KnifeCatching 1330 Clinton Ave.
Up for review today is 1330 Clinton Ave. which has the official specs of being a 3-2.5 of 1631 sq ft on a 6750 sq ft lot built in 1946 on sale for $815k.
Sorry for the Google street view shot, my camera phone stopped focusing. I've been interested in this house for a while as I pass it on Clinton every day and have been sorta tracking the work done on it.
Lots of pics at the Redfin page for it. At least in the verbiage the listing agent calls the weird quarter bath off the kitchen a quarter bath and not a half bath. The story from the listing agent is that the original owner passed away and his sons have fixed up the house for sale.
Before the weird conversation with the Realtor I remember thinking...'Wow, they've actually done just about everything I advocate for when trying to sell a house for top dollar.'
They attached a sheet to the glossy handout stating all the work recently done on the house.
The grounds were nice and well groomed.
The house was freshly painted inside and out.
The floors were redone.
They freshened the kitchen by replacing the flooring and cabinet handles and repainting the cabinets. The kitchen was very nice.
Pull-down ladder and storage in the attic.
The house is in a great neighborhood like three blocks from Franklin School/Park.
Great front yard for Halloween and nice street trees!
The house literally gleamed it was super pretty. I wish that I had my camera with me as the shower stall in the master bath had this hilarious nautical theme.
There is a cute little balcony off the master bedroom that I bet is nice to relax at.
Two full baths on the second floor so you don't have to share with the kids.
Large backyard area and good sized garage-workshop. There were a couple of super cool looking old woodworking tools in there that looked like industrial art. Lots of old cracking asphalt in this area that looks fugly to me. What I thought was funny is that they had taped pictures of what the wood shop could look like if it was turned into living space on the walls. I hadn't seen this before except we did it when we where selling Chez 2.0. It honestly looks like they borrowed that idea from us.
They had a binder of inspections and estimates for work needed.
Overall I was very impressed with the house. It's a completely original vintage 1940's home. The listing agent calling it a jewel box does not seem out of line to me.
What The Permit Record Tells Me
There are only two entries to the permit record!!
One from 1946 which is an electrical permit for adding outlets and switches and fixtures-finaled!
A permit from 1991 for sidewalk and driveway.
It looks like there is no weirdness with the permit record vs. work done.
Its a completely original 1940s home..that can either be cute or the kitchen and baths are going to look horribly outdated to some people.
Okay, the house is TINY!!! 1631 sq ft. I'm sure this house was fine for 1940 but now...I don't know. It's sorta like the house is 3/4 scale or something like that. All three of the bedrooms are not what you'd call, generous. The kitchen is teeny by modern standards - definitely not an eat-in thing.
Vintage 1940's wiring-fuses on the upper floor.
It looks to me like the house still has its original wood shake roof from the 40s!!! From what I could see it looks like its in pretty rough shape. I pulled down the attic ladder to peep at the underside of it and I could see daylight through cracks in the shakes in several places and what looked like water staining on the underside of the shingles. The listing agent said the roof was water tight so I don't know... The handout said the roof had been cleaned?? So maybe they pressure washed it and forced some water up under the shingles...
There was an estimate from a roofing contractor there for $7500...but I read it twice and I really couldn't figure out what it was for exactly.
The roof needs a complete tear off, sheeting the roof deck and new shingles. My experience with roofing estimates leads me to believe that doing it right is going to cost more than $7500.
Just to prove that I'm not the only person who thinks this way I'll report on what I heard other people saying. I eavesdropped on three couples conversations that all went exactly like this.
Him, 'Man, it sure is small.'
Her, 'Yes but its soooo cute!'
My fave overheard was from someone who said, 'Wow every time I come here I feel more claustrophobic!!'
I'm really impressed with the house and the preparation that went into it before they put it on the market. I wish more sellers would do that. The house is super pretty, in what looks to be super great shape (except the roof), in a super great neighborhood.
Okay I haven't talked about it yet but now's the time....
I don't understand how they came up with that price?
$815k...for 1631 sq ft??? 1304 Morton is almost twice that size on sale for $75k more...
another house sold in that neighborhood for that exact same amount yet it is more than twice the size.
Like, what are the comps they used? Does it have an ice cube's chance in hell of appraising for that amount?
I don't understand who the target market is for this house.
Honestly, the house seems too small for a modern family. A couple parents and one kid, and use the other bedroom as a home office? Even then the place is basically packed. You'll have to use the dining room as a dining room and that just leaves the decent-sized fireplace room as the family, living, do everything else room. It seems like though once the kids hit teenagerdom the place would be too small.
So, is it a $815k starter house? If the new owners don't absolutely love the house as is, any remodeling of the baths-kitchens is going to push the money sunk in vs. what the house will sell for ratio way the wrong way....
Then I thought, well, it could be a good 'retirement home' to somebody who wants to live closer to their grandkids...Older couples don't typically have the acres of crap modern families do...the house could be right sized for that with a room for the grandkids to sleep in when they are visiting. But then there's stairs....old folks and stairs go together like sardines and mint-chip ice cream.
Honestly, it seems like it a great $650k house.....
I suppose the carrying costs of the place are very small so the heirs can afford to let it sit on the market?
I think that this is the most times I've used cute and super in a review.