Friday, May 30, 2008

1606 Grove Road - $380,000.00

MLS #444991
3 Bedrooms, 2 Baths
Year Built: 1953
Sq. Ft.: 2,130
Acre: .50

Like 935 Belmont, this brick Cape Cod has had its MLS description, and price point, modified several times, as it has been on the market for months in the Meadowbrook Heights Neighborhood near C'ville High.

The listing reads, "SELLER IS MOTIVATED!" We certainly hope so. The house has been in the same family for decades; any monies from the sale are sheer profit. The mortgage was paid in full long before some of us here at Real.Cville were even born!

Here's why the seller should be motivated to drop the asking price further:

The listing reads, "Sturdily built home in good condition & ready for occupancy." This is somewhat accurate. But at the last open house in April, the house also needed to have all windows opened for a week to air out the odor of moth balls. The "sturdily built" materials are those from the '50's, when inexpensive pressed board, lightweight doors, and new drywalling were coming into vogue.

And it needs a contemporary kitchen, including all new appliances.

"Great possibilities: standing stairway to 750 unfinished sq ft attic with 3 gables & dormer – would make a great master suite...." While true, add at least $100K to your budget.

"...main level formal living & dining rooms...." If "formal" means "separate" from each other, as opposed to the recent trend of "Great" rooms, well, o.k. then, we'll call it "formal." But there's nothing technically 'formal' about a brick Cape Cod.

"3 bedrooms, 2 bathrooms...." The bedrooms are small, with sliding-door closets, and the bathrooms are outdated. Add some more $$$ to your budget.

"Big sunny yard...." While accurate, the property parallels the 250 Bypass. The traffic noise is significant enough to make some people never want to set foot in the yard. Nor could the land be used, therefore, as a kitchen garden--unless a soil swap was performed by experts.

And the high tension wires and transformers hovering above the house? This is not a property for those concerned with radiation generated by electricity--which is anybody who has children.

On the other hand, if you're one of those tech-forward home buyers who plans on installing robots...this could be the house for you.

Suggestion: Drop the price to the median for 2004, since we're heading backwards in time in this market: $240,000.00, in our humble opinion.

No comments: