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9005 Cynthia St | Cynthia Del Sol

Cynthia Del Sol 
9005 Cynthia St.
West Hollywood CA 90069

9005 Cynthia is a 60 unit, courtyard style mid-rise condo building with mostly 1br condos located in Norma Triangle neighborhood of West Hollywood. The building currently is undergoing a modern transformation. In 2009-2010, the exterior was re-stuccoed and painted grey and the interior is scheduled to be renovated next. These improvements will raise the value of condos in the building- the original 1974 Spanish design has become dated.

MAP

Hammond looking North

West Hollywood Elementary, Le Montrose Hotel and the First Baptist Church of Beverly Hills are some of 9005 Cynthia’s closest neighbors. I am told that you can’t hear the church on Sundays, but I would make sure if you are sensitive to noise. Hammond street has a steep slope so it can be a bit of a hike to go up to Sunset Blvd or down to Santa Monica (on the way back that is). The East/West streets in Norma Traingle are great for walking with sidewalks, low traffic, and great scenery. The area is very safe and you can walk at night alone. From 9005 Cynthia you are literally 1 block from border of Beverly Hills.

REAL ESTATE

Of the 60 units the majority are 1 bedrooms. 9005 Cynthia is one of the top 1 bedroom condo buildings in the area.

43: 1 bedrooms from 650 sqft to 750 sqft
17: 2 bedrooms (some with lofts on 4th floor) from 800 sqft to 1,050 sqft

Price: $400,000-$500,000

Living Room

Units have a large Dinning Room/Living Room area and open Kitchen. Some of the condos have front doors across from each other while others do not – I personally think that it is a negative, but it doesn’t really make any difference. Original condition condos can be very dated- however many owners have remodeled the kitchens and bathrooms and did new flooring that really gives these condos a modern feel.

Living Room 2

No Central Heat or Air, each unit has a wall mounted AC. Most of the condoss have pretty old ACs but some of them are new.

Each unit comes with a modest balcony with two floor to ceiling sliding glass doors.

Because of limited space the bathroom is has a combined tub/shower. The original design has the sink in the hallway and the Tub/Shower and toilet behind a closing door. I think this is a little wierd- they should all be in one room.

The Bedroom is a good size, maybe 12×14 feet or so.

Overall the floorplan uses the space very well so even though these condos aren’t the largest, they don’t feel cramped.

The condos are 1 level and the building does have an elevator, so that minimizes stairs. I still think this is a younger persons building because the steep slope of Hammond makes avoiding walking any stairs difficult, although it can be done.

Closet and Storage space is adequate. Some owners put a storage shed in their parking space to increase storage.

AMENITIES

-Pool House (located adjacent to pool. HOA meetings held there, can be reserved for parties, just a sink and table and chairs + bathroom)

-Elevators
-Gated Parking

PARKING & LAUNDRY

Like many condo buildings in this price range, there is no in-unit laundry. There is one community laundry room located in the parking garage with an entrance off Hammond. The HOA is going to be updating the machines to accept credit cards which will be great because anyone who has used coin-operated laundry knows, that quarters become a very precious commodity. I recommend buying a $10 roll of quarters while you are at the grocery store, this is the easiest way to make sure you have enough quarters.

Cynthia Parking Garage

Some one-bedrooms have 1 parking spot, while others have 2. Make sure you double-check how many spaces there are. From what I can tell the parking space assignments are somewhat kooky. One spot might be in a totally separate garage than the other.

The parking garage has two levels and two entrances, one entrance on Cynthia and the other on Hammond. Hammond further up the street has road blockers that go up at night so Doheny or San Vicente is best streets to take after dark.

HOME OWNERS ASSOCIATION

Since 9005 Cynthia is light on amenities, it also has low HOA dues that range from $300-$400 per month. One of 9005 Cynthia’s fancier neighbors  is the 999 Doheny Building  which has higher prices and HOAs than 9005 Cynthia but great views! The HOA has been very active in updating the building. In five years this building will be totally modernized. The only drag is that the outside looks really great but the courtyard is kind of drab right now for the time being.

How much are Cynthia Del Sol Condos HOA Dues?

$300-$400 per month.

What do the HOA dues at Cynthia Del Sol cover?

Trash, Water

What does the Homeowner have to pay for?

Electric, Gas, TV/internet

Are there any special Assessments?

No

What is the Pet Policy at Cynthia Del Sol?

What is the Rental Policy at Cynthia Del Sol?

EQ Insurance?

 No

CCRs?

How much the building reserves?

Are there any Special Move in Instructions?

Can you have a BBQ on the Balcony?

Who is the Property Management Company?

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