Category — Fixers

Fitch Mountain dominates Healdsburg’s east side. The mountain fills the skyline and forces the Russian River to make a wide swing around the town. The blue circled area in the photo holds several hundred homes along S Fitch Mountain Road, N Fitch MountainRoad, Redwood Drive, and a network of other small roads that are in Sonoma County’s jurisdiction rather than the city of Healdsburg. These homes, for the most part, were originally cabins and weekend getaways. Over time many of them have been updated to modern standards, but this is still a rural community with the feel of most redwood-dense towns serviced by narrow roads. You might think of Felton and Ben Lomond in Santa Cruz County or Rio Nido in Sonoma County as similar feeling neighborhoods. Depending on where you are on the hill, you may be in deep shade all year, or in one of the fortunate spots with acess to full sun.

I just listed a property on the mountain with superb sun and nice river views. The blue circle on the photo to the right shows the house’s location with south being towards the bottom of the image and the river flowing from the north east towards the west. The river views from the house are westerly.

The house itself is right at the borderline of fixability. People may legitimately differ on whether the house should be torn down and built from scratch or repaired and upgraded.

The reality is that Sonoma County septic and construction guidelines will have more to do with how the new vs. remodel question gets answered than the actual situation might dictate. The single most important question that has to be addressed is the septic issue. There is no sewer service available on Fitch Mountain, and almost none of the existing residences could meet new code requirements for Class One septic systems. The current waste disposal systems exist and are maintained as well as they can be and are tolerated by the County as non-conforming.

Whether a home that has been unlived-in and red-tagged by the county will be tolerated without the upgrade to a Class One septic system is an open question. Potential buyers will have to hire septic system experts to analyze the site and negotiate with the county. Once that question has been answered, new owners can choose whether to build new or rebuild a home that sun lovers can appreciate.

We all do visual double takes. Is that a Llama or goat or what? For all of us it’s a familiar experience, particularly since life is zooming by and we usually don’t have time to see things carefully the first time. When I looked at this property the first time I certainly made a bunch of assumptions that didn’t turn out to be true. I got one right, but I’ll tell you about that after I confess my mistakes.

By the way, the mistakes I made are why I ended up liking this Watertrough Road four acre parcel in Sebastopol so much. It fooled me several times as I would first label it and then have to change my mind once I got to know a little more about it. The learning process helped me understand all the great things about this place that the quick glance and premature labeling would have made me miss. So not only do I come out liking the property a lot, but it reminded me to wait before passing judgment. That’s almost always a good idea.

The first thing to hit you when you arrive is there’s no place to park. There is a modest driveway, but even one parked van can block access for a second vehicle. So you park down the road or in a neighbor’s driveway and think “inaccessible”. At least, that’s what my labeling mind did. The reality that I missed is that not only is there a long driveway with plenty of room beyond the gate, but there’s a completely separate access along the edge of the property that could lead to a new estate home site. Fortunately, Cory Maguire, the listing agent, was able to straighten me out. Oops.

My second thought was dryness and sparseness. The area around the house doesn’t have much grass and there’s not a lot of underbrush. As you probably guessed by now, wrong again.

Cory led me on a tour down the length of this gently eastward sloping land, and she pointed out both the ample dry grass underfoot and the hardy fruit trees that have endured irrigation-free summers and still managed to put out bumper crops of apples and pears. The grass free areas are a result of the owner’s alpaca herd doing what animals do the world over. Eat grass. Or pears. Oops.

This is fertile land, Goldridge sandy loam, that would support grapes, organic gardens, horses, or any other commercial or family 4-H activity you can think of. It’s zoned DA which is Sonoma County’s most flexible designation. If you’re thinking of a 4-H place the other thing you should know is that the school here, Twin Hills, is a very fine place to send your children. Great parents and teachers working together to make sure all the kids get a good education.

Before you think I was a complete loon about this property I have to say that I got one label correct. The first thought I had on seeing the buildings and fences was “fixer”. I was right about that. However, don’t let the general air of structural decrepitude mask the true character of this four acre gem from your sight. Keep in mind that the 1920’s farmhouse can keep it’s claim in Sebatopol history as a granny and a main dwelling further down the property can be built. Give me a call or send me an email and I’ll arrange a tour for you and we can talk about the field of dreams you would build here. Dave Roberts 707-869-1884.  - SORRY, THIS GREAT PROPERTY IS SOLD

And in case you missed the clues, those are alpacas in the top picture.

I was creating some graphic headers for this site and realized that I had just made a whole bunch of pictures of entropy in action. I could do a complicated discussion of the second law of thermodynamics, but you can read that here if you’re interested. From our real world perspective, entropy is iron rusting, roofs sagging, paint peeling, and all the other signals that what was once orderly is becoming chaotic. The effects of gravity, rain, freezing, and other natural processes are at work on our buildings from the day they are completed. We only need to do a few things well to keep our shelters functioning well. Here’s your short list of absolutely positively should do tasks.

Stay Dry. It’s a simple command. Harder to do than it sounds, however, since nature is hard at work trying to sneak water into your building systems. Rain, flood, groundwater, low house elevation, and high winds work on bad shingles, missing ridges, clogged gutters, improper flashing, leaking doors and windows, bad weatherstripping, ineffective corner trim, bad building paper installation, and I’m just getting started with the external threats. Actually, that’s almost a complete list, but most of your major water problems are going to start with something in the first half dozen items. What’s illustrated very clearly in this photo is a roof with half the shingles missing. When the rain starts falling directly on your plywood, you are looking at some serious entropy, baby. I’d rather have a blue tarp than a shingle-less roof.

This sad structure is missing more than one window. The roof could be in perfect condition, but open windows are going to let in the rain and once that starts, it’s not gonna be good. What happens is that the wall and the floors both start to suffer expansion and contraction and materials like wallboard (sheetrock) and cheap trim materials start to decay almost immediately. It doesn’t take very long before structural damage to wall studs, floor joists, and subfloor materials starts to happen.

This is a great example of a floor and wall framing intersection that has suffered a catastrophic amount of water damage. Click on the image (or any image on this blog) for a large image of rot that’s beyond repair. Water did this. It does it all the time. Stay Dry!

One of the saddest things we experience in the real estate business is a building collapse due to the inability of heirs to make decisions on maintenance issues. There are frequently urgent needs for roof repairs that were deferred during the final years before someone passes. Some heirs want to sell and others may want to fix and others just don’t know and before anyone notices, the building has already fallen into complete ruin. Everybody loses when that happens, so if you find yourself arguing about what to do with Grandma’s house some day, just remember entropy and get the blue tarps ready.

Healdsburg has a great collection of Victorians downtown. Matheson St, a main artery to the Healdsburg plaza, has both modest and large examples of what are often called painted ladies. Martin Humphrey’s current listing is an interesting opportunity since it includes not just a Victorian with classically good bones, but five extra units on the .43 acre lot. I want to talk about TIC (Tenants in Common) in a future posting, but Martin has some ideas about how this property could be structured for either multiple ownership, or a single owner who fixes the Victorian to live in and uses the five other units for rental income. In any case, have a look at the show and give me a call if you’d like to see this gem.

Some see ruin, failing brick foundation, peeling paint, sagging floors, and throw up their hands in despair. I see classic lines, the pride of the original designer and builder, and the heart of Healdsburg location. I have loved this house since I first saw it twenty years ago, and it has been sad to witness her slow and avoidable deterioration. There has been the occasional paint job slapped on the great lady to hide and slow the aging process, but gravity is working it’s will. Without the prompt intervention of a new owner to repair foundations and roofs, it will be even harder to save her.

On the positive side of the ledger, she is now in the hands of someone who wants to sell. The house is on a very big lot and the potential to subdivide the lot can help underwrite the high initial cost of purchase and rehab. I am eager to help a restoration-minded buyer acquire this landmark property.

The grande dame around the corner on North St is my favorite Healdsburg fixer, but this “white elephant in the rough” ranks right up there as a challenging repair prospect. Several owners have pondered remodel, tear down, new house, refit, and haven’t managed to find the right combination. There are plans for a new house, but I still think lifting the house to create parking underneath and repairing the house could create a great shared housing project. Sadly, almost all of the original detailing is gone on the interior, but the gutting of the house makes it much easier to see what needs to be done and to create an efficient and modern internal floor plan with up to date wiring, plumbing, insulation, etc.

The outside still has some wonderful details and an architectural presence that isn’t timeless, but is solid and genuine. In any case, this is an interesting opportunity for a project as close to the Healdsburg plaza as you are going to find.

I was meeting my brother for breakfast at Arrigonis yesterday and thought I’d look at a few properties while I was waiting. This currently active listing in Santa Rosa is a very nice fixer opportunity. It’s in the heart of downtown, but just far enough away from the busiest streets that it’s got a peaceful feeling. It’s in the Cherry Historical District and is listed for just under $500K. From my point of view, this historical home downtown is a great opportunity to support the new urbanism, grab a property that will be the envy of your condo-dwelling friends, and take advantage of excellent appreciation over time. Sure, it’s going to take some work to maintain, but so would any other home, old or not.

9 out of 10 buyers are looking for a house in great, move-in condition. Homes like that sell faster, get a higher price, and obviously save wear and tear on buyers who are probably stressed enough from the move that they don’t need additional headaches. So why do I like the dilapidated houses that are gently known as fixers?

I suppose it comes from my background in construction. I see the sagging roof and the three inch drop in the kitchen floor as interesting challenges rather than show stoppers. I also know how much money is involved in new construction and think the decades of work put into most structures represent building capital that should be conserved. On the other hand, it’s a whole lot easier to start from scratch than to try to work with someone else’s mistakes and the effects of neglect on wooden structures.

I did a quick search on the Sonoma County MLS listings and came across 75 properties in which the listing agents were honest enough to use the term “Fixer”. The best priced fixer in Sonoma County right now is a $99,000 project in Guerneville. What makes this cabin such an interesting opportunity is that the neighboring duplex with good parking and solid foundations is also on the market. There’s work to be done, but it’s hard to find three units on four lots for $400K. Let me know if you’d like more details on this.

At the other end of the spectrum is a <cough> bargain</cough> in downtown Sonoma with the low, low price of $1,145,000. A tear down on .14 of an acre. It’s amazing how much scope the word “Fixer” can provide. All I can take from this contrasting example of a fixer is that location, location, location is still alive and well as the primary driver in real estate values..