Monday, April 26, 2010

The HUDs 4-23-2010: Urban Bourbon Edition

Greetings HUD fans!  There are some compelling new listings this week as well as a couple of relists you probably missed the first time around.  Loveland is our big winner this week!  Better luck next time, Fort Collins.  Go ahead and scope the latest in....


NEW HUD LISTINGS FOR 4-23-2010
click for pics the properties!

1371 Westwood Dr, Windsor: $205,000. 5 beds, 3 baths, 1017 sq ft over full finished, 2 car attached, 1998, FHA insured with $275 repair escrow, $100 Down.  Here's an interesting fact: Just prior to this becoming the current HUD it is, it was actually listed for LESS.  To be fair, it was a short sale which most people tend to avoid.  And I'm guessing the house showed badly, which is evidenced by scattered crayon on the walls and stains here and there in the carpet.  Overall it is actually somewhat decent, and the fully-finished basement adds a couple more bedrooms and a (kind of) full bath.  I say kind of because it has but a jetted tub - no shower.   And the eastern-most bedroom is either hourglass shaped or it has the largest walk-in closet I've ever seen in a house, HUD or otherwise.  The main floor has a very open living room/kitchen and there's extra parking on the west side of the garage and a large fenced yard.  The small repair escrow is for the replacement of a few shingles but other than that the exterior is in excellent shape.
Check this one out if you're looking for an above-average starter home in the windy city. Pics start RIGHT HEREClick here for more info or a showing.


2927 White Oak, Loveland: $165,000. 4 beds, 2 baths, 1812 sq ft, 2 car attached, 1981, FHA insured with $550 repair escrow, $100 down.  This is a somewhat-attractive bi-level a few blocks NW of the intersection of Madison and 29th Street.  White Oak is a quite cul-de-sac consisting of five homes, each with curb appeal and massive yards.  The inside of this one requires a bit of cosmetic updating, as the dark trim is scratched throughout and the kitchen has a bit of a circus theme going on.  There's a lot of square footage here for the money, and the two living areas are huge.  The whole shebang is made all the more attractive by its bargain price.
Check it out if you are looking for a value-priced home in Loveland.  Pics start RIGHT HEREClick here for more info or a showing.

506 Lucca Dr, Evans: $68,000. 1 bed (plus loft), 1 bath, 1017 sq ft, 1 car attached, 2002, fully FHA insured, $100 Down.  It's been a while since we've had one of these Tuscany condos, and they tend to be exceptional deals that sell fast.  The occupancy rate seems to have skyrocketed in here as well, which is a good sign.  This is a 2nd floor unit that sits above its garage (and the unit below) and features a MASSIVE vaulted ceiling, gas fireplace and an upper half-level loft that has a well-conceived closet, making this one something like a 2 bedroom (similar set-ups get listed as 2 bedrooms all the time).  The carpet is a wee bit dirty and there aren't any appliances, and the unit also overlooks a RV parking area.  But yo, it's $68k.  Pics start RIGHT HEREClick here for more info, video or a showing.

Relist: 3138 Michelle Ct, Loveland: $182,000. 3 bed, 3 bath, 1702 finished sq ft over 368 unfinished, 2 car garage, 2001, FHA insured with $550 repair escrow.  This 2 story in Blackbird Knolls is in great shape, and sits tucked away on the long stretch of Michelle Ct close to 14th Street.  It has a side-load 2 car and one of those layouts where the upper level isn't so much a level as it is bedrooms connected via a walkway.  It has a fenced yard, kitchen appliances (at least it did) and the killer location - all for $100 down.  Click here for more info, pics or a showing.

Relist: 312 9th St, Greeley: $45,000. 2 bed, 1 bath, 1016 sq ft, 1946, NOW UNINSURED.  This little joint appears to be in surprisingly good shape although the appraiser recommends a structural inspection since the floors are uneven.  It has a massive, long lot that appears to have had a structure on it at some point, and the vinyl siding on the house is in great shape.  It sits right behind Big R and is actually a pretty decent buy.  UPDATE: While its surface condition hasn't changed, it comes back on the market without the FHA option, and a laundry list of repair notes, chiefly electrical, plumbing, heating.  And oh yeah, it sits in a 100 year flood plain. Still no pics, no video. This time I'm not sorry.  Click here for more info or a showing.

Relist: 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.

207 21st Ave Pl, Greeley: $44,000. 2 bed, 1 bath, 850 sq ft, 1979, 1 car attached, FHA insured with $1210 repair escrow, $100 down.  Sorry Crime Stoppers, but I haven't been in this place. Click here for more info or a showing.





Once again there were no price reductions this week, which means everything is STILL selling. As always, please 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, April 18, 2010

Crip's HUD Report 4-16-2010: Shoulda Boughta HUD Edition

I think that's my new tag line folks.  Why?  Because I have hundreds of satisfied HUD buyers, and am looking to help many more people become happy clients.  In case you haven't heard, the tax credit isn't going to be extended but it's of little consequence if you are looking to get into a house for $100 Down.  Haven't heard of that either?  Where have you been?  Oh, you bought a beat-up REO at auction, paid a buyer's premium AND some b.s processing fees?  SHOULDA BOUGHTA HUD!  Like one of these....


NEW HUDS FOR 4-16-2010
click for pics of all the properties!


4507 Capri Street, Evans: $150,000. 3 bed, 2 bath, 1412 sq ft over unfinished partial basement, 3 car garage, 2005, fully FHA insured, $100 down.   This attractive ranch in the Tuscany subdivision of Evans is in great shape, with just about all the features y'all are looking for: hard wood floors here and there, excellent curb appeal, big 3 car garage, roomy kitchen, 3 sided gas fireplace, master suite, fenced yard, etc.  The bedrooms are on the small side and the previous tenants likely enjoyed their Pall Malls in the house, but don't let that stop you from checking this place out.   Pics start here: http://captainfantasy.shutterfly.com/12060 

1905 7th Street, Greeley: $40,000. 2 bed, 1 bath, 781 sq ft, 1 car detached, 1951, insured with $1100 repair escrow, $100 Down.  I'll be honest, I wasn't going to devote too much time to this little joint in east central Greeley, but after seeing the bathroom and laughing hard, well, I had to bust out the video camera.  To be fair, the list of repairs is fairly minor (for a $40k HUD house) so if you need to get into a decent joint on the cheap, check this place out.    Pics start here: http://captainfantasy.shutterfly.com/12039

6757 Colony Hills Ln, Fort Collins: $150,000. 3 bed, 2 bath, 1288 sq ft, 2002, 1 car attached, Fully FHA insured, $100 Down.  This colorful and quaint 2-story isn't quite on Colony Hills.  It is in fact a couple of doors in from the street, and the front door faces a rad little park. 
  If you have kids, this is a no-brainer.  There's alley access to the 1 car garage, but alas there's no entry to the house from the garage (other than the car-hole).  This is a KB-built home in Provincetowne, and if you aren't familiar with the area, we've had a few townhouses in there over the last month and a half.  It has been literally years since we've had a house in here, and this one is worth the wait.  Like many similar homes in the subdivision (and other KB areas), there is no bathroom on the main floor, which is great if you like to exercise when you really have to pee.  The previous tenants broke the "Thou Shall Not Paint Over Every Frigging Thing" commandment, so plan on redoing the main floor paint (and outlets, and doorbell, and thermostat, and...).   Also, the carpet isn't so much stained as it is original.  So what's to like?  Well, the location is killer, the master is big and has its own bath, and in case you missed it, it's only $150k and totally FHA insured.  Dig it. Pics start here: http://captainfantasy.shutterfly.com/12023
 
Relist: 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 (UPDATE: Still may be the best deal of this week, and it doesn't stink as bad in there now that people have been coming and going for a while).  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.    Rad. Bids due 4-20-2010.  Click here for more info, pics or a showing.
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 4-20-10 for you owner-occupant types.

2818 Alan Street, Fort Collins: $99,000. 3 bed, 1 bath, 1191 sq ft, 1977, insured w/ $4895 escrow, $100 down.  This Countryside 2-story is identical to our recent HUD at 2813 Alan, which was also listed for $99,000 (sold for $97k).  And like 2813, this one sits in a 100-year floodplain and requires flood insurance.  The house is lacking flooring throughout, and appears to have been prepped for a complete overhaul as the 3 bedrooms have been sprayed with a light brown paint.  Oddly, like 2813 before it, this is also missing the toilet.  Not a big deal, but just thought I'd mention it.  The backyard needs some McLovin', and the repair escrow of $4895 puts it just under the radar of 203k territory.  Regardless, I could see this one having some issues on the financing front.  Contact me if you have more specific questions about this.  I suspect I'll be getting two dozen calls from agents about it now.  Can't wait.  UPDATE: Although I'm not quite sure why this one fell apart, I suspect it was because the buyer overbid and didn't realize they needed to bring the difference in cash.  Plus the fridge was stolen from the property while it was under contract. Seriously.  Here's the video, so imagine it without the fancy fridge:   Pics: http://captainfantasy.shutterfly.com/11568
   Click here for more info or showing.

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.


 
Nice kitchen too.  Bids due 4-20-2010.   Click here for more info, pics or a showing. 


No price reductions this week, which means everything is selling. As always, please 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

Wednesday, April 14, 2010

Crip's HUD Report 4-9-2010: Everything Active Edition

Hey folks!  Yes, sorry it has been a while but my current clients must come first.  I have a slight break in the action to bring you the latest, so let's start with...

NEW HUD LISTINGS FOR 4-9-2010
click for pics of all the properties!

1406 101st Avenue Ct, Greeley: $165,000. 4 bed, 2.5 bath, 2103 sq ft over 1177 sq ft unfinished basement, 3 car garage, 2002.  There's a lot to like in this house - the location in Promontory rocks, as it currently backs to open space.  The overall condition is well above average, with only minor carpet damage here and there.  The kitchen is lacking all kitchen appliances (the only bummer) but the rest of the house is intact, with a large master suite, tiled entryway and kitchen, fenced yard, and an elegant 2 story layout.   The biggest drawback?  Expect there to be some activity on this one, especially since it qualifies for the $100 Down incentive with NO repair escrow.  Pics start here: http://captainfantasy.shutterfly.com/12000  Click here for more info, pics or a showing.

286 30th Avenue, Greeley: $67,000. 3 bed, 2 bath, 1300 sq ft, 1997, 2 car garage.  This manufactured home is in decent shape and actually will qualify for an FHA loan (and the $100 Down incentive) with a repair escrow of $1595.  Just make sure your lender can do it.  Pics start here: http://captainfantasy.shutterfly.com/11977  Click here for more info, pics or a showing.

213 16th Ave Ct, Greeley: $40,000. 3 bed, 1 bath, 1200 sq ft, 1962.  This vaguely NE Greeley ranch is in decent shape interior-wise for a $40k house, but the exterior is in need of paint and soffit repair.  One would expect there to be LBP issues with this one, but alas it is insured with a $1980 repair escrow.  Pics start here: http://captainfantasy.shutterfly.com/11967  Click here for more info, pics or a showing.


233 E 19th ST Rd, Greeley: $81,000. 2 bed, 1 bath, 882 sq ft over 882 unfinished, 2002, 2 car garage.  No, the 2 beds is not a mistake (nor is the price) - this is a bi-level with an unfinished lower level.  This sits just northwest of Wedgewood sub and is a newer area, but is it really worth $81k?   Expect it to move just because what's there is in good shape, it will go $100 Down, and somebody may be able to get it under contract in time for the tax incentive.  Everything must go!!!!!  Click here for more info, pics or a showing.


Relist: 2832 15th Avenue CT, Greeley: $47,500. It's back, and it's still weird.  Best thing going for it is the gigantic detached garage, which I would ballpark around 700 sq ft.  The rest of the house has a wonky, unfinished vibe to it, and the layout suggest a modular or manufactured (although I believe it is neither). Click here for more info, pics or a showing.


3418 W 11th ST Rd, Greeley: $90,000.  5 bed, 2 bath, 912 sq ft over 912 mostly finished, 1961, 1 car garage.  This Westwood ranch is currently listed as a 3 bed, 1 bath.  Qualifies for the $100 Down incentive with a $2750 repair escrow for replacement of the floor coverings and plumbing repair.  Click here for more info, pics or a showing.

ALSO STILL OUT THERE:

101 1st ST, Severance: $65,000. 3 bed, 2 bath, manufactured home in Severance, uninsured.  Meaning hard to buy.  Click here for more info, pics or a showing.

1412 15th Ave, Greeley: $101,000. 4 bed, 2 bath, 1720 sq ft, 1926, 1 car detached.  This is an over/under duplex that HUD is calling a bi-level (hence the below-grade sq footage being used in their numbers).  The walk-out basement serves as a separate entrance, and both units are set up extremely well.    The alley access helps as there is no driveway to the house.  The price is a tad stout, especially since it won't go FHA.  Pics start here: http://captainfantasy.shutterfly.com/11955  Click here for more info, pics or a showing.


404 Tedmon Dr, Fort Collins: $162,000.  3 bed, 1 bath, 1346 sq ft, 1961, 1 car attached.  This almost-in-Old-Town HUD home is located just west of the intersection of Cherry and Shields.  It's a long ranch that isn't in bad shape, it's just dated.  The kitchen is on the small side, but let's just call it typical for an early 60's ranch.  AND it qualifies for the $100 Down incentive with a repair escrow of $1650.  Click here for more info, pics or a showing.

1621 Marilyn Ct, Loveland: $161,000. 3 bed, 2 (1!) bath, 1978, 1884 sq ft, 2 car attached.  This bi-level is literally missing the upstairs bathroom (it's an empty room) and given the amount of work it needs is totally not in line with its current price.  When it eventually gets down to $145k it may be worth considering.  Click here for more info, pics or a showing.

226 Robin Dr, Loveland: $93,600. 3 bed, 2 bath, 1396 sq ft, 1985.  Just reduced on Friday, and bids are due tonight.  This is a modular in Ross Estates (south Loveland near Campion).  Click here for more info, pics or a showing.

1811 19th Ave, Greeley. $101,250. 2 bed, 1 bath, 1038 sq ft, 1951, 1 car attached.  I've mentioned this one before, and it too just received a price reduction.  It is really more like a one bedroom, with a 2nd office set up that has French doors that open to a drop-off in the sunroom at the back of the house.  It's hard to describe, but seems fairly unsafe and I question the point.  The rest of the house is cool, and the location just south of the hospital is a big plus.  Click here for more info, pics or a 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.

Property Photo 330 N Shields St, Fort Collins: $148,000. 4 bed, 1.75 bath, 1597 sq ft, 1956. Back again from the murky pits of meth testing, but it has fortunately passed the test. The highpoint is the corner lot on Shields and Cherry - it's huge (just shy of a quarter acre at 10,000 sq ft) and most of it is devoted to the fenced back yard with barbecue pit and wisely placed trees. My original assessment of this property was fairly negative based on a sales price of $185k.  Now nearly $40k less, I have a bit more love for the house.  The garage access is on Shields, and the street noise in the house is substantial. The exterior has oodles of deferred maintenance and there aren't any gutters to speak of. It is a long, charmless ranch and it feels like there have been a couple of additions, including transforming half of what would have been a killer garage into a 4th bedroom. To its credit, the main half of the house has decent wood floors and it does have all the kitchen appliances. This one is uninsured, so cash or conventional only! Assessed for $239,500. Scope the video walkthrough:   Lazy? The pictures of this place start RIGHT HERE. UPDATE: In case you can't remember, this hit the market at $185,000. At this price it could be a flip.  Click here for more info, pics or a showing.

Property Photo Relist: 41616 Highway 125, Cowdrey: $88,000. 3 bed, 2 bath, 1999 sq ft over 1499 mostly unfinished bsmt, 1975. Where's Cowdrey you ask? It's south of Walden. Have I been to this property yet? Nope. Because it's 3 hours away and the previous listing agent tells me it needs "$70,000 worth of work" I'll probably wait until somebody wants to buy it before I head out there. This one sits on 3/4 acre, and I can't tell you what it's assessed for because Jackson County has very little info available. In fact, the house still shows some church as the owner of record. Hmm, a church with an FHA loan? Isn't lying a sin?


Property Photo 1424 12th Street, Greeley: $74,000.4 bed, 2 bath, 943 sq ft over full finished, 1926. Before checking this place out I was really questioning the price. Circular driveway aside, I couldn't really see a reason for such a stout price on a 'typical' 80+ year-old HUD home. However, once I got into the basement I understood: It is set up as a totally legit basement apartment, with a gigantic egress window in the bedroom. There's a second bedroom down there old listings have noted, but I wouldn't call it one. The kitchen in the basement is intact, in fact it's nicer than the main floor kitchen. And if you're concerned about the validity of the lower apartment, don't be: the land use is DUPLEX. This is a great buy for somebody looking to live in a cool, wood-floored old house and have somebody help with the mortgage. Assessed for $115,000. Scope the video walkthrough:   I should note this one has returned UNINSURED due to lead based paint and oodles of damage.  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. I do have walkthroughs of some of these that I didn't have time to find and post, but let me know and I can get 'em up.  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