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Encino, Sherman Oaks & hood living

News and events in Valley+Los Angeles. Housing. Style. Encino & Beyond

By Inna Ivchenko | Agent in Encino, CA

    Posted Under: Rent vs Buy in Culver City, Investment Properties in Culver City  |  March 20, 2013 12:12 PM  |  1,056 views  |  1 comment

    5856 W. Adams Blvd, Culver City, CA 90232
    5856 w adams blvd, ca

    Total Space Rentable:
    5,600 SF ( ground level 62'x82' Aprx incud. Store room, 3 BA, 2 office rooms, truck doors + second floor( balcony) with a new bathroom, conference area, and more)
    Rental Rate:
    Property Type:
    Property Sub-type:
    Additional Sub-types:
    Free Standing Bldg
    Building Size:
    6,200 SF
    Year Built:
    Lot Size:
    6,129 SF
    Zoning Description:
    Parking: 62'x20', front of the building.

    Price: email inna@lealrealestate.com

    Seller is motivated!

    Clear span warehouse
    20' minimum clearance - bow truss to 24'
    Easy Truck access with 16'x18' door
    Culver City Arts District
    1 block to 10 frwy on/off ramp at Fairfax, 2 blocks to 10 Freeway @ La Cienega on/off ramp.
    Read more on my AR blog.

    For more information and statiscics on similar properties see here.

    Inna Ivchenko

    Leal Real Estate Group, Inc.

    Los Angeles/Valley Realtor, PSC, GRI. Specialization: Short Sales. # 01828994

    Notary Public

    (310) 867-0698

    (818) 232-7747

  • Calling All First Time Buyers!

    Posted Under: Market Conditions in Woodland Hills, Home Buying in Woodland Hills, Rent vs Buy in Woodland Hills  |  February 1, 2013 12:24 PM  |  775 views  |  No comments

    If you would like to purchase a home in Los Angeles, Valley area, call me today.
    I will work hard to assist you with the most important purchase of your life. Put my experience to your benefit. Call me today to get started on your home buying search!

    Inna Ivchenko

    Leal Real Estate Group, Inc.

    Los Angeles/Valley Realtor, PSC, GRI. Specialization: Short Sales. # 01828994

    (310) 867-0698

  • Buy Your Student Kid a Condo! Here is why:

    Posted Under: Home Buying in Northridge, Rent vs Buy in Northridge, Investment Properties in Northridge  |  January 17, 2013 11:46 AM  |  832 views  |  2 comments
    Buy Your Student Kid a Condo! Here is why:

    Lots of parents have made good money by following this strategy for the four or five years their kids spent in college and then selling the condo after graduation. Of course, the longer you can hold onto the property, the better the odds of cashing out for a profit. The other key factor to consider is the tax benefits. Here's what you need to know.

    Deducting College Condo Ownership Expenses

    The tax rules generally prevent you from deducting losses incurred from owning and renting out a residence that's used more than a little bit by you or a member of your immediate family. However, a favorable exception applies when you rent at market rates to a family member who uses the property as his or her principal home. In this case, you can deduct tax losses from the rental activity. This beneficial loophole is open for you if you buy a condo and rent it out to your college-going child (and roomies, if any) at market rates.

    You can deduct the mortgage interest and real-estate taxes. If you pay mortgage points, you can amortize them over the term of the loan. You can also write off all the other operating expenses--like utilities, insurance, association fees, repairs and maintenance, and so forth. As a bonus, you can depreciate the cost of the building (not the land) over 27.5 years, even while it is (we hope) increasing in value.

    So where will your poverty-stricken son or daughter get the money to pay you market rent for the condo? The same place he or she would get the cash to pay for a dorm room or an apartment rented from some third party. In other words, from you! You can give your kid up to $13,000 annually without any adverse federal tax consequences. If you're married, you and your spouse can together give up to $26,000. Your child can use that money to write you monthly rent checks. Just make sure he or she actually sends the checks and make sure they say they are for rent. Also, it's best if you open up a separate checking account to handle the rental income and expenses. Taking these simple steps will help keep the IRS off your back if you ever get audited.

    Passive Loss Rules May Postpone Tax Losses

    If the condo throws off annual tax losses (which it probably will after counting depreciation deductions), the passive activity loss (PAL) rules generally apply. The fundamental PAL concept goes like this: you can only deduct passive losses to the extent you have passive income from other sources -like positive taxable income from other rental properties you own or gains from selling them. Fortunately, a special exception says you can deduct up to $25,000 of annual passive losses from rental real estate provided: (1) your annual adjusted gross income (before the real estate loss) is under $100,000 and (2) you "actively participate" in the rental activity. Active participation means being energetic enough to at least make management decisions like approving tenants, signing leases, and authorizing repairs. You don't have to mop the floor or snake out the drains.

    If you qualify for this exception, you won't need any passive income from other sources to claim a deductible rental loss of up to $25,000 annually (your loss probably won't be that big). Unfortunately, however, if your adjusted gross income (AGI) is between $100,000 and $150,000, the special exception gets proportionately phased out. So at AGI of $125,000, you can deduct no more than $12,500 of passive rental real estate losses each year (half the normal $25,000 maximum). If your AGI exceeds $150,000 and you have no passive income, you can't currently deduct any rental real estate losses. However, any disallowed losses are carried forward to future tax years, and you'll be able deduct them when you sell the college condo. All in all, this is not a bad tax outcome--as long as your losses are mostly of the "paper" variety from noncash depreciation write-offs.

    Favorable Tax Rules When You Sell

    When you sell rental real estate that you've owned for over a year, the profit -the difference between sales proceeds and the tax basis of the property after subtracting depreciation--is long-term capital gain. However, part of the gain--the amount equal to your cumulative depreciation write-offs -can be taxed at a maximum federal rate of 25%. The rest of the gain will be taxed at a maximum federal rate of no more than 15%.

    (Read the full article here)

    ... If you need or want a devoted local REALTOR®
    call Inna Ivchenko @ 310 867 0698 or email Inna@lealrealestate.com
    To search homes try my website.
  • Owning a home is still the dream?!

    Posted Under: Market Conditions in Tarzana, Home Buying in Tarzana, Rent vs Buy in Tarzana  |  January 15, 2013 2:04 AM  |  756 views  |  2 comments

    How much house should I buy?

    It depends on your income, your debt load and the type of mortgage for which you are applyng.

    Call me before you begin your application process!

    Inna Ivchenko
    Leal Real Estate Group, Inc.

    Los Angeles/Valley Realtor, PSC, GRI. Specialization: Short Sales.
     # 01828994

    (310) 867-0698
  • Tax Facts Home Sellers Should Know

    Posted Under: Home Selling in Los Angeles, Rent vs Buy in Los Angeles, Property Q&A in Los Angeles  |  November 8, 2012 1:48 PM  |  921 views  |  No comments
    6 Tax Facts about your home you want to know!
  • What is important for Landloard and Renters...?

    Posted Under: Rental Basics in California, Rent vs Buy in California, Rentals in California  |  June 5, 2012 5:44 AM  |  602 views  |  2 comments
    Landloards vs Renters thoughts:

    Rent or buy?
    Buy or rent?
    Every day I'm asked this question.
    you need to decide for yourself.
    What do you prefer?
  • Is it time to sell a house in California?

    Posted Under: Market Conditions in California, Home Buying in California, Rent vs Buy in California  |  June 5, 2012 5:24 AM  |  367 views  |  No comments
    Multiple offers in California?
    How many??
    Is it time to sell?
    Is it time to buy?
    Think about these numbers:

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