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Ben Nicolas | LA Real Estate Broker

@ietrealestate

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Los Angeles RE broker
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📈North East LA RE market updates

CA DRE: 01458128

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LA picks its next mayor on Tuesday. Real estate is many people's biggest asset, so it's natural to wonder how an election like this could affect that investment.

I don't endorse candidates, so this is just the housing side of the race: where Mayor Karen Bass and Councilmember Nithya Raman stand on building, Measure ULA, renters and permits, plus the few ballot measures that actually touch real estate (looking at you, Props 43, 45 and 37, Prop TE and Measure FD).

My honest take: interest rates and inventory will matter more to prices in the short run than Tuesday will. But whoever wins sets the pace on what gets built in our neighborhoods for the next four years.

Full breakdown with sources is on the blog. Link in bio.

Renters, owners, first-time voters: whoever you're voting for, vote by 8 p.m. Tuesday. Find a vote center at LAVote.gov.

Facts as of 11/1/26.

. . #LosAngeles #LAMayor #Election2026 #LARealEstate #LosFeliz #SilverLake #EchoPark #AtwaterVillage #MeasureULA #LAHousing #EastsideLA #IETRealEstate by @ietrealestate

COSTA-HAWKINS · One 1995 state law still shapes where LA can cap rents.

The Costa-Hawkins Rental Housing Act limits how far city rent control can reach. Voters have kept it three times, most recently in November 2024, when 60% voted no on Prop 33.

What it does:
• Most single-family homes and condos are generally exempt from local rent caps
• So are units with a certificate of occupancy issued after Feb 1, 1995
• After a tenant moves out on their own, the owner can generally set a new starting rent (vacancy decontrol)

What it doesn't do: override the statewide cap (AB 1482) or eviction protections. In the City of LA, about 669,000 units were covered by the RSO in 2025, almost all in buildings from 1978 or earlier.

Whether you rent, own or invest, it helps to know which rules apply to your property. The full guide, for owners, buyers and renters, is on the IET Real Estate blog. Link in bio.

LA's rent-stabilized count has grown by about 4,200 units a year since 2019. That helps, but it isn't enough to move rents. What's holding LA back from building enough housing to make a real difference? Tell me what you think in the comments.

#costahawkins #rentcontrol #larealestate #nelarealestate by @ietrealestate

OCTOBER · A Bjarke Ingels plan for Hyperion, and the month's numbers.

What's going up: an application at City Planning calls for a five-story Bjarke Ingels Group design at 2810 N. Hyperion Ave. 28 one-bedroom apartments over about 2,200 sq ft of ground-floor commercial, with five set aside for lower-income renters.

The building it would replace has a long story. It went up in 1949 as three small shops. By the '70s it was Woody's, a gay bar listed in the gay guides of the era that later hosted AIDS fundraisers. MJ's took over in 2002, then Tenants of the Trees in 2015. Whatever comes next, it will change the feel of that stretch of Hyperion. If you have memories of Woody's or MJ's, I'd love to hear them in the comments.

How's the market: in the 30 days to Oct 20, Silver Lake and Echo Park houses (90026) sold at $1,008 a foot, the highest in my six pulls since June. Small buildings barely traded, with one 2 to 4 unit sale in each of 90027, 90026 and 90039.

And that county envelope with Nov 1 on it: the first property tax installment goes delinquent after Dec 10.

The full update has every number by ZIP, an early dinner at Sous Sous inside Hotel Lucile, and four houses with a back story. It's on the IET Real Estate blog. Link in bio.

#silverlake #losfeliz #echopark #atwatervillage by @ietrealestate

AREA SPOTLIGHT — Los Feliz

Built in 1920 on a walkable stretch of Los Feliz, this Spanish home has held on to the details that make the era worth loving, and added the comforts that make it easy to live in today.

Sunlight comes through the windows onto the original hardwood floors, crown moldings, and built-ins. The living room is anchored by a Batchelder tiled fireplace and opens into a formal dining room made for long dinners. The kitchen is generous and practical, with a six-burner Viking range with double ovens, a pantry, and open shelving. The primary suite is a true retreat: a large walk-in closet, a bath with a double vanity, a walk-in shower, and a clawfoot soaking tub, plus its own door to the backyard.

French doors open to an elevated rear deck above a flat backyard with a swim spa, room to lounge and dine, raised garden beds, and avocado, lime, and orange trees. A separate ADU has its own kitchen and bath, the garage has a mini-split, and solar panels and EV charging round it out. Vermont Avenue's shops and cafés, including Skylight Books and Fred 62, and the trails of Griffith Park are all close by.

At a glance: 4 beds | 3 baths | 2,300 sq ft | 6,505 sq ft lot | $1,995,000

Look for: the Batchelder tile around the fireplace, a signature of 1920s Los Angeles craftsmanship.

Questions or want to see it? Text or call Ben at (310) 874-1278.

Listed by Laura Moreno, Keller Williams Realty Los Feliz

#LosFeliz #SpanishRevival #BatchelderTile #LosAngeles by @ietrealestate

JUST SOLD | 4753 Ambrose Avenue, Los Feliz

Congratulations to our buyers on their new home in Los Feliz! A picture-perfect 1922 Colonial set up a red brick pathway with manicured landscaping. Classic curb appeal, in the heart of one of LA's most walkable neighborhoods, with favorite restaurants, shops, and cafes just past the front door.

3 bd · 3 ba · 2,387 sq ft · built 1922

Buying or selling in Los Feliz or anywhere in Los Angeles? Text or call Ben at (310) 874-1278.

Sold by Ben Nicolas, IET Real Estate · DRE# 01458128 by @ietrealestate

AREA SPOTLIGHT — Silver Lake

A John Lautner house, on the market for the first time in 71 years. The Rosemary and Joseph Baldwin Residence was built in 1955 on Micheltorena Street, the same street as Lautner's Silvertop, and it's still original and intact.

A winding entry drops down to a carport tucked under the house, so you arrive slowly. Lautner set the house on slender posts instead of heavy bracing, so it seems to float above the slope, wrapped in brick and redwood. Skylights light the foyer, and terrazzo runs from the entry through the kitchen and out into the art garden. The family room sits under an inverted-pyramid ceiling with triangular clerestories, and floor-to-ceiling glass meets at a mitered corner that opens to the treetops and a wraparound deck. Behind the brick fireplace there's a north-light studio built for Joseph Baldwin's art. Three bedrooms keep their original built-ins.

Views run to the Hollywood Hills and the San Gabriel Mountains. Homes like this almost never come up.

At a glance: 3 beds | 2 baths | 1,679 sq ft | 7,493 sq ft lot | $2,099,999

Questions or want to see it? Text or call Ben at (310) 874-1278.

Listed by Louis Magnano, Modern California House

#SilverLake #JohnLautner #MidCenturyModern #LosAngeles by @ietrealestate

HALLOWEEN WEEK · Five local plans, from Echo Park to the foothills.

Today, Echo Park's Edendale Library screens The Ghosts of Edendale, a 2003 ghost story about a couple's dream house in old Edendale, filmed in Silver Lake. Director Stefan Avalos will be there (1 to 3pm, free). Tonight, Hollywood Forever holds its Día de los Muertos celebration, noon to midnight.

Tomorrow, Center for the Arts Eagle Rock runs a paper mache mask workshop from 1 to 3pm.

With kids? Kidspace in Pasadena has costume parades at 11, 1 and 3 through Oct 31. And Descanso Gardens in La Cañada is open on Halloween night for the first time, with trick-or-treating included with Carved admission.

Save this for the week. Which one are you doing?

#nelarealestate #echopark #pasadena #eaglerock by @ietrealestate

AREA SPOTLIGHT — Studio City

A 1962 mid-century post-and-beam at the top of a private drive on a quiet Studio City cul-de-sac, and one of five homes designed by Chapman and McCorkell as part of a USC Case Study project.

It's been renovated without losing its mid-century character. Walls of glass pull the light in and frame the trees. Exposed beams and a brick fireplace anchor the living room, with wide-plank oak floors and custom built-ins that include a glass-encased record player. The kitchen opens to the living spaces, with a big central island, custom cabinetry, and a Miele range. Several sliding glass doors lead out to a deck with sweeping city views, and there's an outdoor seating area around a fire pit, where the view goes from mountain sunsets to city lights after dark. The primary bedroom has its own fireplace and a recently renovated ensuite bath, and the two other bedrooms share a Jack-and-Jill bath.

The practical stuff: parking for four cars, solar panels with battery backup, and it's zoned for Carpenter Community Charter School. All of it set above the city, just minutes from the best of Studio City.

At a glance: 3 beds | 2 baths | 1,788 sq ft | 7,602 sq ft lot | $2,380,000

Look for the record player built right into the millwork.

Questions or want to see it? Text or call Ben at (310) 874-1278.

Listed by Daria Greenbaum & Derek DiMaggio, Compass

#StudioCity #MidCenturyModern #PostAndBeam #LosAngeles by @ietrealestate

AREA SPOTLIGHT — Echo Park

A 1905 California Craftsman on Elsinore, with a porch that still does what Craftsman porches were meant to do — slow you down before you even walk in.

Inside: a living room anchored by the fireplace, a dining room with real scale, and a chef’s kitchen with a marble island and checkered floors that feels like the heart of the house. The primary bedroom opens to the outdoors. Out back, a deck under a pergola, lounge seating, garden rooms, and a hot tub — plus a bonus structure tucked into the greenery.

Echo Park here is hillside quiet with the lake, Angelino Heights Victorians, and spots like Lady Byrd, Cookbook, and Bar Flores a short drive away.

At a glance: 4 beds | 3 baths | 1,966 sq ft | 7,658 sq ft lot | $1,995,000

Look for the way the kitchen and the backyard entertaining spaces talk to each other.

Questions or want to see it? Text or call Ben at (310) 874-1278.

Listed by Nancy Hochman Ross & Avery Carroll, Coldwell Banker Realty

#EchoPark #Craftsman #LosAngeles by @ietrealestate

ALTADENA · Rebuilding? Here's where the rules stand this week.

County planners met with residents last Saturday about Altadena's zoning. No changes are drafted yet, so today's fire rebuild rules are the ones that count.

A like-for-like rebuild can grow by 10% or 200 sq ft, whichever is greater. No covered parking is required. Go bigger than that and you'll need a front yard of at least 20 feet.

These rules run through Aug 22, 2027. County staff say a complete application filed under today's rules won't be held to later changes. Permanent changes aren't expected before 2029.

Own a lot in Altadena or thinking of buying one? DM me or call 310 874-1278.

#altadena #eatonfire #altadenarebuild #nelarealestate by @ietrealestate

A 1935 Colonial Revival on a corner lot in the Oaks — designer-renovated, composed, and oriented to light, landscape, and the city beyond.

Original hardwood and steel-frame doors meet custom millwork and unlacquered brass. Beamed living room with fireplace and built-ins; kitchen with chevron floors and a breakfast nook; a jewel-box powder room. Upstairs, the primary suite opens to a full-slab quartzite shower, freestanding tub, and skylight. Outside: a 2023 pool in silver travertine with outdoor shower, separate dining court under mature trees, and a rooftop deck above the garage with hill and city views.

Moments from Griffith Park trails, The Trails Café, the Greek Theatre, and Franklin Village — Los Feliz living with room to breathe.

At a glance: 4 beds | 2.5 baths | 2,225 sq ft | 6,005 sq ft lot | $2,795,000

Look for the rooftop deck sightlines and the travertine edge at the pool — the outdoor rooms are doing as much work as the interiors.

Questions or want to see it? Text or call Ben at (310) 874-1278.

Listed by Lori Harris, Keller Williams Realty Los Feliz

#LosFelizOaks #LosFeliz #ColonialRevival by @ietrealestate

A 1922 California bungalow that faces west — and keeps the Observatory and the Sign in the conversation every evening.

On Cumberland, Marvin dual-glazed windows run the living wall and pour light across an expansive dining room with a built-in banquette that seats a crowd. Outside, a layered view deck stretches the house into golden hour: dining, lounging, and that unobstructed Franklin Hills backdrop. The main residence holds two bedrooms; a separate guesthouse adds a third bedroom and a full bath finished in Tadelakt — guests, studio, or office without collapsing into the primary house.

Between Los Feliz Village and Silver Lake, with Franklin Avenue Elementary in the district — Eastside living with room to entertain.

At a glance: 3 beds | 2 baths | 1,575 sq ft | 4,002 sq ft lot | $1,789,000

Look for the west-facing Marvin bank and the guesthouse bathroom — small, considered moves that carry the house.

Offer deadline Monday, Sept 28 by 5pm. Questions or want to see it? Text or call Ben at (310) 874-1278.

Listed by Brittany Morrison, Compass

#FranklinHills #LosFeliz #LosAngelesHomes by @ietrealestate