Epitome of Mid-Century Modern; Hollywood Hills

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The Blevins Residence, 1965. Jenkins & Barker, AIA. This is my favorite type of home, one where the current owner takes a cool 1960's house with great lines, and transforms it into a modern masterpiece with updated finishes. That is exactly what happened here. The current owner purchased a dated, but cool and oozing with potential, 1965 home in a prime location with explosive views for $1,550,000 in 2009 and transformed it into the showplace it is now. Lying just off Mulholland Dr on desirable Torreyson, it is now a fantastic 3,600+ sq. ft modern home on a large over 13,000+ sq. ft lot with rolling lawns and a large pool. The fact that it has grass on a large mostly flat lot is key, as it is tough to get both an updated house, views, a pool, and a good sized yard in the hills at a "reasonable" price. The listing describes it's views, which overlook the entire valley and out to the San Gabriel Mountains, and nod to it's modernist roots by saying, "A pure homage to the indoor/outdoor aesthetic of 60's modernism, the bright & open high-ceilinged public rooms feature walls of glass with views from every room." Pure poetry and like living in a work of art.

7744 Torreyson Dr, Hollywood Hills

$2,650,000 3 Bed 3 Bath 3,655 Sq. Ft 13,306 Lot Sq. Ft

Listing & Photos courtesy of David Gray - Prudential CA - Beverly Hills

If looking for an updated mid-century home in a great location with jaw dropping views, this is it! If you would like to visit this property in person, please feel free to contact us anytime @ 310.600.9172 or email eric@smilayproperties.com.

Franklin Hills Architectural

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I look at listings on the MLS all day long, and there are some good ones, but not a lot of them that "pop" and have that "wow" factor. This one is not perfect, as it has just two bedrooms and does not have a real master bath; however, I have seen it in person twice now and it has that special quality about it without question. It isn't really anything novel, but it has the features I simply love; including, high ceilings, an open floor plan with a mix of white walls and walls of glass, and views. The centerpiece of the home is it's main living/dining room area, which has interesting polished cork flooring as it's base and draws the outside in through the glass. It also has a great retro feeling with many wood built ins. The kitchen has been updated with stone counters, modern stainless steel appliances, and a breakfast area. The master bedroom is very large with a sitting area off the bedroom, fireplace, and built in desk. Lastly, in addition to the large deck featuring 180 degree views from upstairs, it does have a decent sized flat yard downstairs with eco friendly landscaping, and there is certainly room for a pool should one want.

3896 Franklin, Los Feliz

$1,095,000 2 Bed 1.5 Bath 1,978 Sq. Ft 4,704 Lot Sq. Ft

Listing & Photos courtesy of Ross Carter - Coldwell Banker - Los Feliz

On top of how nice this one is, unlike a lot of new listings, it is well priced. For the right buyer, this is an absolute gem and sure to attract a lot of interest. If you would like to visit this property in person, please feel free to contact us anytime @ 310.600.9172 or email eric@smilayproperties.com.

Price Reduction At Two Story Hollywood Designer Loft

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Smilay Properties is pleased to present our new listing at the Lofts @ Hollywood & Vine Building in Hollywood.

In the heart of one of the most famous intersections in the world, Hollywood & Vine, is this designer done super chic two story loft. The NYC style loft at the heart of new Hollywood is being offered fully furnished, complete with custom and rare designer furniture, artwork, and wall coverings. The loft features soaring ceilings, a ton of windows flooding the property with natural light, and views of the landmark Capitol Records building and Hollywood sign. There is a bedroom/office area downstairs, and a bedroom area and open living/dining room/kitchen upstairs. A great mix of raw space in this recently converted 1929 building & high end modern finishes like the all Viking kitchen and Ann Sacks tiles in the bathrooms. Booming location, walk to the W Hotel, Katsuya, Pantages Theater, and much more. Note, HOA dues include all basic utilities & doorman. In short, this one is special!

6253 Hollywood Blvd #306, Hollywood

$650,000 (Reduced $49K from $699,000) 2 Bed 1.5 Bath 1,395 Sq. Ft

For more pictures visit the dedicated website

Listing by Eric Smilay for Smilay Properties Pictures by Michael Andrew McNamara for Smilay Properties

Nothing to be done on this one, can just move right in. The design and furniture is amazing and really gives the loft a wow factor. This is a rare resale in a great building with a cool lobby and rooftop deck overlooking all of the city. If you would like to visit this property in person, please feel free to contact us anytime @ 310.600.9172 or email eric@smilayproperties.com.

Someone Should Buy This!

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I posted this home a few weeks ago after it's first price reduction and thought it was a good buy then, but now it has just been dropped another $50,000! To me, this is a cool updated home with a great pool in a prime Studio City neighborhood south of Ventura Blvd. Someone looking for a hip one story mid-century home with a pool that is good size should really take advantage of this opportunity.

Take a look at this nice foreclosure opportunity in a prime Studio City location, south of Ventura Blvd. I have shown this house to a couple of buyer's, and I must say I really like it. I am actually surprised that it has not sold yet, even though it has only been on the market less than 1 month. It is a large, four bedroom, mid-century modern that sold at the height of the market for $1.3M. It is tough to find a house this size with a pool, great floor plan, and a decent level of finishes for under a million, which is why I think this is a good one. I must admit they did "Ikea" the bathrooms out a bit, but the modern high design concept is there. The finishes could be upgraded, but the open floor plan, real prominent stone entryway, hardwood flooring, and a ton of french double doors leading out to the large pool are all winners. All the bedrooms are good sized, and the master has a ton of closet space. One doesn't get as great a view as you would higher up on Wrightwood, but there are some palm tree, mountain, and a bit of Universal City building views from the bedrooms. The backyard is simply an entertainer's paradise with it's fire pit, spa, and huge deep private pool. If you want to be south of the blvd in Studio City in a good sized home with a pool and appreciate mid-century style, this is it without question. I think long term it is a bit of a deal too.

3760 Wrightwood Dr, Studio City

$949,900 (reduced from $1,024,900) 4 Bed 2.5 Bath 2,861 Sq. Ft/ow 8,831 Lot Sq. Ft

Pictures by Eric Smilay for Smilay Properties Listing Courtesy of Joan Duffy - Ewing Sotheby's Int'l Realty

If you would like to visit this property in person, please feel free to contact us anytime @ 310.600.9172 or email eric@smilayproperties.com.

Sleek Spanish, Great Mix of Vintage & Modern; Hollywood Hills

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Unfortunately my client's and I got outbid on this one this week and it is now in escrow, but I still thought it was worthy of posting as it a great mix of vintage elements of a 1926 house and sleek modern finishes. I am not even a huge fan of Spanish style homes in general, but my wife is, and we joked that this would be a great compromise for us. I definitely liked it a lot, and do think it appeals to a wide range of buyer's. It has that character in a home people like, but mixed with sleek modern finishes, which team up to make it a winner. I believe it went very close to the current asking price, which is a fairly high number I think for it, but goes to show both the market strengthening, as well as that people will always pay more for a nicely upgraded designer done property oozing with style. Style and views (they don't show in the pics but there are great views above Hollywood and out to the ocean from this house) are somewhat subjective values, as some people may not care about them, but for the right buyer they can be worth a lot. The seller certainly did a great job, no corners were cut, and top notch finishes were chosen. Well done. Congrats to both the seller and eventual new buyer. They both did well for themselves.

2653 Hollyridge Dr, Hollywood Hills

$1,599,000 (reduced from $1,679,000) 4 Bed 4.5 Bath 2,754 Sq. Ft 5,510 Lot Sq. Ft

Listing & Photos courtesy of Imraan Ali - Keller Williams Larchmont

If you would like to find a similar property in the Hollywood Hills area, please feel free to contact us anytime @ 310.600.9172 or email eric@smilayproperties.com.

Possible Change In Thinking Due To This Dynamic Home

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Anybody that knows me, knows that I consider myself a "city guy," meaning I prefer over the hill to the Valley. This home has quite frankly made me reassess that thinking. Reason being first and foremost is that this property is drop dead stunning. It is over 4,000 sq. ft on a 3/4 of an acre lot with views for just shy of $2.2M. Now that is far from cheap; however, if you compare that with what this would cost in either the Bird Streets of the Hollywood Hills or the Trousdale Estates of Beverly Hills, this property would easily go for over $6M plus. That is quite a difference. Also, maybe it is the new parent in me, but in checking out the prestigious Royal Oaks area of Encino that this lies in (just north of Sherman Oaks border), the public Lanai Road School is as highly rated an elementary school as any, and is among the few public elementary schools in California to receive a distinguished GreatSchools Rating of 10 out of 10.

Okay, enough about my own thinking, back to the house. This one is a mid-century home modernized and upgraded to the 9's with style and sophistication. It has a great entryway and zen courtyard with water features and a fire pit. Upon entry one is immediately struck by the high ceilings, white walls for art, beautiful terrazzo flooring, and "floor-to-ceiling Fleetwood doors that frame the panoramic city views." The living room opens up to a large family room with a bar. The walnut walls play nicely off the clean flooring. Kitchens and baths are all stunning with ceaserstone counters and custom cabinetry. The outdoor space is a haven for relaxation or entertaining. The listing agent sums it up nicely by stating, "The open floor plan flows seamlessly from indoor to outdoor spaces creating luxurious layers of living, dining & entertaining areas that blend nature w/structure." This home is just minutes to the westside as well. Simply special.

16039 Skytop Dr, Encino

$2,195,000 4 Bed 4.5 Bath 4,034 Sq. Ft 33,850 Lot Sq. Ft

If you would like to see more pictures of this home, visit this website for a more detailed tour.

Listing & Photos courtesy of Brenda Catalano - Coldwell Banker-BH North

If you would like to visit this property in person, please feel free to contact us anytime @ 310.600.9172 or email eric@smilayproperties.com.

SBE Owner Discusses Booming Hollywood Development & Your Chance To Own A Piece Of It

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My new listing at the corner of Hollywood & Vine is at the epicenter of Hollywood's resurgence. With literally Billions of dollars invested into the area in the last decade, Hollywood is now returning back to it's roots as the glamour capital it was in the 1920's. Visit SBE Media's page and click on the link with the logo of KNX1070 (like below) and hear SBE CEO Sam Nazarian discuss the area's resurgence. See why his company is so high on the area.

My listing is a chance to own a piece of that development, and live in what continues to be a great live/work epicenter of Los Angeles. See a detailed tour of the loft for sale HERE.

If you would like to visit this property in person, please feel free to contact us anytime @ 310.600.9172 or email eric@smilayproperties.com.

Studio City Mid-Century Modern S of the Blvd Foreclosure Opportunity

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Take a look at this nice foreclosure opportunity in a prime Studio City location, south of Ventura Blvd. I have shown this house to a couple of buyer's, and I must say I really like it. I am actually surprised that it has not sold yet, even though it has only been on the market less than 1 month. It is a large, four bedroom, mid-century modern that sold at the height of the market for $1.3M. It is tough to find a house this size with a pool, great floor plan, and a decent level of finishes for under a million, which is why I think this is a good one. I must admit they did "Ikea" the bathrooms out a bit, but the modern high design concept is there. The finishes could be upgraded, but the open floor plan, real prominent stone entryway, hardwood flooring, and a ton of french double doors leading out to the large pool are all winners. All the bedrooms are good sized, and the master has a ton of closet space. One doesn't get as great a view as you would higher up on Wrightwood, but there are some palm tree, mountain, and a bit of Universal City building views from the bedrooms. The backyard is simply an entertainer's paradise with it's fire pit, spa, and huge deep private pool. If you want to be south of the blvd in Studio City in a good sized home with a pool and appreciate mid-century style, this is it without question. I think long term it is a bit of a deal too.

3760 Wrightwood Dr, Studio City

$999,900 (reduced from $1,024,900) 4 Bed 3 Bath 2,861 Sq. Ft/ow 8,831 Lot Sq. Ft

Pictures by Eric Smilay for Smilay Properties Listing Courtesy of Joan Duffy - Ewing Sotheby's Int'l Realty

If you would like to visit this property in person, please feel free to contact us anytime @ 310.600.9172 or email eric@smilayproperties.com.

Jennifer Aniston's Rumored To Be New Bel-Air Mid-Century Estate

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Last night the real estate side of the internet was a buzz about the rumored purchase of this A. Quincy Jones designed (1965) estate in Bel-Air by none other then A-list celebrity and mid-century home aficionado, Ms. Jennifer Aniston. The property is still showing "active" on the MLS, but multiple websites, including TMZ, LA Curbed, and The Real Estalker are reporting that it is a done deal. If correct, Ms. Aniston has impeccable taste in real estate, as you will remember she just recently sold a Hal Levitt designed mid-century home in the Trousdale Estates for in the $37-$38M range.

I recently sold a house in Bel-Air (in a completely different tax bracket) and posted a blog giving readers a picture sneak peak behind the gates. I had this house in there, as what may possibly be my dream house, as I used to drive by it on the way to my appointments at my listing. I had a great virtual tour of this home in that post, but took it out, as it had the address of the home in the URL, and thought it would be wise to protect Ms. Aniston's privacy.

This particular property has been on and off the market since it was listed in '08 for $29,000,000. It was re-listed for $24,900,000 just before the 2011 Holiday's. It is on over 3 acres of real estate with ponds, meandering walkways, a guest house, and views out to the ocean. Did I mention it even has it's own vineyard! It is all about timing and finding that one buyer, as there aren't many people overall with the bank account that Ms. Aniston has. The sites are reporting that she picked it up in the $21,000,000 range. A fine deal for her. Also, congrats to the real estate agent's involved in a massive sale like this. Oh to dream of the commissions, ha.

Enjoy your new home Jen!

Bel-Air

$24,900,000 4 Bed 6.5 Bath 8,500 Sq. Ft 140,263 Lot Sq. Ft

Listing courtesy of Joyce Rey - Coldwell Banker-BH South Pictures courtesy of Kurt Rappaport - Westside Estate Agency Inc.

Westside Architectural Home; Mar Vista

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Having recently sold an architectural home in Mar Vista, I know that this is an area that appreciates modern architecture. Here is the newest opportunity to own one in this coveted westside location. Built in 2006 by Bill Tsui, Architect, this is in a desirable location just minutes to the beach. Mar Vista is nice, as one gets a lot more for their money, then in say neighboring Venice, but is in a very close proximity. This is in one of the better parts of Mar Vista as well, and offers a great indoor/outdoor flow to soak in the westside breeze. This property features bamboo wood flooring throughout, a sparkling pool, large windows, and a gourmet kitchen with caeserstone counters and high end appliances. In addition to the wonderful outdoor space, the home also boasts multiple large decks to relax on and smell the clean ocean air. It also has a permitted one bedroom loft style guest apartment in the back, which could be great as an office, when family stays, or even a rental as it has a full kitchen and bath. There are just a handful of modern architectural homes in the area, so when a good one comes up, the buyer's pounce. This just may be that one.

3611 Colonial Ave, Mar Vista

$1,885,000 3 Bed + Guest House 4 Bath 3,730 Sq. Ft/ow 7,500 Lot Sq. Ft

Listing & Photos courtesy of Tamra (Tami) Pardee - Pardee Properties

If you would like to visit this property in person, please feel free to contact us anytime @ 310.600.9172 or email eric@smilayproperties.com.

Amazing Montecito Glass Pavilion Designer Tour - Instant Classic

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I posted this stunning one of a kind property way back in June of 2010. It was built by one of my favorite LA home designers and uber high end flippers, Steven Hermann. Mr. Hermann quite simply has skills, and has sold homes for record prices to celebrities and CEO's alike. In fact his last sale was this amazing Trousdale Estate area mid-century modern sold to none other then celebrity designer Vera Wang for $9,200,000. You can see Ms. Wang in her new west coast abode in this spread in Harpers Bazaar. Back to perhaps his best creation yet, the Glass Pavilion on a 4 acre spread in Montecito. At that time I originally posted the 14,000 sq. ft property, it was being floated around privately off the market for a whopping $35M. I think Mr. Hermann and his family are living there and would gladly sell for a huge number, but were just enjoying the property in the interim. I was flipping around the TV this weekend and came across a walk through tour by the designer himself (posted below). It seems they are more serious about selling the property and are now offering it at a more "reasonable" (cough) $19,995,000. Mr. Hermann explains in the video that he is a huge fan of modernism architecture and designed the home as a modern update to the Farnshworth House by Ludwig Mies van der Rohe in the mid 1940's. If you have this kind of money, I could not think of a better home to purchase though, as this one is an instant classic!

You can see a ton of pictures here, but you can get a real sense of the designer's thought process and some of the finishes used and why in this walk through tour.

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Video courtesy of LX TV Open House on NBC

This is one of the finest pieces of modern architecture I have seen, and would be quite a trophy property for the lucky buyer. If you would like to visit this property in person, please feel free to contact us anytime @ 310.600.9172 or email eric@smilayproperties.com.

Angus St. Modern Architectural; Silver Lake

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A completely redone home into what is now a modern architectural in the hills of Silver Lake. Lying in the coveted Ivanhoe School District, is this great looking open floorplan with a ton of windows, large decks with views, and a large yard. The backyard is currently left undone, but there is certainly room for a pool or a great garden. The house itself has interesting looking "smoked white oak floors" throughout the property. Really nice finishes throughout include, updated spa like baths and a stunning kitchen with caeserstone counters, and "custom bamboo cabinets." The property has been wired with "smart" technology throughout the home allowing easy control over it's features for the new owner. According to the listing, there is also "Bonus studio/sound room with separate entry," which could be a great plus for the right buyer. In a great eastside location with views of the hills and the Griffith Park Observatory, close to the reservoir, this one looks good and should attract a significant amount of interest.

3007 Angus St, Silver Lake

$1,289,000 3 Bed 4 Bath 2,400 Sq. Ft 7,666 Lot Sq. Ft

Listing & Photos courtesy of Luisa Ferrante - Sotheby's Int'l Rlty-Los Feliz

I would recommend not delaying on this one. If you would like to visit this property in person, please feel free to contact us anytime @ 310.600.9172 or email eric@smilayproperties.com.

Renovating the La Brea Shopping District

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The area between 1st and 3rd street on La Brea was already very cool in my eyes, as on the east side of the street it housed many great LA shopping haunts. These include famed clothing stores like American Rag, Stussy, and cool sneaker spot Undefeated. There is also high end furniture store Vioski, which houses the very cool Palms Chair and Ottoman (you can see it shot after the break through the glass, which produces a cool effect). Lastly, but certainly not least, is the French style cafe of Cafe Midi, one of my personal favorite spots to have lunch.

Now it seems the people at Madison Marquette are renovating the west side of the street. By looking at the renderings and the history of the buildings on their website, this side is sure to impress. The architecture of the building's houses a great shell for the build out of new and cool retail stores, and further restaurants to add to the area's appeal. The site of an Edsel Automobile dealership in the 1950’s, the building was later headquarters to one of LA’s premier printing shops, Continental Graphics Corporation. Now the architects at Studio One Eleven are highlighting each building’s unique characteristics including wood truss ceilings, exposed brick and steel beams to great fantastic retail spaces. A couple spaces have already been leased, and are looking great. I look forward to following the progress and visiting the great spaces once the renovation is complete.

Pictures by Eric Smilay for Smilay Properties

Large Family Home w/ Pool in Gated Community; Moorpark

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Check out this approved short sale at the asking price. It represents an excellent value and opportunity to own in desirable gated Cantara community in Moorpark. With multiple recent sales this size in the complex ranging from $665,000 to $700,000, this is a deal awaiting a lucky buyer. The home is a very large 5 bedroom property complete with soaring 20' ceilings in the entryway and open living/dining room. In addition to the formal living room, there is a large family room with fireplace that leads out to the outdoor area. Newly built in 2001, this property has an entertainer's backyard complete with pool and spa, as well as fire pit, and built in BBQ. The kitchen has granite counter tops, large eat in area, and newer appliances. The master bedroom is massive with a large wood paneled walk in closet, and spa like spacious master bath. The property just needs a new offer, and we should be able to close pretty quickly. Take advantage.

4642 Big Trail Circle, Moorpark

$635,000 5 Bed 4.5 Bath 3,500 Sq. Ft 8,498 Lot Sq. Ft

Listing & Photos by Eric Smilay for Smilay Properties

The property is now vacant and easy to show. If you would like to visit this property in person, please feel free to contact us anytime @ 310.600.9172 or email eric@smilayproperties.com.

Hollywood Hills, Jaw Dropping Views, & Cool Mid-Century Style

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Stunning downtown skyline and city views greet you from everywhere on this great parcel of real estate in the Hollywood Hills above the Sunset Strip. A cool light filled mid-century home lies on this flat pad with a yard separating the house from the views; one could even imagine adding a pool there if desired. High beamed ceilings in the living room with walls of glass drawing the outdoors in and an open floor plan highlight the home's mid-century style. In addition to the two bedrooms, there is also a large den that could be used as a media room, office, or even a third bedroom. The listing sums up the offering nicely by saying, "All public rooms and the master open to the yard and spectacular, tree framed, unobstructed (no power lines), picture perfect views!" This is a great opportunity for a person who wants to live in the hills in a stylish pad and appreciates an explosive head on view.

1687 Woods Dr, Hollywood Hills

$1,100,000 2 Bed 2.5 Bath 2,133 Sq. Ft 12,240 Lot Sq. Ft

Listing & Photos courtesy of Thomas Magazeno - Coldwell Banker-Sunset Blvd

This is an A+ piece of property to be enjoyed or expanded over time, and represents a great opportunity. If you would like to visit this property in person, please feel free to contact us anytime @ 310.600.9172 or email smilayproperties@gmail.com.

Redone Spanish Pool Home in Silver Lake Hills

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For the lovers of Spanish style homes but with modern finishes, this may be the one you have been waiting for. Lying in a great location in the Silver Lake hills with nice views of the city and downtown below, is this upgraded gem. While maintaining it's charm, it was built in 1931, it has been "impeccably renovated" and is ready for a new buyer to enjoy. In addition to the main 3 bed / 3 bath house, there is also a guest house for your out of town guests, or could even be utilized as an office space. The listing describes the backyard by saying, "The rear garden and pool area is incredible for entertaining, and is fully equipped with a zoned sound system, BBQ /dining area, fountain, outdoor shower and large sunning deck." These are all the pictures currently available, but from the looks of them, the house looks good.

1807 N Dillon St, Silver Lake

$1,399,000 3 Bed 3 Bath 2,053 Sq. Ft 6,000 Lot Sq. Ft

Listing & Photos courtesy of Ann Eysenring - Partners Trust Beverly Hills

It is one of the higher priced homes in the area; however, this one may be worth it. If you would like to visit this property in person, please feel free to contact us anytime @ 310.600.9172 or email smilayproperties@gmail.com.

New Mid-Century Listing in Nichols Canyon to Start Year

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Here is a nice looking new listing to start the year off right. Featuring an open floor plan with soaring open beamed ceilings and walls of glass, this is a stylish mid-century home in a popular area of the Hollywood Hills, Nichols Canyon. The walls of glass frame the living/dining room nicely and flood it with natural light, as well as lead out to a large deck that runs the length of the home and exposes relaxing canyon views. There is rich wood flooring throughout most of the property, and a modern updated kitchen with all stainless steel appliances. The home has two good sized bedrooms, both with high ceilings as well, and two upgraded bathrooms. There is also an additional front deck, which allows for further outdoor entertaining.

2522 Zorada, Hollywood Hills

$797,000 2 Bed 2 Bath 1,550 Sq. Ft 11,000 Lot Sq. Ft

Listing & Photos courtesy of Randy Isaacs - Coldwell Banker-Sunset Blvd

This home looks good for the price in a desirable location, close to everything that Hollywood has to offer. If you would like to visit this property in person, please feel free to contact us anytime @ 310.600.9172 or email smilayproperties@gmail.com. If you would like to see other similar homes in and around this location as well, please don't hesitate to call, as we would be happy to assist.

Holiday's At The Grove

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The family and I did some last minute shopping before Christmas Day at The Grove. If you are not familiar, this is an outdoor mall complete with dancing waterfalls, a trolley, movie theater, numerous restaurants, and of course countless shopping destinations. It was a beautiful scene for the Holiday's. It had a HUGE Christmas tree, which the wife and baby posed in front of, massive gingerbread house, flying reindeer, and beautiful lights everywhere. The highlight though had to be when the clever people at the Grove made it snow. See the last picture after the break to see the snow. All the kids went wild! Got to love technology, how it was about 65 degrees out, and snowing. Well done Mr. Caruso.

Pictures by Eric Smilay for Smilay Properties

Major Retaining Wall & Foundation Issues

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I showed a contractor client this duplex in Silver Lake this week. It is on a great street in a great location with views (you can see the Hollywood Sign off in the distance in the last picture), but there is a ton of issues with it. Not only does the foundation need bracing, but more immediately there is an approximately 100' long 10' tall retaining wall in the backyard that could crumble at any moment. This wall separates the hillside of the neighboring property, and if it goes literally the neighbors house could slide into this properties yard. As you can see it has been braced about halfway up, but with the huge cracks in it, I could see the tops of it crumbling. This could happen in days, month's, or maybe a year, but it will definitely happen if not addressed. On top of that because of the foundation, the entire house and stairs are leaning and it will only continue to get worse over time.

Huge crack in the retaining wall

Notice how much it actually leans

Pictures by Eric Smilay for Smilay Properties

Of course all of this is fixable, but will cost a considerable amount of money, time, and effort. Where most will see a huge problem, I am sure the right buyer (hopefully my client) will see it as an opportunity. Since in this condition the property will not be able to be financed, it will require an experienced contractor or investor with the ability to make the purchase and repairs in all cash. It would only makes sense to take a project like this on though if the price is right.