This property is being sold "as is" with no warranties expressed or implied. Drive-by only. The Mount Washington location is phenomenal and in the heart of Los Angeles. Property will not qualify for traditional financing. Property is vacant. The value is in the lot which is being sold in addition to the 460 Museum Dr. lot (2 lots totalling 6,573 sq. ft.). 460 Museum Dr. APN 5466-016-024.
Elegant, exclusive, and serene old world charm style Chateau located in the Beverly Crest ‘old-money’ section of Beverly Hills, 90210. This updated and remodeled 5,516 sq. ft. ‘Castle-on-the-Hill’ features 5 elaborate and spacious high-ceiling bedrooms with 4 full bathrooms incorporating en-suite jetted tub and spa-like comfort, plus 2 additional half bathrooms for functional convenience. The large and spacious fully remodeled kitchen along with its chef styled center island, is fitted with a New Forno Brand gas range and stove, New Forno Refrigerator / Freezer, New range hood with dual electric blowers, Dishwasher, Microwave, and more. An adjacent dining room adds to meal convenience and efficiency. New side-by-side Samsung clothes washer and dryer are neatly located in the nearby hallway offset. The grand spiral staircase displays sophistication, while a 2nd staircase lends to ease of movement and functionality for staff and others. Fireplaces are found throughout the house and in 3 bedrooms. Additionally, an exterior private ELEVATOR was cleverly placed to move you effortlessly from the driveway to a patio area high above. A well-designed FUNICULAR, with 3 total stops, utilizes a cable powered enclosed car that smoothly slides up and down the hillside incline to handle moving chores, plus it’s a great conversation piece to impress your family and guests with this unusual and unique travel method. A large enclosed garage and additional on-site parking are at street level. Outdoor Patios are found on different floors of the south, east, and north sides of the house. Fantastic vistas of the Franklin Canyon Conservation Park, Mountain, Recreation area, local hills, and canyons can be found from all levels of the residence. The Castle remodeling work includes: • NEW private FUNICULAR • NEW installed ELEVATOR • NEW Exterior Decks and Dining Areas • NEW Exterior Walkways • NEW Landscaping and flora • REMODELED Kitchen, including cabinets, Island, and lighting. • NEW Kitchen Appliances, including Forno Refrigerator, Forno Stove /Cook Top, Dual Motor Range Hood, and much more. • NEW Samsung Clothes Washer and Dryer • NEW 400-amp Main Electric Panel • NEW Electric sub-panels and NEW wiring • NEW 2” Gas Line to meter • NEW Garage Door Opener • NEW A/C Controls and updated A/C System • NEW Metal Canopy over the driveway entrance area • Countless additional upgrades and improvements.
HILLTOP OPPORTUNITY WITH UPSIDE! Perched in a desirable Northeast Los Angeles hillside setting, 4411 Richard Circle presents a unique opportunity for an investor, contractor, or savvy buyer looking to unlock value in a location where properties with views, privacy, and elevation command attention. This charming residence offers approximately 1,182 square feet of living space on a 6,408 square foot lot, with a private, elevated setting and an inviting outdoor area that showcases the property's potential. The home features an established floor plan, mature landscaping, and the character of an older Los Angeles residence—providing an excellent canvas for renovation and repositioning. Foundation/structural concerns are present and should be considered as part of the investment strategy. The real opportunity is the location and underlying potential. Nestled among hillside residences, the property is conveniently positioned near El Sereno, Monterey Hills, South Pasadena and Huntington Drive, with access to shopping, dining, parks and major transportation routes. Nearby homes demonstrate the potential for significant value once properties are thoughtfully improved. Bring your vision, your contractor, and your imagination. Properties with this combination of location, lot, elevation and upside are increasingly difficult to find.
Step into this beautifully updated West Hills home in an exclusive gated community, where soaring ceilings and sunlit interiors set the tone from the moment you walk in. The open first floor features sleek updated flooring that flows seamlessly into a cozy family room with a fireplace, and a chef's kitchen outfitted with a stainless steel cooktop, double oven, new high-end dishwasher, and wet bar — ideal for entertaining. Sliding doors lead out to a patio made for alfresco dining. Upstairs, a grand staircase delivers you to a lavish primary suite complete with its own fireplace, soaking tub, dual modern sinks, and a spacious walk-in closet. Outside, the backyard is designed for low-maintenance living, with newer hardscaping, faux grass, and a pristine vinyl fence enclosing the space. An oversized painted driveway and 3-car garage offer ample parking... Some photos are virtually staged... 4 Bed 4 Bath 2,388 Sq Ft
Beautifully upgraded and privately positioned in the rear of a secure building, this 1,701-square-foot Pico-Robertson residence offers exceptional privacy, space, and refined living near South Beverly Hills. A generous formal entry leads into thoughtfully updated interiors with wide-plank luxury vinyl flooring and acoustic underlay, restored oak cabinetry, crown molding, and smart-home features including a DoorBird intercom, Ring doorbell, and mobile-accessible building cameras.The bright living room features a recently inspected and cleaned gas and wood-burning limestone fireplace with matte black accents and opens to the dining area, where skyline and sunrise views create a beautiful backdrop.The chef's kitchen is appointed with quartz countertops, premium appliances, porcelain tile flooring, a Ruvati sink with Moen faucet, water filtration system, and oversized pantry. The spacious primary suite offers dual walk-in closets and a spa-inspired bathroom with an 8-foot quartz vanity, soaking tub, rainfall shower, and generous storage.Additional features include rewired electrical with updated outlets, new plumbing and shut-off valves, serviced HVAC, full-size laundry, two non-tandem parking spaces with EV capability, and guest parking. The well-maintained building has recently completed significant improvements, including a new roof, water heater, gates, valves, and sewer lines, along with strong earthquake and liability insurance coverage.HOA dues are $730 per month and include water. This exceptional residence offers a level of comfort and thoughtful upgrades best experienced in person. Call or text to schedule your private showing.
Introducing "Triple Four", a newer modern in Beverly Grove. This stunning residence exemplifies contemporary living with sleek and bespoke finishes throughout. Boasting 4 bedrooms and 4.5 baths, this spacious home offers ample room for comfort and relaxation. Step inside to discover an open-concept layout that seamlessly connects the living, dining, outdoor, and kitchen areas. Natural light floods the gourmet chefs kitchen with stylish natural woods and finishes throughout. Walk to every hip spot in town and enjoy.
Set south of Ventura Boulevard in a coveted pocket of Sherman Oaks, this character-rich Cape Cod residence offers a rare sense of warmth and permanence, thoughtfully preserved while evolving naturally for modern living. Inside, exposed wood-beamed ceilings, hardwood floors, built-in bookcases, and a mantled wood-burning fireplace lend depth and character to the light-filled living spaces. The kitchen is appointed with a Viking range, generous breakfast area, and walk-in pantry, opening to the family room and an adjacent office nook with a custom built-in desk. Four bedrooms are complemented by flexible additional spaces for a home office, gym, or downstairs playroom. The primary suite occupies a private position above the gardens, with vaulted ceilings, an ensuite bath, and a balcony overlooking the pool and treetop canopy beyond. Throughout the home, original architectural details have been carefully retained, preserving the sense of history and individuality that gives the residence its particular charm. Beyond the interiors, mature privacy hedges envelop a secluded backyard retreat centered around a newer saltwater pool and spa. An expansive brick terrace, built-in BBQ island, and surrounding greenery create a layered outdoor setting for long lunches, evenings by the pool, and effortless entertaining. A gated driveway leads to a detached garage offering additional potential as an ADU, guest house, or studio.
Beautiful Spanish home on a quiet, tree-lined street in Prime Atwater Village! This updated 3-bed, 2-bath residence features a brand-new roof, central A/C, modern updated kitchen, new flooring and fresh paint inside and out. Situated on a deep 5,400+ sq. ft. lot with an private gate, private yard, and a detached garage offering massive ADU POTENTIAL for rental income or flex space. Minutes to trendy cafes, boutique dining, and the LA River trail. Move-in ready with room to grow!
Welcome to this beautifully updated Spanish-style home nestled in one of Los Angeles's most vibrant and sought-after neighborhoods, just one block from the iconic Silver Lake Reservoir and Meadow. Blending classic character with high-end modern design, this light-filled residence features three spacious bedrooms, two baths and gleaming hardwood floors throughout. At the heart of the home is a gourmet chef's kitchen boasting granite countertops, a center eat-in island, high-end appliances, a classic farmhouse sink and a conveniently integrated washer and dryer. The tranquil primary suite offers a generous closet with custom built-ins and a European-inspired en-suite bath with a classic clawfoot tub. Comfort is ensured year-round with central AC and heating. Extending the living space outdoors, the converted garage serves as a versatile home office, studio or workout room fully equipped with its own AC. Unwind or host guests on the charming, private rear patio under a lush canopy of mature and fruit-bearing grapevines, ideal for scenic al fresco dining. The fully enclosed front yard features a grassy green lawn surrounded by a private mini-orchard of mango, pomelo, kumquat and lemon trees. Combining timeless style, modern flexibility and an unbeatable location near local cafes and shops, this property offers the ultimate Silver Lake lifestyle.
Beautifully upgraded and privately positioned in the rear of a secure building, this 1,701-square-foot Pico-Robertson residence offers exceptional privacy, space, and refined living near South Beverly Hills. A generous formal entry leads into thoughtfully updated interiors with wide-plank luxury vinyl flooring and acoustic underlay, restored oak cabinetry, crown molding, and smart-home features including a DoorBird intercom, Ring doorbell, and mobile-accessible building cameras.The bright living room features a recently inspected and cleaned gas and wood-burning limestone fireplace with matte black accents and opens to the dining area, where skyline and sunrise views create a beautiful backdrop.The chef's kitchen is appointed with quartz countertops, premium appliances, porcelain tile flooring, a Ruvati sink with Moen faucet, water filtration system, and oversized pantry. The spacious primary suite offers dual walk-in closets and a spa-inspired bathroom with an 8-foot quartz vanity, soaking tub, rainfall shower, and generous storage.Additional features include rewired electrical with updated outlets, new plumbing and shut-off valves, serviced HVAC, full-size laundry, two non-tandem parking spaces with EV capability, and guest parking. The well-maintained building has recently completed significant improvements, including a new roof, water heater, gates, valves, and sewer lines, along with strong earthquake and liability insurance coverage.HOA dues are $730 per month and include water. This exceptional residence offers a level of comfort and thoughtful upgrades best experienced in person. Call or text to schedule your private showing.
Beautifully updated Mediterranean-style penthouse condo built in 2007, ideally located in the heart of Koreatown near shops, restaurants, and exciting new developments along Olympic Blvd. This spacious 2BR + 2BA + loft unit features a second-story loft that can be used as a 3rd bedroom, home office, or den. The two bedrooms are thoughtfully separated by the living room, offering privacy and a comfortable floor plan. Features include bamboo flooring throughout, recessed lighting, a living room with fireplace and private patio, and a modern kitchen with granite countertops, pantry, and stainless steel appliances. The primary suite offers a walk-in closet and its own private patio. Gated community with elevator access, Assigned tandem 2-car parking, and 5 guest parking. All appliances are included. A wonderful opportunity in a prime Koreatown location!
Rare opportunity to acquire a remarkable Beachwood Canyon estate encompassing two separate APNs and more than 13,000 square feet of combined land beneath the iconic Hollywood Sign. Designed by renowned architect W. L. Schmolle, this enchanting residence blends historic character with thoughtful modern updates, offering exceptional privacy and sweeping canyon, hillside, and city views. Soaring vaulted ceilings with exposed wood beams, oak floors, expansive picture windows, and a magnificent marble fireplace anchoring the dramatic living room, while the redesigned chef's kitchen, formal dining room, and multiple terraces create an effortless indoor-outdoor flow. The expansive main terrace with its own fireplace serves as a spectacular extension of the living spaces, offering an exceptional setting for al fresco dining, relaxed gatherings, and evenings under the open sky, all framed by breathtaking Southern California views. A signature 3 story turret features an intimate bar, private balcony, and hidden staircase leading to a whimsical retreat/office beneath a skylight. The bottom floor of the turret offers a cozy wine room complete with 150 bottle Vino-temp wine fridge. The spacious primary suite offers dual walk-in closets, a Juliet balcony, and a beautifully renovated bath with heated floors. A separate lower-level guest apartment with two private entrances provides flexibility for guests, multigenerational living, a creative studio, or potential rental income. Every level contains massive amounts of storage. In addition there is a 1000 sq foot, 2 level attic. Beyond the home, the adjoining parcel creates a private hillside sanctuary with multiple patios, a grapefruit orchard, mature fig and mulberry trees, grapevine, raised organic garden beds, a majestic century-old oak tree, and generous fenced space for pets to roam. Just moments from the restaurants and shops of Beachwood Village, Griffith Park, Lake Hollywood, and neighborhood hiking trails, this rare offering combines architectural pedigree, timeless charm, and an unparalleled canyon lifestyle in one of Los Angeles' most iconic neighborhoods. *Exterior trim color has been digitally altered from red to white for illustrative purposes to showcase the property's potential.*
Unique and flexible Wilmington property offering multiple living areas and exceptional potential for multigenerational living, extended household needs, or buyers looking for a property with added usable space. The front residence features 2 bedrooms, 1 bath and 1,038 sq. ft. of appraised living area, with a spacious living room, dining area, granite kitchen with abundant cabinetry, and comfortable single-level living. Outside, the gated property features low-maintenance landscaping, a covered front porch, long driveway with covered parking, and a private patio area connecting the front and rear portions of the property. A separate rear structure of approximately 824 sq. ft. per appraisal features 2 additional bedrooms, 1 bath, kitchen, living/dining areas and laundry, creating substantial additional functional space and possibilities for buyers seeking a versatile property. A separate detached outbuilding provides additional storage, workspace or flexible-use space. With room to personalize and improve over time, this property offers a combination of space, flexibility and possibilities that is hard to find at this price point. The approximately 824 sq. ft. rear structure is not included in the stated 1,038 sq. ft. living area. Buyer to independently verify square footage, permits, zoning, allowable uses and all property information.
Outstanding Two Units in the heart of Los Angeles short distance to USC campus with almost 2000 SF of Living Space and separate utility meters •>>Main House (3626 S Cimarron Av) Built Brand New with Three Bedrooms and Two bathrooms, Over 1000 SF Living Space, Inviting Open Floor Plan with all modern amenities: Quartz Counter Top, Self Closing Cabinets, Stainless Appliances plus in unit Washer & Dryer, Double Pane Windows, Central Heating & Air, LED Recessed Lighting, Tankless Water Heater, Attached Two Car Tandem Garage with Direct Access•>> Second Unit (1939 W 36th Pl) has also Three Bedrooms, Two Bathrooms, Over 950 SF of Living Space, Open Floor Plan with all modern amenities: Quartz Counter Top, Self Closing Cabinets, Stainless Appliances plus in unit Washer & Dryer, Double Pane Windows, Central Heating & Air, LED Recessed Lighting, Tankless Water Heater and Two Car Tandem Carport with Automatic Gate Opener.
Located in the highly desirable historic Los Feliz neighborhood, this beautifully remodeled gated 4-bedroom, 4-bathroom, 3,300 SqFt pool home truly has it all. Elegant laminate wood-style flooring, recessed lighting, and custom doors flow throughout the home, creating a warm and refined atmosphere. The inviting living room features an intricately designed fireplace that serves as a stunning focal point—perfect for relaxing evenings or sophisticated gatherings. The modern chef’s kitchen showcases custom stone flooring and cabinetry, quartz countertops, and built-in appliances, offering both style and functionality. A spacious family room/den provides the perfect setting for entertaining guests or enjoying casual family time. The thoughtfully designed layout includes two bright bedrooms that share a full bathroom, along with two luxurious primary suites, each with its own private bathroom—one featuring a generous walk-in closet. Additional highlights include three separate A/C units, a tankless water heater, an automatic security gate, and a long driveway leading to a detached garage. Step outside to your own private entertainer’s paradise featuring a built-in BBQ kitchen with sink, and a sparkling saltwater heated pool with waterfall and spa, ideal for relaxing or hosting memorable gatherings. Ideally located just minutes from the vibrant restaurants and shops of Los Feliz, as well as Griffith Park, Barnsdall Art Park, Los Feliz Theatre, and ABC Studios. One of the best price-per-square-foot opportunities in the neighborhood today.
Turnkey 3-Bedroom Home with Great Potential! Welcome to this cozy, move-in-ready 3-bedroom, 1-bathroom home providing comfort, value, and plenty of potential. Recent updates include new laminate flooring, fresh interior paint, updated closet doors, vinyl countertops, and newer fixtures. The property features an attached one-car garage with excellent potential for conversion into a junior ADU, additional bedroom, or expanded living space, subject to applicable permits and approvals. The gated alley access and driveway provide convenient parking and offer added flexibility for larger vehicles or future improvements. Enjoy the spacious backyard, perfect for entertaining, family gatherings, and outdoor activities. With rear alley access, the backyard also provides exciting possibilities for future customization, including adding an ADU, creating additional parking, or designing your ideal outdoor space, subject to city requirements. Located in a convenient neighborhood within a short commute to schools, parks, shopping, and retail centers, with easy access to the freeways. A great opportunity for a first-time buyer, or anyone looking for an affordable home with room to add value. Don't miss this one!
Manhattan View Condominium Community is ideally located in the heart of Koreatown, offering the perfect blend of comfort, convenience, and city living. This thoughtfully designed 2 bedroom, 2 bath condo features an open-concept layout, private balcony overlooking Manhattan Pl street, in-unit laundry with washer and dryer included, central A/C and heat, recessed lighting, stainless steel appliances, designer finishes, European cabinets with quartz stone countertops, a spacious primary suite with a walk-in closet and an ensuite bathroom with a double-sink vanity and separate shower and large soaking bathtub for relaxation, carpeting in bedrooms for comfort, and hardwood flooring in living area centered by a stone fireplace for great ambience and cozy living. Residents will enjoy gated access, a fitness center, landscaped courtyard for relaxation, convenience of private storage in garage level, off-street guest parking and two tandem parking spaces. Just minutes from Downtown LA, popular restaurants, shopping, entertainment, public transit, the 10 freeway, and more.
Beautifully updated Mediterranean-style penthouse condo built in 2007, ideally located in the heart of Koreatown near shops, restaurants, and exciting new developments along Olympic Blvd. This spacious 2BR + 2BA + loft unit features a second-story loft that can be used as a 3rd bedroom, home office, or den. The two bedrooms are thoughtfully separated by the living room, offering privacy and a comfortable floor plan. Features include bamboo flooring throughout, recessed lighting, a living room with fireplace and private patio, and a modern kitchen with granite countertops, pantry, and stainless steel appliances. The primary suite offers a walk-in closet and its own private patio. Gated community with elevator access, Assigned tandem 2-car parking, and 5 guest parking. All appliances are included. A wonderful opportunity in a prime Koreatown location!
Perched in the prestigious Wilshire Corridor high-rise "The Comstock," this fully remodeled, move-in-ready residence puts a designer eye on every detail. Holmby Hills, Bel Air and golf course views stretch across an open floor plan setting the tone right from the entryway. Kitchen features Sub-Zero and Wolf appliances that anchor a true chef's setup, built-in coffee system, dedicated wine storage & custom cabinetry throughout. Two bedrooms include a primary ensuite with double vanity and generous walk-in closet, and a second bedroom outfitted with custom cabinetry, desk and a clever built-in wall bed for flexible use. Abundant storage and in-unit laundry round things out. Building amenities include 24/7 valet, doorman, pool, spa, sauna & gym. Minutes from Beverly Hills, Bel Air, UCLA, and Century City.
Freshly refreshed 3-bedroom, 2-bath home ideally located along the eastern border of Los Angeles and Alhambra. The home features new interior paint and new carpet throughout, offering a clean and updated feel. Detached garage provides added parking and storage. Conveniently located near shopping, dining, schools, and major thoroughfares. A great opportunity in a desirable location! *Listing agent will not represent any buyer in this transaction under any circumstances.*
Realist records reflect the property as a 3-bedroom, 3-bath home; however, it is currently configured as a 4-bedroom, 2-bath home. Permit status is unknown, and buyers are encouraged to independently verify bedroom/bathroom count and permits. The home has been refreshed with new interior and exterior paint, new carpet, LVP flooring, and updated landscaping. Additional features include a detached garage and a convenient location near shopping, dining, major freeways, Downtown Los Angeles, and surrounding South Los Angeles communities. Buyer to conduct their own due diligence. *Listing agent will not represent any buyer in this transaction under any circumstances.*
Welcome to 13215 Jarvis Ave in Los Angeles! This charming 2-bedroom, 1-bath home offers 794 sq. ft. of comfortable living space and has been recently repainted for a fresh, updated feel. The home features a bright living and dining area, a functional kitchen with plenty of cabinet space, and two well-sized bedrooms with great natural light. Outside, the property offers a spacious backyard with plenty of room to entertain, garden, or create your own outdoor retreat. An attached 1-car garage provides added convenience, while the gated front yard and long driveway offer additional privacy and parking space. A great opportunity for first-time buyers, downsizers, or anyone looking for a well-maintained home with generous outdoor space in Los Angeles
Welcome to 9471 La Salle Ave, a charming single-story 3-bedroom, 2-bathroom home offering a comfortable layout and numerous recent improvements. The home features a welcoming living room with a fireplace, a dining area, and a spacious kitchen with tile flooring, newer-style cabinetry, updated countertops, and appliances. An indoor laundry area adds everyday convenience, while the bedrooms and bathrooms are thoughtfully situated down the hallway for privacy. Recent improvements include exterior and detached garage painting, stucco and chimney repairs, foundation and structural reinforcement, landscaping and irrigation work, interior drywall and baseboard repairs, fresh interior paint, hardwood floor polishing, refinished bathrooms and cabinets, pest treatment, updated ceiling fans and smoke alarms, shower door repairs, and other finishing touches. The large rear yard provides plenty of space for outdoor activities, entertaining, or creating your own backyard retreat. A detached two-car garage and gated long driveway offer ample parking, storage, and privacy. With its single-story floor plan, spacious yard, and extensive recent improvements, this home is ready for its next owner.
Welcome tastefully updated top-floor, single-level condo, offering a perfect blend of modern comfort and style. This spacious 2-bedroom, 2-bathroom residence boasts an open-concept floor plan, ideal for contemporary living. Step inside and be greeted by the elegant, wide-plank wood vinyl flooring and recessed lighting that flows throughout the entire unit, creating a warm and inviting atmosphere. The heart of the home is the living room, featuring a cozy gas fireplace, perfect for relaxing evenings. The kitchen showcases classic white cabinetry, sleek stainless steel appliances, bar seating and ample counter space for all your culinary endeavors. The dining area offers built-in storage along with a wet bar and a wine fridge. The unique layout provides ultimate privacy with two master bedrooms situated on opposite sides of the unit. Each bedroom is a serene retreat with its own en-suite bathroom. This unit is equipped with in-unit laundry, central air, and heating for year-round comfort. Additional perks include a dedicated storage unit within the building and two tandem parking spaces, ensuring convenience and peace of mind. Located in a prime area, you'll be just moments away from the vibrant dining and entertainment of Little Tokyo West on Sawtelle, as well as everyday conveniences like Target. With easy access to major freeways, commuting is a breeze. The HOA dues include earthquake insurance, adding an extra layer of security to your investment.
Located on a private, gated street in the Palisades Highlands, 1492 Paseo De Oro is a beautifully situated four-bedroom, four-bathroom home offering approximately 2,952 square feet with expansive mountain, canyon, ocean, and sunset views. The light-filled main level features a spacious living and dining room with high ceilings. An open kitchen and family room with a fireplace is designed to take full advantage of the home's spectacular setting. Sliding doors open to an outdoor patio overlooking the surrounding hills, creating a seamless connection between indoor and outdoor living. A powder room and separate laundry room complete the first floor. Upstairs, the spacious primary suite features a fireplace, private balcony, and beautiful views. Three additional bedrooms complete the upper level. Ownership includes access to the Summit Club, a private multi-acre community facility featuring a pool and spa, fitness center, tennis and pickleball courts, sport court, playground, and meeting and event spaces. Ideally situated near the hiking and mountain biking trails of Topanga State Park and just minutes from the coast, this is a wonderful opportunity to enjoy the privacy, views, recreation, and lifestyle of the Palisades Highlands. This is a Trust Sale, no court confirmation required.
Los Angeles is located in California. Los Angeles, California has a population of 3,902,440. Los Angeles is less family-centric than the surrounding county with 29.48% of the households containing married families with children. The county average for households married with children is 30.99%.
The median household income in Los Angeles, California is $69,778. The median household income for the surrounding county is $76,367 compared to the national median of $69,021. The median age of people living in Los Angeles is 36.2 years.
The average high temperature in July is 83.6 degrees, with an average low temperature in January of 45.9 degrees. The average rainfall is approximately 15.5 inches per year, with 0 inches of snow per year.
