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rps324

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  1. I have noticed this house over in Park Place before. I always thought it held a lot of potential. I just saw it on HAR, for $57,000. It's a mess, but restored it could be a really nice Arts & Crafts bungalow. The area isn't the best, but it isn't the worst either. It has the old masonry style porch base you sometimes see on homes of that era, and what appears to be the original beadboard in the bath area. the trimwork in the living areas looks good, although the pictures are very limited. For someone starting out this one might have a lot of potential, depending on what all it needs. HAR link
  2. It is still active, but for some reason a new listing: 8106 Glen Valley
  3. I think he is lifting that phrase off an old listing from like 1999 or so. I don't know for certain, but I think at that time the addition down the south side was done, but not the horrible ones across the back. The only place I can figure the original kitchen was located is under the long row of thin square clerestory windows on the front street side. the opposite end of that room is the den with the wall of glass. I think it had a galley style kitchen on the one (east) side, with the dining area at the far end where the doorway to the current kitchen is. Apparently someone decided it would be a good idea to remove the original kitchen and make that open space all den, and relocate the kitchen to the southern addition. I believe that is what was referred to in the old '99 listing on the house as the "redesign." While the list of issues with this house is long, there is a lot of positives they could put in the description IMO instead of that redesign phrase. It is in a good section of Glenbrook, it has the vaulted ceilings, (some tongue & groove & unpainted), poured in place terrazzo (under the tile) that is potentially restorable, lots of clerestory windows, redwood, brick and flagstone interior accents, skylight, cove lighting, & a good lot size.
  4. The house does not face Santa Elena, it is one house off of it, located at 8106 Glen Valley. Here is the listing: 8106 Glen Valley A historic designation would not be automatic, you would have to apply for one and go through the process. It was originally a two bedroom, with three bedrooms being the norm in the neighborhood. If the condition weren't such an issue I doubt the 2 bedroom situation would be that limiting for the house. Most of the people who buy in that area now are singles or couples. For many the houses are just too big, so this one would make a nice alternative in that respect.
  5. This one recently came up, one house off of Santa Elena in Glenbrook Valley. Once upon a time it must have been one of the more architecturally interesting mod houses. It has all the good stuff, poured terrazzo flooring, vaulted tongue-in-groove ceilings, walls of glass, clerestory windows, redwood and flagstone accents, cove lighting, et al. Somewhere along the line it met a number of insensitive alterations and general, no, worse than general abuse. Ugly ceramic tile was laid over the terrazzo. The original kitchen was removed and an addition down the south side was added. Hideous leaded glass doors, an additional shed roof and bars encased the original entrance and the L shaped rear facade with wall to wall glass and long overhangs were smothered in the weakest of T-111 sided lean-to additions. Additions that would thankfully be easy to demolish. Much of that actually could be undone, but then there are the other issues of systems that are shot, leaky roof, termite damage, etc. It could be saved if you threw enough money at it, and at $90,000 you might be able to make the numbers work if you could get the work done for less than the normal going rates I suppose. Or maybe it is just too far gone, I dunno. http://search.har.com/engine/dispSearch.cf...mp;backButton=Y I have a few pictures of my own: Gotta love the punching bag hanging in the entry hall, wtf? But anyway, it has a cool entry with vaulted ceiling, mistlight panels and a redwood accent walls. A half wall partition was built blocking the entry to the living and needs to be removed. There is a brick accent wall at the end going to the den. underneath the hideous marble tile is a pale green terrazzo that looks restorable I believe this end of the den is where the original galley style kitchen was placed, with cabinets tucked underneath the row of clerestory windows. It does have a good ceiling that was not painted surprisingly. At the far end is where the first addition was place, blocking the clerestory windows. The "new" kitchen was added there. The back wall, well, this is where it gets really.....(insert adjective here). They added the lean to additions across the back, but did not really disturb the original rear exterior, just tacked it on. The sliding doors should lead outside to the terrace, but instead lead to this room that needs to be ripped off. Here is an exterior shot of the rear, you can see that mess. At the top you can see the original overhang and underneath all of that, obscured by the....mess, is all the glass for the den and the two bedrooms. Back inside they even left the original porch posts There is a second living area sitting beside the main den. Both bedrooms have the same issue of a wall of glass overlooking the funky add on. The green terrazzo in the entry seems to extend into the den, but not the formal living next to it. There is terrazzo in the two baths, one bath had black counters and pink fixtures and pink and black terrazzo, the other had orange counters and gray tile and coordinating terrazzo. It both cases it exists under peel and stick vinyl tile. The front has great lines.
  6. If it isn't of interest to you, move on, but then again posting useless snarky comments seems to be about the only thing you are ever interested in.
  7. This one has been extensively renovated, system upgrades as well as cosmetics. It is in a really good section of Glenbrook up next to the bayou. The house has a lot of nice architectural accents, flagstone, mahogany paneling, vaulted ceilings, combined with new updates. HCAD has it at 2700 sq ft which does not appear to include the gameroom addition. When this person bought it I remember seeing an appraisal where it was measured out and was somewhere between 3200 and 3300 sq ft. I am going to have it remeasured by an appraiser to see if we can get a more accurate figure for the sq ft. http://search.har.com/engine/dispSearch.cf...mp;backButton=Y
  8. The one on Tartan is on HAR now. 3611 Tartan
  9. Not for that section and that size, I have sold in there as high as the $300k range within the last year.
  10. Certainly the price is negotiable, but high in compared to what? At full list price it is only $67 a foot. Take a $67 a foot price range around a 10 - 15 minute radius of downtown and see how many you find with details like teak paneling and redwood eaves, with some system updates and new flooring, on a 13,000+ sq ft lot.
  11. You can't get a mortgage at Live Oak right now. No one will lend on it due to a few factors such as very low owner occupancy rate. In the current market situation the remaining units will have to be bought all cash. it is a great building. I also think that many of the sales were the "straw buyers." I sold one in there a year ago (a foreclosure) and the brochures were still in the appliances. They were never used. It tends to support the theory of the units being mortgage fraud situation. Eventually it will work itself out, and I would think prices would rise at that point. In the mean time the inability to get a mortgage is keeping prices low. My sale was one of the last ones before things tightened up. I have even had other agents call me and ask me how I got financing for my buyer, because they are running into walls and can't get anyone to finance their well-qualified buyers.
  12. I have some other pictures on this one besides the ones posted on HAR The appliances in this one are original vintage ones in incredibly good shape. Even the cabinetry doesn't show wear. There is a unique triple sink set up and nutone food center also. Behind the main kitchen is a terrazzo floored half bath, laundry area and second "back up" or caterer's kitchen. It has the double sinks, stainless built ins for the wax paper & paper towels, and a full size stove and frig. There is also a good size walk in pantry with 4 built in drawers, shelving of course, and one pegboard wall for hanging pots and pans or other items. The office space doesn't photograph well since it is being used primarily for storage. There are two rooms to it, (you can see the doorway to the second room) plus a half bath. It is detached from the main house, across the patio. There entry has a raised ceiling and fan light window over the door. The rest are on HAR Formal living Formal dining Den with terrazzo flooring Kitchen Front Bedroom Study niche off front bedroom Front bath with walk in terrazzo shower Middle bedroom Bath for middle bedroom Rear bedroom The rear bedroom also has a sunken tub (in lavender) with a matching sink no less. And of course the prayer shrine This one has been reduced to $215,000. We did have a full price offer on it, but that one fell apart unfortunately, darn it. So it is still available.
  13. The housewife has to fit into those poodle skirts somehow.
  14. This one will be open next Sunday, the 25th. It is renovated, but in keeping with the architecture. HAR LINK
  15. This one is a good one for someone who wants to be in the northern section of Glenbrook, but doesn't want one of the really large houses. It is between 1700 & 1800 sq ft, so it is a good manageable size. It's in good shape, and a nice house that is sort of a blank slate waiting for a buyer's personal touches. It has hardwoods in all the living and bedroom areas. They were just refinished and came out really nice. The inside has been repainted. There are two bedrooms with 2 full baths on one side of the house. There is a front formal living area and a den in back, but both rooms are just white walls, no paneling or anything, and the wall between them has been partially opened up so the two spaces flow real well. There is an inside utillity room and good size kitchen. The opening to the original formal dining room now has a door to it so it can be used as a study. There is also a closet there so it could also be used as a 3rd bedroom if someone wanted to. Or you could open the wall back up easy enough and put it back as a formal dining room. (That was my first inclination, but I can't count how many times I have gone into houses with formal dining rooms and all there was in there was a computer desk, so I guess the conversion makes sense.) Currently offered at $155,000 HAR link
  16. This is a nice one. There have been some electrical and plumbing upgrades done, and it was just recarpeted. It is a very custom home in the hilly section of Glenbrook on a cul de sac. No bad remuddling. A couple of minor mis-steps, some cabinets that were damaged to make room for a new refrigerator, but a carpenter could address that, and some work needed on a bath wall. Otherwise it is very original but in good condition. The exterior features redwood eaves & Chicago brick. There is diamond match teak paneling in the entry way. A very interesting dropped ceiling treatment in the formals, and suspended kitchen cabinets and vaulted ceilings in kitchen. The den also has the vaulted ceiling and wall of glass. There is a bonus room above the garage, nursery or computer niche off the master, big bathrooms, the middle bedroom also has a vaulted ceiling, 13,158 sq ft lot, 3,338 sf house per HCAD. Currently offered at $225,000. Formal living middle bedroom HAR link
  17. By all means, stay clear...please.
  18. First, let me say I personally am not generally a fan of Mercury vapor lights or garage conversions. Mercury Vapor lights seem to fall in to a category with vinyl siding and "storm" doors. Things I personally don't care for aesthetically, but older people just seem to love. Those type of lights exist all over town and are often times installed by older homeowners who are more interested in functionality than anything. If a buyer finds it objectionable, they could certainly remove it easy enough. As for the garage conversion, the original garage doors remained in place so as not to affect the exterior appearance. Again, if a buyer found it objectionable it would be extremely easy to convert back to a garage with minimal effort. Now that we have addressed that, as for "it saying a lot about the neighborhood." I am interpreting that negative comment to mean that you are implying the owner's choice of exterior lighting, combined with the garage conversion, is reflective of them being lower class or something. I'm sorry you feel so well qualified to make those kind of assumptions, as well as being qualified to pass judgement about whether or not the current (original) owners of this house needed the additional game room space, however, since they raised 5 children in that house I guess they felt they needed it. So sorry that doesn't meet your approval. The owners, the Patronellas, are a well known and well respected family. The children raised in that house have gone on to become accomplished professionals (Attorneys, a plastic surgeon, a successful commercial Broker with something like 48 rental properties around Eastwood). I seriously doubt you are in a position that would even begin to qualify you to look down your nose at the Patronellas, or anyone else for that matter, over one exterior light. The fact that you would even try speaks volumes about you. Thank you for your opinion.
  19. Ceramic tile installed over terrazzo trumps the tack strips. There is one guy I know of that can restore the jacked up terrazzo and it looks good.
  20. On a couple of these I am thinking they must have gotten bonus points for "inner beauty."
  21. Anyone that has scanned the old archives on the Glenbrook site knows the "recipitron" house. One of the 6 original model homes for the subdivision and a 1954 Parade of Homes show house. The "recipitron" was a device that supposedly removed all odors and was one of many electrical features that supposedly were new in Houston. The house was priced at $50,000 in 1954, a sizable sum for that time. When I first came across it in 2004, some people were moving out that had abused it worse than if it were a frat house. They were selling it to one an out of state investor at the time. At that point, it looked pretty sad... The original slanted mod kitchen cabinets could have been restored, but more on that later That was abusive round number 1, number 2 I would credit to the house flippers poorly done remuddle. Some of it was cleaned up a bit, but that kitchen, yuk! As if the house had decided to commit suicide, it suffered a fire in the garage area, which damaged much of the inlaid wood floors and solid walnut paneling. At this point though, things looked up, the owners hired an Architect to redesign and open the interior up and help guide some restoration. (Kathy Heard AIA, there is a write up on her in this month's 002). The house was photographed for last week's article on Glenbrook in the east end section of the Chronicle. Its nice every now & then to see one end up okay, especially when its chances have seemed so low. These pics are from the Chronicle link above:
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