Houses for Sale near St. Joseph School

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  /33

  $575,000

  • 2 Beds
  • 1 Bath
  • 974 Sq Ft

  1036 W 107th St, Los Angeles, CA 90044

  Step beyond the charming curb appeal of this classic California bungalow and into a home brimming with warmth, light, and imaginative possibilities. Inside an uniquely sized, light-filled living area immediately greets you. Bathed in California sunshine, the space feels open and airy, with cool, easy-care tile floors that flow seamlessly from room to room. This versatile layout is a blank

  Lamar Thomas Real Brokerage Technologies

  1036 W 107th St, Los Angeles, CA 90044
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  /31

  $635,000

  • 2 Beds
  • 1 Bath
  • 1,008 Sq Ft

  1831 W 68th St, Los Angeles, CA 90047

  PRICE REDUCTION!! This charming Spanish-style home features a remodeled 2-bedroom, 1-bathroom. Standalone garage possibly suitable for an ADU! Cozy living room that includes a fireplace and a large, picturesque window to enjoy the view of the beautifully landscaped low-maintenance front yard with lush trees. The upgraded bathroom offers a spacious shower, safety bars, and a 36-inch entry door

  QUINN BROWN HOMEQUEST REAL ESTATE

  1831 W 68th St, Los Angeles, CA 90047
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  /35

  $749,000 Open Sat 1PM - 4PM

  • 3 Beds
  • 2 Baths
  • 1,360 Sq Ft

  3543 W 133rd St, Hawthorne, CA 90250

  Welcome to 3543 W 133rd St, Hawthorne! This beautifully updated home blends comfort and peace of mind with thoughtful upgrades throughout. A few years ago, the seller added a large primary suite with a private ensuite bathroom, all completed with permits. During that renovation, the plumbing was updated and the foundation was reinforced and bolted, ensuring long term stability.The inviting layout

  Ivan Robles Vela Aspire Los Angeles

  3543 W 133rd St, Hawthorne, CA 90250
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  /35

  $1,995,000

  • 4 Beds
  • 3 Baths
  • 3,415 Sq Ft

  5129 S Chariton Ave, Los Angeles, CA 90056

  Welcome to the Upper Ladera Heights home at 5129 South Chariton Ave, Along with the impressive front landscape and large lot there is plenty of parking in driveway in front of your 3 - car garage. When arriving to your home , you will see your large and lush green grassy area, surround the driveway. Once inside to you immediately see your oak staircase and high ceilings. You move from the

  Jim Cavanaugh BrokerIn Trust

  5129 S Chariton Ave, Los Angeles, CA 90056
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  /69

  $6,299,000

  • 6 Beds
  • 6.5 Baths
  • 5,738 Sq Ft

  1757 8th St, Manhattan Beach, CA 90266

  Rare East Manhattan Beach masterpiece where timeless elegance meets modern luxury. Built in 2021 by esteemed custom builder Patrick Kealy, on a coveted corner lot with a landscaped yard and white picket fence set the stage for timeless curb appeal. With 6 bedrooms, 6.5 bathrooms, a finished basement and approximately 5,738 SQFT (BTV) of living space on a 7,449 SQFT lot (BTV), this home offers

  Rachel Ezra Vista Sotheby’s International Realty

  1757 8th St, Manhattan Beach, CA 90266
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  /32

  $3,099,000 Open Sat 1PM - 4PM

  • 4 Beds
  • 3.5 Baths
  • 1,748 Sq Ft

  213 Seaview St, Manhattan Beach, CA 90266

  Welcome to 213 Seaview Street, your own slice of paradise! This stunning 1,748 sqft (btv) 4 bedroom, 3.5 bathroom single family home, located in one of the most sought-after areas of Southern California, is the epitome of feeling like you're on vacation every single day. On the first floor you will find a bedroom with an en suite bathroom and a sliding glass door that opens to a walkway wrapping

  Michelle Haugh Vista Sotheby’s International Realty

  213 Seaview St, Manhattan Beach, CA 90266
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  /40

  $2,785,000 Open Sat 1PM - 4PM

  • 6 Beds
  • 4 Baths
  • 4,108 Sq Ft

  5858 Abernathy Dr, Los Angeles, CA 90045

  Step into this unique Westchester home, where modern updates meet a layout designed for today’s evolving lifestyle. Perfect for multi-generational living, the residence offers two levels of living space, each with its own kitchen, living areas, dining areas, and primary suite. The first floor opens to a welcoming great room alongside three bedrooms, a laundry room, and two stylish bathrooms.

  Sara Zanville Equity Union

  5858 Abernathy Dr, Los Angeles, CA 90045
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  /16

  $599,999

  • 2 Beds
  • 1 Bath
  • 943 Sq Ft

  1010 W 69th St, Los Angeles, CA 90044

  This well-maintained 2 bedroom, 1 bath California Bungalow offers both charm and potential. Perfect as a starter home or downsizing option, it features a desirable layout with a connected living and dining area, abundant natural light from large windows, and original details that highlight its character. The home includes inside washer/dryer hookups, a new dishwasher, and a welcoming front porch

  Ignacio Sanchez Jr IET Real Estate

  1010 W 69th St, Los Angeles, CA 90044
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  /18

  $799,000

  • 2 Beds
  • 1 Bath
  • 1,062 Sq Ft

  5116 W 130th St, Hawthorne, CA 90250

  Property is being sold in its present condition. Great lot in Wiseburn location. Trustee has conducted most inspections on the property. General, sewer, fireplace and termite. Property has tremendous upside potential. NO BLIND OFFERS WILL BE CONSIDERED. Home has galley kitchen, hardwood floors and corner fireplace. Huge backyard for that possible ADU or add sqft. Check with city. Perfect for the

  John Skulick Beach City Brokers

  5116 W 130th St, Hawthorne, CA 90250
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  /5

  $865,000

  • 2 Beds
  • 2 Baths
  • 1,080 Sq Ft

  545 E Fairview Blvd, Inglewood, CA 90302

  Welcome to 545 E Fairview Blvd, a 2 bedroom, 2 bath home that need some TLC. Great opportunity for an investor or a buyer with vision. The property has a large back yard that is perfect for an ADU project. This is a standard sale and the property will be delivered vacant.

  Lisa D. Williams-Hayes eXp Realty of California Inc

  545 E Fairview Blvd, Inglewood, CA 90302
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  /28

  $829,000

  • 3 Beds
  • 1.5 Baths
  • 1,650 Sq Ft

  7319 La Salle Ave, Los Angeles, CA 90047

  Priced to Sale!!! Tastefully Remodeled Spanish home in Manchester Square featuring 3 bedrooms and 2 bathrooms. The open-concept kitchen with a breakfast bar flows seamlessly into the living room. All the comforts included fresh interior and exterior paint, finished Hardwood Floors, energy efficient improvements with new roof, HVAC and new doors with Kitchen Quartz countertops. The fully

  Darren Gooden The Gooden Group, Inc.

  7319 La Salle Ave, Los Angeles, CA 90047
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  /35

  $4,750,000

  • 4 Beds
  • 2.5 Baths
  • 2,778 Sq Ft

  28 Westport, Manhattan Beach, CA 90266

  This Property is Tenant occupied through at least January 2027; an outstanding A+ quality leased investment... Welcome to 28 Westport in the exclusive guard gated community of Manhattan Village Estates in Manhattan Beach known for its expansive greenbelts and Magnolia-tree lined streets, This Mediterranean Spanish style home features cul-de-sac location. The exquisite entry leads directly to the

  Carlos Gonzalez DealTrade Inc.

  28 Westport, Manhattan Beach, CA 90266
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  /71

  $3,945,000 Open Sun 2PM - 5PM

  • 4 Beds
  • 4.5 Baths
  • 2,890 Sq Ft

  7841 Stewart Ave, Los Angeles, CA 90045

  Crafted by designers and master furniture makers, this Westchester home echoes an era when architecture and furnishings were conceived together bringing craftsmanship to the highest level through thoughtful design, custom elements, and a cohesive vision. The architecture blends Scandinavian restraint with California warmth, anchored by a striking double-gable roofline, vertical cedar siding, and

  Jose Prats Christie's International Real Estate SoCal

  7841 Stewart Ave, Los Angeles, CA 90045
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  /12

  $599,988

  • 3 Beds
  • 2 Baths
  • 1,142 Sq Ft

  329 E 109th St, Los Angeles, CA 90061

  Welcome to this charming 3 bedroom, 2 bathroom home built in 1970 offering 1,142 sq ft. of comfortable living space on a generous 5,403 sq. ft. Zoned LAR2 lot allowing for fantastic multi-unit or ADU development potential. Inside, you’ll find an open functional layout featuring a spacious living area with ceiling fans, an inside laundry room in the hallway, and a kitchen with granite countertops

  Eddie Litvin T.N.G. Real Estate Consultants

  329 E 109th St, Los Angeles, CA 90061
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  $1,399,999 Open Sat 9AM - 12PM

  • 4 Beds
  • 4.5 Baths
  • 2,806 Sq Ft

  4622 W 131st St, Hawthorne, CA 90250

  PRICED TO SELL! This Move-In-Ready Hawthorne Home was Rebuilt in 2007 and features 4 Bedrooms, 4.5 Bathrooms, and a Bonus Room. The Home boasts High Ceilings and an Open-Concept Living Room and Kitchen Area. The Master Bedroom includes a Jetted Bathtub, a Walk-In Closet, and a Balcony with Views of the City! Two of the Bedrooms are Junior Suites, each with a Jetted Bathtub. The Property also has

  Eric Nunez MarvNation Realty

  4622 W 131st St, Hawthorne, CA 90250
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  /4

  $650,000 Open Sat 2PM - 5PM

  • 2 Beds
  • 1 Bath
  • 892 Sq Ft

  6330 S Harcourt Ave, Los Angeles, CA 90043

  This 1920's Bungalow style home has been owned by the previous family for more than 20 years. With its bold color and drought tolerant front landscaping, it is ready for a new life. The property will need some TLC and offers incredible potential. Located in the Park Mesa Heights neighborhood of Los Angeles, this home is perfect for first time buyers with vision or seasoned investors. The

  Kristel Crews Keller Williams Beverly Hills

  6330 S Harcourt Ave, Los Angeles, CA 90043
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  /13

  $2,950,000

  • 7 Beds
  • 4 Baths
  • 3,404 Sq Ft

  1514 E Maple Ave, El Segundo, CA 90245

  Incredible El Segundo Eastside home on an ample-sized lot in an excellent location, fully remodeled and featuring 3,404 square feet of living space across two levels. This energy-efficient home includes paid-off solar panels and dual AC/heating heat pumps. The upper level offers four bedrooms, two full bathrooms, a spacious kitchen with included appliances, a separate living room, and dining

  Bill Ruane Estate Properties

  1514 E Maple Ave, El Segundo, CA 90245
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  /7

  $725,000 Open House 9/14

  • 2 Beds
  • 1 Bath
  • 900 Sq Ft

  15908 S Manhattan Place, Gardena, CA 90247

  Do not disturb tenants. Discover a unique opportunity to own two neighboring properties in a prime location. With R2 zoning, these homes offer a fantastic opportunity to develop additional units, making them an ideal investment for savvy buyers. Whether you're looking to expand your living space, create a family compound, or invest in a lucrative rental opportunity, these homes can be purchased

  Eric Baskett Circle Real Estate

  15908 S Manhattan Place, Gardena, CA 90247
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  /10

  $849,900 Open House 9/14

  • 3 Beds
  • 2 Baths
  • 1,440 Sq Ft

  15906 S Manhattan Place, Gardena, CA 90247

  Do not disturb tenants. Discover a unique opportunity to own two neighboring properties in a prime location. With R2 zoning, these homes offer a fantastic opportunity to develop additional units, making them an ideal investment for savvy buyers. Whether you're looking to expand your living space, create a family compound, or invest in a lucrative rental opportunity, these homes can be purchased

  Eric Baskett Circle Real Estate

  15906 S Manhattan Place, Gardena, CA 90247
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  /5

  $649,000

  • 2 Beds
  • 1 Bath
  • 1,163 Sq Ft

  10515 S Manhattan Place, Los Angeles, CA 90047

  Great location in a very desirable neighborhood that's close to the Los Angeles Airport and all major freeway's the 105,405,110. All 3 large moderned sporting area SOFI, Clipper,and the Fourm. This 2 bedroom and 1 bath is central location in a great neighborhood. the kiitchen and bathroom is the most recent update in home. Beautiful bricked back yard, 2 ca garage, The front yard is low maintaint

  Maple Patton Coldwell Banker Realty

  10515 S Manhattan Place, Los Angeles, CA 90047
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  /36

  $599,999 Open Sat 12PM - 4PM

  • 3 Beds
  • 2 Baths
  • 1,114 Sq Ft

  1243 W 70th St, Los Angeles, CA 90044

  This beautiful three bedroom, two bathroom home is centrally located in Metropolitan Los Angeles, offering easy access to shopping, dining, and entertainment. Inside, you'll find an open living space with a dining room area and a modern kitchen. The spacious master suite includes an in-suite bathroom, while the additional bedrooms share a well-appointed second bathroom. Outside, enjoy a large

  Nohemi Ramirez Keller Williams South Bay

  1243 W 70th St, Los Angeles, CA 90044
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  /32

  $2,100,000

  • 5 Beds
  • 3 Baths
  • 2,193 Sq Ft

  403 E Pine Ave, El Segundo, CA 90245

  Located on a coveted corner lot in prime location, 403-407 E. Pine offers an incredible blend of space, function, and charm. 403 E. Pine is a two-story home that features two generously sized bedrooms on the main floor, each with ample closet space, connected by a Jack-and-Jill bathroom with both a separate tub and shower. Additional storage can be found under the stairs for added

  Bill Ruane Estate Properties

  403 E Pine Ave, El Segundo, CA 90245
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  /24

  $695,000

  • 3 Beds
  • 2 Baths
  • 1,236 Sq Ft

  13208 Florwood Ave, Hawthorne, CA 90250

  Attention buyers! This property presents a potential opportunity in Hawthorne, CA. The property is being offered sold “as-is”, providing flexibility for renovation, redevelopment, or long-term rental, depending on the buyer’s objectives. Located in a desirable Hawthorne area, offered as-is, ideal for buyers seeking potential value-add or redevelopment opportunitiesImportant Buyer

  Mary King Keller Williams Realty

  13208 Florwood Ave, Hawthorne, CA 90250
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  /18

  $710,000

  • 2 Beds
  • 1 Bath
  • 936 Sq Ft

  425 W 109th St, Los Angeles, CA 90061

  Welcome to this beautifully remodeled 2-bedroom, 1-bath single-family home where modern design meets quality craftsmanship. The bright, open floor plan features diamond-laid porcelain tile, recessed lighting, crown molding, ceiling fans, and pre-wired entertainment speakers, including in the living room. The custom kitchen is a standout with solid wood cabinets, quartz countertops, new sleek

  Jomayra Jaime JRealty

  425 W 109th St, Los Angeles, CA 90061
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  /32

  $679,000

  • 2 Beds
  • 1 Bath
  • 1,455 Sq Ft

  1815 W 108th St, Los Angeles, CA 90047

  Charming Westmont home offering endless possibilities to personalize and make your own. This home features 2 generously sized bedrooms and 1 full bathroom, a spacious living room with soaring ceilings perfect for entertaining or relaxing, and a separate dining room ideal for gatherings. A large family room flows seamlessly into the updated kitchen, which offers refaced cabinetry, stainless steel

  EARNEST KIDD Berkshire Hathaway HomeServices California Properties

  1815 W 108th St, Los Angeles, CA 90047
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  /33

  $635,000

  • 3 Beds
  • 2 Baths
  • 1,199 Sq Ft

  8726 Beckenham Ln Unit A, Inglewood, CA 90305

  Recently renovated with class and style. Move in condition/ the lovely three- bedroom 2-bathroom home is- bright and spacious. kitchen boast beautiful farm-house sink, built in wine-refrigerator rich lovely cabinetry. Stainless- steal appliances. Beautiful light fixtures. and much more.

  Julie Jordan Core Real Estate Group

  8726 Beckenham Ln Unit A, Inglewood, CA 90305
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  /75

  $1,600,000

  • 3 Beds
  • 2.5 Baths
  • 2,370 Sq Ft

  2205 Clark Ln Unit A, Redondo Beach, CA 90278

  Move-in ready Redondo Beach home with well over $100,000 in brand new upgrades. Fantastic location close to the beach and award winning schools! This home features three LARGE bedrooms plus two and one half baths. Also featuring a fenced front yard, a two car attached garage, a concrete rear patio and a second floor patio off the master bedroom. Master bedroom also has a large walk-in closet. The

  Sean O'Neil Sean ONeil-Broker

  2205 Clark Ln Unit A, Redondo Beach, CA 90278
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  /42

  $2,175,000 Open Sun 1PM - 4PM

  • 3 Beds
  • 2 Baths
  • 2,070 Sq Ft

  8000 Westlawn Ave, Los Angeles, CA 90045

  Freshly updated and move-in ready located in the highly sought-after Kentwood area of Westchester, this single-level three Bedroom/Two Bathroom modern traditional sits on a spacious corner lot shaded by two large Cypress trees with room to live, work, and play. Inside, is a formal living room featuring a cozy wood burning/gas fireplace and large picture window. Enjoy the formal dining room that

  Ninkey Dalton Compass

  8000 Westlawn Ave, Los Angeles, CA 90045
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  /25

  $795,000

  • 3 Beds
  • 2 Baths
  • 961 Sq Ft

  11126 Van Buren Ave, Los Angeles, CA 90044

  Rare opportunity! This property sits on a generous 9,000 sq. ft. lot with zoning that allows for up to seven additional housing units, making it an incredible investment for developers or those looking to expand. The home has been maintained with key updates including repiped plumbing, kitchen and flooring renovations, ceramic tile living spaces, and brand-new waterproof vinyl plank flooring in

  Ramon Sanchez Century 21 Allstars

  11126 Van Buren Ave, Los Angeles, CA 90044
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  /38

  $1,447,000 Open Sat 2PM - 5PM

  • 3 Beds
  • 2 Baths
  • 1,127 Sq Ft

  7451 Midfield Ave, Los Angeles, CA 90045

  Discover 7451 Midfield Ave, a reimagined Mid-Century Transitional bungalow in Westchester’s coveted Osage neighborhood. Over $100K was invested in landscaping, creating a private outdoor retreat with a pergola draped in grapevines producing table grapes, a tranquil fountain, a separate sitting area, and a private orchard with multiple fruit trees including a clementine—perfect for kids or

  martha alonso Estate Properties

  7451 Midfield Ave, Los Angeles, CA 90045
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  /42

  $1,425,000 Open Sat 1PM - 4PM

  • 3 Beds
  • 2 Baths
  • 1,443 Sq Ft

  5467 W 76th St, Los Angeles, CA 90045

  Nestled on a quiet, tree-lined street in the heart of Westchester, this beautifully reimagined 3-bedroom, 2-bathroom home blends modern style with comfortable living in one of Los Angeles’ most desirable neighborhoods. Thoughtfully remodeled, it offers a seamless balance of design and function.Step inside to discover an inviting open floor plan with new engineered hardwood floors throughout.

  David Poncia Vista Sotheby’s International Realty

  5467 W 76th St, Los Angeles, CA 90045
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  /32

  $1,956,000 Open Sat 1PM - 4PM

  • 3 Beds
  • 2.5 Baths
  • 2,329 Sq Ft

  1133 7th Place, Hermosa Beach, CA 90254

  Gorgeous distressed Walnut floors (yes, real wood) welcome you home to this turnkey, three bedroom plus a bonus room family home. South facing with an abundance of windows, this home offers lots of natural sunlight and gets the fresh ocean breeze that we all are here for. The kitchen has been updated with newer appliances and granite countertops along with removing a partition wall to

  Lelia Knight Keller Williams South Bay

  1133 7th Place, Hermosa Beach, CA 90254
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  /21

  $755,000

  • 3 Beds
  • 2 Baths
  • 1,116 Sq Ft

  627 W 111th Place, Los Angeles, CA 90044

  Welcome to 627 W 111th Place – A Turnkey Gem in the Heart of Los Angeles!This beautifully remodeled 3-bedroom, 2-bathroom home offers modern comfort, style, and functionality all in one. Situated on a spacious 5,002 sq ft lot, this 1,116 sq ft residence has been tastefully updated from top to bottom, providing the perfect blend of charm and contemporary living.Step into an open and airy

  Alfredo Castro Infinity Realty & Loans

  627 W 111th Place, Los Angeles, CA 90044
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  /3

  $749,999

  • 3 Beds
  • 3 Baths
  • 1,686 Sq Ft

  10404 S Gramercy Place, Los Angeles, CA 90047

  Discover this stunning 3-bedroom, 3-bathroom home located in the heart of Los Angeles, just minutes from the 105 and 110 freeways and only blocks away from the iconic SoFi Stadium. With 1,686 square feet of beautifully updated living space, this home offers the perfect blend of comfort, style, and convenience. The home sits on a generous 6,261 square foot lot, offering a private backyard oasis

  Steven Padilla Century 21 A Better Service

  10404 S Gramercy Place, Los Angeles, CA 90047
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  /38

  $2,399,000

  • 4 Beds
  • 2.5 Baths
  • 2,274 Sq Ft

  724 W Pine Ave, El Segundo, CA 90245

  Welcome to this recently updated gem in the heart of El Segundo! Nestled on a spacious 8,012 sq. ft. lot, this charming home boasts 4 cozy bedrooms and 2.5 bathrooms across 2,274 sq. ft. of living space. Step inside to discover a seamless blend of mid-century modern style and comfort. The open-concept layout is perfect for entertaining. The expansive living area is flooded with natural light,

  Scot Nicol Compass

  724 W Pine Ave, El Segundo, CA 90245
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  /27

  $875,000 Open Sat 11AM - 2PM

  • 3 Beds
  • 2 Baths
  • 1,562 Sq Ft

  1519 W 122nd St, Los Angeles, CA 90047

  Stunning Fully Remodeled Home in Prime Los Angeles Location. This beautiful property features three bedrooms and two bathrooms. This home is nestled on a quiet, tree-lined street in one of Los Angeles' most desirable neighborhoods. Every detail of this home has been thoughtfully upgraded, offering a perfect blend of modern luxury and timeless charm. Step inside to an open-concept layout where

  JULIO MALDONADO Tu Casa Realty Group Inc

  1519 W 122nd St, Los Angeles, CA 90047
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  /17

  $699,900

  • 2 Beds
  • 1 Bath
  • 779 Sq Ft

  4556 W 164th St, Lawndale, CA 90260

  OPPORTUNITY KNOCKS – R2 LOT! Endless Potential in Prime Lawndale Location! This 2 bed, 1 bath home sits on an 5,200 SF R2-zoned lot, offering a rare development and investment opportunity in a rapidly growing neighborhood. The property features a detached 1-car garage and is in mostly original condition—perfect for an INVESTOR/CONTRACTOR/END USER WITH A VISION ready to renovate or reimagine this

  JESSICA SPELLERBERG Wedgewood Homes Realty

  4556 W 164th St, Lawndale, CA 90260
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  /62

  $4,795,000 Open Sun 1PM - 4PM

  • 5 Beds
  • 4.5 Baths
  • 3,629 Sq Ft

  1043 9th St, Manhattan Beach, CA 90266

  Mediterranean villa vibes, Manhattan Beach address, west of Sepulveda. That’s already a winning combo. But 1043 9th Street has even more to show off. Stepinside this 5 bed, 4.5 bath, 3629 sq ft beauty and you’ll feel it immediately: fresh, polished, and move-in ready. The entire home just got a glow-up. New interiorand exterior painting, sleek new light fixtures, refinished

  Ed Kaminsky eXp Realty of California, Inc

  1043 9th St, Manhattan Beach, CA 90266
• 

  

  /19

  $820,000

  • 2 Beds
  • 1 Bath
  • 1,045 Sq Ft

  4487 W 131st St, Hawthorne, CA 90250

  Located in the highly desirable area of Hawthorne, this well-maintained triplex offers incredible potential for both investors and homeowners. The front house features a spacious 2-bedroom, 1-bathroom layout perfect for comfortable living. The back unit is a large, free-standing studio with both front and back yards, providing a private and expansive outdoor space for relaxation or gardening. The

  Mike Edwards Tower-60

  4487 W 131st St, Hawthorne, CA 90250
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  /23

  $699,000

  • 3 Beds
  • 2 Baths
  • 1,510 Sq Ft

  9221 S Harvard Blvd, Los Angeles, CA 90047

  Located just minutes from the Inglewood Forum and SoFi Stadium, this 2-bedroom home offers endless potential in a prime location. At approximately 1,510 sqft, the floor plan includes a spacious living room and versatile spaces that can be reimagined to suit your needs. The property is ready for some TLC, making it an ideal opportunity for buyers eager to customize and create value. Large windows

  Andrea Shink Compass

  9221 S Harvard Blvd, Los Angeles, CA 90047

Showing Results 121 - 160, Page 4 of 16