To keep things different Ain altered the facades of the tract homes by changing the garage placement or rotating some of the houses perpendicular to the street. He also used different paint colors.
The subdivision was marketed as “Modernique” Homes. Sales started slowly, and sold out after one year. Originally the developers had planned on two phases that would contain 100 houses on 60 acres, however only the first phase of 52 homes was realized. Even with Ain’s best effort to keep costs down, these houses were more expensive than comparable size tract homes in the area. The original selling prices for a Mar Vista Modernique home was $12,000
Believe it or not, yes you can own a piece of history! Most owners who buy a Gregory Ain Mar Vista track stay there for a quite a long time. It is not uncommon for owners to stay 30 years plus. The average turnover ratio is very low at 2.5% a year. About 1 house sells a year on average.
The homes are modest 3 bedrooms. The average size is 1,400 sqft. Originally built as 1 story houses, the HPOZ prevents second stories from being added. Average lot size is 7,000 sqft. Historically these homes have appreciated at a rate of 6.5% which is higher than the average for other homes in the neighborhood. Homes in good condition are selling for $1.2M.
Homes on Beethoven will be less than Moor or Meier because Beethoven is a busy street and the other side of the street is a separate subdivision so these homes don’t get the full effect of the neighborhood feeling Ain created.
The Neighborhood is in excellent shape. It is really fun to give it a drive through. Gregory Ain Mar Vista Tract Became an hpoz in 2003 which was quite an accomplishment considering it was just barely over 50 years old then which is usually the minimum amount of time required to be considered for being historic. The HPOZ restricts building second stories, tearing down a home, or installing front yard fences. Mar Vista Ains houses that have already had additions are grandfathered in. Basically, the HPOZ protects the front façades (anything that is visible from the street). One perk of being located in an HPOZ is contributing structures are eligible for the Mills Act, a state program that provides tax break for owners of historic property in order to allow them to preserve it.