flipper

please let us know what comes of this. i know there are several of us here that would really appreciate a final opportunity to see the interior and document it - i know owners may not be all about group tours, but i thought i'd throw that out there.

as far as posting images of demolished property - it is also part of the documentation process (as well as what is built in its place). while demo and interior pictures may not serve the noblest purpose, sometimes it is all that we have since much demolition occurs without a lot of notice, and those who own the property either do not have print documentation for the house or do not want to share it.

As of now I'm supposed to get inside the house tommorow.

There won't be an organized tour though, as I was told quite seriously to bring a mask.

flipper

As for documenting this house, I don't know about getting pictures now unless we're able to sneak in against the law. Maybe the developers are nice or maybe they have no interest in having us over to shoot the house for posterity.

Jason

I think I can get in to take pictures this week (without sneaking in).

I may be able to "get" things from the house too if it matters.

flipper

Ben and Kinkaid,

what are your thoughts on people who hire builders to tear down mod houses like this to build themsleves a custom house that is not mod or isn't in your taste?

flipper

This isn't constructive, but I hate spec homes.

I hope those 3 examples above languish on the market. I have noticed in the last few months that many of the specs have been sitting empty awaiting buyers. I can only pray that it means it is getting risky to develop these pieces of _________.

That's so sweet of you to hope that another person's business fails since the houses they are building don't fit with your personal taste.

flipper

For what it's worth, it appears work has still not commenced at the house.

flipper

I rode my bike by yesterday around 6pm and nothing had started at the house yet. Maybe yall still have a chance to salvage stuff you might want out of there.

flipper

as an aside - what in the world is "Sweetcut Ham & Co.?"

looks like it snagged the house after the owner passed away

Where do you see that?

flipper

Well, I looked at it.

My wife doesn't like me to criticize other people's work so I'll just say it's everything you'd think it is.

The pictures don't do it justice.

flipper

http://harpictures.marketlinx.com/MediaDisplay/83/hr1986283-9.jpg

http://harpictures.marketlinx.com/MediaDisplay/83/hr1986283-3.jpg

http://harpictures.marketlinx.com/MediaDisplay/83/hr1986283-4.jpg

http://harpictures.marketlinx.com/MediaDisplay/83/hr1986283-6.jpg

http://harpictures.marketlinx.com/MediaDisplay/83/hr1986283-8.jpg

http://harpictures.marketlinx.com/MediaDisplay/83/hr1986283-1.jpg

Some other work by this flipper:

http://harpictures.marketlinx.com/MediaDisplay/90/hr1993290-7.jpg

http://harpictures.marketlinx.com/MediaDisplay/51/hr1776651-4.jpg

http://harpictures.marketlinx.com/MediaDisplay/51/hr1776651-7.jpg

http://harpictures.marketlinx.com/MediaDisplay/16/hr1806816-14.jpg

http://harpictures.marketlinx.com/MediaDisplay/15/hr1242715-6.jpg

http://harpictures.marketlinx.com/MediaDisplay/23/hr1383123-5.jpg

The guy does quite a few houses in the area and other parts of town.

flipper

"....all the charm of the period retained." I don't think so!

I hadn't noticed that quote. That is too funny. "Period sheetrock retained"

flipper

The house itself looks pretty cool but the "rehab" is an abomination! The Reagan administration called...they want their antique brass flush mount cheap-o Wal-Mart ceiling fans back. I don't care if the stove is a Jenn Air (which isn't that good in the first place) whoever did the install needs to get a clue....its sticking out and it looks like there's a big gap to the side of it. What's up with the faucets in the bathroom? Those single lever jobbies look like something out of a motel. Then that drop in bathtub...as a shower? LEAK CITY! The tub surround will be full of mold and rotten wood in 5 years or less.

You aren't allowed to look at any of my projects! I don't think I could take the criticism!

flipper

can't believe there are no trees.

It's getting pretty bad in the Willows (willowbrook,willow bend,willow meadows). The ash trees are getting to the age that they are falling down or dropping limbs and the oaks that haven't been kept up aren't doing well either. We (myself included) need to be planting trees in our yards right now so the hood won't be bare in 10 years.

flipper

PS. I'll go look at this house tommorow and let you know what I really think

Brand new listing in Willow Meadows at $172.38 per square foot. Highest sold price per square foot in MLS is $169.51 in August 2007. A few others have sold around $167.00 per square foot. HAR Link

I think $370,000 - $380,000 is more realistic. 4415 Silverwood is the nicest flip I've ever seen and it didn't even break the 400k mark.

Bottom line, they overpaid for the house when they bought it.

flipper

edit: I think this might be in the wrong forum.

I think westwood is one of the last undervalued subdivisions in this part of town. If you look at a map and plot out the values of the surrounding subdivisions, it's all alone. The smart money is buying everything available in there.

The new construction has already begun (most of it junk) and the values will trickle into westwood even more so than it already has.

The only thing (other than some of the sketchy apartments and retail around it) it has working against it is the small size of the houses, and common lack of 2 car garages.

Post Oak Manor suffers the same problem.

flipper

The HAR link's information on zoned schools is correct.

Spring Branch ISD

* Rummel Creek ES

* Memorial MS

* Memorial HS

I don't like the roofline at all.

flipper

Lars Bang said this house was designed by Lucian Hood. Lars was designing the house for Sammy Finger (Parkwood at Del Rio) at the same time. At the time, both Hood and Bang were working for architect Philip G. Willard while still students at the University of Houston. Willard made them partners in the firm before they graduated. Lars Bang said he and Hood were allowed to oversee their own projects exclusively since Willard spent all his time marketing his ceramic construction building method. Bang has a story about the construction of the house across the street from 4511 North Roseneath. It may have been designed by them too and it seems like it was a speculative house by the same builder but I will have to check my notes. Bang said he and Hood and several other classmates that worked for Willard had designed more buildings while students than some of their professors in their entire careers. Bang said he would often be hired to design modern buildings for older established architects who were having trouble with modern design. Bang would moonlight some nights and weekends to get the preliminary plans completed and the architect was usually successful at finally getting a design approved by his clients.

Great info, thanks!

flipper

I'd love to live in the one on Parkwood, or any house on that block of Parkwood across from the park.

flipper

Well, we close on May 31 for $515K. Quite a bit lower than the original ask of $599K, but this was not unexpected. Still a very good PSF number ($244) for this neighborhood, though. And a nice premium over lot value, which I estimate at $450-475K.

The buyers apparently plan to gut the kitchen and bathrooms, and possibly add a bathroom+bedroom.

Hey Congrats! That's awesome.

We'll just have to agree to disagree on southgate lot value though

Enjoy your winnings! Where to next?

flipper

Hey, I looked at this house today from a flip perspective, but it won't work for that.

Only part of the house was mod. The kitchen, and den really.

I really liked the house, it just didn't have some features that I'd need to make it work.

Enjoy!

HAR Link

flipper

That extra thick texture is pretty cool. I guess it's plaster? Some cool things have been done for the house, and some things I think were great as they were.

Could it just be a lull in the market or is this house just cursed? It's been for sale for over a year (pre and post flip) of the 2 years since we've lived here.

Do you think it's about the right price at this point? Most of the houses in Willowbend that were on the market in 2006 are gone now. The guy has told me he's gotten a lot of good bites lately.

Jason

I think the terrible location is a killer. You can see the pawn shop from the front yard. I wasn't that impressed with the finish quality either.

flipper

This place has already dropped 59k from the list price with no takers!

New Listing

flipper

I enjoyed that. That being said.... put on your flame resistant suit!

flipper

It

I thought those two items were keepers as well. The paneling didn't look like the standard issue, loud and tacky knotty pine...looked like some sort of expensive-ish hardwood in fact.

Am I crazy or is this your house?

flipper

Good points, thanks. I agree that land value is < $600K. A year ago, I'd have said < $400K! But you hear stories of tear-downs and empty lots receiving 10 offers, and have to wonder. An agent who prices conservatively is listing a smaller lot (teardown) in Morningside Place for $460K. So a land value of $500K seems justifiable.

Lot value in Southgate is NOT $500,000.

I'll admit I'm wrong if you show me some comps, but I think you are off by a couple hundred thousand'ish.

flipper

Howdy,

Is this house considered MCM?

flipper