Tag: house flipping

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.

4 Ways to Make Money Off Your Home Without Being a Landlord

Posted on by Living Room Realty

Written by Sorcha Porter, licensed assistant to Shannon Dooley.

One of my favorite things in the world is finding creative ways to make money. It’s part of what I love about home ownership. When you own your home you can dictate how it’s used and you can leverage it to create additional income. In fact thats kind of our team’s whole goal, to teach people how to leverage real estate to create their own Tiny Empires!

Normally people associate making money off of real estate with the following… Flipping real estate, long term rentals, short term rentals like Airbnb, and or house hacking. But many people don’t want to be landlords. Whether it’s for ethical reasons or personal landlord-ing is not for everyone. But it doesn’t mean you can’t use your home to create a side hustle and generate passive or low- work income. Here’s a few ideas to get you started! And if you’re interested in more, definitely check out my Podcast The Laddercast, on Spotify and apple podcasts for additional ideas!

1. Rent your yard by the hour as a dog park!

Idk about you buy I have 3 corgis and they are adorable nightmares. Going to the dog park is great for getting their energy out but since there’s 3 of them and they’re kind-of tiny bullies it’s very stressful. If someone there has a reactive dog, it’s dangerous. Enter Sniff-spot! It’s and app/ platform like Airbnb for your yard! You can list your back yard as a private by the hour dog park! Yah- you can RENT YOUR BACK YARD BY THE HOUR TO A CUTE PUPPY. I’d love to make $50-100 a day and watch cute puppies play in my back yard. That sounds real cool to me!

2. Have a spare parking spot? Why not rent it!?

When I worked in the corporate world I paid $180/ month for parking in an unsecured parking garage. It was bananas. I had to pay nearly 3 days wages at that time, to just come to work. That’s the story for a lot of people! I wish I’d had the option of somewhere else nearby to rent a spot especially since there were several residential properties near my office with empty driveways because many of those folks either worked elsewhere or didn’t have cars because the area was so walkable. Why not help a local worker and yourself?! got a spare driveway spot!? Rent it for $125-150, or 20-30% less than the surrounding parking garages! Throw pics of your driveway on facebook marketplace or Prked! It’s a platform that allows you to list your parking spot in your driveway. So if you live in a place where people who live/ work nearby and there is limited parking they can pay you to rent it while saving money themselves on market rates for parking spots!

3. Got RV Parking? Why not list it for locals visiting your area!

CampSpot much like other sharing economy apps provides a modem for people to rent space on their property much like airbnb to overnight campers. You can select if your space is available for tent, van, rv, etc. and people looking to stay in your area can book it online! The cool thing about Campspot and having RV parking in the city of Portland is that the nearest RV park for overnight parking to the City is actually in Troutdale over 25 mins away. So for people coming for conferences, festivals and events that’s a schlep and makes it hard to get in and out of Portland as there’s not a great public transit system near the outer region RV parks. This means on an event weekend or holiday you could easily bring in several hundred dollars just renting your empty RV parking area! SO COOL!

4. Grow a cut flower garden in your yard and sell bouquets!

I recently stumbled across the Vlog of this really rad woman at “Shifting Roots” on Youtube. She is a stay at home mom with three small children and has a small cut flower business that she started during the pandemic. She grows cut flowers in her garden and sells bouquets to neighbors, friends, and at pop ups and farmers markets. She also does flower arrangements for weddings and events. She started the business during the pandemic and very clearly breaks down the financials of her cut flower business. It also has the added bonus of making her garden look flipping incredible. The startup cost was very low, just a couple hundred dollars and she averages $15/ per bouquet and 30 bouquets per week to a 4×8 planter bed! Her first year she made $4600 profit and has grown it ever since. So if you’re someone who loves flowers, and enjoys the creative process of flower arranging or who wants to learn/get into that this is a great side hustle! If you want to check out the vlog here’s a link. I don’t know about you, but I’ve never paid less than $25 for a bouquet of flowers here in Portland, so it seems like a great opportunity for you green thumbs who would enjoy gardening with flowers anyway to make side hustle income!!

I hope these ideas have opened your mind to income possibilities that you hadn’t thought of and help you expand your horizons on the advantages of home ownership. The reality is, you can’t do a lot of these things on a normal rental lease. You can’t grow flowers at scale on an apartment garden balcony and you often can’t rent your yard as a dog park when you don’t own your yard. So if you’ve been on the fence about the cost of buying a home consider that ownership doesn’t just give you financial security of fixed monthly housing payments, or the ability to change your physical surroundings to suite your style. Home ownership gives you agency to leverage the roof over your head, and the property it sits on into tangible potentially life changing income you could not otherwise realize as a renter.

If you’re reading this, and that excites you, and you want to connect with our team at Tiny Empire group please feel free to give us a call or shoot us an email.

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.

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.

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

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

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

 

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 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

 

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

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]

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

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