JUST SOLD! Victorian Cottage Bargain

I just closed on this purchase for a client.  It is a 3 bed 1 bath victorian era cottage located at 777 27th St.  The home has had an interesting history.  In 2006 the home sold for $54,900 cash as a fixer upper.  Later, in 2008, the home sold for $109,900.

By 2010 the home was nearing foreclosure and was listed on the market as a short sale.  The short sale failed and in 2011 the home came on the market as an REO listing.  The property sold in May of 2011 for $33,000 cash.

In September 2012 the owner listed the property for sale at $56,800.  After two weeks the price was dropped to $53,500.  That is about when I began generating interest in the property from my client base.

After two failed contracts (there were some structural repairs needed), my third client committed to the project and we finally negotiated a sale at $49,500 with the seller paying $1,500 in closing costs.

The home is worth about $85K-$90K after repairs and needs an immediate $5,000 in repairs to begin renting.  New carpet, a new furnace, floor joist repair, and curb appeal are on the priority list.  The home will make an excellent rent-to-rehab-to-flip project.  It has a good floorplan and all the cute trimmings you would expect in a home of this vintage.

If you are looking for a fixer upper or rental home, CONTACT ME and let's find one that works for you.

Victorian Houses: Front Porches and Vintage Decor

One of Ogden's most endearing qualities is the sheer quantity of old Victorian houses that adorn its streets.  Ogden benefited from the economic boom of the late 1800's that was mostly spurred by the railroad industry.  With that boom came lots of construction.

However, despite the abundance of stately designed Victorian edifices from that era, those same buildings are missing much of their original charm and grandeur. 

What's missing?  Decorative and ornamental woodwork...especially on front porches. 

For those of you contemplating restoring an Ogden Victorian home, I thought I would present a few examples of what a Victorian front porch is supposed to look like.  Join me for a brief tour in front porch design and restoration.

Our first stop takes us to 28th Street and Adams avenue to an old 1880's farmhouse.  It's now in the city but hasn't always been that way.  Notice the turned columns and brackets decorating either side.  A very simple design.

Next is an excellent example of how a nicely done front porch can make even the most simple home look prominent.  This home is located at 322 31st Street.  Most folks don't notice it because it is on a busy one way road headed into town.  Take a look next time you drive by.  Notice the turned colums, brackets, and top railing that decorate the home.  Original top railings are hard to find intact these days but add a ton of charm to a home.  

The next two homes are Italianate Victorians.  The are characterized by tall vertical lines and low hipped roofs.   

Each of these homes has original front porch woodwork.  Very nice.

The Jefferson Ave. Historic District has many examples of finely restored front porch decoration.

Finally, here are some other examples of fine front porch and ornamental work.

I have a great book that references old Victorian design elements and floorplans.  If you are looking to restore a Victorian home, CONTACT ME, and I can point you to the right resources. 

Rental Repair: Concrete Stair Makeover

One of the rental properties that I manage for a client needed some new concrete stairs.  The stairs were probably poured sometime in the 1940's by our estimate.  You can see that the lower stair was actually rotting out from the bottom.

I called our concrete contractor and he installed some new stairs for us.  The job cost about $500.

If we estimate a 72 year lifespan like the previous steps, these new stairs cost about $0.02 per day...highly affordable and an attractive addition to the home. 

Making meaningful improvements to your rental property increases your tenant quality, reduces vacancy rates, and improves your bottom line.  Don't be afraid to invest in your property.  If done within reason, it makes good things happen for you, your tenants, and your community.

JUST SOLD! Frankenstein Five-Plex

I just sold this investment property for a client:

This was an 1890's Victorian era home that was subdivided back in the 1940's into multiple units.  Perhaps the idea was to provide housing for boys returning home from the war.  Whatever the original intent was, the legacy of decision to subdivide has been very interesting.

I have managed the property for the past year after my seller's decided that they were not interested earning the PhD in property management that was required for this building.  To understand why, you can read this first-hand ghoulish tale of the macabre that I experienced on Christmas.  I now have the PhD. 

Despite the challenges associated with this building, my clients fared well.  They purchased it for $70,000 a year ago back when the market was troughing and nobody wanted to touch real estate.  We sold the property this week for $92,000.  Congratulations to my sellers on making a wise investment. 

If you are thinking of selling your income property, contact me and let's see what your property is worth in today's market.   

FOR SALE: Victorian Project Home - Commercial Zoned - Seller Financed

I just listed this property for sale in Downtown Ogden.

The property is over 2000 SQFT and is located just two blocks from Historic 25th street.  The address is 321 27th St.  The area is zoned CP-3 which allows for a variety of different uses.  This property may make a good boutique shop with living upstairs, or an office, or simply a residence.

The owner is willing to seller finance the purchase of this property to allow for a buyer to renovate it for use.  The interior has been stripped and is ready for electrical and sheetrock.  Here is a video walk-through of the property with my comments:




If you are interested in details on current pricing, financing terms, and property specifics, please CONTACT ME.

Victorian Tragedy: Care-Taking Calamity

I was driving by a property to check it out for a potential client.  After I did my walk around the property, I turned back to the car and cast my eyes upon this interesting dichotomy:

Both of these homes have the same floorplan and were built at nearly the same time in the 1890's.  Yet, today one is quite different from the other.  A home is meant to be much more than just stucco encased square footage as this interesting comparison illustrates.    

Before you decide to irrevocably denude your Victorian home of its ornamentation, contact me and let's review some affordable alternatives.

Reclaimed Lumber: From Trash to Treasure

I recently made improvements to a rental property where we removed an old collapsed porch roof and made the space an open deck.  While disassembling the roof, I was impressed with the weight and heft of the beams used.  While some were rotted due to water damage, the remaining ones were worth saving.
 
We reused most of the old 2X4s when reconstructing a lean-to style roof over the laundry room.  Yet, in the end, I had a lot of leftovers.

I couldn't bring myself to throw the rest of this away, so I put an ad on KSL advertising "FREE Victorian Era Lumber".  But why would somebody want this old lumber?  As it turns out, it is much better than the new stuff that is being made.

Below is a cross section of two 2x4s.  The one on the left is over 100 years old.  The other on the right is about 5 years old.  Both of these are pine.  The old lumber has very tight and dense rings.  The new lumber on the right has broad rings.  The difference comes from how lumber is grown and harvested.  Old lumber was from virgin slow growth trees.  Today's lumber is grown on tree farms where the trees are given growth hormones.  Old growth trees took 100 years to reach maturity.  Today's trees are ready to harvest in 20.  Thus, today's lumber has more of the characteristic of balsa wood than it does it's rugged predecessors.   

 
Fortunately, this value is recognized by a few people in the market and I received several calls from folks wanting the wood.  "Junk Man Dave" showed up and hauled it away.

I asked folks what they would use the lumber for.  Answers ranged from wall paneling to antique looking wheel barrows to planter boxes.  I am just glad it found a new home and was able to be reused.

Old Provo Tabernacle to Be New Provo Temple

Last year we mourned what we thought would be the loss of a historical icon: the Provo Tabernacle.  Today during General Conference of the Church of Jesus Christ of Latter Day Saints, it was announced that the tabernacle will be restored and dedicated as a new temple.  This will be the 2nd temple in Provo, Utah.


As was the case with the new Ogden Temple, the church has provided elevations of the new restored victorian structure.  Here is the rendering of what the finished product will be:

This will be an improvement over what the tabernacle structure was before it burned last year.  The large steeple in the center was taken down back in the 1940's due to structural weakness.  Here is a picture of the tabernacle shortly after it was built:

The church deserves credit for committing the resources to resurrect this fine edifice.

Ogden Rising: Innovative Partnerships Restore Historic Gems

Here is a home we have been watching in our neighborhood over the last year:

Video Courtesy of KSL.com

This house is listed with my friend David Willis from Terra Venture Real Estate.  Of course, if you are interested in taking a tour of this victorian gem, you know who to contact. ~ Grin! ~

FOR SALE: 2 Bed 1 Bath Updated Victorian Cottage

For those of you looking for a cute 2 bedroom home with lots of updates, check this out.  New windows, roof, kitchen, plumbing, bath, electrical, and more.  It's a must see.  Located at 2962 Ogden Ave.

Here is a video tour:



Be sure to contact me for details and current pricing.