Monday, March 22, 2010

3-19-2010: Crazy Autumn Chardonnay Edition

Greetings folks and thanks for stopping by.  Once again, we have an astounding week of inventory, with 3 of the 4 new listings being fully FHA insured (i.e. no repair escrows, so they are pretty much move-in condition).  I'm not surprised by the relists, or the price reductions for that matter, but hey - it's good to have options right? 


NEW HUD LISTINGS FOR 3-19-2010


6709 Autumn Ridge #5, Fort Collins: $127,000. 3 bed, 2.5 bath, 1344 sq ft, 2003, $100 Down, fully insured.  Sharp eyed readers may remember the posting of TWO Autumn Ridge townhouses last week, with my note that the unlisted property would likely pop up this week.  Imagine my surprise when a THIRD Autumn Ridge property rears its head.  This is still inferior to the unlisted unit in terms of condition, but it has all kitchen appliances and other than a few minor carpet stains it is move-in ready.   Expect action and lots of it, so get your ducks in a row now.
Pics: http://captainfantasy.shutterfly.com/11921
Video: http://www.youtube.com/watch?v=YjaOuap0iFk
 
 
5713 Chardonnay St, Evans: $180,000. 5 bed, 3 bath, 1312 sq ft over full mostly finished, 2005, $100 down, fully insured.  I'm surprised this is our first Grapevine Hollow listing since we've had HUD inventory in just about every Greeley/Evans subdivision.  As one might expect, the house is super nice and other than furniture marks in the carpet looks like a new home.  The basement is 95% finished, with a slick bar and a large home theater wired in Geek Squad fashion.  One of the two basement bedrooms doubles as a laundry room (it works, though) and there's a separate laundry area just outside the master bedroom on the main floor.  As is the case with many houses in this subdivision, it has a large lot with most of the area belonging to the fenced back yard.  I drove around on snowy Friday, so you can't see much in the pics in terms of landscaping but the little archway in the back should be visible.  I like the layout on the main floor, with the master on one side and the two spare bedrooms on the other.   And the three car garage (with a ceiling fan!) is slick, as is the stucco finish.  However, don't expect a ton of high-end features.  It's just simply a nice house in a nice area.  With a nice garage, with a crappy ceiling fan in it.
Pics: http://captainfantasy.shutterfly.com/11908
Video: http://www.youtube.com/watch?v=iIz6TJBI0oI
 
4403 S Shenandoah St, Greeley: $35,000.  3 bed, 2 bath, 1296 sq ft, 1996, $100 Down with $1320 repair escrow.  It's another trailer in Hill-N-Park, and it's cheap.  
Pics: http://captainfantasy.shutterfly.com/11881
Video: Sorry, couldn't bring myself to do it.
 
 
3291 Crazy Horse Dr, Wellington: $185,000.  3 bed, 2 bath, 1522 sq ft over full unfinished, 2005, $100 down, fully insured.  My reputation preceded me - when I arrived at this place two sheriff's deputies were basically waiting for me.  Long story short, just about every door was ajar, leaving drifts of snow scattered about.  Beyond the snow, a few dings and some garish paint, there's a lot to like here though: big master bath, double sided fireplace, sharp laminate floor, decent sized spare bedrooms, fenced yard, curb appeal, $100 down.  Looking in Wellington?  All right then.
 
Relist: 2431 Arbor Ave, Greeley: $79,000. 2 bed, 1 bath, 1768 sq ft, 2007.  Not a misprint - this is a 1768 sq ft home with only 2 beds and 1 bath.  It is a bi-level, and the entire lower level contains nothing.  Could you finish it off and make a tidy profit?  I don't see how, but if you're an owner occupant looking for such a project over the long haul you may want to consider it. Click here for more info, pics or a showing.  Bids due Tuesday 3-23-10 for you owner-occupant types.

Relist: Property Photo 632 37th Ave, Greeley: $77,600. 5 bed, 2 bath, 962 sq ft over full mostly finished basement, 1971, 1 car attached. It's a bit dated and 2 of the bedrooms and a bath lie in the basement (it is therefore listed as a 3 bed, 1 bath) but your worries will disappear when you see the fridge sunk into the wall. And it's no small bar fridge either.
The fenced yard is nice and the price redeems what is otherwise a fairly forgettable property with an unattractive hole cut into the wall above the stairs.
Assessed for $109,319. UPDATE: This one has returned to the market twice now, and is currently uninsured but eligible 203k financing. [Not so] Special notes: "Exterior trim needs painting. Remediate mold-like substance in the basement bedroom closet. Asbestos has been found in the textured ceiling and drywall and is currently non-friable. Basement was finished without a permit so the City of Greeley will require that the basement be brought up to code. The needed remodeling may cause the asbestos to become friable." Sweet! Scope the PICTURES RIGHT HERE.

Relist: Property Photo 1620 41st ST, Evans: $90,000.  4 bed, 2 bath, 1450 sq ft, 1993, INSURED, $100 Down.  This tri-level is actually in great shape and other than the green carpet it approaches move-in condition.

 
 
  
 
 
 
PRICE REDUCTIONS
 
 
  2907 W 12th St, Greeley: $91,800.  6 bed (!), 2 bath, 1067 sq ft over full mostly finished, 1960.  Perhaps you remember our other listing at 2907 W 11th St Rd.  No?  Well, I make 18 comparisons to it in the video for this property, but just know they are identical structures with the notable difference of a garage on the subject property here.  There are also 3 bedrooms on the main floor (the 11th St Rd house has a pseudo-master that was conjured by knocking down a wall, thereby conjoining two bedrooms).  The wood floors on the main level are in great shape

and it is simply just dated overall.  It has a covered patio, a decent fenced yard and is, again, totally FHA insured making this one an easy buy for the $100 down incentive.  Looking in Greeley?  Like the 60's brick ranches?  Look no further.
Pics: http://captainfantasy.shutterfly.com/11461
Video: http://www.youtube.com/watch?v=1uiTOtD9-84
Bids due Tuesday, 3-23-2010!  Click here for more info or showing. 
 
310 Main St, Briggsdale: $82,400.  4 bed, 2 bath, 2280 sq ft, 2002.  This MASSIVE modular home sits right in Briggsdale proper.  HUD calls it a manufactured home, it sits on just over a quarter acre and, in a rare turn of events, is completely FHA insured, meaning this one will go $100 down.  Bids due Tuesday, 3-23-2010.  Click here for more info, pics or a showing.  
 
And there you have it.  Drop me a line if you'd like to check any of these out or if you have any questions on HUDs or real estate in general. Most of the HUDs are remarkable deals, and combined with the $100 incentive they are literally the best deals around.  As always, you can go to my website http://www.cripscribs.com/hud.html and search the entire state's HUD inventory.  Comments, questions and showings please send an email or call me at 970-988-5634.  Have a great week! Crip

Sunday, March 14, 2010

3-12-2010: Insured Edition

Why is it the insured edition?  Simply because we have 15 new, relisted and reduced properties and with the notable exception of three of them they are all FHA insured, meaning $100 Down (if you want to roll that way).  Fancy an uninsured trailer?  We have that too.  How 'bout two houses for $11,000?  Yes BOTH for $11,000.  We have that too.  Check 'em out in...

THE NEW HUD LISTINGS FOR 3-12-2010
click for pics of all the properties!

Relist: 160-166 N 1st Ave, Greeley: $11,000.  Two houses.  Back on the market and reduced by almost HALF.  The HUD line: "Mold like substance present, take appropriate action. Kitchen must be removed from accessory unit. Furnaces, plumbing & electrical are not in working condition. Roof, siding, walls, soffit, fascia, gutter system & window trim need repairs. Property has well & septic systems. It is located on 1st Ave, a busy traffic street."  For what it's worth, that part of 1st Avenue isn't really that busy, but that should be the least of one's worries when considering this place.  Srsly.  Owner occupant bids due Tuesday, March 16th.

Relist: 1122 E 24TH St Ln, Greeley: $64,000.  3 bed, 1 bath, 1270 sq ft, 2002.  You may be wondering how in the world an 8 year old house can sell for $64,000.  You've obviously never read my HUD Report before.  This is a good example of a bi-level design where the lower level is consumed mostly by the garage and utility area.  The upper level isn't terrible, and the house is actually fairly intact save the $220 repair escrow meant for repairing the front door jamb.  The temporary repair involved building a makeshift door out of plywood.  Attractive.  Bids on this one are due Tuesday night, 3/16/10 so act quickly.   Click here for more info, pics or a showing.

4210 Olympic Dr, Greeley: $30,000. 3 bed, 1.75 bath, 1344 sq ft, 1980, UNINSURED.  It's a trailer in Hill-N-Park. Bids due 3-21-2010.  So, 4210 Olympic Drive or an 85" TV?


2268 11th ST SW, Loveland: $160,000. 3 bed, 2 bath, 1182 over unfinished basement, 1995, $100 Down fully FHA insured.  Honestly, I was in and out of this place but I can tell you it is in great shape but needs carpet (or a rigorous cleaning).  It sits on the corner of Dotsero and 11th ST SW and has a fenced yard and 2 car garage.  Sharp house, decent price. Bids due 3-21-2010. Click here for more info, pics or a showing.

806 5th ST, Kersey: $120,000. 3 bed, 2 bath, 1367 sq ft, 1999.  I'm actually surprised this one is fully FHA insured as it is fairly beat up.  It isn't terrible but then again it isn't awesome. Bids due 3-21-2010.  Click here for more info, pics or a showing.

5130 W 16th St, Greeley: $160,000.  4 bed, 3 bath, 1131 sq ft over full mostly finished basement, 1999, $100 DOWN with $550 repair escrow.  This west Greeley ranch is some tile and paint away from being a really nice pad.  The main level has 3 beds and 2 baths, the basement has another legitimate bedroom and 2 non-conforming (neither have proper closets or windows of any kind).
 
Location rocks on this one, and it also has a fenced yard and attached 2 car garage. Bids due 3-21-2010. Click here for more info, pics or a showing.


807 Ptarmigan Pl, Loveland: $160,000. 3 bed, 2 bath, 1508 sq ft, 1994, $100 Down, fully insured.  This one has a great location very close to Horseshoe Lake, and is in great shape EXCEPT for the carpet, which is covered with pet stains.  Yes, those kinds of stains.  In fact, the house smells pretty bad, but get over that fact and you'll see this is probably the best deal this week.  Fenced yard with dog run and kennel (which the previous owners obviously never used), 2 car attached garage, sprinkler system, cul-de-sac end location.
 


321 E 28th St Dr, Greeley: $91,000. 3 bed, 1 bath, 1054 sq ft, 2005, $100 down, fully insured.  Our pile of Riverview Farm continues to grow, with this week's installment being a similar ranch over unfinished basement. Bids due 3-21-2010. Click here for more info, pics or a showing.


  2614 Park View Dr, Evans: $120,000. 3 bed, 2.5 bath, 1420 sq ft over unfinished basement, 2002, $100 Down with $880 repair escrow.  This 2 story is missing lighting fixtures throughout the house and has a plumbing leak, but honestly the worst part is the blue carpet.  Get past that and you're groovy.  Great, fully fenced back yard on this one, hampered only by the arbitrary (and stupid) placement of some saplings and a bush.  Seriously, why? 

All in all, I would check this one out if you're in the price range.  Bids due 3-21-2010. Click here for more info, pics or a showing.


4015 Glenarbor Lane, Fort Colllins: $128,500. 3 bed, 2 bath, 1116 sq ft, 2002, $100 down with $1100 repair escrow.  Here ya go - the cheapest 3 bedroom house in Fort Collins that isn't a complete dump, or a trailer, or a dumpy trailer.  If you're willing to put up with a bit of noise from 25 (and the neighboring dogs) this house is a smoking deal.  The dog-less neighbors next door were actually moving in.  I didn't want to ruin their day by telling them the house they just bought for $155,000 is nearly identical to the neighboring HUD house.

Bids due 3-21-2010. Click here for more info, pics or a showing.

1010 E 25th ST LN, Greeley: $87,500. 4 bed, 2 bath, 1058 over full, partially finished basement, $100 down, fully FHA insured.  This East Meadows ranch is filthy, but simple carpet and paint will do the trick. It is listed as a 3 bed, 1 bath since the basement conceals the other bed and full bath.  It is topped off by a 2 car garage and fenced yard.  Bids due 3-21-2010.  Click here for more info, pics or a showing.

  6827 Autumn Ridge D2, Fort Collins: $110,000. 2 bed, 1.5 bath, 1072 sq ft, 2003, $100 down, fully FHA insured.  Over the last couple of years we've had several similar Provincetowne properties, and they have all sold for thousands over the asking price.  This should be no exception - it is nearly move-in condition and is priced well below the comps.  The last 2 bed, 2 bath that sold on Autumn Ridge went for $125k.
Bids due 3-21-2010.  Click here for more info, pics or a showing.  Looking in Fort Collins for a town house?  Don't miss this one.  But if you do....


6827 Autumn Ridge D4, Fort Collins: $?????.  3 bed, 2.5 bath, 2003, probably $100 down, fully insured.  This unit is sure to hit the market soon and is in exceptionally nice condition.  In fact the carpet appears to be brand, spanking new.
The layout on this one is a bit different than d2, with smaller bedrooms (but more of them) and an extra bathroom.   

You're not going to go wrong with either one, but give me a call and be first in line if you're into this 3 bed, 3 bath townhouse.   Click here for more info, pics or a showing.



Price Reductions

521 E 24th ST RD, Greeley: $73,800.  3 bed, 1 bath, 936 sq ft, 1999, $100 Down with $1045 repair escrow. Haven't mentioned this one before.  It's a little dirty ranch with dirty green carpet and a damn dirty ape.  Er, one car garage. Owner occupant bids due Tuesday, March 16th.  Click here for more info, pics or a showing.

2910 W 12th St, Greeley: $92,700.  4 bedrooms, 2 baths, 1080 sq ft over a full 75% finished bsmt with a 1 car attached garage, and a HOT TUB!!, 1961, insured with $2310 escrow, $100 Down.  Typically, hot tubs and foreclosures go together like spaghetti and hair.  However, I'm going to go out on a limb and say the hot tub in this property is probably the nicest thing about it.  Indeed, it has a permanent structure purpose built for it (and a big concrete slab underneath) and the hot tub room smells like you'd hope it would, i.e. a bit of chlorine and sauna-like wood smell.  As for the house, here's the pics: http://captainfantasy.shutterfly.com/11518  And the video:  
And just as a reminder, move fast - owner occupant bids due Tuesday, March 16th. Click here for more info, pics or a showing.

208 E Park Ave, Pierce: $56,000. 3 bed, 2 bath,1716 sq ft, 1998.  This is an uninsured manufactured home that HUD states "is located within 100 year floodplain, flood insurance is required. Roof replacement needed. The decks have deteriorated & warped boards. Exterior paint is deteriorated, scraping & new paint needed."  What's that about scraping?   Click here for more info, pics or a showing.


That's going to do it once again.  Drop me a line if you'd like to check any of these out or if you have any questions on HUDs or real estate in general. Most of the HUDs are remarkable deals, and combined with the $100 incentive they are literally the best deals around.  As always, you can go to my website http://www.cripscribs.com/hud.html and search the entire state's HUD inventory.  Comments, questions and showings please send an email or call me at 970-988-5634.  Have a great week! Crip 

Tuesday, March 2, 2010

2-26-2010: Don't Kill Yourself On The Water Front Edition

Why the macabre title?  Because I did most of the Greeley viewings in total darkness.  It was a blast, aside from a near death experience in 10th Street (more on that later).  And yes, we do have a water front property this week.  Actually, make that a Water Front property.  Check 'em out in...

NEW HUDS FOR 2-26-2010
click for ordered pics of all the properties!


1. Property Photo 820 21st St, Greeley: $45,000.  Over/under duplex, built in 1928. Unit 1: 2 bed, 1 bath, 709 sq ft. Unit 2: 2 bed, 1 bath, 737 sq ft (!).  I like this funky, yellow stucco duplex near UNC.  It's in far better shape than any $45k house has a right to be, especially since it is a legitimate duplex.  This one might be worth considering if you have a hankering for raised toilets
(think of it as a riser), wood floors and the color yellow. Click here for more info, pics or a showing.


2. Property Photo 1620 41st ST, Evans: $90,000.  4 bed, 2 bath, 1450 sq ft, 1993, INSURED, $100 Down.  This tri-level is actually in great shape and other than the green carpet it approaches move-in condition.
 


3. Property Photo 2704 Water Front St, Evans: $115,000. 3 bed, 2 bath, 1228 sq ft over full unfinished bsmt, INSURED, $100 Down.  No it isn't really on the water.  In fact, it over looks a prairie view.  Prairie View Drive, that is. Click here for more info, pics or a showing.

4. Property Photo 1815 30th St Rd, Greeley: $47,500. 2 bed, 1 bath, 931 sq ft, insured with $1210 escrow, $100 down.  This lil' ranch needs carpet.  Bad.  The kitchen is pretty beat up, and I don't have much to say about this one other than, well, if you have $47,500 to spend on a house, buy 820 21st ST and give me the other $2500 for making your day. Click here for more info, pics or a showing.

5. Property Photo 1225 10th ST, Greeley: $75,000. 4 bed, 2 bath, 1562 sq ft, 1915, insured with $2915 escrow, $100 down.  I really like this old 2 story.  It has oodles of charm
and has been refinished and updated in a manner that keeps the old feel while making it perfect for a business (it is surrounded by businesses on 10th Street, which is business 34 to you newbs).  I'll even forgive the fact the "USAFE STAIRS" tried to eat me.  That'll teach me to look at our HUDs in the dark without a flashlight.  Wired on coffee.  While distracted by loud music. Click here for more info, pics or a showing.

6. Property Photo 1924 Oakwood Dr, Fort Collins: $169,000. 3 bed, 1.5 bath, 1002 sq ft, 1961, insured with $1100 escrow, $100 Down.  I don't believe I've ever written this before, but this Fort Collins HUD serves as this week's disappointment.  I'll sum it up best by the question my client Adam asked me while in the house today: "Why is this such a good deal?"  Basically, I told him the truth: I never said it was.  I can say that about 99% of our HUDs, hence this silly blog.  But this needs more work than may be worth one's time.  Sure it may sell to somebody seeking the $100 down HUD, ANY HUD, in Fort Collins, but more than likely it will sell to an investor in the $150's.  Scope the video.   As I not-so-eloquently explain in the video, one of my concerns was the condition of the exterior paint.  However, the LBP disclosure MCB has posted says there are no records of LBP.  Nevertheless, the house needs paint.  And siding.  And soffits.
  And perhaps a roof.  And grading around the house.  And gutters.  And MAD updating.
The house does have three things going for it: location, location, location.  If you're wondering, it is essentially the Campus West area and backs to Avery Park.
The neighboring houses are sweet (good on ya, neighbors - seriously) so if you want a project with long-term potential check this one out. Click here for more info, pics or a showing.

7. Relist: Property Photo 4001 Golden Street, Evans: $57,000. 2 bed, 2 bath, 2152 sq ft, 1913. This funky, surprisingly large and very woody house sits across the street from our recent HUD at 4002 Golden. It is on a HUGE fenced corner lot and has 3 large living rooms. There is also a 3rd non-conforming bedroom in the lower level. It's listings like this that make me glad I finally started shooting video because I'm at a loss in describing this place. Assessed for $81,348. Here's your visual aid:
This is the 2nd relist, but this now comes back $10,000 cheaper with no explanation. Click here for more info, pics or a showing.

8. Relist: 31322 4th St, Gill: $84,000.  3 bed, 2 bath, 1432 sq ft, 1997.  This one has been around since July 2009 when we first listed it for $120k.

I still think it's an awesome house for the money (but it is in Gill).  It's in great shape, has a decent master suite and sits on a large lot with a septic system (and a buried whale).
Video:
  I will throw a disclaimer in here and say I've heard secondhand info about the septic system.  Click here for more info, pics or a showing.
9. Relist: 2307 Apple Ave, Greeley: $79,000.  3 bed, 2 bath, 1600 sq ft, 1996.  This East Greeley bi-level is in need of a bit of love (and an air freshener or two) and the previous sure did like their ceiling fans (there's 3 in the lower family room).  On paper it has it all though: 2 car garage, fenced yard, the right # of beds and baths and the right price.  Open to all bidders. Click here for more info, pics or a showing.

10. Relist: 2907 W 12th St, Greeley: $102,000.  6 bed (!), 2 bath, 1067 sq ft over full mostly finished, 1960.  Perhaps you remember our other listing at 2907 W 11th St Rd.  No?  Well, I make 18 comparisons to it in the video for this property, but just know they are identical structures with the notable difference of a garage on the subject property here.  There are also 3 bedrooms on the main floor (the 11th St Rd house has a pseudo-master that was conjured by knocking down a wall, thereby conjoining two bedrooms).  The wood floors on the main level are in great shape

and it is simply just dated overall.  It has a covered patio, a decent fenced yard and is, again, totally FHA insured making this one an easy buy for the $100 down incentive.  Looking in Greeley?  Like the 60's brick ranches?  Look no further.
Pics: http://captainfantasy.shutterfly.com/11461
Video: http://www.youtube.com/watch?v=1uiTOtD9-84
Click here for more info or showing.

11. Property Photo 1226 35th Ave, Greeley: $95,000. 3 bed, 1.5 bath, 2360 sq ft, 1959.  This big sprawling ranch has no bathroom, so it's perfect for those looking to have everything on one floor.  It is right on 35th Avenue but  right across from Bittersweet Park, and whatever that lake is.  Bittersweet Park Lake?  The kitchen is in great shape but there's a laundry list of repair escrow item.  Click the pic for more info on that, or click here for more info or showing.














PRICE REDUCTIONS

1. 347 Red Bud Ct, Eaton: $156,600. 3 bed, 2 bath, 1962 sq ft, 2001.  Yet another in Eaton Commons, this one is an extremely clean, fully insured tri-level with a three car garage.  It sits at the end of a cul-de-sac, has a big pie-slice shaped yard and even has all the remotes for the garage door opener and ceiling fans. If you want a move-in condition property, complete with kitchen appliances, look no further. Click here for more info, pics or a showing.  Pics: http://captainfantasy.shutterfly.com/11377  Bids due Tuesday 3-2-2010.

2. 2441 W 9th St, Greeley: $76,000. 3 bed, 2 bath, 1652 over partial finished basement, 1929.  Initially listed as a fully FHA-insured sale, this one comes back to us UNINSURED because of lead-based paint remediation costs exceeding $4,000 (this is a new rule, if you don't know).  It is a fairly sharp house on the inside with a bit of a funky, old 2-story layout and the exterior has a quaint Dr. Seuss kind of thing happening with that sloped roof, and because it sits on the corner of 9th St and 25th Ave the massive 2-car garage is accessed from the side street.
I liked it before and I still do, but beware of roof issues. While under contract, it appears as if something happened.  Click here for more info, pics or a showing.  Pics: http://captainfantasy.shutterfly.com/10593  Bids due Tuesday 3-2-2010.


3. 504 N 28th Ave Ct, Greeley: $88,200. 2 bed, 1.5 bath, 1062 sq ft, 2001.  This townhouse/half duplex sits just north of C Street and is fully FHA insured, meaning it qualifies for the $100 incentive with NO repair escrow.  That doesn't mean it's perfect (it needs carpet and paint as well as a cabinet door) but the repairs are largely cosmetic.  Highlights include the attached 2 car garage and a long fenced yard. Click here for more info, pics or a showing.  Pics: http://captainfantasy.shutterfly.com/11359  Bids due Tuesday 3-2-2010.

4. 37266 WCR 65, Galeton: $57,750.  3 bed, 2 bath, 1623 over full basement w/ some finish, 2001.  First: "Manufactured home connected to a shared well. Appraiser recommends a survey of the septic tank to determine if it is buried deep enough and if it meets lot line requirements. Foundation inspection recommended due to moisture in the basement- may include replacement of gutters and regrading. Plumbing and heating systems are inoperable. Buyer must obtain permit and correct county code violations: shingles coming off roof, deck is unsafe, mold-like substance in basement, and loose electrical receptacles."  Need I say more?  By the way, the gentleman that supposedly shares the well doesn't much care to share it.  He's also given me a bunch of other invaluable info.  My advice?  Unless you want to pay cash to buy something that needs major work out in the middle of nowhere (and yet be somewhat close to your neighbors), I'd pass.  And yes I've been in this one. Click here for more info, pics or a showing.

That's going to do it once again.  Drop me a line if you'd like to check any of these out or if you have any questions on HUDs or real estate in general. Most of the HUDs are remarkable deals, and combined with the $100 incentive they are literally the best deals around.  As always, you can go to my website http://www.cripscribs.com/hud.html and search the entire state's HUD inventory.  Comments, questions and showings please send an email or call me at 970-988-5634.  Have a great week! Crip