Monday, November 23, 2015

Last Week's New Inventory [Fresh Listings, Get 'Em Hot]

Multiple offers came in and out of the office this weekend, plus our usual round of client showings, so this post didn't quite make it out the door.  Our goal is to publish our review of what's worth seeing every Friday, but clients always come first.    

Here's a look at LAST week's fresh listings.

To schedule a private showing, which includes a discussion of valuation and price trends, call Osman at 303.746.6896.



Boulder 


465 S 42nd Street | $535,000 | More Details
Martin acres ranch with 7 bedrooms.   Yes, 7 bedrooms.   If you've always wanted to be a slumlord, Here's your chance.  Student rentals start at about $650/bedroom. Due diligence: On Table Mesa, be prepared for road noise.   Most Boulder zoning also prohibits more than 3 unrelated occupants living together. 










2111 Norwood Avenue | $527,000 | More Details
HUD homes are practically unheard of in Boulder.   This one is severely underpriced by an out of town agent.    Conventional financing not available, HUD says the property needs more than $5,000 in repairs.    Cash or 203K FHA Rehab loans only.    When the dust settles, we expect pricing to land in the 700's.   Due diligence:  the $1MM+ homes are typically on the perch with views to the south.  Be careful overbidding this one.  

 




3488 Cripple Creek Sq 18-B | $364,000 | More Details
Very desirable location that typically sells very fast, even during weaker market conditions.  Nicer units in this development have ground-level patios that adjoin community open space. Due diligence: energy efficiency is poor at these units due to thin insulation and baseboard electric heat.   Many owners have removed the wood burning stoves over the years and converted lofts into bedrooms, sometimes poorly.  

 






1310 Rosewood Avenue 5-A | $392,000 | More Details
This neighborhood should prove to be an excellent long term investment due to amenities such as Amante, Bacco, 4580 and Spruce Confections.   It's the only neighborhood with a clear plan for the future (see the North Boulder Sub-Community Plan).   It also offers easy access to Wonderland Lake trails.    Full disclosure: I own investment property in this location because I believe in its long term potential.     




 

Louisville 

2248 W Hecla Drive | $650,000 | More Details

Built in 2012 on a postage stamp sized lot.   Everything on the main level.  Looks great inside as it should.  Practically new.

 





225 County Road | $525,000 | More Details
From an investment perspective, this one has a lot to offer.  It's a historic bungalow right next to the park, just south of downtown.   If you can get over living close to the train tracks, go see this one. 







Broomfield

4505 Fairway Lane | $1,139,000 | More Details
You can't get close to building this home today for the asking price. It backs to the course, but has a nice rough buffer.   Ideal south facing orientation, designed around views, and high-end throughout.   





4704 Capitol Court | $505,000 | More Details
This rare HUD home is in the Broadlands.   Nice size and layout for a family.   Could use interior updates.   

 
 





Lafayette 


2533 Lexington Street | $564,900 | More Details
Family friendly layout with 3 bedrooms on the upper level, garden level basement, and large deck that overlooks the golf course.   Indian Peaks.

 





2522 Ravenwood Lane | $480,000 | More Details
Substantially smaller than the house on Lexington but also with a good layout and also in Indian Peaks.    Not in the golf course portion of the neighborhood but on a corner lot.   One offer is already in.    Get moving if you want it. 

 

Niwot 

6700 Paiute Avenue | $1,100,000 | More Details
Spectacular and the purchase price reflects only 2.8% annual appreciation since the property last sold 7 years ago, excluding the updates.  It's priced right.   

 





7154 Christopher Court | $645,000 | More Details

There is not much mid-range housing in Niwot and this house is a good example of what's possible.   Short distance to downtown, fully updated, and a good layout.   Worth a look.







6533 Primrose Lane | $1,499,000 | More Details


Word to the wise.   During the last down cycle, Niwot had more than 2 years of available inventory for $1MM+ homes.  Be especially judicious when considering your options and talk a Realtor who really knows the market

This house hit the market a couple of weeks ago but the seller just slashed the price $175K so we're including it in this week's property worth seeing.   Considering they paid $1.37MM 12 years ago, the asking price is now reasonable.


As for the property itself, you're looking at a large trophy home on a HUGE lot.  The interior could use some updates but this is a nice option in the exclusive Somerset neighborhood. 


 
Longmont 

1103 S Gay Drive | $254,900 | More Details
Inexpensive house in a neighborhood with easy access to Boulder.    Income property potential, but tenant mix might leave you chasing the rent.   At this price point, it's worth considering. 

 




 
949 Ninebark Lane | $394,900 | More Details
Patio style home with main floor bedrooms, right on the bike path.   Hundreds of new houses are expected to be built here in the coming years, many with prices in excess of $500,000.   If the market turns, you could be competing with new build being sold at discount prices but it's still a solid location with long term potential.  





4409 Angelina Circle | $482,408 | More Details
Brand new construction, south west Longmont, solid long-term income and appreciation potential.   With Boulder prices becoming increasingly unaffordable for many would-be residents, this location is worth a look.     Design is aimed at Boomers.   The new Whole Foods is nearby. 


  


Vacant Lots and Land

(TBD) Main and Coffman Street | $3,500,000 | More Details
As Longmont redevelops and gentrifies, the old pawn shops and run down convenient stores are being replaced by mixed-use projects and boutique restaurants.   This spot is on the northern edge of the change and offers flexible redevelopment options.







9750 N 75th Street | $1,250,000 | More Details
West Grange is a new development going in near the Renaissance neighborhood.  If you're a builder looking for a patch of already permitted, ready to go land.  This is your spot. 



 



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The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend rigorous due diligence and professional advice before buying or selling real estate.    Powered by Realty Unique, LLC. 

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