Westchester, Los Angeles, California Westchester is a neighborhood in far southwestern Los Angeles, California. It is home to Los Angeles International Airport (LAX) and Loyola Marymount University (LMU). Geography Westchester is separated from the Pacific Ocean by Playa del Rey on the west. Culver City is located northeast of the steep bluffs and Ballona Creek wetlands; Playa Vista is located directly north of Westchester, at the foot of the bluffs. Inglewood is to the east, and El Segundo is south of Los Angeles International Airport (a.k.a. LAX). The San Diego Freeway runs through the northeastern portion of the area. History Like most of what is now southern Los Angeles County, Westchester began the 20th century as an agricultural area, growing a wide variety of crops in the dry farming-friendly climate. The rapid development of the aerospace industry near Mines Field (as the airport was then known), and population growth in Los Angeles as a whole, created a demand for housing in the area. In the late 1930s, real estate magnate Fritz Burns developed a tract of inexpensive prefabricated single-family homes on the site of a former hog farm at the intersection of Manchester and Sepulveda Boulevards. This community, dubbed "Westchester," grew by leaps and bounds as the aerospace industry boomed in World War II and afterward. Howard Hughes, the famous aviator, movie director and tool company owner, opperated a large manufacturing plant in lower Westchester in the area now known as Playa Vista. Curiously, the Hughes facilities were commonly - and incorrectly - called "Hughes's Culver City" facilities, even though this area has never been part of the City of Culver. This wrong appelation continues today in any number of publications that discuss Howard Hughes himself, or his companies. The Westchester facilities were owned by Hughes Tool Co., operated by Hughes Aircraft (a company that specialized in building aviation navigation and communication systems), and the profits went to the Howard Hughes Medical Institute. Hughes's nearly spruce-free "Spruce Goose" wood bodied transport airplane was built in Westchester. The plane was disassembled into major components, transported to Long Beach and reassembled. Howard Hughes himself flew the H4 for little over one mile, thus proving that the H4 transport flying boat project was not a war profiteering folly. The 1960s saw the introduction of airliners that could make trans-Pacific flights without refueling, causing a massive increase in air traffic at LAX. While Westchester residents successfully blocked a northward expansion of the airport, the increase in noise from jet takeoffs greatly decreased the desirability of the residential areas adjoining LAX. In response, the city of Los Angeles began a longstanding program of purchasing houses from noise-weary homeowners; as a result, a number of streets just north of the airport have been decommissioned, and the homes along those streets have been demolished. The 18-hole Westchester golf course became a 15-hole course. Also, a local elementary school was closed in 2004, in part due to airport noise. With this experience fresh in mind, local opposition to an expansion of LAX first proposed in the late 1990s rose to fever pitch. As of this writing (autumn 2004), no alterations to LAX have yet taken place, and expansion of the City of Los Angeles-owned airports in the distant cities of Ontario and Palmdale appears more likely. In the late 1990s, Otis College of Art and Design, with approximately 1000 full-time and 3000 part-time students, moved to Westchester from its previous location near downtown Los Angeles. With LMU and Otis only blocks from one another, Westchester has undergone a subtle shift away from defense/aviation related industries (which have declined significantly since the end of the Cold War) and has become something of a college town. In addition, the Intercontenental University, with approximately 1800 full time students, is located on Jefferson Blvd. at the northern edge of Westchester. In 2004, the Graduate School of Pepperdine University relocated to the north-east quadrant of Westchester. The private college/university students, paying tuition typically well in excess of $20,000.00 per year, are a boon to local merchants. Adding living expenses to tuition, merchants gladly count the $35,000.00-50,000.00 per student, per year, dropped into the local economy. In keeping with this greater eclecticism, Westchester's diversity has also increased: what was once an all-white area, with segregation enforced by neighborhood covenants, has become one of the more diverse neighborhoods in western Los Angeles. In particular, the black population has increased as middle-class African-American families continue to leave the troubled areas of South Central Los Angeles that lie east of the Harbor Freeway.

Westchester Neighborhood Demographics Population ZIP 90045 National 2000 39,014 281,411,751 2001 39,624 285,401,915 2006 42,171 302,182,821 Growth Rate 1.3% 0.7% Growth Centie 59% 51.4% Households ZIP 90045 National 2000 15,411 105,475,618 2001 15,626 107,074,756 2006 16,499 113,732,265 Household Growth Rate 1.1% 0.9% Average Household Size 2.38 3.0 Families ZIP 90045 National 2000 9,326 71,784,668 2006 9,866 76,681,689 Family Growth Rate 0.9% 1.0% Age Distribution ZIP 90045 National 0-4 6.5% 6.1% 5-9 6.2% 6.8% 10-14 5.3% 7.5% 15-19 7.5% 7.3% 20-24 8.8% 6.2% 25-44 33.1% 28.0% 45-64 20.9% 24.4% 65-84 10.5% 12.1% 85+ 1.2% 1.6% Median Age ZIP 90045 National 2001 35 37.9 Male/Female Ratio 47.8%/ 52.2% 50.0%/ 50.0% Household Income ZIP 90045 National Base $15,626.00 $3,221.53 % <$15K 8.7% 18.6% % $15K-25K 9% 15.5% % $25K-50K 23.5% 30.3% % $50K-100K 33.9% 26.5% % $100K-150K 14.9% 5.2% % >$150K 10.0% 2.7% Median Household Income ZIP 90045 National 2001 $59,796.00 $37,790.00 2006 $65,325.00 $42,589.00 Per Capita Income $31,665.00 $18,351.29 Household Income Centile ZIP 90045 National National 92.0% 50.0% State 79.0% 50.1% Crime Report City Crime Stats FBI Crime Index for   Westchester Murder : 426   Forcible Rape: 1,395   Robbery: 15,835   Aggravated Assault: 31,545   Burglary: 26,067   Motor Vehicle Theft: 28,441   Larceny - Theft: 79,997   Arson: 2,575   Total Crimes: 186,281   Data Deemed Reliable, But Not Guaranteed FBI Uniform Crime Reports (UCR) Whenever available, actual crime rates are reported using data obtained from the FBI Uniform Crime Reports. The major sources of the data represented in these reports are the individual local enforcement agencies. There are approximately 16,800 city,county and state law enforcement agencies that contributing to these reports. The data is reported by cities and towns police departments. Unincorporated areas and rural areas that are not under city police departments are reported through other enforcement agencies such as Sheriffs, County Police or State Police departments.                           NATURAL HAZARD BRIEF IMPORTANT INFORMATION - PLEASE READ CAREFULLY The Natural Hazard Brief is offered without liability by DisclosureSource, who suggests you thoroughly investigate any natural hazard disclosure company offering their services in conjunction with the sale or purchase of real property. The Natural Hazard Brief is intended to increase public knowledge of hazardous conditions that may affect real property. The information listed below is not guaranteed. DisclosureSource assumes no liability (express or implied) for any error in the listed information or any misinterpretation or misuse of the information. The Natural Hazard Brief may not be used as a substitute disclosure under California Civil Code § 1103.2. Information on our complete line of disclosure products and service is available by contacting DisclosureSource Customer Support (800) 880-9123 or visiting our website at www.disclosuresource.com Property Address: 8105 REGIS WAY, LOS ANGELES CA 90045 Tax Assessor Identification #:4113-006-033 Tracking #:06037_1566320_2517_3 INQUIRY RESULTS Yes No *Not Determined FLOOD HAZARDS:Is the property located within A Designated Special Flood Hazard Area?     An Area Of Potential Flooding?     FIRE HAZARDS:Is the property located within A Very High Fire Severity Zone?     Wildland Area That May Contain Substantial Forest Fire Risks and Hazards?     GEOLOGIC HAZARDS: Is the property located within An Alquist-Priolo Earthquake Fault Zone?     A Seismic Hazard Zone?       Data Deemed Reliable, But Not Guaranteed

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