How do I find off-market luxury homes in Los Angeles?

Belmont Brokerage provides exclusive access to off-market luxury properties across Los Angeles, Beverly Hills, Glendale, Burbank, and Pasadena. Our agents leverage private networks and AI-powered market analysis to surface properties before they hit the MLS. Schedule a private showing through our website to explore available inventory.

What neighborhoods does Belmont Brokerage serve in Los Angeles?

Belmont Brokerage serves all of Greater Los Angeles including Beverly Hills, Glendale, Burbank, Pasadena, DTLA, North Hollywood, Studio City, Sherman Oaks, Encino, Woodland Hills, Eagle Rock, Silverlake, Los Feliz, Atwater Village, Highland Park, La Crescenta, Tujunga, and Sun Valley. We specialize in both luxury residential and commercial real estate across these markets.

How do I list my property with Belmont Brokerage?

To list your property with Belmont Brokerage, contact us at (818) 967-6311 or email brokerage@bbandm.com. Our team will provide a complimentary AI-powered Comparative Market Analysis (CMA), professional staging recommendations, and a customized marketing strategy. We list on the MLS and through our exclusive off-market network for maximum exposure.

Does Belmont Brokerage handle commercial real estate?

Yes. Belmont Brokerage handles commercial real estate transactions including office spaces, retail locations, multi-family investments, and mixed-use developments throughout Los Angeles County. Our commercial division provides investment analysis, lease negotiations, and 1031 exchange guidance.

What technology does Belmont Brokerage use for market analysis?

Belmont Brokerage combines California MLS data with internal valuation and offer-strategy workflows, plus compliance-aware document tooling. Agents get data-driven pricing context grounded in active listings and recent market activity.

Is Belmont Brokerage a licensed California real estate brokerage?

Yes. Belmont Brokerage Inc. operates under California Department of Real Estate (DRE) license #02431308. Listings shown from the MLS follow participating board rules, including attribution and IDX display requirements.

How do I search for homes for sale on Belmont?

Use the search bar on bbandm.com to search by city, ZIP code, neighborhood, or address. You can filter by price, beds and baths, property type, and status. Map view updates results as you move the map, and you can save homes you like for later.

54 Painted Cameo — Irvine — 4 Beds • 3 Baths • 2,059 Sq Ft | Belmont Brokerage | Belmont Brokerage

Active

+29 more

$2,080,000

47 DOM

$1,010/sqft4 bd3 ba2,059 sqftHOA ~221/mo

Call

54 Painted Cameo Irvine, CA 92602

3,117sqft lot

PRIME LOCATION | Orchard Hills Luxury Living Welcome to this beautifully appointed residence nestled in the prestigious Orchard Hills community of Irvine. Tucked away in a quiet setting with no rear neighbors, the home offers exceptional privacy and breathtaking panoramic views of rolling orchards, lush green mountains, and sparkling city lights — truly like living inside a painting. This thoughtfully designed 4-bedroom, 3-bathroom home features a highly desirable and flexible floor plan, including a main-level bedroom and full bath, ideal for guests or multi-generational living. The expansive great room flows seamlessly into the open-concept kitchen, creating the perfect space for everyday living and elegant entertaining. Upstairs, the serene primary suite captures stunning mountain and greenery views, offering a peaceful retreat to unwind. The private backyard, with no rear neighbors, provides a tranquil grassy setting — perfect for outdoor gatherings or quiet relaxation. Offered fully furnished and move-in ready, this exceptional home is perfectly situated in one of Irvine’s most sought-after neighborhoods.

MLS OC26041384

626-888-9808 (Office) frank66113333@gmail.com

Est. payment

$13,513/mo

Principal & interestTaxesInsuranceHOA

$10,518$2,167$607$221

Down %

Rate %

Years

Down payment: $416,000 · Total cost: $4,202,340

Mortgage vs rent

Compare estimated owner carrying cost (same loan math as above) to a gross rent estimate from a price-based multiplier (not a comp lease).

Est. carrying cost$13,513/mo

Principal & interest: $10,518
Est. property tax: $2,167
Est. insurance: $607
HOA (normalized / mo): $221
Down payment: $416,000

Est. gross rent$8,667/mo

Gross rent ≈ list price ÷ (20 × 12). Adjust the multiplier to match how you underwrite (typical investor GRM bands are often ~16–24 for SFR, market-dependent).

Rent − carrying cost (illustrative)$-4,846/mo

Down payment20%

6.5% APR, 30-year amortization — same P&I formula as the payment calculator above.

Gross rent multiple (annual)20×

Not financial advice. Mortgage uses standard amortizing P&I; taxes and insurance are rough California-style estimates (1.25% / yr tax, 0.35% / yr insurance). Rent is gross (no vacancy or management); actual market rent requires comps or a lease listing.