What Homeowners Should Know About Calculating Property Tax
Most people know that homeownership requires a monthly mortgage payment. But did you know that you’ll also have to pay property taxes? If you already own a home, you can see how your tax is calculated on your most current property tax statement. If you’re considering buying a home, look on the real estate listing for assessment and tax information, or go to the county website to find out the annual property tax. Note: Property taxes can change. The assessed value of your house can increase or decrease, depending on the local real estate market. Your assessment also can rise or fall depending on changes you make to your house, like additions to your property. And the tax rate can change depending on your local government. Although the government sends you a tax bill every year and tells you how much you owe in property taxes, it’s important to know how that tax is calculated. Numerous factors come into play when calculating property taxes, from your property’s assessed value to the mill levy (tax rate) in your area. Here’s how to determine what your property tax will be, so you don’t get blindsided by this large homeowner expense. What is a home’s fair market value? The market value of a home is basically the amount a knowledgeable buyer would pay a knowledgeable seller for a property, assuming an arms-length transaction and no pressure on either party to buy or sell. When a property sells to an unrelated party, the sales price usually is assumed to be the fair value of the property. What is a home’s assessed value? One factor that affects your property taxes is your property’s worth. You probably have a good understanding of your home’s market value—the amount of money a buyer would, hopefully, pay for your place. (You also could enter your address in a home value estimator to get a ballpark figure.) But tax municipalities use a slightly different number; it’s called your home’s assessed value. Tax assessors can calculate a home’s current assessed value as often as once per year. They also may adjust information when a property is sold, bought, built, or renovated by examining the permits and paperwork filed with the local municipality. They will look at basic features of your home (like the acreage, square footage, and number of bedrooms and baths), the purchase price when it changes hands and comparisons with similar properties nearby. A home’s assessed value sometimes will be strikingly similar to its fair market value, but that’s not always the case, particularly in heated markets. In general, you can expect your home’s assessed value to amount to about 80 percent to 90 percent of its market value. You can check your local assessor or municipality’s website, or call the tax office for a more exact figure for your home. You also can search by state, county and ZIP code on publicrecords.netronline.com. If you believe the assessor has placed too high a value on your home, you can challenge the calculation of your home’s value for tax purposes. You don’t need to hire someone to help you reduce your property tax bill. As a homeowner, you may be able to show how you determined that your assessed value is out of line. What is taxable value? The taxable value of your house is the value of the property according to your assessment, minus any adjustments such as exemption amounts. What’s a mill levy? In addition to knowing your home’s assessed value, you’ll need to know another number known as a mill levy. That’s the tax assessment rate for real estate in your area. The tax rate varies based on the public amenities offered and revenue required by local government. If you have a public school, police force, full-time fire department, desirable school districts, and plenty of playgrounds and parks, your property tax rates will be higher than a town without them. Your area’s property tax levy can be found on your local tax assessor or municipality website, and it’s typically represented as a percentage—like 4 percent. To estimate your real estate taxes, you simply multiply your home’s assessed value by the levy. So, if your home is worth $200,000 and your property tax rate is 4 percent, you’ll pay about $8,000 in taxes per year. Where to find property taxes In many cases, you may not have to calculate your own property taxes. You can often find the exact amount (or a ballpark figure) you’ll pay on listings, or you can enter a home’s location and price into an online home affordability calculator that not only will estimate your yearly taxes, but also how much you can anticipate paying for your mortgage, home insurance, and other expenses.
Historic Lower Riviera Home Hits the Market
The Hollywood Riviera exists thanks to the vision and tenacity of developer Clifford Reid, who in 1928 built the community’s first home — one specially designed for his family The majestic Italian Mediterranean mansion sits on three lots on lower Via Monte D’Oro, and to this day remains a beacon of elegance in our community. The original homes of the Riviera were required to have red tile roofs and a Mediterranean inspired design. Two years after building his own dream home, Clifford had constructed 16 additional homes nearby, including an early Spanish revival beauty at 317 Camino de las Colinas lovingly known for many years as the DeCamp house. Rosemary DeCamp was a popular stage, radio, film, and television actress who appeared in scores of productions, including the films Yankee Doodle Dandy and The Jungle Book and such television series as The Life of Reilly, The Rockford Files, St. Elsewhere and Murder She Wrote, among many others. She even has a star on the Hollywood Walk of Fame. DeCamp and her husband, Torrance Superior Court Judge John Shidler, bought the home at 317 Camino de Las Colinas in 1945. “We drove into an area called Hollywood Riviera – an almost-deserted real estate development from the 1920s,” said DeCamp, in her book, “Tigers in My Lap.” “On Camino de las Colinas (street of the little hills) there were only three widely separated houses…..We drove to the third house. It was white and beautiful – set down from the street and surrounded by big black pine trees and flowering succulents…..The house was remarkable. It had two-foot-thick walls, big windows with views of the sea and the pines, several fireplaces, and nothing between it and the beach but saltbush and sand. We gave the five bedrooms and baths a quick glance and bought it in 15 minutes for $22,500.” Despite a long commute to her work (60 miles round trip to Warner Brothers studio in the Valley at a time where there were no freeways), Rosemary spent many blissful decades living in the home. Rosemary and John raised four daughters in the house on Camino de las Colinas, and she was an involved member of the community, highly recognizable as she drove the streets in her white Rolls Royce, “Snowball.” John passed away in 1997, and Rosemary lived in the house until her death four years later. Today, the historic house at 317 Camino de las Colinas retains the same charm and elegance it exuded when it was built in 1930. One of eight original homes on Camino de las Colinas, the two-story house has 5 bedrooms and 5.5 baths in approximately 4,075 square feet and on a 7,801 square foot lot. A beautiful front courtyard with a fountain provides a calming and private entry. Inside, the home features wood beam ceilings, arched entryways, ornate fireplaces, Spanish tiled accents, and many other reminders of its historical pedigree. Sweeping ocean views can be enjoyed from the upstairs sun room and deck, as well as the master bedroom. There is also a gorgeous swimming pool and spa, both recently built. The beach, the Riviera Village and El Retiro Park are just a short stroll away. The home is priced at $2,895,000 and can be seen by appointment. Much has changed since Clifford Reid laid the groundwork for the wonderful Hollywood Riviera. From a couple of dozen homes, the Riviera has grown to more than 3,000, and even the smallest starter homes typically sell well over $1,000,000. But thankfully, the special community we call home still retains the charm, perfect climate, and seaside lifestyle that drew Clifford Reid and Rosemary DeCamp here all those years ago. And for that, we are grateful. For a virtual tour, visit www.317caminodelascolinas.com
Four Ways to Find the Ideal Waterfront Property
Investing in a waterfront property in the Hollywood Riviera is a great way to ensure a maximum return, while also providing you with a wonderful opportunity to enjoy a luxurious and exclusive view. Thinking of purchasing waterfront property in one of our lovely coastal neighborhoods? Here are four tips to keep in mind to prevent overspending and to ensure you’re making a sound investment. 1. Set a budget You’ll always want to have a budget in place before you even start researching and comparing different waterfront properties. Without a set budget, you could find yourself wasting time or feeling let down after discovering a property you desire but aren’t able to afford. 2. Research property history Be sure to research the history of the waterfront properties you’re most interested in, as well as their previous owners. Compare listing and sale prices from previous owners and timeframes, as well as property taxes and fees, that were required from the homeowner at the time of sale or ownership. 3. Learn about different types of water Purchasing a waterfront property instantly gains you access to a body of water, which is why it’s wise to familiarize yourself with the different types of water adjacent to where your preferred properties are found. Saltwater and freshwater provide different environments and opportunities, which is why it is important to choose a property near the type of water that’s right for you and your family. 4. Research weather and the potential for natural disasters If you’re making a waterfront property investment near the ocean, it’s a good idea to research the area for potential natural disasters, as well as disaster history. While some waterfront locations may be more protected and secluded than others, many waterfront properties located on oceans pose an inherent risk and danger compared with waterfront properties on a freshwater source, such as a traditional beach or lake.
The Difference Between a Second Home and an Investment Property
You’ve probably heard the terms second home, investment property, vacation home and rental property. But is there any real difference among them? And does it even matter what you call it? Turns out there are some very big differences between second homes and investment properties, especially if you are seeking to finance them. Both are great ways to build wealth over time by capturing the appreciation of a real asset. However, they both come with risks and expenses that should be carefully considered when making a purchase. As with any real estate transaction, you’ll want to do your due diligence and make a smart choice for your wallet, no matter which path you choose. Here, the scoop on how a second home and investment property differ. What is a second home? A second home is a second property where you and your family spend time away from your primary home. You might also hear a second home referred to as a vacation property. You may rent it out for a few days a year on Airbnb or VRBO, but you primarily use it yourself. Buying a second home makes financial sense if there’s one particular vacation spot you visit regularly. Why spend a fortune on hotels or Airbnb when you can own your own piece of paradise that will hopefully appreciate in value over time? What is an investment property? An investment property, meanwhile, is one that you purchase with the main intention of generating income. The investment property could be next door to your own home or it could be in another state—it doesn’t really matter. You’ll be playing the role of landlord, with long-term or short-term renters paying cash to stay in the home. Before making an offer on an investment property, you’ll want to crunch the numbers to make sure it’s a solid investment. Similarly, consider what factors will be important to prospective tenants (like access to public transportation, good schools, parking and low crime rates). How to finance a second home or investment property If you need to secure a mortgage to purchase your new property, you should know that financing a second home or investment property is different from financing a primary residence. While mortgages on second homes and investment properties have some similarities, there also are some key differences. Interest rate: You can expect to see a higher interest rate for both second homes or investment properties than for primary homes. That’s because lenders view those transactions as riskier. If you get into a tight spot with money, you’re far more likely to stop paying the mortgage for your second/investment property than for your primary home. Qualifying: Whether you’re buying a second home or an investment property, you might need to do some extra legwork to qualify for that second loan. Your bank may require you to prove that you have healthy cash reserves (so it knows you can afford both mortgages). It’ll take a long, hard look at your overall financial situation, so be sure everything is in top order before you apply. Down payment: Depending on your situation and the lender, you also might need to bring a larger down payment to the table for an investment property or second home, typically 15 percent to 25 percent. Again, this is because the bank wants a bigger cushion to fall back on in case you default. Rental income: If you’re buying an investment property, your lender might allow you to show that anticipated rental income will help cover the mortgage payments. Proving how much rental income the home will generate can be complicated. Prepare to pay for a specialized appraisal that takes into account comparable rents in your area. Location: Your lender may require a second home to be 50 to 100 miles away from your primary home. An investment property, however, can be anywhere in comparison with your primary home, even next door. Taxes: Federal income tax rules are different for vacation homes and investment properties. You typically will treat your second home just as you would your first home when it comes to taxes—if you itemize, you can deduct the mortgage interest you paid up to a certain limit. (The rules vary if you rent out your second home for part of the year.) If you own an investment property, you can deduct the mortgage interest, plus many of the expenses that come with operating a rental business, but you also have to report your rental income. Why it’s important to not confuse the two It’s important not to use the terms “second home” and “investment property” interchangeably. Some people try to pass off their investment property as a second home to get more favorable financing, but you should never do this. If you misrepresent yourself on your loan application, you could be committing mortgage fraud, which is a federal offense. Your lender’s underwriting team is aware of this possibility, and they’ll take the big picture into account when deciding what loan terms to offer you. Bottom line: Keep everything aboveboard, and you won’t have to worry about a thing.
What to Ask When Buying a House
Before you make an offer on a house, you want to be absolutely sure that it’s the right one. But with so many options out there, how do you find your perfect match? Finding the ideal home involves research, so you’ll need to ask the right questions. That way you know you’re making a competitive offer on a home that you can afford—and that meets your long-term needs. To weed out the duds from the diamonds, here are 15 questions to ask when buying a house. 1. What’s my total budget? You could waste time looking at houses if you don’t understand how much home you can afford. There are added expenses to consider other than the sales price, such as property taxes, homeowner’s insurance, homeowner’s association dues, ongoing home maintenance and repairs. Showing a seller that you have the financial means to buy their house is important if you want your offer to be accepted. This means getting preapproved for a mortgage. Not only does this give the buyer an idea of what you can afford, but it also assures the real estate agent that you’re a qualified buyer and not wasting the seller’s time. 2. Is the home in a flood zone or prone to other natural disasters? A property that’s in a flood zone or other natural disaster area may require additional insurance coverage. Homes that are situated in a federally-designated, high-risk flood zone, for example, require flood insurance. (Find out whether a property is in a high-risk flood zone using FEMA’s Flood Map Service.) Likewise, if you’re buying a home in California where earthquakes are common, you might need to get earthquake insurance. Another tip: Make sure you purchase enough homeowner’s insurance to cover the cost of completely rebuilding your home if it’s destroyed. If you’re underinsured, you could be left footing a massive bill to repair or rebuild your home if a major disaster occurs. 3. Why is the seller leaving? Understanding why the seller is moving—whether it’s due to downsizing, a job relocation or major life event—could help you determine how motivated they are when negotiating. Your agent will try to find out this information for you and gauge how flexible or not the seller might be during negotiations. A motivated seller who needs to move quickly or whose home has been on the market for a while is more likely to work with you than someone who isn’t in a rush to move. 4. What’s included in the sale? Anything that’s considered a fixture is typically included when purchasing a house—like cabinets, faucets and window blinds. However, there could be items that you think are included with the home, but actually aren’t. This depends on your state’s laws. Although the listing description should spell out any exclusions that the seller is not including, that’s not always the case. Be sure and ask what is and isn’t included with the home when you make your offer. Do you really want the washer and dryer, or that stainless-steel refrigerator? Ask if the seller will include these items in the deal. 5. Were there any additions or major renovations? In some cases, property records and listing descriptions don’t always match. A home might be advertised as having four bedrooms, but one of those rooms may be a non-conforming addition that doesn’t follow local building codes. Find out what major repairs or renovations the seller has done since owning the home, and request the original manufacturer warranties on any appliances or systems that have been replaced. Knowing a home’s improvement history can help you better determine its condition and understand the seller’s asking price. 6. How old is the roof? If a home’s roof is at the end of its lifespan, and you wind up having to replace it shortly after move-in, you’ll be spending thousands of dollars. If the roof has existing damage, your lender may require that it be repaired before approving your loan. In other words, if the listing description doesn’t list the roof’s age, make sure to find out as soon as possible to avoid a costly headache later. 7. How old are the appliances and major systems? Understanding the anticipated lifespan of essential systems and appliances—such as the air conditioner, furnace, water heater, washer, dryer and stove—can help you anticipate major repair or replacement expenses. If these items are already near or at the end of their life, ask the seller to purchase a home warranty. This can help cover the replacement costs in certain instances. 8. How long has the house been on the market? The longer a house has been on the market, the more motivated the seller will be to make a deal. That means you might find flexibility to negotiate the price, contingencies, terms and credits for replacing outdated carpet or other noticeable issues. Sometimes a home that was priced to high at the outset will languish on the market, resulting in the need for multiple price reductions. A listing that shows numerous price cuts and has been sitting on the market too long may give buyers the impression that something is wrong with it, and that gives you a prime opportunity to negotiate a deal. 9. How much have homes sold for in the neighborhood? Understanding the current local market will help you determine if a seller’s asking price is on target or way too high. Your agent can pull the comparable listing data for similar homes that are currently on the market and have sold in the past six months or so as a basis for comparison. If conditions support further negotiating, you might consider making a lower offer or even concessions like asking the seller to pay for some closing costs. 10. Are there any health or safety hazards? Items like lead paint, radon, mold or other major hazards can be costly to address and delay your loan approval. Ask the seller to provide documentation noting if there have been past issues, and then find out exactly what was done to resolve those problems. If you suspect hazardous problems, or a home inspector suggests additional testing, you might need to pay extra for those specialized services. 11. What’s the history of past insurance claims? Obtain a copy of the Comprehensive Loss Underwriting Exchange (or CLUE) report from the seller to see if there have been any homeowner’s insurance claims filed in the past seven years. This report can give you an insight into what, if any, damage the home has sustained from a weather event or vandalism that a home inspection doesn’t catch or a seller fails to mention. 12. What are the neighbors like? Getting the true feel of a neighborhood can be difficult before moving in, but this aspect shouldn’t be overlooked. Ask the seller what the neighbors are like. Noisy or quiet? Is it a pet-friendly place or are there few pets around? Are the existing neighbors friendly, or more likely to keep to themselves? Don’t rely solely on the seller to reveal these details because you might not get the full story. Drive around the neighborhood and stop and speak with neighbors; they are an excellent way to get information about the community that a seller might not want to share. 13. How is the neighborhood? You always can change a house and fix things you don’t like, but the neighborhood is there to stay. So, it’s important that you like the environs you’ll be living in for the next 10 to 30 years. Your agent can help you find out key information, such as community amenities, crime statistics, school ratings and how busy traffic is where you’ll be living. The Internet also is a great resource for researching schools, homeowner’s association rules, nearby parks, other amenities and your commute to work. 14. Are there any problems with the house? Sellers are required to provide a disclosure form listing any known defects. What they don’t disclose and you don’t know, however, can lead to major issues later. That’s why it’s critical to get a home inspection done by a professional home inspector as soon as a purchase agreement is signed. The inspection report outlines the home’s overall condition and can help you negotiate future concessions, such as repairs or seller-paid credits, before closing the deal. If a home has too many problems and you included a home inspection contingency, you’ll be able to back out of the deal without penalty and, in most cases, have your earnest deposit returned. 15. How much will I pay in closing costs? The down payment isn’t the only cash you’ll be handing over on closing day. You also will be responsible for closing costs, which typically include loan origination fees and third-party fees for title research, processing of paperwork, an appraisal and other administrative tasks. Expect to pay around 2 percent to 5 percent of the home’s purchase price in closing costs, but that can vary depending on your area. The closing disclosure—which a lender is required to provide you three business days before closing—will spell out all of your loan fees and how much cash you’ll need to close. Once the closing documents are signed by both parties, and the escrow company sends it to the lender, the lender will fund the loan and you’re a homeowner.