Property Fact Sheet
Address: 2422 Claremont Ave, Los Angeles, CA 90027
Price: $2,500,000
Specs: 3 Beds | 3 Baths | 2,588 Sq. Ft. | 3,844 Sq. Ft.
Built: 1961
Typology: Tri-Level Mid-Century Modern
Key Features: Tiered exterior access (3 entrances), hillside plunge pool, Thermador kitchen, drought-tolerant herb garden entry.
If the mid-century home is often fetishized as a rigid time capsule, 2422 Claremont Avenue proposes something far more useful: a home that adapts to the fluid definition of the modern household. Perched on the “bleeding edge” of Franklin Hills, just above the bustle of Hyperion Avenue, this 1961 residence offers a masterclass in independent living.
The architecture leverages the steep topography to create three distinct strata, each with its own exterior entrance. It functions less like a single-family home and more like a private creative compound. The primary level—entered through a handsome, gated herb garden—remains the owner’s sanctuary. Here, wood-clad walls and clerestory windows frame the San Gabriel Mountains while carefully editing out the neighbors.
Descend the exterior stairs, however, and the utility of the home reveals itself. A middle tier offers a media lounge, while the lowest level features a fully self-contained suite.
For the modern “slash-ie”—the director/editor or the consultant/investor—this separation is vital. It allows for the hosting of clients or long-term guests without ever breaching the privacy of the main residence.
The Neighborhood Ecosystem For the uninitiated, Franklin Hills is merely “near Silver Lake.” For the resident, it is a village unto itself with a distinct supply chain.
- The “Fitness” Commute: Leave the Peloton. The true local workout is the hidden stair-street network that threads through Franklin Hills. Living here means trading the treadmill for the neighborhood’s historic concrete steps—a vertical topography where the morning run is measured in elevation gain rather than miles.
- The Architectural Gateway: You don’t enter Franklin Hills through a generic guard gate; you enter through a landmark. The Shakespeare Bridge is the neighborhood’s Gothic handshake. Built in 1926, driving across its arches isn’t just a commute; it is a daily, cinematic reminder that you have successfully exited the grid and entered a protected pocket of history.
- The Maker’s Row: The residence sits just above the Hyperion corridor. One can manage a renovation with a visit to the institution that is Baller Hardware (a 1959 legend), source canvas at Baller Artware, and ship the results at PostalWorks—all before noon.
- The Larder & The Local: The pantry is well-serviced with the “high-low” mix of Gelson’s and Trader Joe’s minutes away. Come evening, the locality shifts to the patio at Barbrix or the casual energy of Hyperion Social—both serving as the neighborhood’s de facto conference rooms.
It is a rare proposition: A home that offers the quietude of the canopy with the utility of the high street at its feet.
Listed by Kelly Kinzer of Sotheby’s International Realty
Sold by Jesse Dean of Sotheby’s International Realty
Jesse & David’s Take-Away
1—The “Density” Asset: “In the current regulatory environment (BHO/Hillside Ordinance), replicating this square footage (2,588 sq. ft.) on a 3,800 sq. ft. lot is nearly impossible. You are buying ‘grandfathered’ volume. The price per square foot represents a replacement cost that simply doesn’t exist anymore.”
2—The Privacy Paradox: “Most hillside homes have one choke point: the front door. The value here is the Tri-Level Access. The ability to have a tenant, an in-law, or a business partner enter the lower levels without ever crossing the threshold of the main house is a massive logistical luxury.”
3—The “Hyperion” Premium: “Don’t underestimate the specific location on the hill. Being ‘bottom of the hill’ means traffic noise, but being ‘top of the hill’ means a 15-minute drive to buy milk. This home hits the sweet spot: high enough for the San Gabriel views, but low enough to walk to Baller Hardware. That ‘walkable view’ is the most liquid asset in the 90027 zip code.”
