Jack Fleming

Northridge CA Home for Sale

4 Bedroom, 2 Bathrooms, on Nearly 1/3 Acre, charming Mid-Century Modern home located on a cul-de-sac. Designed by renowned architects, Palmer & Krisel--design features include high vaulted wood beam ceilings and walls of glass blending indoor and outdoor space. The home includes a covered patio overlooking a spacious backyard and swimming pool. There are two large side yards, one great for RV or boat storage. There are original hardwood floors throughout the home.

Rancho Palos Verdes CA for Rent

This extravagant house has panoramic Catalina and ocean view. Over $400,000 spend in upgrading this house throughout the years. Everywhere you turn is luxurious, beginning with the entrance doors and lights from France, lavish custom made draperies and silhouettes as well as limestone and maple wood floor. The living room has beautiful crown molding; the dining area has cove ceiling. A pair of French doors leads to a wrap around view deck. The cozy den has fresco paint, a fireplace, and opens to the backyard. The remodeled kitchen has granite counter tops, maple cabinets, 6 stove burner, double oven with warmer and a wine cooler. Front bedrooms have ocean view and large mirrored closets. The common bathroom has a spa tub, double vanities with antique cabinets and Italian faucets with crystal handles. The master bedroom has a landscape includes lots of fruit trees, water elements and lighting. There is also an outdoor patio area with fireplace. The house is basically one level with a 3 car garage below. which has lots of cabinets and storage area. Great for family living and entertaining.

Long Beach CA Home for Sale

GORGEOUS VIEWS FROM THIS LUXURY CONDO IN THE HEART OF DOWNTOWN lONG BEACH. JUST STEPS FROM THE BEACH AND MINUTES FROM MILES OF BIKE AND WALK/RUN PATHS. WALK TO THE MARINA, SHOPPING, RESTAURANTS, THEATERS AND ALL CITY ATTRACTIONS. THIS AREA HAS A WALK SCORE OF 95! . THIS AMAZING CONDO IS 1399 SQUARE FEET WITH TWO BEDROOMS, TWO BATHS AND TWO BALCONIES THAT WRAP AROUND THE END OF THE BUILDING. THE UNIT OFFERS 270 DEGREE VIEWS OF THE OCEAN, BEACH, CATALINA ISLAND, QUEEN MARY, CITY LIGHTS, HUNTINGTON BEACH, PALOS VERDES AND DOWNTOWN LA. HARBOR PLACE TOWER OFFERS MANY AMENITIES INCLUDING POOL, SPA, SAUNAS, 2 LOBBIES, SECURE PACKAGE LOCKERS, MEETING ROOMS AND 24/7 SECURITY. THE CONDO HAS BEEN EXTENSIVELY REMODELED WITH BEAUTIFUL KITCHEN AND BATHS AND OIL RUBBED WHITE OAK FLOOR THROUGHOUT. IT INCLUDES TWO SIDE BY SIDE PARKING SPACES IN THE SECURED GARAGE AND AMPLE GUEST PARKING. THIS UNIT IS A MUST SEE AND EXCEPTIONAL VALUE WITH THE HISTORICALLY LOW MORTGAGE RATES. DON'T MISS THE VIRTUAL TOUR!

YOU MUST SEE THE VIRTUAL TOUR!

Long Beach CA Home for Sale

Amazing Stoneybrook Resort Living. South facing 2 Bedroom / 2 Bath floor plan overlooking tennis courts with partial city lights view. This residence features an excellent open flow for easy living, central air conditioning and central heat, a large balcony spanning the entire length of unit accessible from the living room and both bedrooms, two huge walk-in closets, clean and ready to move into, smooth ceilings, newer dual pane slider windows, beautiful hardwood flooring in dining, kitchen and living room areas (HOA now only allows on First Floor), and lots of storage & cabinetry storage. Quiet and serene Gated HOA Community features beautifully verdant landscaping and greenbelts, two swimming pools, three spas, two tennis courts, clubhouse, fitness center, multiple BBQs, in-building laundry facilities. Perfectly commutable convenient location whether heading to OC or LA, enjoy a five-minute bike ride to the Beach, the shops and eateries in Belmont Shore, the new 2nd & PCH market place, Marine Stadium, Mariana Vista Park for the weekly Farmer's Market. **Bonus** Two individual parking spaces with additional coveted parking spaces available. South facing Interior unit away from Bellflower Blvd and PCH street noise!

San Pedro CA Home for Sale

Breathtaking panoramic ocean view from rooftop deck. This 3 Bedroom 2.5 Bath home is turnkey and ready for your family with Ocean views from just about every room. A true open concept with the kitchen flowing into the living room. The living room comes prewired with surround sound speakers. All bedrooms are on the top floor along with the 2 full baths. The main floor has the Kitchen, Livingroom, laundry room and bath. Bottom floor is the entry and 2 car garage. The garage fits 2 cars and has plenty of additional space for storage. Garage has permitted addition of 220v power ran for electric vehicle charging. Great back patio for entertaining or gardening. End unit that shares only one common wall. Plantation shutters are throughout the home. Buyer to cross qualify with Donald Evans at Chase Bank NMLS ID 268132.

San Pedro CA Home for Sale

Looking for Catalina, Ocean and Harbor Views? This is IT! Great Location AND Views in this townhouse style condo. Large living room with huge view deck, fireplace and wet bar, plus open kitchen and dining area on top floor where there are lots of windows and natural light. Both bedrooms have their own en-suite bathrooms, and the larger bedroom has a big walk-in closet. Plenty of storage, plenty of room, plenty of water views. Great neighborhood has restaurant, a market and is just a few blocks from Fort MacArthur, Cabrillo Beach and Ports O' Call Village now being developed under the name "West Harbor", where new businesses, entertainment venues and eateries should open next year. Can you afford to wait?

Rancho Palos Verdes CA Home for Sale

Come and delight in this updated ranch style family home in the desirable Los Verdes neighborhood! New flooring and fresh paint throughout create a crisp and sparkling home. Relax in the open living and dining room with large gas fireplace overlooking the private backyard with pergola and patio. Perfect for unwinding or entertaining, the outdoor is accessible through full glass sliders. The generous kitchen has a center Thermador gas range top island with telescopic hood and dual convection ovens with ample room for a large table and seating. The spacious and bright master suite has a large closet and master bath with 2 more nicely appointed bedrooms and 2nd bath. The 2 car garage has been updated with can lighting and flooring and the exterior is fresh with colorful plantings and new irrigation. Very convenient to shopping, Hess Park, hiking to Lunada Bay and close to Vista Grande Elementary, you will love this wonderful home.

Long Beach CA Home for Sale

This stunning one bed / one bath condo combines classic charm with modern styling. 455 E. Ocean Blvd, #204 features an open floor plan, plenty of storage, and lots of light. The bright and airy bedroom has large closets, with french doors leading to the living room. There is a quiet nook, perfect for a home office, along with a kitchen pantry. Well cared for, this roomy unit features such as granite counters, sleek dark floors and historic architectural details. The charming private balcony overlooks the buildings courtyard and garden, while offering serene glimpses of the ocean. Located in the beautiful and historic Cooper Arms building, in the center of downtowns restaurants, shopping and nightlife.

Altadena CA Home for Sale

According to the owner, this Unique One Level Mid Century Modern home was moved From La Canada to Figueroa when the 210 FWY was built. This is the first time this property has been on the market in approximately 53 years. The entry leads to an open floor plan with beamed ceilings, skylights, and amazing views of the spacious deck and rear garden. There is a formal Living Room, Dining area with modern built-ins, Spacious Family room that leads to an oversized deck. Perfect for morning coffee or outdoor dining, Large Master Bedroom,( which could easily be converted to a retreat), two additional Bedrooms, and 1 3/4 baths. This home is perfect for entertaining, with an extra large patio, outdoor built in counter tops, sink with garbage disposal, and loads of storage space for outdoor events. The mature Wisteria Blooms are breathtaking every spring and ideal for garden parties.

Palos Verdes Estates CA Home for Sale

Located on the view side of Palos Verdes Drive West within walking distance to Lunada Bay Village, this four bed, three bath house is in original condition with second floor ocean views spanning all the way to Malibu. Listed for comp purposes only.

Riverside CA Home for Sale

Wonderful Cottage Style Traditional Home near Magnolia Center on a corner lot. You won't want to miss the opportunity to have a chance to own this home. Lovingly cared for for over decades, this home is one of a kind that exudes so much character and charm from the curb appeal to interior of this lovely home. This storybook-like cottage is a gardeners dream. Mature landscaping in the front of the home and the rear yard with fruit trees, shade trees, garden areas, sheds, rear patio with tree shade canopies shading the rear yard. Interior of this home boasts plenty of natural lighting from the family room to the kitchen. Fireplace in living room/Family room area, eat in kitchen with appliances, 2 beds and 1 full bath upstairs and 2 bedrooms and 1 full bath Downstairs. Tons of East Coast Charm!

Redondo Beach CA Home for Sale

The amazing location of this 1927 Southern California Spanish Charmer is just one block off of the Esplanade and stunning Pacific Ocean views! Stroll to Catalina Village shops,restaurants and nightlife or the Redondo Beach Pier and Harbor Drive. This is the perfect starter home for any buyer or second home if you live out of town. Hardwood floors and a charming painted brick fireplace bring a taste of the beach life into the bright living room. This cozy home has 2 Bedrooms and 1 bath with a separate laundry area off of the kitchen. The lot has a private back patio with a 2 car detached garage and a driveway with room for quest parking. The inviting front porch is great for relaxing after enjoying the beach, surfing or dinner. Ahh, the beach life!

Rancho Palos Verdes CA Home for Sale

This Fantastic single story family home is in the great neighborhood of Los Verdes and conveinent to Vista Grande Elementary, making it perfect for any family. The stunning kitchen and family room renovated in 2017 provides a welcoming open concept to the outdoor patio and pool. The kitchen upgrades are endless with granite counters and peninsula, Viking Professional Series gas range, self closing drawers and cabinets, wood grain tile floors, crown molding, farm house sink, wine cooler and recessed lighting. All of the windows are double pane and have plantation shutters. Unwind in the pool and spa with outdoor bbq area and entertain friends and family. This home is move in ready and welcoming!

Redondo Beach CA Home for Sale

Welcome home to this luxury Mediterranean townhome with rooftop deck and ocean views. This front unit features 3 bedrooms with an optional 4th bedroom (currently being used as a media/workout room) and 2.5 bathrooms. Enjoy lots of natural sunlight in the open floor plan featuring living room with fireplace and balcony, dining room with balcony and beautiful gourmet kitchen with huge island, tons of cabinet space and Thermador appliances. Fall in love with the beautiful wood flooring and high ceilings. Relax in the Primary Suite with fireplace, custom walk in closet and large bathroom. Expansive ocean and city views can be seen from the rooftop deck. Views can also be seen from each of the two balconies and living room. Perfect for entertaining or relaxing while watching the sunsets. Only one block to the ocean and two blocks to Riviera Village where you can enjoy restaurants and shopping. You will find high quality finishes and features throughout the home including a 3 stop elevator, tankless water heater, inside laundry, A/C, wired for sound, attached 2 car garage with finished floor.

Rancho Palos Verdes CA Home for Sale

Fantastic opportunity to live in the much sought after Community of Ladera Linda with ocean views and elegant Milgard bay windows! Enjoy sunset and Catalina island views, perfect for entertaining or a quiet night together. This 4 bedroom, 3 bath home has a large living room, stone fireplace, and large picture window to enjoy the view. The first-floor family room with ocean view bay window opens to the outdoor patio. And if that isnt enough, the dining room, kitchen with breakfast bar and eating area open to the private backyard with sliders. Finishing off the first floor are a bedroom and convenient laundry area. The inviting foyer featuring vaulted ceiling and sweeping open stairwell taking you to your oversized master bedroom and bathroom. Two more bedrooms, one with ocean view bay window, and a full bath as well as a spacious storage area finish off the second floor. This is a great home that has been well loved! Ladera Linda in RPV is south facing and has some of the best weather on the hill! Walk to Trump National and the Nature Reserve and only minutes from Wayfarers Chapel and Terranea Resort. All utilities are underground. This is a fantastic opportunity to own in one of the best kept secrets in all of Palos Verdes!

Redondo Beach CA Home for Sale

Great opportunity to get into this Redondo Beach Single Family Home with 4 Bedrooms, 2 Bathrooms, 1351 Sqft, and a 2-car garage. This home sits on a large 7,015 SqFt private lot that is surrounded by stunning Chinese Elm Trees which give the property so much charm and cool shade. Its also within walking distance to shops, restaurants, and coveted Jefferson Elementary School, its less than 2 miles to the Beach! Huge living room invites you into the home. The kitchen has ample counter space, a pantry, stainless steel exhaust hood, and it has nice upgraded granite countertops. Adjacent to the kitchen and living room is an adorable dining room that is perfectly situated. 2 of the 4 bedrooms have French doors that open to the wrap around rear yard. The 4th bedroom is connected to the rear bedroom, which makes it perfect for home office, gym, hobby room, or babys room, and it has French doors that open to the rear yard with its own private exterior entrance. This home would be perfect for multi-generational living and/or it could be split into two separate living areas. Both bathroom tub surrounds are tiled, one tub has a cut-away to make it easier to step in and out, and both have newer toilets. 2-Car garage has auto opener and a rear side entrance door. Tons of street parking due to no homes on the east side the street. New paint and carpet throughout. Newer forced air furnace in 2022. Newer sewer line in 2020. Theres even A/C! Great Schools: Redondo Union High School, Perris Middle School, and Jefferson Elementary School.

Playa Del Rey CA Home for Sale

What a find in this seaside community of SeaGate Village, Playa del Rey. This unit is one of the largest floor-plans available offering 1 bedroom + 1 bathroom, 2 story +Loft G plan. One mile away from the ocean sand! Situated on the corner, this coveted location boasts enormous windows on 3 sides and spectacular cathedral ceilings. Enjoy natural light and lush views of the greenbelt and pool. The oversized sliding glass door opens up to a large balcony to enjoy the fresh ocean breeze. A large living space has a separate dining area, fireplace, and spacious kitchen to entertain year round. Rod Iron cascades from the spiral staircase that leads to a loft overlooking the kitchen and living area. This space has custom shelving and can be your office, or an additional bedroom. The primary bedroom has an expansive closet, and another sliding glass door that opens up to its very own balcony. Equipped with Hunter Douglas Blinds, full size stackable Kenmore appliances, bathtub/shower and extra large sink, plenty of storage, you are sure to have all the comforts to enjoy the beach life. This resort style community has lush landscaping, meandering streams, and a calm and relaxing environment. There are 2 pools, 3 spas, tennis courts, and a secure underground parking garage with two parking spaces steps away. Close to the beach, shops, restaurants, and schools. An eight minute drive to LMU. Don't pass this one bye.

San Pedro CA Residential Income for Sale

126 N Western Ave is an excellent opportunity to own a well maintained 4-unit building as an investment or great for an individual looking to build areal estate investment portfoliostarting with an owner-occupied unit.The building is in an outstanding locationin the Holy Trinity area of San Pedro, close to publictransportation andwalking distance to shops, restaurants and parks. Comprising of four individualunits with a mix of three 2beds/2baths and one 3bed/2bath, each unit is provided one assigned gated parking space. There is one 2 bed unit available to rent immediately at market rent or owner occupy. A laundry room is on-site and just needs to be equipped with a washerand dryer for tenant use. Each unit is individually metered for electric and gas. The owner pays for water & sewer, trash and house lights.

Lomita CA Home for Sale

Dont miss out on this great opportunity to own in Lomita Pines! This comfortable single-story home has 3 bedrooms, 3 baths with 2,099 SqFt of living space and is situated on a 7,744 SqFt flat lot with nicely landscaped yard. The house is west facing, on a mature tree lined street providing plenty of cool shade and is within walking distance to shops, restaurants and Eshelman Avenue Elementary School. The bright living room with large window, recessed lighting and hardwood flooring leads to 2 front bedrooms and one full bath. The kitchen has a nice dining space as well as a separate dining room with hardwood flooring and built in cabinetry. The large, upgraded master suite with soaker tub, separate walk-in shower and large walk-in closet overlooks the back yard through a bay window and shares the covered porch with the large family room with brick fireplace. The windows have been upgraded to double pane and there is a detached garage with side entrance door for easy access. This home is perfect for first time home buyers, small families or if you just want to downsize.

Lomita CA Residential Income for Sale

Located on the corner of Walnut St and 259th Pl, this is an excellent opportunity to own a well maintained 3-unit property as an investment or great for an individual looking to build a real estate portfolio starting with an owner-occupied unit. Comprising of three individual buildings on one parcel in an outstanding location in the Lomita Pines area, these units are close to public transportation and walking distance to schools, shops, and restaurants. 25907 Walnut St. is a two story 1220sf SFR built in 1979 with a soaring cathedral ceiling and loft to a second-floor master suite. There is a deck off the master with east facing views. A laundry room is also located off of the kitchen. The second building, 25911 Walnut St., is 324sf, it is a one-bedroom unit, built in 1947 and sits above a two-car garage. This unit was completed renovated in 2020; upgrades include, new electrical, plumbing, floors, kitchen, bathroom and water heater. The third building, 1905 W 259th Pl., is a one-level, 789sf SFR built in 1929. This sits on the corner of 259th and Walnut and has a laundry room. It was recently upgraded this spring including painting, floors and bathroom vanity. Don't miss the great opportunity to invest Lomita and close to the Beach Cities!

Tustin CA Home for Sale

*** Luxuriously Upgraded *** Gorgeous Detached Single Family Home in Upscale Village of Columbus Grove. This Fabulous Home Quietly Sits on a Cul-de-sac area Featuring 5 Bed, 3 Bath with A Living Space of 2,777sf. Large Driveway with 3 Car Garage and Immense Private Backyard Over 6000sf boasts an Expansive Sky View. Stunning Interiors include Luxurious Hardwood Floor and Extra Large Dual Paned Windows with Wood Shutters. A Spacious Bedroom is Conveniently Located on the First Floor. Formal Living & Dining Room Provides a Bright and Airy Open Floor Plan. Kitchen has Top-End Upgrades include Quartz Countertops and Elegantly Designed Cabinetry. Charming Family Room has a Cozy Fire Place and Brings You an Amazing Backyard View! *** Recently Upscaled the Entire 2nd Flooring and Luxurious Quartz Countertops in Master Bathroom, Kids and Power Room, and Fresh Paint on the Entire House Including Interior and Exterior. Enjoy Resort Style Amenities including a Private Community Club House, Swimming Pool & Jacuzzi, Basketball court, Playground, Picnic tables with BBQ Grill and much more! Minutes away from The Famous District Center with Fine Dining, Shopping and Entertainment. Award Winning Irvine Unified Schools. This Beautiful Home is a True Gem and will Exceed your Expectations!

Altadena CA Home for Sale

A sunsoaked midcentury dream on a broad, palm-lined street, nestled in the foothills of the San Gabriels, this turnkey home was lovingly revived by the owners. They installed all brand-new systems (electrical, plumbing, roof, solar, insulation, water heater, heat pump and zoned climate control, ducting, appliances, and more) including Mother-in-Law unit, while retaining the midcentury modern charm. Freshly restored hardwood stuns throughout the open-plan layout. Vaulted ceilings with a solar-powered retractable skylight let in sunlight and fresh air in the summer. In the winter, a working wood fireplace keeps the chill away. In the kitchen, find flat-panel cupboards above, and stunning scalloped clay tile below -- both original. A new dishwasher and fridge accompany an irreplaceably vintage stove. In the primary bathroom, new terrazzo tile accompanies a new shower. An expansive backyard is shaded by trees, including a mature avacodo. There's plenty of room here for a pool, workspace, or even another living space. The surrounding blocks were untouched by the recent fire, but just to be safe, the home was professionally remediated for soot and ash, with attic insulation entirely replaced. Altadena is already on the rebound, with lots of commercial development humming along on nearby Lincoln Ave, including walkable attractions like Good Neighbor Bar, Home State, Kismet, Stumptown, and Highlight Coffee. Close to the 210 (but not too close), the home provides access to downtown Pasadena in 8 minutes, downtown LA in under a half hour and is located within 2 miles of JPL. You're minutes away from the foothills, where some of the best hiking, biking and camping in the county can be found.

Rancho Palos Verdes CA Home for Sale

Welcome to your dream home in the highly sought-after community of Ladera Linda. Situated on the view side of Vigilance Dr, this stunning residence boasts 4 beds, 3 baths and is the perfect blend of comfort, style, and an outdoor paradise with breathtaking ocean and Catalina Island views, making it the ideal sanctuary! Ladera Linda is south facing, offering the best weather on the hill, and has underground utilities. The large formal entry with clear views of the ocean welcomes you to this retreat. The open-floor plan features a central staircase and provides a comfortable flow to each room. The large kitchen with living and eating area has a Jade 6 burner gas range with convection oven, custom hickory wood peninsula and a slider to the lush side patio. The living and dining areas with huge ocean views offer a gas fireplace for cooler evenings. The spacious 1st floor primary suite is a true retreat, offering breathtaking ocean and coastline views. It features a large open dressing area with built-in closets and plenty of shelving, a remodeled primary bath with tile flooring and oversized shower with bench, rainfall showerhead and separate handheld. Bask in the sunshine and enjoy Catalina views while lying in bed or transform your day through the slider to the outdoor patio. The backyard resort-style living provides your own lap pool and spa, flagstone paths through natural grass and a redwood deck with sprawling views of Catalina, Terranea and the coast. Driveway pavers, wrought iron fencing, and Anderson Windows and doors add to the exterior's charm. There is so much more to see! Located in the award-winning Palos Verdes Peninsula Unified School District, this home is close to Golden Cove shopping and restaurants, Terranea Resort, Trump National Golf Course, and hiking trails. Experience coastal living at its finest. Dont miss this rare opportunity to own a slice of paradise!

Hawthorne CA Home for Sale

Welcome to 12904 Shoup Ave., Hawthorne, CA 90250 a rare, fully renovated gem located on a spacious 7,924 square foot corner lot in the award-winning Wiseburn School District.

Lake Forest CA for Rent

Spacious floor plan, just painted throughout, just installed vinyl/ wood flooring on all second floor and steps, Tile floor on entire first floor, formal living and dining room, large family room with fireplace, adjoining breakfast nook surrounded by French windows with view of beautiful backyard and lots of fruit trees, first floor bedroom and bathroom, conveniently located inside laundry room, Gourmet kitchen with all S S appliance, Stainless Steel sink.Oven microwave, dishwasher, Garden window looking to backyard. second floor extra large master bedroom, spacious bath with tub, separate shower, double sink, walk-in closet, Two other bedrooms, with larger closets, second floor the third full bath with tub and shower, all new fixtures.lush and green, extra-large and spacious backyard, patio cover, lots of fruit trees, Solar system.

Rancho Palos Verdes CA Home for Sale

Welcome to the highly sought-after community of Ladera Linda. The area is south facing, offering the best weather on the hill, and has underground utilities that won't obstruct your view. This is a rare opportunity to own an architecturally significant home designed by Raul Garduo, acclaimed for his modernist work including the celebrated California Bicentennial House. This single-level 3-bedroom, 2-bath Santa Fe style Mid-Century Modern captures ocean and Catalina Island views from the living room and primary bedroom. The light-filled living room has a classic mid-century fireplace, beamed ceilings, and seamless indooroutdoor flow. The kitchen and bathrooms are original and awaiting your upgrades. Originally built as a two bedroom, the den off of the dining room can become a third bedroom. The patio offers exceptional privacy with ocean and Catalina Island views. Located in the award-winning Palos Verdes Peninsula Unified School District, this home is close to Golden Cove shopping and restaurants, Terranea Resort, Trump National Golf Course and hiking in the Forrestal Nature Reserve. Experience coastal living at its finest!

Los Angeles CA for Rent

Beautiful FURNISHED lease available in the Los Feliz Towers - perfectly located between the shops and restaurants of Los Feliz Village and the trails of Griffith Park. The sublet is fully furnished with tasteful mid-century modern furnishings, enjoys beautiful views of treetops and peek-a-boo city views. There is a small second bedroom, perfect as a home office. The Los Feliz Towers is a full service building with 24 hour security, pool, and gym. The sublet is available for a minimum of three months, up to a year lease.

Rancho Palos Verdes CA for Rent

This 2 bedroom, 2 bath one level condo is located in the Bay Club, along the ocean bluffs in Palos Verdes. This condo offers a resort setting, close to Terranea Resort, Abalone Cove, Trump Golf Course and the Wayfarers Chapel. Amenities include 2 pools, tennis court, putting green, ocean front remodeled clubhouse, an exercise room and more. At 1,736 square feet, this is one of the largest units in the complex. It has been remodeled including the kitchen and baths. The large master bedroom includes ample closet space and has room for an home office. Floor to ceiling windows provide natural light and there are beautiful views of the hills and lush landscape. This is Palos Verdes living at its best.