KnifeCatching 715 Grand St.
Up for review today is 715 Grand St. which has the official specs of being a 4-2.5 of 3,081 sq ft on a 7,500sq ft lot built in 1920 listed for the low low price of $1.22M last sold in '06 for 1.38M. The redfin page can be viewed here.
This house was last on the market about a year ago for the same price and it did not sell. What do you want to bet it sells this time? They might even break even on the 'peak price' they paid.
What The Permit Record Tells Me
New roof in '06!
Some remodeling done with permits! Hurray!
A perimeter drain and sump pump was installed in the basement.
The current owners have not offically made any improvements to the house.
A Small Tour
Sorry, the batteries in my camera died on me half way through but the RedFin page has tons of pics.
Man, I haven't done this in a while, my 'photograph the important features' muscle is a little weak...
So in no particular sensible order....
The Master Bedroom
This is a pretty big room..but there's no tub?
But at least you don't have to share a bath with your teenagers.
Kids Bedroom 1
Kids Bedroom 2
Around the corner you have this little room.
Little half bath on the main floor.
I don't see this anywhere on the permit record...In Alameda this is a big no no.
Super Cool Outdoor Party Spot
Location, location, location! A short walk to Franklin Park-School and a short walk to the beach in the Gold Coast 'hood.
A good sized house for a family with 2 kids (but no more) with generous sized public rooms and reasonable sized bedrooms, especially the master.
Super awesome backyard that could be BBQ party central.
The overall condition of the house looks pretty good.
A good sized basement for storage.
Location...its on one of the busiest streets in Alameda.
Some of the house looks a little dated. The tiles in the bathrooms and kitchen look pretty awful to me.
The kitchen is kinda tiny.
The monster forced air unit needs to be replaced and you're going to have to deal with Asbestos covered ducting.
The possible illegal partial conversion of the garage into a home office. The Alameda Building Dept. really does not like the conversion of garages into anything else and they could very well force the new owner to rip out all that stuff and convert it back to all garage.
Some knob and tube.
A mixture of copper and galv water piping.
To bring this house up to the standard of the neighborhood it will need some refreshing.
The kitchen will need to be remodeled and expanded. ~100k for a high end major remodel.
The kids bath needs a remodel ~50k for a high end remodel.
The parents bath too ~50k for a high end remodel.
Replace old furnace with new high efficiency unit and deal with Asbestos. ~20k.
That's over $200k in remodeling costs....for a $1.22M house....
That personally seems nuts to me....I'm not saying, 'Don't buy this house.'
What I am saying is, as you go in with your waaaaaaaay over asking offer, be aware of exactly the size of the hole you are digging for yourself.
Go in with your eyes open.
But Wait, There's MoreThrough the blog I've been approached by several strangers to review houses for them that they were seriously interested in. So, I've done a couple of 'private reviews' on a commission basis. If you think something like that might interest you please contact me through the email link in my profile.