Tag: Bobby Curtis

Just Listed! 3482 NE Pacific St

Posted on by Bobby Curtis

3482 NE Pacific St

Portland, Oregon, 97232

OFFERED AT $1,100,000

4 BED| 3 BATH | 2,416 SQ. FT. 

MLS# 23609191 | TAXES: $8,448

Flipping Houses: 2023 Interview with Bobby Curtis

Posted on by Bobby Curtis

Flipping Houses: Interview with Bobby Curtis Part 2.1

Looking back on the interview and my responses from 2019 on house flipping was interesting. I remember lessons I’ve learned from the houses I have flipped since 2011. But I’ve learned quite a bit more since 2019 as well. Not just because I have remodeled and sold more houses myself, but because I have helped others start their flipping business and represented them as a real estate broker. So, I’ve been able to learn even more from them. Some things they have done  how I would have, and others done differently. I’ve learned from both and would like to expand on the responses I had based on the experiences I’ve had since that interview. 

1. WHAT ARE THE KEY FINANCIAL CONSIDERATIONS REAL ESTATE FLIPPERS SHOULD THINK ABOUT BEFORE THEY BEGIN A NEW PROJECT?

I didn’t have a bunch of money to start my business when I began in 2011. What I was able to do is get creative with financing. Borrowing money is actually one of the easier components, which I wasn’t expecting. There are many private money lenders out there who want to lend people money to restore houses. They have a cap, of course, on how much they will lend. That’s partially based on how much work and money you plan to put into the house, and it’s after repair value (ARV)- basically what it’s projected to be worth when your finished. 

Generally, you will need to start making payments on the loan you borrow from the private money lender within 2-4 months, so make sure you have enough money to start paying that back if you haven’t finished and sold the property yet. 

2. HOW DO YOU DETERMINE A BUDGET WHEN IT COMES TO FLIPPING A PROPERTY

When I look at house, I begin to determine what to do with it by seeing what nicely remodeled houses look like that have sold in the area. I am a data junkie. It’s worked for me, and it gives me confidence that people are already going for it. The ideal scenario is when you buy a fixer house, there are many ARV comps (comparables that represent what the house will look like). These comps show what designs trends are selling, how people are using spaces in a house, and what the overall property has to offer. 

If I’m coming into this field with no experience, I should rely heavily on these comp houses. They will be a good guide for what I should consider doing to this fixer house. And that is the beginning of my budget. I start to determine the cost of each update, upgrade, improvement in the house to get this house on par with the comparables I’m looking at. One question I have gotten a lot while clients have been remodeling houses is “I’m trying to decide between putting in this or that in the house”. Before I give my personal opinion, I ask them to go back to the best ARV comps we looked at when they bought the house to see what was done there. This usually gives enough insight to help them make the best decision.

3.WHY IS PROJECT MANAGEMENT SO IMPORTANT IN HOUSE FLIPPING?

I have not met a house flipper who is not a good project manager. The job is dynamic. There are so many facets to it: budgets, design, hiring, collaborating, and constant critical decision making. You have to become a skilled conductor to do this well. That doesn’t mean you need to be an expert project manager when you start (but it sure would help). A good project manager, and generally one who has something at stake, can make or break a profitable house flip. If you decide to hire a project manager, they need to have some kind of bigger incentive to make sure the project runs smoothly, great contractors are hired, timelines and budgets are followed. But honestly I’d rather you just be the project manager yourself, and get some help if you’re not great at it in the beginning. Nobody has more at stake than you.

As a project manager, I have had clients ask me what they should do in one circumstance or another, and even if I would make the decision for them. I can’t. The most I can do is tell them given the information I know, if I were in your shoes I think I would do this. But, everyone has a different set of circumstances, priorities, and risk tolerances. That’s important for you to balance out before making decisions.

Another thing- you might have a great design, but if you blow the budget and timeline, that design better be the VERY best to support someone paying tens or hundreds of thousands more for the house because you went so far over the budget and timeline. And it’s possible someone will. Just know it’s a risk.

 

4. WHAT ARE SOME KEY MISTAKES THAT CAN MAKE HOUSE FLIPPING A FLOP?

I stand by my original answers here but will expand on them.

A. Putting in materials and finishes that don’t work. Make sure people are already buying houses with the design ideas you are using. In this field we have so much at stake, so we are constantly looking for ways to mitigate risk. Having data- ie comparbles that show what materials and designs others have put in houses that have sold for prices we’re looking to sell our house for is important. If you decide to venture off to a new or different design, it’s okay. Just know that you are adding a component of risk since we don’t have that kind of data to support it. What makes me feel more confident with your non-supported design choices is if you’re already a successful designer or you’ve hired one to help with your remodel. That of course, brings those risk levels down. 

B. Buying a house with no good comparable houses. There are different levels of comparables. The best ones are close by, same era, square footage, style, with same size yard and amenities. There is no perfect comparable but we want to get as close as possible. The idea here is we want to decrease the number of variables between our house and the ones that have sold so we have a more than a strong intuition of what we can sell this house for when it’s finished. Did I mention I’m a data junkie? J

C. Putting a house up for sale before it’s 100% complete. Please don’t. Sometimes you’ll have success with it, but in the long run I have found it’s not a great idea. This is such a big investment for the end buyer. Generally when we list these remodeled houses, they are the most expensive houses in the neighborhood, outside of new construction. If someone is going to pay the highest price, they want to walk into a house that is completely buttoned up. We never know what people will cling to, or what will leave a lasting impression (good or bad). If something is unfinished, buyers will put together stories in their head and wonder why it isn’t complete, or why the rush to put the house up for sale. It just leaves a lasting bad impression that they may not even able to put their finger on. 

D. All D-I-Y work. You may be a skilled craftsman, carpenter, or extremely handy. Even if you are, it’s unikely this is going to be convincing enough to me for you to do everything. While you may love house flipping, it is a business, and timelines are important. If we’re looking at ARV comparbles that sold three months ago when you buy the house, and it takes you a year to remodel the house, then we are essentially relying on 15 month old data for what the house should be worth when you’re done with it. Real estate markets can change so much in that period of that time. I don’t want you to rely on getting lucky that the market will improve for sellers in that time.

E. Taking too long. See above.

5. ANYTHING ELSE TO ADD?

Be curious. Be a self-starter. Spend time wandering around neighborhoods. Go through open houses to see what houses that are going up for sale right now are going for and what condition they’re in. Join a real estate investor group so you can see and hear about what other investors are doing locally. You can also learn about some of the nuances that make house flipping unique in the area you live in. Hire great people, and people you enjoy working with. Now that this is your business, these are the people you will be spending a lot of time with.

If you missed the original Interview Part 2, you can see that here.

Improvements to Make and Enjoy Now That Will Pay Off When You Sell Your Home

Posted on by Living Room Realty

LRR Agent Bobby Curtis lends his expert advice to the Oregonian on remodels and upgrades to make to your home that will increase livability now, and improve resale value down the line. Read the full article HERE. 

Portland broker Bobby Curtis can’t count how many times his clients lament making costly home improvements not for themselves but for a new owner to enjoy.

“Why didn’t I do this sooner?” they ask Curtis of Living Room Realty as they are looking at photos of their now-stylish residence readied for the real estate listing.

Don’t wait. There are low- to high-cost ways to upgrade a residential property and increase its livability now that may bump up its value when it’s on the market later.

Another motivation: Putting off repairs could make the situation worse, and perhaps harder, or impossible, to sell the house later.

Unless the structure is a teardown, failing electrical, plumbing, and HVAC systems as well as a bad roof and safety issues have to be repaired to sell a property to a buyer relying on an appraisal to secure a mortgage.

HGTV, A Cup of Coffee, and a House Flipping Venture

Posted on by Bobby Curtis

In 2016, Ian Curtis, asked if I’d meet him for a cup of coffee. While we share the same last name, it turns out the only relation we have is through real estate and our interest in restoring 100 year old houses. We met at Case Study on Alberta St in NE Portland to talk about house flipping. Ian had just gotten his real estate license. He shared with me he wanted to buy and restore houses. I had been house flipping in Portland for about five years by then, so I certainly had some experience to share. And tips.

I’ve always been open to talking with people about my real estate ventures. But also what has had them go well and the pitfalls along the way. By the time I met Ian, I had had many cups of coffee with many people who had even a twinkle in their eye when watching their favorite house flipping show on HGTV. And I love that, actually.  That’s usually where dreams begin in this line of work. Whether or not people go on to actually do the work and restore houses, doesn’t really matter. It’s exciting imagining, and then taking a few steps to see if its right for you.

I don’t remember everything Ian and I talked about that day, but I remember him asking thoughtful questions. I saw him as a serious, very professional, and talented, young guy. And I think I recognized an old soul, which really made me like him from the beginning. Also not bad qualities to have in this line of work.

N Cecelia Kitchen Renovation

From then, Ian and his business partner, Matt Clark, went on to flip a house. I remember that first one well. It was an old farm house in North Portland on N Cecelia St. It was such a thoughtful renovation, a ton of work, and people loved the traditional farmhouse remodel style they created. When we listed it for sale, it sold within the first three days.

Now, several years later, Ian and Matt have a dynamic real estate development business, Milk & Honey Restoration.  They take on complex home renovations, new construction and rentals. While I wish I could take some credit for it, they’ve really gone beyond what I’ve done. Though I do appreciate they still ask my opinion from time to time. 😀 They have their own ideas, style, and team. And I’ve been inspired not just of the work they’ve done, but the integrity they have in their work.

Their most recent remodel is at 2606 SE 16th Ave, Portland, an old Foursquare home with large garage they converted to a second living space. I asked Ian some questions about the house, and here’s what he shared

 

What was the inspiration for the remodel and design you chose?

Sometimes a renovation project feels like a blank slate where the original design and style is ambiguous or has been convoluted over time. Other times, such as this one, a house has such marvelous original style that staying true to that design feels like the best thing you can do for the home. Working with Pip Stevens, our local interior designer, we restored the many original archways, replicated original trimwork, and made design decisions that stayed true to the original architectural style of the home while bringing in fresh ideas and modern upgrades.

SE 16th Living Room Renovation

What was the most unexpected thing that popped up if anything?

One of the unexpectedly pleasant things that happened was, after opening up the walls, discovering how well built and well kept-up the home was. Some of the best “bones” we have seen in a home of this age. Probably the most unpleasant (though maybe not so unexpected) thing that happened was the delay in manufacturing times.  The pandemic supply chain issues are still affecting all sorts of products and it is hard to keep track of what products will have delays. For the last project, garage doors were extremely delayed. For this project, our windows took at least two months longer than usual to get back from the manufacturer, causing a pretty big delay in the project.

Did this turn out how you expected, or did you make any big changes along the way?

When we started the project we hadn’t decided how to finish the garage. The extra large garage with a kitchen sink and upstairs loft was once apparently used by one of the early owners, an Italian vegetable farmer or merchant, to wash his vegetables before selling them at a market. After some due diligence and deliberation we decided the best use of the space was to create a 1 bedroom / 1 bathroom legal ADU while retaining a single car garage space. The ADU can be used as a short or long term rental. The close-in, desirable location surely lends itself to, or however the next owner sees fit.

Ian and Matt provide an exceptional level of detail in their work. When you walk through this house, you want to sit down and stay for a while.  But it doesn’t just look pretty. When you discover the new guts of the house: energy efficient casement windows, roof, extensive electrical, plumbing and efficient heating and cooling updates, you want to move right in.

I had the opportunity to share this house and and before and after photos of the house on KATU’s Afternoon Live.  To see the short interview and photos, check it out here 

Bobby Curtis on Afternoon Live with Kara Mack, House Flipping & Portland Real Estate

For those with that twinkle in their eye after watching their favorite HGTV show, check out my house flipping tips.  Now let’s get some coffee.

Airbnb to Just 5 People per Year

Posted on by Bobby Curtis

In 2010 I did a short-term work assignment in Switzerland with the company I was working for at the time. I lived and worked there for about five months. For someone like myself who loves to travel, it was ideal. I temporarily left Indianapolis, where I lived at the time, packed a few bags, and rented a fully furnished flat in a walkable area of Geneva. I was walkable to downtown, Lake Geneva, and the train station where I took a short train to work.

The furnished apartment was a little like corporate housing. Inside it was fairly basic. They provided all of the essentials, but nothing stood out as exceptional about the place itself. Today, corporate housing looks different, and has expanded to more people. They are better known as midterm rentals, and have platforms like Airbnb, VRBO, and Furnished Finder. Because of that it’s easier for home owners to rent their own properties out for a month or longer. Plus, these places tend to have much more style and character. These property owners are enchanting their guests to come stay at their place for a few months with their Pinterest-quality posts.

More People Working From Home

With the pandemic, came many people working from home for the first time ever. For some that meant all-day zoom meetings, kids and dogs hijacking calls, and not enough in person socialization. Some were eager to get back to the office. While others thrived with the work flexibility and getting more accomplished in their own working environment, wherever that happened to be. As most of us realize now, many have been called back to the office, but just how many haven’t been?

Mckinsey and Company, one of the largest global management consulting firms, published a study in June 2022 based on a survey of 25,000 Americans in the Spring 2022. Respondents worked in all kinds of jobs, in every part of the country and sector of the economy, including traditionally labeled “blue collar” jobs that might be expected to demand on-site labor as well as “white collar” professions, and found that 35% of job holders could work from home fulltime. You can read the full article here.

Flexible Work Life – Work From Anywhere

With that new found knowledge, several people are moving or moving temporarily, and staying in a midterm rental. A friend of mine working for Nike moved to Mexico just for fun when she found out she didn’t have to return to the corporate office in Beaverton. I had clients from Durango, CO, this year who work for Tesla, who were able to move parttime to Portland, close to their daughter and new grandchild because of their new work flexibility. Interestingly, I met these clients because they found my own midterm rental online last summer, and rented it for a couple of months while they were exploring Portland.

The Midterm Rental Benefit to the Homeowner

In 2020 I decided to renovate side by side townhouses, furnish them, and rent them out for month or longer stays. Since that time, it has been rented about 95% of the time it’s been available. There are many advantages to midterm rentals. Less turn over, and fewer guests to coordinate is one of the biggest ones. But, it can also be available for personal or friend/family use, and there are some good tax advantages that you can talk with your accountant about.

That first year, I had just 5 guests ranging from one to five months, and was able to block out time for personal use if I wanted. Providing a place in a great area of NE Portland, the Alberta Arts area, these townhouses have attracted not just people who can work from home or another location; but those moving to Portland who need short term housing while they look for something permanent, locals renovating their current home, even students who are able to study remotely and traveling healthcare professionals.

As an investor, myself, I stay on top of what is happening in real estate. From house flipping to long term rentals, to short and now midterm rentals. In my opinion, this  newer type of investment strategy is in the beginning stages of taking off.

To see more on the side by side townhouses I remodeled, and now rent as midterm rentals, check it out here.

Portland’s Luxurious Portland Heights

Posted on by Bobby Curtis

Remarkable Retreat Tucked in Portland Heights:   $2,000,000

2351 SW Montgomery Dr, Portland, OR

 

4 bed | 4 1/2  bath | 5037 sq. ft. |
MLS# 21549990   | Taxes: $20,177 | Lot Size: .13 Acre

Some houses are worth flying in to see. That’s how my clients felt about this Portland Heights home. A custom remodeled sanctuary with a private courtyard, outdoor kitchen and in ground pool. The luxurious primary suite has two full baths, two walk in closets, and attached sitting room. Houses like these are hard to come by in Portland, and for those not looking to remodel a house they just move into, when you find the perfect one for you, you jump on it.

 

Bikable, in Need of TLC

Posted on by Bobby Curtis

Josh and Kevin closed on this quaint Victorian in need of some TLC just before Thanksgiving. When they originally reached out, they came prepared. They had a list of questions and expectations. I like that. While they had a broad list of houses they were willing to consider, a close-in Portland location was not something they would compromise on. I also like that. It’s important to know what you need, compared to what you want. And quite honestly, sometimes that changes in the course of looking for the right one. It didn’t for them, and it actually helped us narrow in on this one in Northeast Portland.

This Victorian had all the right elements for them, and just the right amount of work for them to make it their own.

Moving from out of state? These guys left their jobs and lives back in Chicago, and did that too. Read more here

Reimagined Overlook Retreat with Views

Posted on by Bobby Curtis

Remarkable Retreat with Lofty Views:   $899,000

4159 N Overlook Terrace, Portland, OR

Unique 1926 Craftsman professionally restored and reimagined on dead-end bluff property with expansive views of the river, Westside, and surrounding forest. Modern design and smart upgrades mesh beautifully with architectural features. Large picture windows bring the views in. 
5 bed | 3 bath | 2411 sq. ft. |
MLS# 21276372   | Taxes: $7,817 | Lot Size: .17 Acre

Main & Lower Level Suites

Primary bedroom, custom bath, and 2nd bedroom on the main floor. Family room, 2 bedrooms and full bath below with interior stairs & complete separate entrance. Additional mother-in-law suite with bed, bath, and living quarters on lower level with spearate entrance. New wood windows. White oak floors. High-end finishes. New plumbing, electrical, panel, and HVAC (2 systems).

More information on this house here.

Complete 360 degree tour of the house here

Striking Arbor Lodge Mid-Century

Posted on by Bobby Curtis

Well-Crafted Mid-Century Remodel $729,000

6915 N Concord Ave, Portland, OR 97217

Sophisticated mid-century with a classic design. New renovations complement the many restored, original features. New kitchen cabinets and peninsula with quartz counters perfectly nestled in with original built-ins. Large new windows and open spaces create bright main floor living with new flooring and original wood burning fireplace. Lower level with separate entrance and high ceilings has two functional family rooms, fireplace, 2 bedrooms and full bath. New roof and 96% efficient furnace. Walkscore: 84, Bike scores 99. 

4 bed | 2 bath | 2440 sq. ft. | 2 Car Garage
MLS# 21105215  | Taxes: $4,906 | Lot Size: .11 Acre

Hiring Great Contractors

Posted on by Bobby Curtis

So many of us are planning work on our homes right now. Ensuring you make the right contractor hiring decision is essential right now. And if you think it’s just about making sure they do quality work, that is only part of it. I shared some tips. with Kara Mack from Afternoon Live about what to consider and look out for. See the full 7 minute interview here

Great Contractors

Have great reputations

    1. Stand behind their work when problems show up- and people rave about them. DON’T just look at online reviews- businesses tend to ask for reviews from clients when things go well, not when they don’t
    2. Reliable

** Bad contractors tend talk about themselves more than others talk about them

Organized and good with the basics

    1. Have a schedule, and communicate when they will be able to do the work
    2. Do what they say they are going to do, including show up for the estimate on time, and get you an estimate when they say they will.
    3. May have an office person who keeps track of the schedule and communicates all necessary information.

** Bad contractors aren’t great at following through on the basics

Experts and resourceful

    1. Listen to you, meet you where you are, and present curiosity and interest in your project
    2. Do not treat your project like its just like all of the rest
    3. Willing to share why they recommend an approach or certain products
    4. Tailor their proposal to your interests, and not just what they are used to doing

** Bad contractors have a blanket approach based on what they usually do

One more tip: The clearer you are on the scope of work, and confidence you present that the project WILL be happen, the more interested contractors will be in working with you.

Buying a Home Vs. Remodeling The One You Have

Posted on by Bobby Curtis
I talked with Kara Mack on Afternoon Live today about whether people should buy a new house or remodel the one they have. It’s worth diving into a little bit because home prices, building materials, and contractor prices are all up this year. Below are some things to consider. To watch the 5 minute clip, click here
  1. Get honest about what really doesn’t work about your current house.
    1. Enough space
    2. Outdated
    3. Location
  2. If a remodel could work, get estimates
    1. Costs of some building materials have increased exponentially over the past year (lumber)
    2. Demand for remodel has gone up, contractors are busy, and their time is worth more than a year ago as well.
    3. Determine a realistic timeline- most materials are coming late.
  3. Planning to Buy
    1. Home prices in the Portland area are up 17% from a year ago. For a $500k house, that’s $85k more
    2. Since 2/3’s of houses sell in the first week, you will have to compete
    3. You may have to be willing to pay more than the appraiser says it’s worth, so make sure you’re planning to live there for a while

If you decide to remodel your current home, check out some tips on Hiring Great Contractors

The Right Project House for First Time Buyers

Posted on by Bobby Curtis

Right now, when it feels like there is 1 house for every 10 buyers out there, many buyers are having to adjust their expectation in a house. And if they see something they think will meet their needs, they are often writing an offer. Interestingly many of these buyers may have started off with a laundry list of what their needs are. As their offers have been rejected, they have boiled that list down to what their true needs are. In doing that, some buyers are considering houses that have the prime elements they are looking for, and then rely on the future renovation projects they will do to get it the rest of the way there.

Best Bang For Your Buck

Here are my thoughts on what projects new buyers should focus on. Buy something you can move right into (or move in within 60 days). Most traditional loans require buyers move in within 2 months, so find something that is livable. When it comes to projects to take on, consider the things that traditionally increase the value of the house. The kitchen and baths are a great start.

If you’re willing to do more updates, consider something that doesn’t need structural changes, or changes that will require an architect. Pulling in an architect increases costs exponentially. It also usually means city building permits are necessary in order to make those improvements. Many cities are back-logged right now, and might not even be able to look at those plans for 3 months. Stick to surface updates like paint, flooring, and lighting. For a handy person, those are even things you can do yourself. Thoughtfully updating these, along with the kitchen and baths, will typically bring back a high return for what you investment.

More Than Cosmetics

While I recommend generally staying away from houses with structural issues, making updates to the electrical can be easy enough, and is one of the most important upgrades to make when it comes to safety. Do yourself a favor though and hire a licensed electrician. If you find a home you love that has 2 prong outlets, no GFCI protection in kitchen or baths, or has an unsafe electric panel, these are prime for upgrading. Not only will it be safer, it adds modern conveniences. You will need these kinds of upgrades later down the road anyway to make further improvements in the house that you really want. While this electric project could average between $7,500 – $10,000 or more, if you’re buying in a market where the average cost of a house is over $500,000, that doesn’t feel like too much.

Looking for more of a project? Here are some tips for something more extensive: Click Here.

 

Reimagined Mid-Century Retreat

Posted on by Bobby Curtis

Reimagined Mid-Century Retreat
4000 SW Tunnelwood, Portland, OR

Unique 1955 Mid-Century masterpiece professionally restored and reimagined on a secluded ~1/2 acre property in a great SW Hills location.

5 bed | 3.1 bath | 3390 sq. ft. | 2 Car Garage
MLS# 21392511 | Taxes: $12,204 | Lot Size: .46 Acr

Main Floor Living

Modern design and smart upgrades engage beautifully with mid–centuryarchitectural features. Great room features a wall of windows looking out to the maturely landscaped grounds. The vaulted main floor living continues out to the spacious covered outdoor balcony. Custom built cabinetry through out, Fisher & Paykel appliances, and Rejuvenation fixtures.

 

Main & Lower Level Suites

Primary suite on the main with soaking tub and custom walk in closet. Full additional suite with separate entrance in walk out lower level. 5 total bedrooms and 3.1 baths.

Moving from Out of State

Posted on by Bobby Curtis

2020 flipped most of us upside-down, and in doing that, we got a different perspective. That was the case for Dylan and Steven. Like many of us over this past year, they took the new perspective and used it as opportunity to reassess where they want to live. That brought them to Portland.

Admittedly, when they first reached out to talk about moving here, they were unsure if they would make that move. Not to mention, the idea of buying a house across the country in a busy real estate market was a tad overwhelming. We talked through the ins and outs of the Portland real estate market, the neighborhoods that might be a good fit for them, and what the process would be like looking at houses from 2000 miles away.

Not surprising to me, it didn’t take long for them to become confident in their decision to move to Portland. After that, working together to find a great house was actually pretty easy. I work with many people who move to Portland from out of state. I did that at one point too, so I know what it’s like. And once we start talking about considerations, and why the move here, it seems to become clear. I don’t talk people into moving to Portland. I let them decide that on their own. But I do talk with them about what it has to offer, and what they can expect. If they decide against the move, I at least feel helpful in giving them some additional information to make a great decision for themselves. These guys just arrived, and are off on a new adventure.

Stage Before Selling, Even in Today’s Market

Posted on by Bobby Curtis

I talked with Kara Mack on Afternoon Live today about the importance of professionally staging houses before selling them. Even when the feeling is everything will sell no matter what because of the low housing inventory, staging will draw in more interest, and get more return on your investment.

To get all of the tips, check out my 6 minute interview with Kara here

Here are some of the highlights:
* Designed by experts, a staged house will look better than most buyers will decorate or furnish it themselves
* Staging showcases how to functionally use awkward spaces and rooms
* Buyers will be taken over by their great experience being in a staged house, and not be looking for what’s not right with the place.

Before and After Staging

Before and After Staging Bedroom

Before and After Staging Small House

Staging is one of the four tips I give to sell your house faster and for more money. Check out the other three here

Sweet Piedmont with Potential

Posted on by Bobby Curtis

Charming starter bungalow with with loads of potential, and ready for personal touches. Bright space with hardwood floors and period molding. Practical floorplan with main bedroom in the back, Jack and Jill bath, and front bedroom with French doors- for an ideal home office. Throw a space heater in the partially finished garage/studio, and enjoy a great additional flex space. Dynamic backyard with covered patio, chicken coup, garden with mature perennials, and an outdoor shower/clawfoot tub.




2 bed | 1 bath | 916 sq. ft.
MLS# 21068036 | Taxes: $2209 | Lot Size: .11 Acre
$350,000

Bright Portland Ranch with Best Backyard

Posted on by Bobby Curtis


Cheerful Cedar Hills ranch with big windows and great outdoor living. Solid home ready for personal touches. Bright living spaces with new double pane windows. Open U-shaped kitchen with updated appliances. Walk out to the large multi-layered, fully fenced backyard with patio, newer deck, and brick steps. Newer hot water heater and roof. Just down the road from Cedar Hills Parks and plenty of shops.


12925 SW Douglas Street, Portland, OR 97225
2 bed | 1 bath | 984 sq. ft.
MLS# 21298888 | Taxes: $2315 | Lot Size: .17 Acre
$375,000

The Runner Up, Irvington

Posted on by Bobby Curtis

The One I Didn’t Get

In the summer of 2010, I had been working as an internal consultant for sales and marketing at a major pharmaceutical company. The next role for me within the company was to be a District Sales Manager. It had been a goal of mine for several years. I had taken on roles and jobs within that company over the course of five years in order to prepare myself for that sales manager job.

That summer I applied to five different sales manager positions within the company that would have moved me from the middle of the country back to one of many great cities on a coast, which I desperately wanted. Two of the positions, I was able to get a live interview for, which was a big deal. I thought one of my strengths was actually in face to face communication. It turns out, when you work for a great company in their sales and marketing department, there are many other people who share that same great strength. I did not get offered any of those positions that summer, although I heard I was the second choice for one of them. Which turns out, really doesn’t matter.

I was coming to the end of my 3 year assignment in the consultant role, and wasn’t willing to take on another role within the company. So I left. My #1 job didn’t pan out, so I went for my #2. I left the company, and the middle of the country, and started up my runner-up career. That was in real estate in Portland, Oregon.

The Runner Up House

Sometime getting your #1 house is a little like that. Your #1 doesn’t pan out, so you’re going for the runner up. That’s happening quite a bit right now. Many houses are getting multiple offers, and there’s only one person or family that’s getting that house. Often that means there are more disappointed than delighted buyers.

Or sometimes the #1 house isn’t what you thought it would be when you actually walk through it. There is only so much pictures, and even a video tour can convey. I have had several clients buy a property sight-unseen, and it’s worked out very well. In a competitive real estate market, sometimes that’s going to be the best option for getting a house that checks all of the boxes. And there are ways and strategies to mitigate that risk. But there is no replacing being inside the house and seeing it for yourself.

For my most recent out-of state buyers, their runner up house became their #1 house. Fortunately, on their trip to Portland to see the one they thought they wanted, we saw a couple others. This Irvington house was one of them, and is now the place they call home. Unsurprisingly, this house was the right choice for them, and I think this career was the right one for me too.

This restored beauty in Laurelhurst commanded multiple offers well over $1M. Check it out here.

A Thanksgiving Toast

Posted on by Bobby Curtis

Looking back on this year through a gracious lens, I have a big, fat appreciative heart. First, my family and I are healthy. It’s been a ridiculous year…and it feels strange that I can confidently acknowledge most people feel that way too. Some of us have faced health problems, personally. And most of us at least know people who have gotten ill or passed this year.

Nineteen years ago my dad passed away, and one of the things he always reminded me was “Son, your health is numero uno. You can’t do anything without it.” So when I look back on this year, and I recognize the good health my family and I have had, I’m grateful. And while I recognize this, in the same beat, I painfully see (and not fully know) the struggle some are facing right now.

Thanksgiving is my favorite day of the year. Favorite because I usually spend it with a great group of family and friends. On this day there are few obligations, no work to be done, and food and drink to be had. And sometimes forgotten, but always the most important, there are blessings to be counted. Every year, whoever I’m with, I read aloud an editorial that was written in the New York Times in 2009. It’s called “A Thanksgiving Toast”. And every year, I pull myself together to read it strongly, boldly, and proudly. But by the end, I am falling apart, vulnerable, and open.

Nobody could have predicted the year we have had this year, privately as individuals, but also collectively. And if we look for it, maybe there are some sweet, new blessings we get to experience because of the unexpected year we have had.

2009, November 25 “A Thanksgiving Toast”, New York Times

Vintage Daylight Range

Posted on by Bobby Curtis

7305 SW 82nd Ave, Portland, OR 97223

Garden Home Vintage Retreat  $499,000

Escape to this well loved daylight ranch ready for your personal cosmetic updates. Protected hardwood floors, large windows, wood burning fireplace & fully finished lower level with bedroom, walk in closet, bath and original cabinets and minifridge. Covered patio just off the family room, and lush backyard with great trees and a garden. Enjoy the newer furnace, water heater, electric service and panel. Quiet, friendly street that ends half a block down at the Fanno Creek Trail.

3 bed | 2 bath | 1872 sq. ft.
MLS# 20591911 | Taxes: $3820 | Lot Size: .29 Acre

My client, Tasa’s home remodel

Posted on by Bobby Curtis

In 2018, Tasa, reached out to me because she wanted to flip a house. I didn’t know it would lead to this, but since then, we have spent many hours talking about house remodeling, key improvements, and how to ensure a profitable investment. Just finishing up her third successful home remodel, I wanted to share some of her work with Kara Mack on Afternoon Live. Below are a few before and after photos. For the full 8 minute segment, and more of the work she did to the house, check out the link below.

My Client, Tasa’s, Third House Flip

Renovated NE Portland Duplex

Posted on by Bobby Curtis

Unique 1927 tudor home converted to turnkey duplex and freshly renovated. Spacious main level with 2 bed / 1 bath and separate savvy upper level with 1 bed / 1 bath (or use living room as 2nd bdrm). Live in one and rent the other or rent both units for an estimated $3-3.5k/mo (Buyer to do due diligence). Updated plumbing and electrical. New custom bamboo cabinetry. Quartz counters. New and refinished hardwoods. Private yard with new cedar fencing.

$499,000 4 bd | 2 / 0 ba | 2596 sqft
8408 NE PRESCOTT ST Portland, OR 97220

 

 

Grant Park Investment Property

Posted on by Bobby Curtis

Recent transplants from Brooklyn, Sha and Matt are loving their new neighborhood of Grant Park. So much so that 6 months in they started looking for another property. With their eyes on several neighborhoods through out Portland, they landed on this solid Cape Cod just across from Grant High School. Conveniently in’t also a few blocks from their house.

With 4 bedrooms, 2 baths and an unfinished basement, there is plenty of room here. The hardwood floors were recently finished, along with interior paint. It has bonus improvements like newer, fully owned solar panels on the roof of the garage, and seismic earthquakes straps. As an investment property, it is solid enough to be rented out as is right around $3,000/month, but also has room to make improvement over the years…cut to the kitchen and bath. 🙂  And at a pricepoint under $700k, there will be some upside if they make smart improvements over the years.

$690,000 4 bd | 2 / 0 ba | 2604 sqft
2404 NE 36TH AVE Portland, OR 97212
Grant Park

Multifamily Houses in Portland

Posted on by Bobby Curtis

Today I talked with Kara from Afternoon Live about multifamily houses in Portland. To see the full 7 minute video, click here

Multifamily Duplex In Portland

Here’s an example of a duplex that was for sale in Portland that I thought was a great long term investment.

  • 1950s side by side 2 BR/1 BA multifamily (duplex) with Tuck-under garages.
  • It was already vacant and in extreme disrepair when we bought it.
  • NE Portland- Alberta Arts area. 
  • Current 2 Bedroom rentals are roughly $1600-$2200
  • Current 3 Bedroom rentals are roughly $2500-$3000/month. 
  • We decided to finish the lower level, adding additional bath, bedroom, and bonus living space. Each unit will now be 3 BR/ 2 BA.
    • Better use of space (more people can live in the property)
    • By adding this additional finished space, it will bring in more rental income to cover the cost of the renovation work 
    • That extra monthly income will pay for the additional renovation work over 8-10 years.
  • By updating everything, there will be few if any large maintenance expenses within the first 7 years. This makes profit and loss a little more predictable.

Not in the buying market or interested in multifamily, but thinking of selling your home? Check out my tips here. 

 

Brooklyn to Portland

Posted on by Bobby Curtis

Andy and Erendira already knew at the beginning of 2020 they were ready for a change from Brooklyn, NY. So fast forwarding a few months, we put their Portland home search in high gear as they were looking to get move from the area pretty quickly. After viewing many properties online and then virtually, I toured a handful of NE Portland homes that seemed to have everything they needed.

But it wasn’t until we branched out their search a bit to Rose City Park, that we came across this one. Warm, inviting, with a large finished basement and a perfect secluded backyard. This was it.

Mid-Century Ready For Updates

Posted on by Bobby Curtis

Keep your eyes open for the 5 bedroom, 3 bath house in Argay Terrace that will come back to market sometime this Fall with a sweet new look. My client, Tasa, just restored a mid-century house in Milwaukie earlier this year, and we found this very solid split level that just needs a fresh perspective. After photos to come.

Grant Park Fixer with All the Potential.

Posted on by Bobby Curtis

Desirable 1920’s Grant Park bungalow with 1476 SF of main floor living. Great living in this home with a 450 SF living room which opens to the bright formal dining. Original glass doorknobs, protected hardwood floors, built-ins and intact fir moulding + picture rails. Walk and bike score of 91 & 98.

Adjacent kitchen with partician wall to eat-in area, ready for a redesign and demanding to be opened up. Original bath with classic built-ins, cast-iron tub, and hex tiles.

Finished stairway leads to a spacious 700+ SF unfinished attic with workable 10+ foot ceilings. Room to add 3 beds + additional bath up. Don’t miss the lower level. Enough space for a separate living quarters.

2 bed | 1 bath | 3346 sq. ft.
MLS# 20689267  | Taxes: $5766 | Lot Size: .11 Acre

 

 

Redesigned Laurelhurst Retreat

Posted on by Bobby Curtis

4224 SE Oak St, Portland, OR
Distinguished Laurelhurst Dutch Colonial with grand spaces and period charm on a double lot. This brilliant 2017 renovation by Remodeler of the Year was thoughtfully remastered with entertaining and the entire family in mind. 

Main Floor

1,917 SF of main floor living. Magazine worthy chef’s kitchen with honed marble island, custom cabinets, wet bar and walk-out to the private backyard. Living room with woodburning fireplace, family media room and office with built-ins and formal dining room with hardwood floors.

Upper & Lower Floor

South wing Master-suite with sitting room and dreamy masterbath. North wing with 3 additional bedrooms with double closets and full bath. Mother-in-law suite on the lower level with kitchenette, full bath & separate washer & dryer. Undeniably an exceptional home in Laurelhurst.

 

5 bed | 3.1 bath | 4504 sq. ft. | 2 Car Garage
MLS# 20399469  | Taxes: $14,632 | Lot Size: .21 Acre

Update to Portland Real Estate Market Since Covid

Posted on by Bobby Curtis

I gave the latest update on the Portland real estate market on Friday on Afternoon Live.  Check out some of the highlights of this this year right now compared to last year. Things are looking different, and even different from just a few months ago. If you’re interested in the deeper dive, check out the 6 minute interview here.

And here is the link to the update for just a couple of months ago. Take a look to see how things have changed.

 

Flipping a Duplex

Posted on by Bobby Curtis

While I haven’t restored a multifamily property before, I have remodeled plenty of single family houses. So, I figure it might be similar, just times two. I am just beginning this one. Right now, these side by side units mirror each other with one bedroom and a bath on the main floor, and another bedroom upstairs. The basement is a blank canvas, unfinished, and on the dingy side.

My plan is to add a bathroom upstairs to create a nice master suite, as well as an additional bedroom, laundry and family room in the basement. The two units will still mirror each other, but I don’t know…maybe we’ll change up the finishes on each side. Updates to come as we move along.

Living and Dining Rooms

 

Sunny Mid-Century Ranch $359,000

Posted on by Bobby Curtis

I’m loving this well cared for, sunny mid-century ranch with so many updates. New roof, double pane windows, furnace, water heater, and interior & exterior paint. The kitchen is the center of the house with charming, solid original cabinets and eat in nook. Two sliding glass doors provide loads of light, and access to the large, fully fenced backyard with mature trees and patio ready for summer BBQ’s. Hardwood floors through out the living, dining and bedrooms & newer carpet in the family room. Sitting on a quiet cul-de-sac street, ready to call home.

Backyard Mid-century Milwaukie house

3 bed | 2 bath | 1503 sq. ft.
MLS# 20141472 | Taxes: $3244 | Lot Size: .16 Acre

Looking for something like this in the Portland/Milwaukie area? Give me a call.

Portland Real Estate Market Since Covid

Posted on by Bobby Curtis

I stopped by Afternoon Live with Tra’ on Friday to give her the latest on the Portland real estate market. Things are looking a little different. Review some of the highlights below, then check out the 6 minute interview here.That’s where I’ll share what that actually means.

 

Portland Real Estate Market since Covid. Latest stats
Portland Real Estate Market Since Covid

Portland Real Estate Market since Covid. Protection.
Portland Real Estate Market since Covid

 

 

Click here for updated stats as of July 2020.

Hood River or Bust…or Cully

Posted on by Bobby Curtis

 

Kyle and Angelique set out to find a unique home, one where they could get out of the city, and also set up their business. Hood River was calling their names. As designers, they had helped design a couple commercial building spaces in the city, so they had a chance to explore it pretty well. They also have a sailboat, so quick jaunts to the river sounded pretty appealing. Not to mention the idea of having a little more yard than what you typically find in Portland.

After a long search they found a great little house in Hood River that didn’t meet all of their needs, but enough. They went for it, and it didn’t work out. Someone else had gotten to it first. So, they kept looking.

That’s when they came across a unique property in Cully. It was on almost 1/2 an acre and it had an 1800 SF shop, which inadvertently was larger than the house. They started imagining what they could do with all of that space. Setting up their design business from there, and having plenty of other space to do what they wanted. Wanting a big yard and garden, they found they had plenty of room for it. And it was already full of well cared for pear and plum trees, grape vines, asparagus, and marionberries.

What struck me about this place for them was that they found something they didn’t fully know they were looking for, and in Cully, where they hadn’t really been looking. Their lives have been in Portland for many years, and they thought they were ready to venture out. They could have done that very easily. But instead they found a place to grow into, right in the city they already loved. They’re also still having a great time figuring out what to do with all of that shop space.

ADU. Is It For You?

Posted on by Bobby Curtis

Bobby Curtis was back on KATU’s Afternoon Live to discuss adding Accessory Dwelling Units (ADU’s) or fully functional separate living spaces to your current property. It’s pretty hot in Portland right now, but is it for you? Click to watch the short interview here Or skip right to the highlights below.

What need does an ADU fulfill?

1. More housing in Portland.
2. Extra income for the home owner to help pay mortgage.
3. Multi-generational living on one property

Quick facts

1. Cost: $125k-$250k with permits, materials, labor, and utilities.
2. Going rents for new ADU’s are $1000-$1500/mo
3. They can be separate units- all new construction, converting an existing structure like a garage or even a basement.

Check with your city inspectors about ADU requirements

1. To see what type of permit is required if you want to use it as a short term rental
2. There are parameters ADU’s must meet – Example in Portland it can be no bigger than 800 SF or 75% of the SF of the primary house.

Things to consider with additional dwelling units on your property

1. New tax scenario for your property
2. Whether having tenants, short term or long term will work for you
3. Losing yard space or basement

Her First Home Renovation

Posted on by Bobby Curtis

I Want to Fix Up an Old House

Tasa first reached out to me in 2018. She had seen some of the work I’ve done, and expressed a deep interest to buy and renovate a house. She also “warned me” she had no home renovation experience outside of her own, but as a professional home stager, she had design sense.  Had work was second nature to Tasa, and that she had a successful janitorial business for over 20 years helped.

That said, we started off on the journey to get Tasa ready to take on a renovation project. From finding a funding source, to vetting contractors, we went through many of the ins and outs of house flipping.

The Modern Kenton Ranch

Nine months later we found this sweet Portland ranch in the Kenton neighborhood. Because she was skeptical at first, Tasa passed it up. While it was a smaller size house, which was appropriate for her first project, it was still in pretty rough shape. It was certainly rougher than what she was looking for. After weeks of searching, I asked her if she would reconsider the Kenton house. We went back for another look, and something changed. All of a sudden she was ready to go, and this time around Tasa knew this was the renovation for her.

And so it was.  We wrote that offer. Her offer was the only one, and the sellers accepted. While I knew she had it in her, I was impressed every step of the way. Her quality job and dedication was distinct, and she spent almost everyday at the house until the renovation was complete, including her birthday. She expressed to me that taking this leap was something she had talked about for 10 years. I’m very proud, and it’s been a privilege to work with her. It’s not a surprise that she’s already onto her next renovation. That one will be coming soon in Milwaukie, Oregon.

 

 

 

Interested in other home renovations, check out this Portland Farmhouse I restored in the Montavilla neighborhood here.

Bobby Curtis
Principle Broker
Licensed in Oregon
Licensed Contractor
CCB# 215071
503-502-3066

Contractor Tips on Winterizing Your Home

Posted on by Bobby Curtis

I stopped by the studio at KATU to talk about winterizing your home. It’s safe to say there’s nobody I’ld rather talk about this with, than this woman right here. Tra’Renee is so much fun. Below are the highlights.

  1. Put in Storm Windows
  2. Clean Gutters and divert water away from your house.
  3. WIFI or Programable thermostat
  4. Replace your furnace filter
  5. New frost proof hose bibs or shut off valve to old hose bibs
  6. Bucket of salt

Wondering which thermostat to install or what the long, green corrugated thing is? Or just want a laugh? Watch the 6 minute interview segment here

And for Contractor Tips from me for your next home remodel click here

Bobby Curtis
Principle Broker
Licensed in Oregon
Licensed Contractor
CCB# 215071
503-502-3066

 

Tips for Selling Your Home Faster

Posted on by Bobby Curtis

Professional House Flipper and Real Estate Agent, Bobby Curtis gave tips on how to sell your house faster in this “neutral” market. See tips below or click here to see the full interview on KATU’s Afternoon Live with Tra’Renee.

Price it Right- Sell Your Home Quickly

1.Price it right- don’t hold out waiting for your buyer. It may work on occasion if you have a very unique property- but let someone in the real estate business be the judge of that.

Effective Staging- Sell Your Home Quickly

2.Effective staging. Of the homes that sell within the first week on the market with multiple offers, most of them are staged or appear staged.

Stay In Contract- Sell Your Home Quickly

3.Once in contract to sell your house, stay in contract. Negotiate after they do their inspections.

Hire a Great Agent- Sell Your Home Quickly

4.All of this will be made easier if you are working with a great real estate agent.

For more from Bobby, and some great contractor tips for your next home remodel, click here

Mid-Century Modern Ranch Just Listed

Posted on by Bobby Curtis

Great vibes at this spacious 1962 Mid-Century Modern ranch impeccably restored, reimagined, and modernized. The home sits back off the street on an oversized lot. Enter into the light and airy open layout kitchen / living / dining with two skylights and two fireplaces. Two bedrooms and master with en suite bath on the main. Finished lower level with separate entrance, large living room with fireplace, generous legal bedroom, full bath, and laundry. Large 2 car garage. New plumbing, electrical, furnace, water heater, and solid wood doors. New bathrooms, refinished oak hardwood floors, and new paint. Fenced backyard with lawn and covered patio.

4 bed | 3 bath | 2,467 sq. ft.

MLS# 19488446 | Taxes: $3,705 | Lot Size: 7,405 sq. ft.

$449,000

Mid-century modern living in SE Portland

For more restored and renovated houses, click here

 

Distinctive Beaumont Dwelling For Sale

Posted on by Bobby Curtis

This charming English is a perfect family home in Beaumont. Open the front door to the warm hardwoods and woodburning fireplace.

Walk through the distinctive bedrooms with character. High efficient furnace + A/C. Lush oversized yard + back patio off the kitchen.

Quality down to studs renovation including sheetrock, electrical, plumbing + earthquake straps. 2 car garage + 2 blocks to the heart of Beaumont Village. Check it out. You’ll want to stay.

Bobby Curtis
Principle Broker
Licensed in Oregon
Licensed Contractor
CCB# 215071
503-502-3066

Cabin Fever in The City

Posted on by Bobby Curtis

Check out my latest remodeled Portland bungalow tucked in the trees of St Johns. When you open the front doors, you will be greeted with the warm, spacious living room with 12 ft cathedral ceilings and pine shiplap walls.

Step down into the large and cozy bedroom with pine wainscoting. Look out to the Evergreen in the front yard with a 7 foot wide tree trunk. Yep, you will feel like you’re in a luxury treehouse.

 

Continuing through the living room to the new custom kitchen with breakfast bar and quartz counters.

Dine in or step out to the large, private deck where you can BBQ, host friends, or have a cup of coffee in the morning.

Head downstairs to the inviting finished lower level with guest bedroom. Out the back door to the newer 392 SF garage with 9 ft ceilings and city approvable architectural plans for ADU conversion included. Friendly neighborhood and quick commute access.

For more info on this house, check out the listing here. Not quite right for you? If you’re interested in finding a remodeled house like this, or a fixer that can be restored, give me a call. I’m happy to help you in your search.

On the flip side, if you’re looking to sell your current home or investment property, I’m happy to get together for a coffee or whatever you drink to talk about your plans, and what’s important to you.

Bobby Curtis
Principle Broker
Licensed in Oregon
Licensed Contractor
CCB# 215071
503-502-3066

Flipping Houses: Interview with Bobby Curtis Part 2

Posted on by Bobby Curtis

Bobby Curtis was recently interviewed on how he finds good houses to flip. Here’s the second part of what he had to say.

1. What are the key financial considerations real estate flippers should think about before they begin a new project?

Make sure you have a reliable financial source that will bring you all the way through the project. Be financially okay to keep the house longer than you need to so you don’t run out of money. Only dip into your own money that you’re willing to lose. I normally don’t recommend using retirement money, or your personal home as collateral.

2. How do you determine a budget when it comes to flipping a property?

First I figure out what work the house needs, and then I figure out what I can buy it for.

A good general rule is that you can purchase a property for 75% of the after repair value (or what you’re going to sell it for) minus the cost of repairs. For example, if I can sell a house for $400,000 after I put $50,000 into it, ($400,000 * 75% – $50,000 = $250,000).

3. Why is project management so important in house flipping?

Timelines, schedules, budgets and great communication with your contractors can make or break how successful your flip is. You or another project manager who has your same interests down to core should be there every day there is work being done. Not all day long, but checking in. I recently took a 5 day trip to Alaska Ain the middle of a project. Even with a crew I’ve worked with for a while, things get handled differently (better) when someone in charge is there to check in, make decisions and overcome challenges.

4. What are some key mistakes that can make house flipping a flop?

Interesting you should ask. I did an interview answering just this question. Click Here.

Here are the nuts and bolts:
A. Putting in materials and finishes that don’t work. Make sure people are already buying houses with the design ideas you are using.
B. Buying a house with no good comparable houses
C. Putting a house up for sale before it’s 100% complete
D. All D-I-Y work
E. Taking too long

5. Anything else to add?

You can only do so much thinking about it and research. If you want to flip houses, you have to get things in place, buy a house and get started. You will learn things along the way. When things get tough, bring in experts in the area you are struggling in. It will be one of the best decisions you make. Miss part 1? Check it out here.

Bobby Curtis
Principle Broker
Licensed in Oregon
Licensed Contractor
CCB# 215071
503-502-3066

Flipping Houses: Interview with Bobby Curtis Part 1

Posted on by Bobby Curtis

Bobby Curtis was recently interviewed on how he finds good houses to flip. Here’s what he had to say.

House flip – stately home in NW Portland

1. How do you find a good flip?

I find a good flip by keeping my eyes and mind open. It’s not just about finding a distressed house that needs work. There are many people out there flipping houses. I’ve discovered I need find something that presents a challenge that other people (flippers) don’t want. And I have to get creative to solve a problem in a way many end buyers will love.

2. What are the key steps to successfully flipping houses?

The key steps are:

A. First, hire a great real estate agent who is an expert in the area you’re looking in, and knows a thing or two about fixer uppers
B. Buy a fixer upper at the right price, and make sure there are good comparable houses for the price you plan to sell if for fixed up.
C. Get solid estimates for the work that needs to be done, and hire dependable contractors to do the work

D. Hire a cost-effective designer, or be one yourself. This is not a time to try out your super specific design ideas. You want something that will appeal to most
E. Get it done, and do it quickly without compromising quality. My goal is 4-8 weeks. If this is your first flip, don’t go over 3 months. Ideally you want to buy the fixer and sell the fixed up house in the same market.
G. And finally, sell it. Don’t nickel and dime the buyer who places their offer. You will often give more than you want to. That’s okay if you’re making enough money on it.

3. What should real estate flippers have in place to make sure the process runs smoothly

A great real estate agent, dependable contractors, a personal support network, and a reliable financial source.

4. What’s your best advice for working with and managing contractors? How do you cut ties with a bad contractor legally?

Very good question. I’m professional, and I hire professionals. That doesn’t mean the best price, because WHEN shit hits the fan, you want to know you can count on them. I hire a mix of contractors who do the work themselves, and larger companies who have crews. Equally as important is I work with people who specialize in fixers, not new construction.

I’m in this for the long haul, and most people who want to get into flipping houses usually want to do more than one. So, if I cut ties with a contractor, I usually give them more than I think they deserve and just agree not to work together again.

Lastly, reputation is important, and frankly you’re very exposed when you flip a house. If they want to make things difficult for you, they can. Most of the time when you want to part ways, they do too. So, shake hands and agree to be done.

Interested in Part 2? Check it out here.

Bobby Curtis
Principle Broker
Licensed in Oregon
Licensed Contractor
CCB# 215071
503-502-3066

 

Restored and Updated Roseway Home

Posted on by Bobby Curtis

Great vibes at this wonderful home in the heart of Roseway. Balance of beautifully restored original charm and high-end modern updates. Great living spaces on the light-filled main with open layout and modern farmhouse kitchen.

Special master suite with large new bath and walk-in dressing room. Private and fenced backyard with patio. New and refinished oak floors throughout. New and refurbished windows, new furnace and water heater, updated plumbing and electrical.

3809 NE 73rd Ave. Portland, OR
3 bed | 2 bath | 1908 sq. ft.
MLS# 19163240 | Taxes: $4188 | Lot Size: 5000 sq. ft

 

Bobby Curtis
Principle Broker
Licensed in Oregon
Licensed Contractor
CCB# 215071
503-502-3066

Hip Restored Roseway Bungalow #2

Posted on by Bobby Curtis

Hip Roseway bungalow with restored original charm, and well appointed modern updates. Experience the great vibes on the light-filled main level with picture windows, craftsman millwork.

The great open layout and new custom kitchen will likely draw you in.

The finished lower level has a bedroom, full bath, laundry, bonus room, and a separate entrance, Great for Airbnb or a future accessory dwelling unit within the house.

The large fenced and private yard with mature plants make it inviting. There’s also a covered porch and two-car garage. Fresh paint, new fence, newer roof, furnace, and water heater.

3 bed | 2 bath | 1792 sq. ft.
MLS# 19317951 | Taxes: $4575 | Lot Size: 5500 sq. ft.

Bobby Curtis
Principle Broker
Licensed in Oregon
Licensed Contractor
CCB# 215071
503-502-3066

 

 

Affordable Remodeled Lents Farmhouse

Posted on by Bobby Curtis

Check out this sweet, professionally remodeled light and bright farmhouse.  It’s a just down the road from the all of the new development in Lents Town Center.

Character abounds with high bead-board ceilings and five-panel doors. The new kitchen cabinets, butcher block counters, double farm sink and beveled tile backsplash create a clean, inviting farmhouse kitchen.  And the master bedroom with double closets and slider to new deck give you more than you’d expect for a master at this price point. Double pane windows, high efficient furnace and laundry on main are nice added bonuses.

Plus, there’s an unfinished 300 SF attic ready for expansion when you are. Near the Springwater Corridor Trail, Max Green Line, and freeway checks all of the boxes for your commuting needs.

Are remodeled farmhouses your thing? I can’t take credit for the great work my clients did on this one in Lents, but family and I remodeled one in the Portland neighborhood of Montavilla in 2018. You can check out some before and after shots here

Bobby Curtis
Principle Broker
Licensed in Oregon
Licensed Contractor
CCB# 215071
503-502-3066

5 Mistakes to Avoid Before Flipping a House

Posted on by Bobby Curtis

I shared the 5 mistakes to avoid before flipping a house with Tra’Renee from Afternoon Live on Friday. Whether you’re a seasoned house flipper or you’re getting ready to restore your first one, you could probably get a good nugget or two from watching my short interview. Check it out here.

  1. Putting in materials and finishes that don’t work
    1. Find out what finishes are being used for houses selling quickly in the area. Use those.
    2. Consider working with a designer or an experience REALTOR® in this area.
  2. Buying a house to flip with no good comparable houses
    1. Flipping a house shouldn’t feel like a guessing game.
    2. Work with a REALTOR® who can show you there are other houses like the one you want to buy that other buyers have bought for the price you need to sell yours for.
    3. Look for evidence of houses selling for a lot more that are in much better condition. Take surrounding houses into consideration
  3. Putting the house up for sale before it’s 100% complete. One chance to make a good first impression.
    1. There are many houses I have walked into with evidence of work not being complete, door knobs falling off. No matter if that is the only doorknob loose in the house, it will BE the representation of that house.
  4. All DIY
    1. Hire professionals to do the professional work.
  5. Taking too long
    1. You had good intentions to flip the house in 2-3 months, and pretty soon that turned into more work than you thought. 9-12 months later you are ready to list.
    2. A market can shift dramatically in 9-12 months. I like to buy a house, restore it, and sell it in the same market
    3. Taking too long also kills personal morale. Keep that moment going.

 

Interested in more? Learn whether a house makes a good candidate to flip or not to flip here

Bobby Curtis
Principle Broker
Licensed in Oregon
Licensed Contractor
CCB# 215071
503-502-3066

No Time Like the Present

Posted on by Bobby Curtis

One of the questions I get asked most often as is “When should I sell my house?” Not surprisingly, there are many factors that can play into this. Market conditions like inventory and interest rates (for buyers) will often factor into the decision, time of year, and also personal motivation. Most clients wants to get the most for their house and they want to feel good about the transaction. But who can really tell when the right time is? Over the years I’ve come to learn there really is one right time to sell, and that’s when you’ve chosen to be ready.

I first met Camille and Dirk the summer of 2017 when they contacted me about selling their house on SE 55th and Harney. They owned two lots that totaled about half an acre, home to pretty forest-like views, a sizeable barn/shed, fruiting trees, the occasional nocturnal bird of prey and one sweet sprawling ranch. They wanted to know what they needed to do to their house in order to get it sold. They also had a few personal goals before selling it. In 2017, it turned out it just wasn’t time for them yet. After several months and one or two more false starts, Camille and Dirk reached out again this summer and were ready to go. They decided to sell both lots together, we worked together to get the house ready, and honed in on the right price. After a couple of weeks on the market and one or two counter offers, they got a price they were happy with and didn’t need to make any repairs before selling. Most people think of the physical preparation needed for selling there house. Know that doing the mental prep can be just as valuable. Selling your home and moving can be right up there with changing jobs or ending a relationship as one of life’s most stressful events.

Do your homework, plan your move, hire a great real estate agent who will get you the most money, best terms, and the accepted offer that is most likely to close. Your agent will guide you through the transaction with confidence and professionalism. When you’ve chosen to be ready to make a move is the right time to make a move.

The C-Word (in Real Estate)

Posted on by Bobby Curtis

The C-word is showing up in more real estate conversations lately. Well actually a few c-words: Cooling. Creative. CONTINGENT.

Yes, the hot seller’s market is now cooler. Higher interest rates and feelings of market uncertainty have contributed to a slower real estate market, and it’s time to adjust expectations. Buyers have the luxury of getting a little more creative with their offers, like including contingencies, and sellers may find themselves needing to be just as creative when marketing their properties. Let’s look at this from a couple of perspectives.

Sellers: Time to start getting creative. We’re moving into a more balanced market. There are more houses for sale, which means buyers have more choices and they feel they have more time to find the perfect match. The days of selling your house for cash in 24 hours with 10 offers are gone for now.

Make sure you’re working with an experienced agent who knows your neighborhood, and can offer an educated perspetive on what to expect in the coming months. This will help appropriately price and market your house, and it will sell more quickly. If you get one, consider looking at those contingent offers. Keep in mind many of those buyers are also motivated sellers themselves. Have your agent find out if the buyers want to buy your house as much as you want to sell it, first. If you go this route, have some patience. To get the highest price and best terms in this scenario, you’ll likely need to wait it out a couple of months for them to sell their house first.

Buyers: You can get creative too! Need to sell your house before buying? Include that contingency in your offer or ask for an extended close period. Even ask for what you want, what you really, really want. Maybe after seeing many houses you’ve found your 95% dream home. Consider asking the seller to make some concessions so you can afford to make those improvements right away, or even ask if they’ll make those improvements before it closes. It can’t hurt to ask, especially if your offer is the only one on the table.

This scenario played out on a house I sold last week. The buyers found their almost perfect home that these sellers had just remodeled. But, it was missing a few things (or rooms) to work well for their family. What sealed the deal? The extra bathroom and finished living space the buyers asked to be constructed in the the basement prior to close. Not only did the sellers come through on their wish list, this sale was contingent on the buyers house selling, too. Are you still following? So why would these sellers do that? First, they remodel houses for a living so it was in their wheelhouse. Second, the buyers were willing to hand their earnest money over to the sellers before closing so they could make these personalized updates for them.  Cool clients, contingent closings, creative considerations. All c-words on this one.

The market is changing. If you’re actively in it, you know that. Selling right now? Work with your agent to ensure you’re competitive and make sure they’re working creatively to get your house sold. If you’re buying, don’t pass up that 95% dream home. Just ask for what you want. The sellers will be glad you put a thoughtful offer together.

Bobby Curtis
Principal Broker
Licensed in Oregon
Licensed Contractor
CCB# 215071
503-502-3066

All Dressed Up in Eastmoreland

Posted on by Bobby Curtis

Need a last minute Halloween costume idea? Why don’t you dress up as Julius Caesar Moreland, an Oregon pioneer and lawyer turned judge. He served on the Portland City Council and eventually became Clerk for the Oregon Supreme Court. Then you could go trick or treating in Eastmoreland, one of the three SE Portland neighborhoods named after Mr. Moreland. And while you’re there, you could knock on the door of 7322 SE 29th Avenue and ask for some candy. If you like what you see when the door swings open when you peak in, you could also ask to buy the house. It’s for sale. Candy not included.

What IS included is a sweet master bedroom on the main floor with French doors leading to the private, quiet backyard. While flooded with natural light during the day, the living room is also equipped with a gas fireplace for enjoying cozy winter evenings. Perfect your culinary talents in the charming and efficient kitchen, complete with built in seating. Upstairs you’ll find three bedrooms and a full bathroom. The West facing bedrooms has a big walk in closet and sitting area. And don’t forget to check out the finished basement!

Situated within walking distance to Duniway Middle School, Eastmoreland Golf Course and Crystal Springs Rhododendron Garden, this English Tudor style home is centrally located in one of the Portland’s most coveted and classic neighborhoods. This is the kind of home you can move right into and make your own.

So grab your topcoat and bowler, press those shirt collars as high as you can get them, four-in-hand that bowtie and Treat yourself to this elegant English Eastmoreland estate.

Bobby Curtis
Principal Broker
Licensed in Oregon
Living Room Realty &
Licensed Contractor
CCB: 215071
503-502-3066

To Flip or NOT to Flip

Posted on by Bobby Curtis

That IS the question. It’s always a pleasure to join Tra’Renee on Afternoon Live to chat about real estate.

I have been flipping houses, both large and small, since 2010 and have extensive first-hand experience with house restoration. You can find more of my interviews and tips on buying, selling, and flipping a house here.

This week I answered common questions about flipping houses. You’ve seen the TV shows that make flipping seem easy but there’s a lot to consider. If you’re thinking this may be for you, check out my tips and then watch this clip to arm yourself with all the facts before you dive into your next home restoration project.

Before you quit your job and start flipping houses, here are my Top Four tips:

1. Know your strengths and weaknesses.

2. Lower your risks by becoming or hiring a professional.

3. Have a budget and stick to it.

4. Be flexible because you never know what might come up once you’re in contract to sell that house.

Check out Afternoon Live, where I’m on once a month for more advice and guidance on Portland real estate. And click here to learn about 5 mistakes to avoid before flipping your first house.

Bobby Curtis
Principle Broker
Licensed in Oregon
Licensed Contractor
CCB# 215071
503-502-3066[/caption]

Just Listed: Renovated Southeast Craftsman

Posted on by Bobby Curtis

Remodeled Woodstock Craftsman  $729,000

6105 SE 40th Ave. Portland, OR 97202

Here is a truly special craftsman sitting on a spacious corner lot with beautifully restored original charm and high-end modern updates. Great vibes on the light-filled main with an open layout and custom kitchen. Master suite has two closets and a gorgeous bath with honed Carrara marble and herringbone tile. Great office or non-conforming 4th bedroom. Finished basement, giant two-car garage/shop, large patio, fenced yard. New AC, furnace, water heater. All this on a wonderful street close to everything Eastmoreland and Woodstock have to offer. Owner is a licensed OR broker.

3 bed | 2 bath | 2372 sq. ft.
MLS# 18048251 | Taxes: $4494 | Lot Size: .11 Acre

Bobby Curtis
Principal Broker
Licensed in Oregon
Living Room Realty &
Licensed Contractor
CCB: 215071
503-502-3066

1031 Exchange. San Diego to Portland

Posted on by Bobby Curtis

After owning a home in San Diego for over a decade, Trink and Steve, who had moved to Portland several years back, decided it was time to get more invested in the Portland market. When they originally moved from San Diego, they decided to rent out their home for several years, managing it from Portland.

This year it was time to finally make a move and sell that house. With the need to remodel their current Portland home, they would sell the San Diego property, use some of the money for their home remodel, and the rest for a few rental properties in Portland. And they could do this through a mostly tax-exempt 1031 exchange. This would allow them to realize most of the profit from the San Diego house without having to pay tax on it since most of it was being shifted to other rental properties very quickly thereafter.

What I like about this, is after investing so much into their original San Diego property, they were able to have it work for them. They sold that house for just under $1 million, bought 3 properties in Portland that cash-flowed for about $1.3 million, and pulled about $100,000 out of the San Diego home profit to do renovation work on their own house. I know, I know. In what math class do those numbers add up? They add up because Trink and Steve got a mortgage for those 3 investment properties here in Portland, which gave them more buying power. Even with these mortgages, we were able to find properties that cash flowed. And the money they flipped into those properties, they were exempt from paying tax on because of the 1031 exchange.

They now have 3 great investment properties here in Portland, and have the money to do some much needed renovation work to their own home.  Here is one of the three properties they bought. This one, a duplex in NE Portland.

 

1031’s can feel complex. I have a great team consisting of a 1031 attorney, 1031 mortgage broker, and escrow officer who have helped clients do this sort of thing for a long time. If you liked how that math equation worked out, or have any questions about how you can better leverage an investment property, I can help you with that.

Bobby Curtis
Principal Broker
Licensed in Oregon
Living Room Realty &
Licensed Contractor
CCB: 215071
503-502-3066

 

Original Montavilla Farmhouse Restoration

Posted on by Bobby Curtis

Montavilla is known as the quietly cool neighborhood in Southeast Portland. Centered on the commercial Stark/Washington couplet, the heart of it runs along SE Stark on what used to be street car tracks from 76th to 82nd.

Founded as Mount Tabor Village just before the turn of the century, its current name originates from an abbreviation used on that street car line: Mt. Ta. Villa. In addition to quietly cool people, Montavilla is home to shops, restaurants, watering holes, hardware stores, a university. In fact, Lonely Planet named it one of the “Top 10 Hot Hoods in the US you need to visit”.  It is also home to the latest farmhouse we restored at 505 SE 76th Ave.

Well, TECHNICALLY she’s across the street from the Western border of Montavilla, but she has been sitting at the foot of Mt. Tabor with her full attention staring down the heart of Montavilla for nearly 120 years. And she’s seen it all, believe me. Births, deaths, family gatherings, life before Country Cat, you name it. A huge tree even tried to take her down at one point but nevertheless she persisted. Persisted just long enough to welcome us in, so we could restore her to (most) of her original glory.

Whitewashed from top to bottom but still in really great shape, the exterior just needed a few standouts. So we maintained the original color and added black trim around the windows and to the large concrete posts. The roof had very recently been replaced, so we had to work with a trim color that worked well. Starting there, we quickly got inspiration for our interior color scheme. Not pictured here is the brand new roof we put on the garage, which had rotted all the way through to its joists and sill plates. Not very glamorous but very necessary. We added a fence and stone patio in the backyard for instant BBQ privacy/fun.

The living and dining rooms required the least amount of serious work. We restored the original wood floors, and added a fresh coat (or two) of paint to the ceilings, walls, and moulding. Tying in the exterior black trim color in with the stair risers and hand rail made a big impact.  And because there were no original light fixtures left in the house, we added period lighting that worked well with the era of the house.

The kitchen cabinets were original solid wood and in sturdy shape. All they needed was some freshening up. Staggered white 12” ceramic tile flooring was nicely accented with light gray grout, and we added maple butcher block countertops to warm it all up.

We made improvements to the TWO sunrooms off from the kitchen and master bedroom.  For many years these had been used as storage rooms, so little attention had been given to them. The windows hadn’t been used to look out of, and the sunlight coming in didn’t matter. Facing West, it was important we recreate these two rooms because they add so much charm to the home, and are very functional spaces.  Now these two rooms are the best places for languid summer afternoons with a good book and an even better ice cold beverage.

The main floor half bath and upstairs full bath got custom hex tile floors, efficient toilets, sinks and fresh paint. We also added all new water supply lines and sewer line to the house. Upstairs also got a brand new, gleaming subway tile surround. Very classic look for this beauty.

In order to gently nudge this old beauty in the 21st century, it was pretty clear early on that she’d need another bathroom. This had always been a family home and still now, she has room for more! Some spaces lend themselves easily to conversion. In this case, we converted the SE corner bedroom into the master bath and walk in closet, mixing vintage and modern. The 12” hexagonal tile pushes the design forward while an original clawfoot tub firmly (and very heavily) keeps it grounded in the turn of the century. The double vanity is a great mix of old and new, and the bedroom closet was easily turned into a private toilet room.

If you’re interested in checking out this Mount Tabor Village beauty, she’s still at the foot of Mt Tabor staring down Stark street, looking for new dwellers to call her home. You can check out the listing, price and see more pictures here.

And if you want to see Montavilla in all it’s glory, consider checking out the Montavilla Street fair on Sunday, July 29, 2018. More information here.

Bobby Curtis
Principle Broker
Licensed in Oregon
Licensed Contractor
CCB# 215071
503-502-3066[/caption]

Contractor Tips For Your Next House Remodel

Posted on by Bobby Curtis

If you’re getting ready to remodel your house, or take on a small house project, here are some of my top tips.

  1. Save money and time without compromising quality.
    Some lighting and bath stores have deeply discounted prices at certain times like Rejuvenation which specializes in new , high quality made to look original lighting. Once/quarter: new stuff sometimes 75% off from returned orders, or overstocked stuff. You can also visit online coupon websites and get a home depot promo code to use on your purchase.
  2. Tile stores like Pratt and Larson, Daltile and others have a formal clearance section. Great quality at deeply discounted prices for returned tile, or leftover boxes from a large order. Deeply discounted and high quality.
  3. There are places around town like The Rebuilding Center in North Portland that have great deals on original kitchen and bath fixtures, windows, and doors that came right out of houses in Portland, often times when houses are getting a make-over. Clawfoot tubs aren’t for everyone, so if someone takes it out, and you’re looking to put one it, you can get it for a great price.
  4. Contractor/Designer Discounts. Places like Lowes, HD, the lighting and tile stores I mentioned earlier, almost all of them offer contractor or designer discounts. If you let them know you restore houses, they will give you a contractor rate. Be sure to ask for it before you make purchases.
  5. Worksite/House Stuff: Bring Donuts and Coffee (especially when there are many contractors in a house at once). Most of these guys like to work alone, and you’re a savvy house renovator, so you have a timeline to keep and have several of them working at once. Bring donuts, and start the day off with a smile. It goes such a long way.
  6. Work clean- at the end of everyday, make sure the people you are working with pick up after themselves, remove debris, and take their tools and supplies with them. It allows you to see true progress on the house, and not feel like its constantly a wreck.

For more, check out my interview with Kara from KATU here

Bobby Curtis
Principal Broker
Licensed in Oregon
Living Room Realty &
Licensed Contractor
CCB: 215071
503-502-3066

Portland Tree House

Posted on by Bobby Curtis

My client, Khan, found me on the inter webs. We were a good agent-client fit because he was looking for a house that had been renovated, and well…I do that. Renovating a few houses a year, my eye tends to catch details. I know contractors, and have a good sense of how much different renovations cost if clients still want a little more work done.

That said, the first time we went to look at houses for sale, we came across this one together.  And there was no turning back. This one of a kind house in Southwest Portland, leaves you feeling like you’re living in the trees, yet so close to downtown Portland. We closed on 3157 SW Fairmount today, and this first time homebuyer couldn’t be happier.

 

 

Bobby Curtis
Principle Broker
Licensed in Oregon
Licensed Contractor
CCB# 215071
503-502-3066

Like NEW! NE Portland Remodel

Posted on by Bobby Curtis

There’s no house I’d rather renovate than one that’s been in the same family for years. When a house is turned over from one family to the next, with each family comes new ideas, styles, and a new set of renovations. Over time there is often little of the original character left, and what is there is masked by designs from each decade and each new owner.

So when we discovered this 1945 ranch had been owned by the same family since about 1950 and they did not do updates every ten years, we jumped on it.  Added bonus- it was a solid  house and the family maintained it well over all of those years. Here it is: 8603 NE Dyer St, Portland, OR 97220

And here is what we did. Starting from the outside, we knew the roof needed to be replaced, but weren’t anticipating having to remove three layers first. We replaced the roof, and removed the large drop arm awnings and dated barred glass door. Any time I see bars over window and door and large awnings, I always remove them. This is a safe neighborhood, and there was a great solid wood door behind those bars which you really couldn’t see. The awnings, while they kept out some of the heat, they also kept out light which now comes shining through these great midcentury windows.

The living room had rare wooden vaulted ceilings for this era of house. We freshened up the space, replaced the carpet, got rid of the wood paneling from the walls, and added a large, new modern light fixture.  This room now feels completely inviting, and one you want to hang out in.

The dining room was centered in what I would consider the walkway from the front door. We removed the chandelier, added a flush mount modern light fixture, and moved the dining area in front of the window which overlooks Rocky Butte. Under this carpet we discovered white oak hardwood floors. With some sanding and a few coats of polyurethane, they turned out better than new. What you see here is the natural color of the wood. No stain needed.

Oh this kitchen…while cute (and who can resist that horse rocker), it lacked functional space. The refrigerator was in front of the sliding glass door, and kitchen overall needed more storage. We swapped the fridge location and the coffee bar (and built a smaller one), and made room for a new large pantry. We kept and restored the solid wood cabinets and added butcher block counter tops to warm it up. With new appliances and the benefit of a dishwasher, this kitchen functions much better.

The master bedrooms, and all the bedrooms for that matter, are gleaming with the new refinished floors and a fresh coat of paint. These light fixtures were original and in good shape, so of course we kept them. You may notice wall cadet heaters were in all of the rooms. That’s how the house was heated. We opted for a major upgrade with all new ducting and a high efficient furnace. No more electric heat.

The bathroom layout worked, but it felt small and was dark. We brightened it up with white walls and wall tile, added a large mirror and some stylish, bold blue floor tile.

The exterior is one of the highlights of the house. It sits on almost a double lot, with a spacious front, side and back yard. There’s even RV parking for the adventurous spirits. The patio is inviting, and neighborhood is pretty quiet for how busy Portland has become these past several years. This house is solid and beautiful, and ready for the next family. No renovations needed.

If you want to see more of this house, it’s for sale now. Check it out here: 8603 NE Dyer St, Portland, OR 97220 

 

Bobby Curtis
Principal Broker
Licensed in Oregon
Living Room Realty &
Licensed Contractor
CCB: 215071
503-502-3066

SPACIOUS TOWNHOME. WALK EVERYWHERE.

Posted on by Bobby Curtis

1328 SE UMATILLA ST,

PORTAND, OR 97202

Roomy townhome with high ceilings, two master suites and generous bonus family room upstairs. Unique end unit with extra windows, side yard, private deck, and two-car garage. Large open kitchen with breakfast bar that spills over to dining and cozy living room with gas fireplace and bookshelves. Walkers paradise! Score of 92, close to everything Sellwood has to offer. Biker friendly and Duniway Elementary.

OFFERED AT  $550,000

3 BED | 2.1 BATH | 2766 SQFT
MLS# 18065053  | TAXES: $7003

CLASSIC ROSEWAY ENGLISH

Posted on by Bobby Curtis

2947 NE 60th Ave,

Portland, OR 97213

Love this spacious Roseway English with 3 bedrooms, 2 and a half baths. Master on the main, with 2 beds and quaint multi-use bonus room up! Well cared for original English features including leaded glass and wooden windows, traditional wood fireplace, picture rails, and glass knobs. Partially finished retro basement with ADU potential and charming, low maintenance backyard you will love to have barbecues in.

OFFERED AT  $575,000

3 BED | 2.1 BATH | 2788 SQFT
MLS# 18044132  | TAXES: 5639

Mid Century Fixer in Madison South

Posted on by Bobby Curtis

As real estate agents, we know our neighborhoods, but once in a while we discover one newly. I found this great mid century ranch in the Madison South neighborhood. This house has this very unique great room with vaulted ceilings. You certainly wouldn’t guess that from looking at the house from the curb.  Madison South is a great little neighborhood just up the road from Roseway and in the valley of Rocky Butte.

The neighborhood is quiet, with little traffic, and everyone seems to be walking the dogs or kids around. We started making updates to this house including a new roof, and replacing the old electric cadet heaters with a brand new high efficiency furnace and ducting. As some of the final details are coming together with the interior updates, I can’t help but think about the family that had been here so long, over 70 years I hear.  It of course reminds me of  my own Granny’s house in Clarkston, Michigan about an hour North of Detroit. She was there for about 50 years before she passed away at the feisty age of 102 in 2010.

While my family and I bought this house to restore it, I never consider it mine. The ones that lived here for 70 years are still the owners, and I’m more of a placeholder getting it ready for the next family. It may seem trite, but I always hope the improvements we make are ones that will make the previous owners happy or proud. I hope they still see their house, when they look at the work we did, and that we’ve done well enough to leave all the character for them to still see their memories through our work.

Keep an eye open for this one. 8603 NE Dyer, Portland, OR. It will be looking for a new family to take cafe of it for the next 70 years. In the meantime, if you want to learn more about Madison South, check out their webpage here

Bobby Curtis
Principal Broker
Licensed in Oregon
Licensed Contractor CCB 215071
Living Room Realty
503-502-3066
bobby@livingroomrealty.com

 

Home Remodel: Keeping it Safe

Posted on by Bobby Curtis

Licensed Contractor and REALTOR®, Bobby Curtis shared with Tra’Renee classic things that you can do to your house that won’t go out of style.

White Kitchen Cabinets
Hardwood Floors
Nickel & Chrome Light Fixtures
Wood Burning Fireplace
Nickel & Chrome Bathroom & Kitchen Fixtures
Kitchen Island
Wood/Iron Bannister

 

If you want to learn and see more watch the live interview on KATU’s Afternoon Live here

 

Bobby Curtis
Principal Broker
Licensed in Oregon
Licensed Contractor CCB 215071
Living Room Realty
503-502-3066
bobby@livingroomrealty.com

Inspections. Buying, Selling, Flipping

Posted on by Bobby Curtis

When you get ready to buy a new house or put your house up for sale, the house will almost always have  professional inspections. And if you buy a house with the intent to renovate and resell it, get ready for 2 sets of inspections in a short period of time- when you buy, and when you sell. Licensed REALTOR® and Contractor, Bobby Curtis discusses the what’s and why’s of this with Tra’Renee Chambers on KATU. Watch here or check out his highlights below.

Lets talk about When You Buy

As a licensed Contractor and a licensed REALTOR®, I still get inspections before the purchase and you should too. Here’s why:

Inspectors are inspecting many houses in the area we’re buying houses every day. They see all the good and all the bad in detail, have more experience than most of us, and offer a ton of information. They provide a thorough inspection report with pictures. If you need to negotiate and repairs or credits, you have detail of the situation that the sellers may not know about their own house. Inspectors are a non-biased independent third party. As much as I like to keep my own emotions out of a real estate investment, having an inspector give me the facts, helps keep me in check

There are 4 standard inspections that are common to conduct while in the inspection period in the Portland area. 1. Whole home general inspection. 2. Sewer scope to ensure a compliant, functioning sewer line. 3. Oil tank scan, to see if the property has one, and ensure it is in good shape. 4. Radon test, to ensure low levels of radon in the house.

Before getting into contract, I always have a budget with detail on what I plan to spend money on and how much. After the inspection, I’m able to make adjustments. (ie you may have thought you needed a new roof, but alas it just needs moss removal)

Patio in need of love
Patio needs inspections

 

Lets talk about When You Sell.

The buyers will almost always get all 4 of the previous inspections, and maybe more. Even better if you can provide them the clean sewer scope, radon test, and oil tank scan results showing everything is in good shape. This gives your new buyers extra confidence in the house. Keep in mind, if this is a house you remodeled and something came up on your inspection that you did not fix, there is a good chance it will come up for the new buyers.

Know that even if you fix everything that pops up on your inspection report, the new buyers inspectors are bound to find some things. It is essentially part of their job to find things wrong with the house, and most of these Portland area houses are older.

bath renovation for home sale
Bathroom renovated

 

If you have an inspection-type question you’d like to ask me, or want help buying or selling your next property or home, give me a call. I’m happy to help.

Bobby Curtis, REALTOR®

Bobby Curtis
Principal Broker
Licensed in Oregon
Licensed Contractor CCB# 215071
503-502-3066
bobby@livingroomre.com