Touring New on Market

2529 SE 64th Avenue

2011-03-14T13:45:00.000-07:00

Turnkey Lovely South Tabor Bungalow

$305,000

*remodeled 2BR/2BA with dream detached garage

*corner lot with new cedar fence & deck; newer Hardiplank siding & roof

*newer gas furnace, decommissioned oil tank & permitted electrical panel

*all new appliances in 2010/11 stay

*hip new counters & tile backsplash in kitchen

*large master, hardwoods, fireplace

*higher ceiling height in lower level ready for finishing

*short stroll to Pizzicato, Mt. Tabor park, Atkinson elementary

Major Price Reduction!

2011-02-10T11:40:00.000-08:00

3711 SE Van Waters Street Milwaukie, OR 97222

Reduced from $309,000 to $256,200!!

5 bed, 3.5 bath = 3612 sq ft! Lot size: .27 acres

Three Plots on the Spectrum

2011-01-20T09:55:00.000-08:00

Vintage Sweetheart Bungalow 4022 SE 27th Ave $249,900 2BR/1BA - Adorable, largely intact Craftsman bungalow on a surprisingly pleasant block - not a given south of Powell in this area. Super high ceilings add a welcome illusion of spaciousness, topped off by unpainted millwork and a nice “deep” view looking west into the hills around OHSU from the living room. Small, but a nice distribution of space, including a rare 2nd closet in the master and a functional back mudroom cleverly adapted for laundry. Also, there’s a very nice fenced backyard with lovely laurels. Downsides are a stove in a funny, orphaned spot, a would-be-great-potential basement that is unfortunately off the backyard instead of the kitchen. Still, the vibe is a good one, and Hopworks is a joyous 2-3 blocks away. ML# 11238716

Former Vintage Sweetheart 4116 SE 27th Ave $215,000 2BR/1.5BA - What a difference a block can make! A disturbing transition it is, not at all helped by the current state of the interior of this house. From the watch-me-wince wallpaper (in abundance) to the grim choice of “new” cabinetry in the kitchen, this one needs it all. While functional, the oh-so-1960’s bathroom’s fluorescent lighting did a horror-movie flicker that creeped me out. The lower “finished” level smelled dank and felt similarly ghostly. A client in tow didn’t last 30 seconds down there.... sheesh! ML# 10088476

Lordly Ladd’s Foursquare 1563 SE Holly St $570,000 4BR/2BA - Stately, classic home restored to dignity with Caeserstone counters and custom, period-influenced kitchen cabinetry. The only flaw there was the need to punish the fridge with a “Time Out” location in the pantry, wrecking any hope of a working triangle. Beautifully-done baths, they were nevertheless both off the main floor; and I felt like the finishes of the rest of the lower level were substantially, shall we say, undercooked. It did boast a lovely yard and a truly magical original fireplace. ML# 10070460

New Listing

2011-01-18T13:36:00.000-08:00

Abundant Ardenwald Family Home

$309,000

ML# 11128183

Well-maintained and upgraded home with many desirable features:

*New or newer windows, plumbing, maple & slate floors, kitchen appliances
*Remodeled master bath
*Oversized lot/yard with 2-car attached garage
*3600+ sq ft

*5+ bed, 3.1 bath
*Quiet street, desirable nabe = perfect for growing family!
<1mi to Sellwood shops
<.5mi to Springwater Corridor bike trails.
*Ardenwald Elementary, Milwaukie High
*One short-sale approved lender, one lien!

New Year, New Listings!

2011-01-13T11:17:00.000-08:00

Waverly Cape Funhouse 3520 SE Kelly St $324,900 4BR/1.5BA - This would be a great deal if the floors in the partly - and otherwise decently - finished basement didn’t look and feel like the aftermath of an earthquake. To say that the concrete floor had buckled would be, well, an understatement. More surprising was learning that the owners never had it properly evaluated. Too bad, because otherwise the house was sweet and showed well at this price: 4 true BRs above grade, open kitchen, a nice yard, and a desirable neighborhood walkable to all of Clinton/Division. ML# 11344483

Sweet Tea Montavilla Farmhouse 215 NE 79th Ave $264,900 3BR/1.5BA - Although the exterior of this home showed no sign of shining up for market (i.e. dead leaves, dirty porch) and the inside was definitely in need of some de-cluttering, the house was nevertheless charming and the kitchen very pleasant, not fancy but open and inviting. The layout’s only flaw was that the full bath was located off the dining room. Bedrooms were all upstairs; the half-bath was cute but also a tiny closet conversion off the master. The only other bummer was that the basement had an earthen floor covered in a vapor barrier sheeting. Good luck getting much use of that beyond bicycle storage; and there’s no garage to pick up the slack. Still, a solid deal for around $260K. ML# 11462725

Big Rooms on Belmont 5115 SE Belmont St $519,000 4BR/2BA - A well-kept home with the necessary window replacements for the busy street, the property had great spaces and was perched up nicely for pleasing views out the kitchen windows. The baths were neutral and updated, the formal rooms quite generous with a fireplace and original buffet. A newer kitchen remodel was a bit on the “budget” side, however, and the backyard almost a postage stamp. To my mind, it’s $30K high. ML# 11316198

Laurelhurst Treasure 3923 SE Ash St $769,900K 3BR/2.5BA - This one lives up to the price every bit, a fact that - at nearly three-quarters of a million bucks - is almost as stunning as the house itself. High ceilings, formal entry, beautiful period kitchen remodel, a large master with closet and shower perfection. And did I mention the lovely, oversized backyard? Perfect for the discerning, well-heeled buyer with no more than one child - otherwise, the basement would need finishing for house guests. ML# 11033344

New Mt. Tabor Listing

2011-01-10T11:55:00.000-08:00

Uber-cool, restored 1951 day ranch built for stunning Mt. Hood views from living room, master, & covered balcony. Pristine mahoghany woodwork, custom orig. kitchen cabinetry, newer privacy-enhancing patio landscaping. All updated/upgraded mechanicals. Lower level has 2nd kitchen, bath & 3rd BR w/fireplace currently used as theater room. Main floor laundry, attached dbl.garage.

Please contact Chylese for questions or a viewing @ 503.703.3303 -or- chylese@meadowsgroup.com

Don't Judge the Book...

2010-11-15T20:54:00.000-08:00

Three vintage homes with sweetness oozing from curb appeal cooed to me this week. All of them surprised me once inside, one jarringly so. As often as I caution new clients that most homes - particularly older ones designed for a different era lifestyle and also survivors of generational changes in aesthetic and taste - are rarely just what you expect from the photos you saw online. Sometimes they're much nicer, much brighter, or laid out much better. Sometimes they're darker, rougher, even puzzling. Stinky. Drafty. Worse, maybe, is when the story they tell is nothing like the title implies. And so we come to this week's stroll.

1. Queer Queen Anne 2036 SE Umatilla St. 3BR/2BA $279,900 - Sweet as sugar from the sidewalk (would there be tea and biscuits served?) and clearly well-maintained. This was the one theme that held true throughout. And, to be fair, for a smaller home it had fairly good spaces, friendly updated kitchen, warm finished basement. But whoever installed the laminate flooring (on both levels) was um, overzealous - it was everywhere - and it was made impossible to ignore because it wasn't floated properly. Either that, or there was Captain Crunch cereal underneath.

2. Craftsman Shell 3605 NE 8th Ave 3BR/1.5BA $320,000 - This one derailed from the soul train. Intact on the outside, once in, I thought I'd walked into a new townhome in Hillsboro. That sensation held solidly through both floors and I found it eerily appropriate that the house also lacked a basement. Otherwise, it had a sensible layout - main floor swing 3rd bedroom & half bath, and two solid bedrooms and bath up. Nice street, good nabe. But wow. Ugh.

3. Westmoreland Winterland 1415 E Yukon St 4BR/2BA $469,000 - Beautifully remodeled and kept, and much larger than it appears from the street. Great spaces, soaring ceilings, a layout that could work with many scenarios, and an enviable stroll from tony shops & eats. But not all Victorian-era homes are created equally. Or heated equally. This one was downright frosty upstairs, lovingly decorated master suite notwithstanding, and those white-washed bare floors weren't exactly minimizing the effect. The very finished, seeemingly-endless basement was also chilly. Bummer. It's a nice home, though only new on the market at this price - they started a year ago nearly $100K higher. A shopworn bargain now, it still needs a bale of insulation and a talented heating contractor.

Sunnier Skies, Cloudy Inventory...

2010-11-03T18:51:00.000-07:00

North Tabor Bungalow 6500 E Burnside St $249,000 3Br/1BA - Spacious, solid 20’s bungalow includes 2 really great bedrooms - one up, on on main - and a larger if so-very-tired kitchen with generous eating nook. A lot of house for around $250K in this neighborhood. Still... hard to ignore the Burnside noise (new windows on the front would help) in the formal rooms, and no backyard to speak of.

Dejected Sweetheart 2413 SE 16th Ave $274,500 2BR/2BA - A truly lovely little house, in need of a lot of wooing - all the goods are there, they just ache for restoration. The ceiling height on the lower level is a real bummer for anyone over 5’10” - which explains the price quite a bit. So does the appearance of a cringing “as is” warning in the listing notes. I did see some newer mechanicals - electrical and furnace - so maybe it isn’t so bad. For under $260K it starts to look like a great rental property, given the Ladd’s Addition address.

Roseway Oddball 3113 NE 71st Ave $284,950 3BR/2BA - This house would be a hard-to- pass buy if the owners had just bit the bullet and removed the ridiculous tile flooring that the previous owner had left in both main floor bedrooms, especially since the listing agent verbally waved an alleged $2500 bid to do so (in order to unearth the fir floors trapped below) in front of me as soon as I walked in. The rest of the home is nice and relatively unspoiled. Neither bathroom was a standout, but they weren’t egregiously dated, either. Good street, and LOTS of nice mechanical updates for this price point.

(Not SO Forgettable) Family Starter 4619 SE 49th Ave $289,000 3BR/1BA - The curb appeal won't incite any squeals, but the inside really went a long way toward making up for that on this nice street. A sensible, 1-to-2-kid-friendly layout with well-proportioned room sizes - given that the house was small, it didn’t feel compartmentalized - plus a clean basement with an easy playroom to be had below. A great yard, (fenced!) an attached garage for rainy days or small-child safety, & new windows throughout.

Alameda English Puzzle 2600 NE Ridgewood Dr 4BR/2.5BA $575,000 - Tastefully updated and decorated throughout, with especially nice bedrooms up, I nevertheless found the home’s layout on the main floor to be counter-intuitive and confusing. The dining room was in the back of the house (behind the kitchen) and one therefore stepped into the kitchen off the formal entry. The living room, off the entry in the opposing direction, was therefore diagonal to the dining room, which is to say, completely separated from it. This, and the bizarre, star- shaped traffic intersection the house sits on, left me a little disoriented.

Final Price Reduction! 3306 SE Alder Street

2010-10-19T09:52:00.000-07:00

$319,950!! $1000 bonus to selling agent!

Pristine 2 bed, 2.1 bath + den/office, with rare 1 car garage. Quiet unit facing trees, near Laurelhurst park and all the Belmont/Hawthorne shops. Low HOA's.

On Market Soon!! Ladd's Addition

2010-09-16T15:40:00.000-07:00

New listing 2101 SE 20th Avenue : $329,000

Amazing opportunity. Generous 3+BR/1BA Craftsman bungalow with all new drywall & wiring has full-size yard, detached garage, basement w/great potential too. Ample closets up make for easy 2nd bath addition. Fireplace, beautiful hardwoods, original dining room built-in, bright kitchen w/eating nook. Newly-tiled bath & new period sink/cabinet, w/original vanity intact.

Pictures coming! Tremendous opportunity in a coveted neighborhood; short walk to best of Clinton/Division area shops & eats, easy bike commute downtown.

Open House today! 1-3pm 2883 SE Clinton Street

2010-09-12T10:05:00.000-07:00

Come celebrate my new listing at 2883 SE Clinton Street,

and join us for an open house from 1-3pm!

Coming September 10th!!

2010-09-07T11:03:00.000-07:00

- Generous Craftsman Bungalow 3+BRs/1BA in fabulous Waverly Heights / "Clinton" nabe location
- New granite/custom tile/sink/electrical in kitchen + eating nook
- All new/newer stainless kitchen appliances
- Formal living & dining rooms with fireplace, original builtins, newly refinished hardwood floors
- New gas furnace and newer Marvin Tilt-pak windows
- Lovely, full-height upstairs with walk-in closets & bonus area perfect for office
- Completely rebuilt front porch
- Detached garage & fenced backyard
- Partly finished basement could be made into separate living quarters.

Below is Piccolo Park, right near this home!

Please contact Chylese for any questions! email: chylese@meadowsgroup.com cell: 503.703.3303

Upcoming New Listing in Ladd's Addition

2010-08-25T14:26:00.000-07:00

Another move-in ready 3BR/1BA Craftsman Bungalow with all the desired trimmings:
* All new drywall and updated electrical throughout main & upstairs
* Refinished oak hardwood throughout & new paint in and out
* Intact wood-burning fireplace and full-length, original dining room built-in
* Generous bedrooms (1 on main, 2 up) and closets!
* New Marvin wood-framed windows
* Period bath with new tile, sink, flooring & intact vanity
* Bright & generous kitchen with eating nook
* Very high ceiling height and bonus room in basement with more potential
* Desirable schools: Abernethy, Hosford, Cleveland
* Fenced & quiet backyard with alley access garage & parking
* Walk Score Heaven: Skip to New Seasons, Bar Avignon, Nuestra Cucina, Tart, Vindahlo, Pastini Pasteria, Pizzicato, the Oregonian's 2010 best restaurant in Portland (Castagna) ... Restaurant of the Year, Castagna and the lovely, prized rose gardens of your new neighborhood Link to Rose Gardens

Southeast Rollercoaster

2010-08-20T12:00:00.000-07:00

A new week, and some new houses to see. It is abundantly clear to me that the fixers - even the "light" or simply aesthetically-challenged ones - are NOT moving unless they are true bargains. At the same time, I am equally convinced that the turnkey, pretty ones that are not priced above 2007 numbers are selling fast, at least in the close-in east side neighborhoods. Reviews of three new listings follow:

1. Tabor Sweet Tooth 4844 SE Grant St. $289,900 3BR/1+BA Pretty much the quintessential Craftsman bungalow, with a hard-to-find 3rd true BR on the main floor, that still harbors room for improvement - such as a better exterior color scheme (it's too WHITE at the moment, ugh) and one or two egress windows put into a valuable full footprint basement already extensively decorated/furnished to appear as living space - yet presents itself as a good-vibe turnkey sweetheart. I note the tidy, clean & upgraded mechanicals (A/C! new vinyl windows) and a friendly, private low maintenance yard. The dead end street could be prettier, but who could complain about this location? Will go fast at this price.

2. Woodstock Wiener 5530 SE 45th Ave. $229,875 3BR/1BA The price, location and description were so appealing that I raced over to see this one, even though the pictures weren't up online yet. Yikes! The exterior took down my expectations one notch on arrival (worn-looking up close) but I was still overcome by the smoker smell and appalled by the kitchen, whose cabinetry and overall state would not be move-in satisfactory for anyone I've ever met. The bath was forgettable, the closed staircase going up was awful and beat to heck; I didn't linger upstairs because the carpet and configuration up there was depressing and wholly unappealing. What do you want for $229K? More than this. Should be $195K.

3. Nice, But Painful 4837 SE Lincoln St. $375,000 3BR/2BA A blooming example of Why You Shouldn't Hire a Low Fee Agent. This house has enough location, curb appeal, yard size and amenities to sell for about $395K quickly. Why won't it? Because the absentee Broker isn't saying/doing what the seller needs. For $0, the home should have been cleaned, top to bottom. It was dirty, dusty. Furnishings were depressing or glaringly absent where they were sorely needed. And the yard looks like the "After" photo of a meth addict who was once a pretty thing. These conditions totally overshadowed and compromised a whole lot of modern-taste remodeling, including a new concrete/slate/stainless kitchen and inventive, especially lovely master suite upstairs crying out for a virtual tour. A classic example of "saving" 1% in favor of squandering perhaps 5%.

Little houses, fit for spouses

2010-08-11T10:16:00.000-07:00

(And that's about it!) Today I made an impressive arc around the close-in eastside in the quest for the perfect little house. Of five examined, there was a $100K price difference ($219K-$319K) in play, and two were great buys. The others had challenges were either location, kitchen, or a little of both. Read on for the lowdown and please - leave a comment! I get emails from some of you on these reviews that I would love to see (so everyone else can, too) here. Thanks for reading!

1. First Kiss $219K 2BR/1BA 6804 NE Davis St. Here is the first-time homebuyer's dream: a little move-in ready house on a great street barely north of Mt. Tabor. It has curb appeal, hardwoods and a fireplace, no wizened furnace or unknown oil tank lurking, and a friendly-appearing full basement to play with when it starts to feel tiny. The second bedroom is very small, and there is no formal dining room. The eat-in kitchen won't wow you, either, but it was what I would expect to see in a house for $30K more. What a buy.

2. 200lbs+ Need Not Apply $319K 3BR/1BA 3726 SE 10th Ave. Perched in the perfect pocket of tricky Brooklyn, this was one I had high hopes for. Truthfully, it showed as well as its MLS description promised, but for two unavoidable "elephants in the room." Elephant #1 concerned an overzealous kitchen remodel that left perhaps 18-20" of clearance for a person wishing to exit its rear doorway (to say, access the basement or back door.) A larger person would be um, stuck. The other problem was that the whole house just felt really tight. A touring companion (who lives in a 2BR apartment) felt the same way; and in this market the price seemed of small comfort to us.

3. Not Quite, But Almost $299K 2BR/1BA 1625 NE 58th Ave. The location is alright, as is the curb appeal. It's a roller coaster from there: a truly fabulous living room and dining room (and layout) are barely affected by a tenant's uninspiring furnishings. The kitchen needs new colors and a bit of polish, yes, but still large, bright and pleasant. The bath is also roomy, with some vintage sparkle. The real downer comes when one enters the ill-conceived converted garage, uh, room. It was like stepping out of a cute little cafe into a seedy bar. Cheaply carpeted and unused by the tenant, it not only added nothing but took away from the sweet little home it was connected to. Wave a wand and change this one back.

4. Boxed-in Beauty (or, "No Wonder We Couldn't Find It!") $229,9K 2BR/1BA 226 N Page St. A hip remodel of an early eastside Queen Anne (like, 1895-early) which hasn't lost the connection to its roots, this sweet, small house and darling deck & small yard stand in total defiance of their immediate surroundings: tall, concrete commercial structures to the east and north of the house aim to smite its charm with a battle axe. But take a deep, cleansing breath. The one next door is a friendly 9-to-5 printing house, with no windows, so privacy is complete. And the one across the street? Well, remember the lovely backyard and deck? Yeah, that's where you'll be. Still, a mite high; $205K feels about right.

5. Belle of the Ball $249K 1+BR/1BA 4417 NE 71st Ave. Please, don't let the address stop you. The street is nice, it isn't all that far from Beaumont Village (<1mi) and the house is really, truly lovely. The yard is amazing, almost breathtaking. The kitchen is a nice, smart remodel sure to appeal to a range of tastes, and the not-quite-legal BR in the basement is surprisingly warm and delightful, with pretty fir (yes, fir!) floors and matching wainscot. The rest of the basement was wisely emptied, polished economically and perfectly staged, such that no one would object to it as living space. A gem for sure.

3 Flavors of Bungalow: Perfect Peach, Neopolitan and.... Cherry Garcia

2010-08-04T16:23:00.000-07:00

Oh, I do love ice cream! And for me, touring interesting Craftsman bungalows is almost as gratifying as licking away at some delectable confection squarely planted on a crispy sugar cone - yum! This week's flavors are named (subjectively of course) according to their overall, um .... mouthfeel?

1. Perfect Peach $329K 4274 SE Morrison St. 2BR/1BA A taste of heaven - delicately remodeled with a sweet layout - friendly front porch, small entry, nice living room-into-dining room layout with a re-done clawfoot-comprised period bath, spruced kitchen (fresh paint, nice countertops) and private - though petite - backyard entertaining yard. Also boasts a cool semi-finished entertainer basement and most notably, all new beautiful, double-hung wood windows throughout. Heard they had a buyer already for this one.

2. Neopolitan $393,9K 2006 SE 32nd Pl. 3BR/2BA Like the ice cream, this house has at least something that everyone digs - whether it be the fabulous location, perfectly refinished hardwoods, updated kitchen or master suite. But some people don't like a "mix" of flavors together, which admittedly this house has too: a lousy staircase up & atticky master bath are surprisingly married to a spacious, tall-folks-friendly bedroom with mahogany floors. Lovely kitchen cabinets lose some luster under some shlocky tile counters. A corner lot but no parking. Still, it's a great deal, needs nothing major and you can't beat the spot.

3. Cherry Garcia $289K 1315 NE 74th Ave. 2BR/1BA Before you even set foot on this property, you'll have an idea where the flavor name came from: homemade, studded sliding doors must be parted to take the first step inside the yard. Once in, a pleasing, tranquil oasis does greet you. A sleepy, hospitable front porch rests above a carefully-tended front, landscaped to highlight a sweet water feature. Once in the house, the first impression is of a cabin with all the original, unpainted millwork & builtins nestled in a shaded grove. But it's a wacky house, to be truthful, with a small and too-worn kitchen missing all the cabinet doors, miniscule 2nd bedroom and kooky, draped-but-really-unfinished upstairs that must be hot as hell later in the day. Location feels far out, too.

Icy Cold, or Steaming Hot?

2010-08-04T15:49:00.000-07:00

Before leaving for a late-July trip, I took aim at a few market newcomer homes in the $250K-$350K range; on an unrelated yet strikingly parallel note, I just finished an outing with some new buyer clients casing the creampuff eastside neighborhoods (Laurelhurst, Irvington & Eastmoreland) in the $550K-$800K range a couple days before. I say "strikingly parallel" note because I found the same inventory dynamic in play during both outings. Listings seem either completely out of step with respect to current price-condition values, or they knock them out of the park (i.e. look pristine or fabulous and have an aggressive price point.) During my outing with the buyer clients, we saw one large $800K+ home that showed like a dream on four levels of living (as it should!) and another in a comparable location that apparently relied on its double-lot measurements to make up for a very disappointing kitchen (one I'd expect in a $349K house, frankly) and half the living space below grade. Similarly, when I toured a 2BR/2BA condo with comparable square footage and little more than a stone's throw from my own listing, I was relieved (but still shocked) that the substantially lower price it had ($50K) did not overcome the very busy and loud street, its mediocre kitchen, 100-yr-old windows, missing bonus room and utter lack of parking. I can't say enough how important it is to keep the price expectations realistic and also have the property as sparkly as possible for this market.

Here is the scoop on the three new ones I saw:

1. Sunnyside Dud - 2518 SE Belmont St. $285K 2BR/2BA main floor condo unit in an architecturally strong (but unevenly maintained) converted building in what was probably an original duplex but is now a fourplex structure. Nice staging and soft background music don't quite make up for the blazing traffic noise (rendering its nice porch unusable before 10pm or after 8am) or the unreplaced windows everywhere. Privacy concerns would require curtains anyway, I guess. On the upside, the rooms are mostly generous, and the fireplace and floors and some original features/fixtures help quite a bit, and the baths are both solid. Laundry is in the basement, along with some nice storage space. Still, it's a tough sell, even at this price.

2. South Tabor Sweetie - 7526 SE Pine St. $247,5K 3BR/1BA one-level updated modern ranch-style home with attached garage (thankfully not featured from the curb view.) Tucked into a sleepy nook of Mt. Tabor's southeast corner pocket, this modest little home nevertheless showed exceptionally well, with refreshingly tasteful and orderly decor, a smart kitchen remodel that maximized the space, nice hardwood floors and a pretty newer bath. The bedrooms, true to typical ranch style, were all unremarkable but well-proportioned and clustered at the rear. The yard wasn't big (but not small) and it was fine-tuned with healthy grass and landscaping. Great buy, easy to "see yourself" there. Happy.

3. Neglected Waverly Waif - 2406 SE Ivon Street $360K 3BR/1BA A towering foursquare in a to-die-for location, with an unfinished third floor (well, fourth counting the basement) accessible by existing stairs. Recently painted acceptable exterior colors, sizable lot & yard, plenty of space. It seemed a steal! Oh, but the pleasantries stop there. Showed egregiously poorly, including a downright revolting bathroom, because...? Don't know. Here's what I do: the condition cost the seller an easy $25K that would have been negated entirely by a thousand bucks on a packing/staging service and another $500 for a cleaning crew.

Just how much is a great location worth?

2010-07-09T09:32:00.000-07:00

Today I ventured out in the (what do you call it again?) hot sunshine, slathered in plenty of sunscreen thank you, to check out three new southeast Portland listings that all sparkled with the promise that "great location" offers. Alas, I was chagrined to find that 2 of 3 were disappointing, for different reasons. But at the end of the day, disappointing always means overpriced. The third house had great relative location and views that make up for its somewhat easterly Mt.-Tabor-but-not-much-else hike factor.

Location should come at a premium, but only if the property itself lives up to a strong neighborhood's image. A fixer is a fixer is a fixer, I don't care how many trendy restaurants you can walk to. In this market, poor (read: cheap) remodeling choices and true rough-and-tumble condition really hurt the marketability of the home, especially when the house has (or had) a lot of vintage character. And a fixer ain't gonna fetch what a lovely home in a 2nd-tier location is going to. In this city, 2nd tier locations aren't bad ones, they just aren't the ones touting 90+ Walkscores. With that said, here is the dish on today's offerings:

1. 2416 SE 34th Ave. $249,500 2BR/1BA Craftsman bungalow oozing with location, intact built-ins & kitchen, though unfortunately also oozing with decay, neglect and many restoration or replacement projects that would challenge anyone other than a professional. Sheesh. Overpriced by close to $50K.

2. 1218 SE 51st Ave. $325,000 2BR/1BA Another Craftsman bungalow in a powerfully appealing location. Though updated and remodeled, pleasant enough and neatly kept, the house's updates were out of sync with the era. Both bedrooms were small and decorated as if in a hip 1960 home; I'd look past that if the kitchen hadn't been re-done as if it were part of a Hillsboro subdivision. Enough said. (On the bright side, the kitchen did have a lovely eating area opening out to the back deck & yard.)

3. 7229 SE Yamhill St. $397,000 3BR/2BA An English view home in the dreamy east side of Mt. Tabor, a bit removed from what many buyers yearn to walk to - namely, shops & eats - but is really not far from them. The reward for the extra half-mile out is a very well-tended pocket and sometimes spectacular views of Mt. Hood and Mt. St. Helens.

As Promised....Pictures of New Listing!

2010-07-06T09:31:00.000-07:00

New Belmont town home has hit the market!

For more pictures, a showing, or more information, please contact Chylese Austin. 503.703.3303 -or- chylese@meadowsgroup.com

A couple of little dumplings

2010-07-02T09:58:00.000-07:00

This week's new entries to the market were definitely limited by the upcoming holiday weekend, but that didn't keep me from extracting three little pearls to tour. Unfortunately, one was colossally overpriced, though paradoxically it appears to have a motivated seller. Another was an enticing buy, with an unusual unfinished upstairs - 2 rooms framed in, with a quite serviceable existing staircase - on a wide friendly street. The third one was technically not a new listing (it had a sale fail) and a client of mine coaxed me over to show it. Glad I did!

1. Enticing Tabor 2+BR/1BA $319,500 1736 SE 51st Ave. Well-preserved late-40's traditional has rare unfinished 2nd floor, sweet & clean eat-in kitchen and nice main floor bath & bedrooms. Great yard, but it is only accessed through the driveway side. The only other drawback is the paucity of space for formal dining. If one has the typical 6-chair set, it would be mighty tight in the allowable area off the kitchen. Still, the street is wide and great and the blank canvas upstairs is pretty compelling at this price point.

2. Diamond-priced Zirconium 1BR/1BA $329,000 4234 SE Washington St. Petite but charming bungalow with very lovely yard, beautifully appointed & cozy interior, upscale-remodeled kitchen. Sparkles! But is it a true diamond? The kitchen is so small that what I took for a wine fridge was the fridge. (A full size one is quite inconveniently located in the basement.) The bath is nice, but not stellar; it's also pretty small. So is the bedroom... you get the picture. Should be closer to $289,000.

3. Scrumptious Victorian Farmhouse 2BR/1BA $279,900 22 NE 61st Ave. I could just about smell the pancakes cooking in this delicious little house, decorated and clearly loved for all its vintage glory: battered but cool wood floors, a handsome living room & fireplace with peek-view of the west hills adjacent to a generous kitchen and quirky-neat back room (dining room?). Both bedrooms were adorable, though one is small... however, its size actually adds to the the charm of its wainscot and Cape Cod transom windows on two sides, still very much in good working order. A tad high for the street, but a lovely, private yard almost makes up for that. More (though limited) possibilities in the basement, too.

Sneak Peek!! To hit market July 5th

2010-06-29T12:33:00.000-07:00

Pristine, 1-owner occupied, Sunnyside townhome off Belmont!

Two Bedroom + Den and 2.5 Bath
Bamboo Floors on Main
Slab Granite in Kitchen
Gas Fireplace
Balcony Patio
Attached Garage
Low HOA's
Energy Efficient Construction
Central Air
Immaculate Condition
Best Location - not courtside, on quiet Alder Street facing trees.

Walk to everything from Laurelhurst Park to Bagdad Theater, including all the best Belmont eats & shops. Priced $10K below purchase price in 2007!

Please call or email for any more information, or a showing. chylese@gmail.com - or 503.703.3303

Good Vibes, Great Nabes

2010-06-13T11:49:00.000-07:00

For anyone with an umbrella that still works, there were some enchanting little homes & spaces that I had the pleasure of seeing on Tuesday's tour. One (well, two really) was in the southeastern corner of the coveted southeast Woodstock neighborhood, and another in the ever-hot Sunnyside/Richmond pocket. Another pocket of gems were inspected in the southwestern part of the northeast Concordia neighborhood, all of which were just north and west of Killingsworth. All together totaled, I saw seven very different separate living spaces, each with its own enticements and 6 of 7 ready to move into. The best part? None were listed over $340K.

1. Woodstock 2-fer $259,000 One petite but clean little dumpling, 2BR/1BA 750ish sqft. Oak hardwoods, white-tiled in the kitchen, bath (and, oddly I must say, the dining room too) in apparent move-in condition and on a corner lot. The real attraction is the second, new and ubercool almost-ready ADU, with a loft living space complete with radiant heated floors and intoxicating cedar walls. Beautiful bath and high-end Craftsman doors and windows. Garage/livingspace? on main level to use as you will. On a quiet street not far from the delights of Woodstock's finest cafes, shops, etc.

2. Richmond Ruby $324,500 3BR/1BA Yet another lovely little Craftsman bungalow that is tastefully, cheerfully lived in. A small kitchen is greatly helped by its location overlooking the serene and privately hedged backyard. Cool frosted glass door on the detached garage gives it another sparkle. The formal rooms do include an original, working wood fireplace, and are flexibly laid out to accommodate infinite furniture and use combinations. A period-faithful jack-and-jill bath connect two good BRs and the upstairs is usable (though not for the tallest among us.) Skip to Hawthorne or Division nirvana.

3. 3@K4 Ct $279K-$339K (2-2BR/2.5BA, 1-1BR/1BA) This project was completed over a year ago, but was too pricey in spite of its cool grey stucco & cedar design and modern charms. 1 of 4 sold; now they are reduced and seem an enticing bargain. Great layouts include capitalizing on natural light, some Mt. Helens views, while insuring privacy without the need for spendy window treatments. Pretty walnut floors & wool carpets, several patios, and living roofs, too. Only downside? On Killingsworth itself, so some traffic noise is unavoidable, though not really so objectionable. Worth the look now.

4. Lovely Concordia Cottage $329,000 3BR/2BA Truly a near-perfect little house, especially at this price and such a stellar location. Everything that a buyer in this price point would wish for: curb appeal, hardwoods, fireplace, cute kitchen overlooking a sweet backyard, detached garage, master suite with nice bath up, and more living space in a basement with all newer windows. Hop to Cup & Saucer, walk to New Seasons in about six minutes. Won't last.

A Diamond in the Rain

2010-05-19T15:31:00.000-07:00

The listings are picking up, but the weather is still, well, Portland unpredictable. I was all over the east side Tuesday to see the most promising 4 or 5 houses that popped up. The results? One stunner I whisked a client over to and several others decidedly in the "semi-precious" category. Read on...

1. Hollywood Heartbreaker $349,900 2BR/1BA

Craftsman bungalow, pretty much perfect except for some very, very minor aesthetics (some aluminum windows need banishing and the kitchen floor & counters won't wow anyone, though they're pristine.) Otherwise, it's a fabulous location on a lovely block where one walks to Whole Foods in about 2 minutes; a stout front porch & breathtaking landscaped backyard to turn every visitor pea-green with envy; and did I mention the leaded-glass built-ins? Oh, my.

2. Beguiling Bungalow $315,000 4BR/2BA in the nosebleed of Concordia, where a promising (though not plentiful) patchwork of rescued homes and infill new construction are at least encouraging. This home is architecturally appealing, and clean & move-in ready. But the layout has thwarted any corresponding "flow" - it is choppy and odd, though period details & character are surely there. For example, the kitchen is ample and vintage and smartly revived with subway tile, but the refrigerator fits nowhere within any sensible "working triangle." Great yard, but sketchy block. And the desirable 2nd bath is oh, in the basement. You get the picture...

3. Pricey Piedmont $375,000 3BR/2BA A true Craftsman, with weep-worthy woodwork and ample, well-located bedrooms. An original bath on the main floor was also lovely to see. But... I saw much deferred maintenance peeking out in many corners: water stains under curling wallpaper, wizened kitchen decor & windows, an ungainly, ill-conceived whopper of a garage that traumatized the backyard into oblivion. And what about that buried oil tank and ancient electrical panel? No one knew. Great location, but no deal without $20K of concessions.

4. Lofty Queen Anne $319,000 2BR/1BA A pretty peacock from 1894, with soaring main floor ceilings and refinished original fir floors. Some dividing walls were removed long ago, such that the kitchen, dining room and living room are all-in-one now. Re-done in the 80's, I'd venture, the kitchen cabinetry is holding up well, but hardly matches the era and would benefit from an island. Bedrooms each come directly off the main living area; both terminate with separate doors into the long bath

that looks a little tired. The backyard, however, was a nice pick-me-up and is privately fenced, a bonus in this heart-of-Sunnyside, tightly-packed and desirable hippy nabe.

Bungalow, anyone?

2010-04-29T09:18:00.000-07:00

So now that I'm armed with several clients on the mad hunt for the perfect bungalow, (preferably under $350K) Tuesday tour day finds me scouting out the most promising new suspects for them. Alas, we have some slim pickins at the moment, but here are my favorites of the week:

1. Regal Richmond $369,900

3BR/1BA A true Craftsman on a great, quiet street a mere stone's throw from the best walking treasures on post-39th Division.

(We're talkin' wafting scents of Petite Provence, clinking wine glasses at Oscar Albert's, and the beseeching aromas of roasting coffee at Stumptown...) This house - despite an uninspired

circa-1945 kitchen remodel - still has all the bones and classic layout you'd hope for in a bungalow. A nice palette (one owner is an accomplished painter) soothes most other shortcomings, and the upstairs bedroom is fairly generous and greatly helped by 2 large added skylights.

Link: http://meadowsgroup.com/propertydata.html?mls=RMLS&listingid=10035090

2. Sabin Sweetheart $315K 2+BR/1BA

An odd layout belies a charming little home that nevertheless offers up a host of sensibly-sized rooms for the modern couple (a wee babe could also be accommodated.) The master is gratefully generous, and the kitchen is very pleasant with just the right amount of color to perk up any morning,

including a nice nook for perusing the paper or even working from home. The location is also excellent - just east enough to avoid the spotty western fringe of this desirable neighborhood, and just close enough to Fremont that walking home from Whole Foods with 2 moderate grocery bags isn't unthinkable. Link: http://meadowsgroup.com/propertydata.html?mls=RMLS&listingid=10034397

Oregonlive.com -"TriMet's Milwaukie MAX line could transform Portland, Clackamas County neighborhoods" | Portland News

2010-04-27T21:03:00.000-07:00

http://www.oregonlive.com/portland/index.ssf/2010/02/next_stop_southeast.html

What can you get for under $250K these days?

2009-12-04T21:11:00.000-08:00

Take heart, would-be home shoppers! Real estate has some bargains out there that rival any WalMart Santa, but the best ones still seem to go faster than you can say ho ho ho. Just today I saw 3 small bungalows with a client, 2 of which were good values. In the last week I've seen a couple other notable finds while poking about with a different person who happens to be in the same price range.

Here's the skinny:

1. 4326 SE Main St $249,900 (1BR/1BA)

Vintage Thumbelina on an oversized lot. Must have a killer "walkscore" but will surely test the strength of any avowed purist. So very intact, including the chlorine-blue matching tub & toilet. Roof and mechanicals are relics, too, though they do appear well-maintained.

2. 1821 N Farragut St $249,900 (2BR/1BA)

Great small bungalow facelifted in all the right ways - new kitchen wisely built around an original sideboard-feeling bank of cabinetry with lovely fir countertop with a generous nook. Fabulous river rock fireplace gussied up by new hardwood floors. Private yard, sturdy garage, very generous master and pretty bath w/nice clawfoot. Walk to best of Kenton shops. Roof & electrical new too. Won't last.

3. 9464 N Trumbull St $196,900 (2Br/2BA)

Sweet little cottage on narrow but deep lot. No driveway possible, and it's a little bit "up there" location-wise, but shows darn well, esp. at this price! Bonus outbuilding would be great studio and the basement bath & nearly-finished room are actually quite friendly. Kitchen needs polishing, but that's it really. Seems like a steal.

4. 7132 NE 13th Ave $209,000 (3BR/1BA)

Chopped-up feeling little house that needs LOTS of cosmetic love. Like staircases that aren't death traps and a kitchen make-over that will allow the user enough space to open all the drawers near the sink. Oh, and it's a short sale with an offer or two suspended in space already. I'd pass on this one.

Bungalow Bounty

2009-05-06T21:40:00.000-07:00

Sweet Pea in Montavilla Pod
41 SE 79th Ave 2BR/1BA $219,000
Very cute smaller house just south of Burnside has a surprisingly large eat-in kitchen, fabulous backyard, pretty fir floors in living & dining rooms. Cork floor in bath seems an odd choice, and there is some general sloping that (I was told by the listing agent) was thoroughly checked out when the seller purchased the house 4-5 years ago. Bedrooms are small, but darn it, the house is a little doll and is perfectly situated to be quiet and yet a moment’s stroll from the heart of Montavilla shops, eats & cool theater.
see photos: http://www.meadowsgroup.com/propertydata.html?mls=RMLS&listingid=9033033

Notably Nice Ranch
4629 SE 47th Ave 3BR/1BA $235,000
This recently re-sided one-level home w/ double attached garage makes up for its “snout house” street appearance and then some… both in and out. The landscaping is almost spectacular and quite enjoyable from either the eating area (no formal dining room) in the small but tidy kitchen or up close sitting at the outdoor patio table. The bath has been very smartly and professionally remodeled with tile and nice fixtures. There are hardwood floors throughout, although they’re carpeted over in 2 of the bedrooms. Walkable to Woodstock, this one shows too well to last long.
see photos: http://www.meadowsgroup.com/propertydata.html?mls=RMLS&listingid=9033417

Funky Hawthorne Bungalow
4650 SE Madison St 2BR/1BA $239,000
Great curb appeal, nicely-refinished hardwoods, fireplace, good-sized bedrooms and backyard. But the buck stops here: the kitchen is a good candidate for the “Tiniest Kitchen Ever Seen” award, and a behemoth new construction of dubious distinction is going up next door. Nevertheless, the location is so desirable, that there is already an offer on the table.
see photos: (sale pending - no longer available)

Roomy Creston Creampuff
3436 SE Gladstone St 2+BR/1BA $269,000
Get past the boring 40’s exterior & colors, and busier street, and you find a lot of house for the money. Situated on a corner lot, where the backyard & driveway/garage are ideally placed off the quiet side street, this house has a very nicely-remodeled kitchen and a very spacious-feeling layout and distribution of space. The basement and oversized garage offer more possibilities, and plenty of storage. The yard (once denuded of some clutter) is ample, fenced, & private.
see photos: http://www.meadowsgroup.com/propertydata.html?mls=RMLS&listingid=9032734

Bigger Bungalow, Busy Street
3803 SE 42nd Ave 4BR/2.5BA $314,900
This Creston-Kenilworth home has been nicely prepped for market, but that won’t help a small kitchen whose cabinets I counted on one hand. The same family has owned it for 50+ years, but it has clearly been cared for. This house does have lots of space for a family who won’t mind bathing in the Brady Bunch era and replacing some doggy-scented carpeting (they swore there was no dog, but my nose told me otherwise when I went upstairs.) Really great yard, one block from park….but there is a house going up behind this one soon, so the park view won’t last.
see photos: http://www.meadowsgroup.com/propertydata.html?mls=RMLS&listingid=9033837

Location-Perfect Bungalow
3749 SE Yamhill St 3BR/1BA $319,000
Great layout includes rare formal entry and all bedrooms up, it feels more like a foursquare inside but with the curb appeal & architecture of a bungalow, porch included. It desperately needs the fir floors refinished everywhere, and the bath/shower needs a cosmetic overhaul, but the kitchen is livable w/a nice inglenook, and the yard & basement are what you’d hope for, but maybe not expect at this price.
see photos: http://www.meadowsgroup.com/propertydata.html?mls=RMLS&listingid=9034801