Crip's HUD Report 10-23-2009: Thumbs Up or Down Edition

In an effort to get this week's stuff out before it's all sold, I'm simplifying most of my descriptions to a simple thumbs up or thumbs down judgment. Plus I hurt my fingers in a horrifying Halloween-costume-building accident, so typing this sentence took me 30 minutes using a pencil in my teeth. Don't worry - the videos are there for you non-readers, as are the pictures.

If you have more specific questions on assessments, location, or whether the properties qualify for the $100 Down incentive please shoot me an email at cripsta@gmail.com or give me a call at 970-988-5634. Enjoy!

NEW HUD LISTINGS FOR 10-23-2009
▲ Click for ordered pics of this week's new listings!
Clicking on the small pictures below takes you to MCB's property page with the condition reports, as if you didn't know that.▼

1. 2606 13th Ave, Greeley: $82,000. 3 bed, 1.75 bath, 1218 sq ft, 1957. Scope the video walkthrough: The pictures for the property start RIGHT HERE. Two thumbs up! Location across from Farr Park + good overall condition is awesome.
   
2. 1611 14th Ave, Greeley: $97,000. 4 bed, 1 bath, 1641, 1951. The pictures for the property start RIGHT HERE. Thumbs down. Couldn't get into this pseudu-plex on 14th, but I can't fathom how one bathroom services two units. Also, it's proximity to the intersection of 16th Street and 14th Avenue is a huge downer. Also also, there's a drainage ditch that runs right by the foundation which may or may not be causing some heaving around the house. I'd be scared if I were you.
   
3. 1525 5th Street, Greeley: $40,000. 2 bed, 1 bath, 788 sq ft, 1949. Scope the video walkthrough: The pictures for the property start RIGHT HERE. Two thumbs WAY up on this nearly move-in condition little guy on 5th Street. MASSIVE back yard and nice detached garage add to the value.
4. 168 19th AVE Ct, Greeley: $75,000. 3 bed, 1.75, 1464 sq ft, 1995. Scope the video walkthrough: The pictures for the property start RIGHT HERE. A thumb down on this one simply because I'm suspicious of the lower level's room. That's all.
5. 127 N 25th Ave, Greeley: $42,500. 3 bed, 1 bath, 912 sq ft, 1963. Scope the video walkthrough: The pictures for the property start RIGHT HERE. A thumb up because HUD's appraisal lists this house as a 2 bedroom when it is blatantly a 3 bedroom. A thumb down because the same appraisal lists it as having a 1 car attached garage when it has actually been converted into living space (it does have the garage door as a bit of decoration though).
6. 1012 31st Ave, Greeley: $62,000. 3 bed, 1 bath, 1026 sq ft, 1960. Scope the video walkthrough (it might be my finest ever): The pictures for the property start RIGHT HERE. Two or more thumbs DOWN on this dump a door or two away from busy 10th Street. Mold, bad tile, bad vibes, you name it. Avoid.
7. 2441 W 9th ST, Greeley: $95,000. 3 bed, 2 bath, 1652 sq ft over partial basement w/ extra bedroom, 1929. Scope the video walkthrough: The pictures for the property start RIGHT HERE. Two thumbs up for this quirky, updated old house on the corner with the Dr. Seuss roof (and yes it is supposed to be like that).
8. 1223 24th Ave, Greeley: $120,000. 4 bed, 1.5 bath, 1283 sq ft, 1962. Scope the video walkthrough: The pictures for the property start RIGHT HERE. A hard-fought thumb up simply because even though it is at the top of this week's list price-wise there's a ton of house here. The square footage doesn't reflect the lower level. And while the bathrooms have been updated, nothing else has so expect some work. The 'hood is its saving grace.
   
9. 8317 Mummy Range Dr, Fort Collins: $90,000. 3 bed, 1.5 bath, 1344 sq ft, 1978. Scope the video walkthrough: The pictures for the property start RIGHT HERE. A thumbs down just because I have a hard time giving anything in Mountain Range Shadows the thumbs up unless it's super duper cheap. And this one, with its lack of carpet and torn up walls appears totally beat down. Watch this one get some mad bids though.
10. 37266 County Road 65, Galeton: $82,500. 3 bed, 2 bath, 1623 sq ft, 2001. Sorry folks, didn't make it out to this place since I haven't had a free day to devote cruising all the way out here (it's an hour and 15 min from Fort Collins). I'm giving this one two thumbs down just because it's so damn far away.
11. 4420 Navajo Ct, Greeley: $26,500. 3 bed, 2 bath, 1023 sq ft, 1995. It's an uninsured trailer in Hill-N-Park. Yes, it's under $30k, but it gets a thumbs down. In case you're wondering why I didn't take any pictures or video of this place: By this point in the day I felt bad for my camera.
    
12. Relist: 411 16th Avenue, Greeley: $28,000. 3 bed, 1 bath, 936 sq ft, 1954. Funky, blue, smelly, and with an estimated remaining economic life of 20 years. It features the world's oldest furnace which apparently needs to be replaced. The garage was converted into the biggest bedroom once upon a time and the back yard is fairly decent. However this too is uninsured, so cash or conventional loan only, folks. Because I don't have a whole lot to say about this place, I'll simply ask you this: 411 16th Ave? Or a kiss from the dude that was killed in Goblet of Fire? Thumbs up simply because it's cheap.
13. Relist: 1226 4th Street, Greeley: $30,200. 2 bed, 1 bath, 756 sq ft, 1918. Another uninsured property. No longer eligible for 203k financing. And if anyone cares, HUD has reduced the dollar amount of LBP they will abate to under $4000. HUD writes: "Repair/replace - furnace; toilet; plumbing system." The bedrooms are connected via a single closet, and the living room/dining room is a large single area. There's Death Stairs that lead to a cellar, but the draw here is the transformed garage that was obviously a second house. The remnants are two makeshift bedrooms, what's left of the kitchen (nothing) and a bathroom. Assessed for $41,199. Scope the video walkthrough:

PRICE REDUCTIONS

1. 3735 McAvoy, Evans: $22,500. 1 bed, 1 bath, 616 sq ft, 1924. How can I best describe this place? Well, parked next to the double-wide next door is an Escalade and a bus. THIS joint is a tiny peach house, surrounded by a tall fence made out of metal roofing. There's a tree right in the middle of the driveway and the entire front yard looks like Cesar's compound on the Dog Whisperer. The house smells like pee of some kind, and there's approximately 2 sq ft of kitchen counter space. In the bathroom you must sidle carefully past the claw foot tub to get to the toilet. So, if you're a person of, ahem, generous carriage, I'd probably look elsewhere. So is there anything good about this place? Sure - there's alley access (I guess it qualifies as an alley. An overgrown, junk-strewn alley), there's a washer and dryer, the property has 2 sheds and the one bedroom is actually fairly big. Ah but here's a couple more bummers: the ancient space heater apparently doesn't work and during my short time in and around the house I heard a nearby rooster crow half a dozen times. Assessed for $67,498. Scope the video:
2. 1120 3rd Street, Greeley: $18,400. 2 bed, 1 bath, 544 sq ft, 1925. What can I say? I love this place. Most of the cars parked around your office cost more than this house, and yet it wasn't the miserable dump I had braced myself for. It needs work, of course, and it will not go FHA. But because of it's size, it really isn't going to cost too much to bring this one back into rental or flippable condition. HUD has it listed as a one bedroom (the other bedroom is in the basement but appears legit). The biggest draw for me is the huge attached garage/shop. HUD remarks: "Repair plumbing system; install firewall between house and garage; repair heating system." Assessed for $30,847. Scope the video walkthrough: Yes we have an $18,000 house.

Remember, the HUDs are a small part of what we do, and nobody does them better. But we deal with all areas of real estate: resells, listings, short sales, REOs of all types, property management, income properties, etc. If you have any questions at all, just ask. We live and die by referrals, so any you pass along are appreciated.

That's going to do it once again, hope you enjoyed reading and watching! Suggestions are always welcome and I look forward to hearing from you if you are looking to buy OR sell! And if you know anyone that would benefit from our service and would like to receive notice when the HUD Report is updated, please contact me. Thanks for reading, have a wonderful week!


Crip Erickson
Broker Associate
Realty Executives
208 S College Avenue
Fort Collins, Colorado
970.988.5634 cell
970-221-3627 fax

Crip's HUD Report 10-16-2009: Don't be a Renter

"Don't be a renter? But Crip, isn't that like saying don't have brown hair? Or halitosis? Or 13 drinks in my system? Because, you know, some of us can't help it."

Yes we all have rented a house. Some people even rent rims for their Topaz. Some people even rent rims for their Topaz and then park the car and shiny rims on top of the giant oil patch in front of their rented trailer. I once saw a Judge Judy where the defendant gal did a rent-to-own on a PS3. It cost her $29.99 a week. For 65 weeks. Which equals $1949.35. I can't find a transcript of the show, but this blogger sums it up nicely.

Right now if YOU are renting YOU probably have a choice to not be a renter, because I'm confident more than one of these places can be attained with a mortgage payment roughly equivalent to what you're paying in rent, or perhaps less. "But Crip - if that's a name - are you sure prices are as low as they're going to get? Because that's why I rent." Instead of arguing that yes I do, I'll just introduce my game-ender and simply point out some local renters:

Please don't be that weird renter next door that keeps the UFO tethered to a garden gnome in the back yard. And by the way, anyone who thought a six year old could really float away in a helium balloon must have gone home and attached 3 scrillion balloons to their chimney after they watched Up. But enough about me! Let's get on to...

NEW HUD LISTINGS FOR 10-16-2009

▲ Click for ordered pics of this week's new listings!
Clicking on the small pictures below takes you to MCB's property page with the condition reports, as if you didn't know that.▼

1. 2610 Water Front St, Evans: $115,000. 3 bed, 2 bath, 1147 sq ft over full unfinished, 2002, 2 car attached. Our first listing is also my favorite this week. Why? Because it is nearly as nice as last week's property at 2506 Dock Dr (one less bathroom), is a bit larger and is $10k less. While the jury (or Congress, if there's a difference) is out on whether the $8000 F.T.H.B.T.R.* will continue, this one still qualifies for the $100 Down FHA incentive. MCB notes: A mold like substance is present, remediation needed. Alas, I didn't see any mold and can't comment. Also, there's a small repair escrow of $880 for the installation of removable window well covers (I've never heard of that one before). Assessed for $126,978. Scope the PICTURES RIGHT HERE. *That's First Time Home Buyers Tax Rebate, or Footh Butter, as it's popularly called.

2. Relist:31322 4th St, Gill: $108,000. 3 bed, 2 bath, 1432 sq ft, 1997. Except for the part where I had to drive to Gill, I really liked this place. The house is in move-in condition and it has a big fenced yard with two storage sheds. It is on public water but has a septic system, which may explain the berm in the backyard. Either that or they recently buried a whale in a shallow grave. Assessed for $47,124, eligible for the $100 Down Incentive. Scope the video walkthrough:

3. 3619 Ponderosa Ct, Evans: $59,000. 1 bed, 1 bath, 888 sq ft, 2006. Believe me, if there were space for it on the MLS I should have liked to list this place at "A mere $59,000" because it is in fact move-in condition, with a double sided fireplace that serves the living room and master.

There's no master bath, but does there really need to be if there's only one bathroom? Think about that for a minute. And then think about why you should continue renting when payment, interest (at 5%), taxes and HOA on this place add up to a paltry $466 (without mortgage insurance). How much are you paying to live with that guy that leaves snotty tissues all over the house? I thought so. Bummer: gotta go conventional on this one, so no $100 down for you. Assessed for $78,435. Scope the PICTURES RIGHT HERE.

4. 3742 Belmont Ave, Evans: $94,000. 2 bed, 2 bath, 1056 sq ft over full unfinished, 2004, 2 car attached. This place seems older than it is, even though it is in average condition. The kitchen, whether by the original builder or previous owner, has a bizarre wall running through it to kind of turn half of it into a formal dining room, or semi-formal as it were. I can't say it works, but it is well done in terms of trim.

The living room is armed with a fireplace, and the back yard is well maintained and fully fenced. The neighbors are playing "how many cars can we fit in the driveway". Current count: 4. This one qualifies for the $100 Down incentive with a small repair escrow of $330 for the wonderfully descriptive "furnace repair". I say I will bet you $330 the furnace works just fine. PRO TIP: They usually work best when the gas is on. Assessed for $107,767. Scope the PICTURES RIGHT HERE.

5. 3752 Ponderosa Ct #8, Evans: $75,000. 2 bed, 2 bath, 1019 sq ft, 2004. This is 3619's older, bigger brother, but he too suffers from the lack of FHA-insurability. I like the main level location on this one, and really the price difference doesn't mean much: at our agreed 5% rate, your payment and interest difference is only $86 at $403. HOA is the same, $100/month. Taxes = $72.42/month. Grand total = $575.42 (before mortgage insurance.) Assessed for $91,376. Scope the PICTURES RIGHT HERE.

6. 632 37th Ave, Greeley: $97,000. 5 bed, 2 bath, 962 sq ft over full mostly finished basement, 1971, 1 car attached. It's a bit dated and 2 of the bedrooms and a bath lie in the basement (it is therefore listed as a 3 bed, 1 bath) but your worries will disappear when you see the fridge sunk into the wall. And it's no small bar fridge either.

The fenced yard is nice and the price redeems what is otherwise a fairly forgettable property with an unattractive hole cut into the wall above the stairs.

Assessed for $109,319. Qualifies for the $100 Down Incentive with a small repair escrow of $935. Scope the PICTURES RIGHT HERE.

7. Relist: 727 41st Avenue Ct, Greeley: $120,000. 3 bed, 2 bath, 1428 sq ft, 1977. I don't believe the sq footage here includes the once-upon-a-time-finished lower level. This is yet another very brown house, but this one has three things going for it: location, etc., etc. This one backs to Shawsheen elementary and sits at the end of its, er, Avenue Court. Needs work, but could be a cool place. Assessed for $138,037, qualifies for the $100 Down Incentive. Scope the pictures RIGHT HERE.

8. Relist: 2429 11th Avenue, Greeley: $65,000. 2 bed, 1 bath, 701 sq ft, 1950. Erica: "There is one thing I really don't like like about this house, and one thing I really do like about this house. Both of these things are location. What I don't like about the location is it's located on a busy street and there is definitely road noise. The absolutely great part about the location is it is close to UNC. The first thing I noticed, after finding the house, is that in front there are two stunning, mature trees that were is full bloom. The house also has definite curb appeal with a cute little detached garage. The layout of the house is pretty typical in the sense that you walk into the living room which immediately opens into a kitchen/dining area. The kitchen cabinets seem to be in great condition. The two upstairs bedrooms are grouped beside the one bathroom which is also pretty decent. The basement houses two bedrooms, the bigger of the two I'm assuming was being used as the master. Also included down in the basement is the bottom of a shower, which I think might have been at one time, or might have become in the near future, a second bathroom. The backyard is also in great shape!!" Assessed for $78,005. So, 2429 11th Avenue? Or your own radio station? Erica found this place so compelling, she did two videos:

Price Reductions

1. 160 N 1st Ave, Greeley: $24,000. 2 bed, 1 bath, 660 sq ft, 1925. Not much nice to say about this place, but HUD says: "Mold like substance present, take appropriate action. Kitchen must be removed from accessory unit. Furnaces, plumbing & electrical are not in working condition. Roof, siding, walls, soffit, fascia, gutter system & window trim need repairs. Property has well & septic systems. It is located on 1st Ave, a busy traffic street." If it looks like Erica was racing through the house when she took the pictures, she was. In addition to being a complete dump this house is also infested with mosquitoes. Assessed for $63,899. Here's Erica's transcribed report from the frontlines: "160 N 1st Ave is a very scary house. There's two units, both don't have kitchens, both have 1 bedroom, 1 bath...needs tons of work, probably a tear-down, really creepy...There's a big lot, tons of work." Yeah, this is the stuff chainsaw massacres are made of.


2. 39370 County Road 68, Briggsdale, CO: $106,400. 3 beds, 2 baths, 1296 sq ft, 1998, 39 acres! No, not 3.9 acres, 39. This externally beat down trailer is practically in Morgan county. If by some slim chance you are familiar with the Briggsdale area (I couldn't even tell you where the town is), this joint is just east of Rd 79 1/2. The house itself is cosmetically OK on the inside, but a lack of plumbing + heat functionality means it won't go FHA. HUD also states it isn't permanently attached to a foundation, which leaves me wondering what exactly that foundation under the house is doing. There's a large slab for an invisible garage, and a barn, which is probably the nicest feature of this listing. If you want to be away from it all look no further. Hopefully you'll get the gist of this place from the pics and video because this is a heck of a drive from Fort Collins. Assessed for $142,301, which means we'll have this one for a while, especially without FHA financing as an option. Update: After two price reductions, this one is starting to get into the deal zone.

That's going to do it once again, hope you enjoyed reading and watching! Suggestions are always welcome and I look forward to hearing from you if you are looking to buy OR sell! And if you know anyone that would benefit from our service and would like to receive notice when the HUD Report is updated, please contact me. WE LOVE YOUR REFERRALS!! Thanks for reading, have a wonderful week!


Crip Erickson
Broker Associate
Realty Executives
208 S College Avenue
Fort Collins, Colorado
970.988.5634 cell
970-221-3627 fax

Crip's HUD Report 10-9-2009: Don't Meth With My HUD Home Edition

Hello everyone! Staying warm? Here's an idea - go ahead and nuke a cup of coffee, curl up with your laptop and enjoy this week's update. You may learn something, you may even want to buy something, and who knows - you may even be entertained. ARE YOU NOT ENTERTAINED? *hurling sword into the crowd*

NEW HUD LISTINGS FOR 10-9-2009
▲ Click for ordered pics of this week's new listings!
Clicking on the small pictures below takes you to MCB's property page with the condition reports, as if you didn't know that.▼
1. 2506 Dock Dr, Evans: $125,000. 4 bed, 2 bath, 1090 sq ft over full finished bsmt, 2002. Because of the basement, this one is listed as a 3 bed, 1 bath. But you, dear reader, are in the know because you trust your Uncle Crip to deliver you the goods. And if you are one of those pestilent agents that rely on Craigslist, our inventory and my blog for your livelihood, there's no basement. And your mom said send your clients my way. Back to the house: It is in move-in condition, includes the washer and dryer, has a mostly fenced yard, attached two car garage, great carpet. Assessed for $128,926. Scope the video walkthrough:
Lazy? The pictures of this place start RIGHT HERE.

2. TECHNICALLY A RELIST BUT TOTALLY DIFFERENT: 3306 15th Avenue Evans: $55,000. 3 bed, 1.75 bath, 1502 sq ft, 1981. Here's the week's BIG DEAL. HUD writes: "Subject property has been abated and cleared of methamphetamine. Repair/replace - drywall; flooring; bathroom sink and wainscot; electrical wiring; heating system and ductwork." It was first listed back in June of 2008 for $103,000 and several people bid on it only to be disappointed when it was yanked without notice. Because I left our sign up the entire time (and hazmat teams repeatedly visited the property) it has garnered Katy Perry-like attention: Sure it looks nice, but is there really anything there? I never would have predicted it would come back on the market in its current condition and at this price. Now my experience with meth is fortunately limited to playing the occasional dive bar and watching Intervention, but still I'm pretty sure this place wasn't a lab. The last abated meth lab we had was stripped down to studs, wires and subfloor. This one, however, is basically the same as it was when first listed minus a heating system, a bathroom and great chunks of drywall here and there. Does it need $50k worth of work? Hardly, so put that in your pipe and smoke it. Assessed for $109,739. Scope the video walkthrough:
Lazy? The pictures of this place start RIGHT HERE.

3. 2001 8th Street, Greeley: $60,000. 4 bed, 2 bath, 1010 over full finished bsmt, 1966. As you are well aware, I don't really 'market' these so much as I just tell you what I honestly think of each place. If I think a house is ugly (like this one), I'll say so. If I think I might get shot if I walk around the neighborhood at night wearing a red bandana, I'll tell you. But let's assume I'm marketing these like a stereotypical Top Producing REALTOR®. Here you go:

Opportunity awaits you in this non-conforming duplex in the heart of Greeley! Entertain family and friends in the spacious and open main floor kitchen/living room area, enjoy your morning coffee and Kaboom at the handy bar, and rent out the basement to that guy you met at the bar last week that got kicked out of 3306 15th Avenue, Evans! There's plenty of room for toys in the 1000 sq ft garage, and you can park 6 cars with oversized spoilers in the monstrous driveway! Walking distance from downtown shopping! Hate mowing? Very little grass! Buyer to verify zoning and usage, square footage and set back requirements for garage! Easy to show! Seller motivated - bring all offers! Won't last long!!!

Assessed for $75,281. Scope the video walkthrough:
Lazy? The pictures of this place start RIGHT HERE.

4. 725 E 4th ST RD, Eaton: $130,000. 3 bed, 2.5 bath, 1296 sq ft over unfinished bsmt, 2001. The video walkthrough will say it all on this Eaton Commons 2-story, but here's the quick breakdown: House has gobs of curb appeal, kitchen is decent and the view overlooking grain fields to the north is spectacular. However, the trim is cheap looking throughout, and the doors are indeed cheap flimsy garbage. Assessed for $150,693. Scope the video walkthrough:
Lazy? The pictures of this place start RIGHT HERE.

5. 330 N Shields St, Fort Collins: $185,000. 4 bed, 1.75 bath, 1597 sq ft, 1956. Perhaps like you, I was, like, all excited and stuff when I saw we had a HUD on north Shields. Perhaps it's a testament to the strength of the recent inventory that this one left me totally cold. The highpoint is the corner lot on Shields and Cherry - it's huge (just shy of a quarter acre at 10,000 sq ft) and most of it is devoted to the fenced back yard with barbecue pit and wisely placed trees. The fun really stops there though. The garage access is on Shields, and the street noise in the house is substantial. The exterior has oodles of deferred maintenance and there aren't any gutters to speak of. It is a long, charmless ranch and it feels like there have been a couple of additions, including transforming half of what would have been a killer garage into a 4th bedroom. To its credit, the main half of the house has decent wood floors and it does have all the kitchen appliances. This one is uninsured, so cash or conventional only! Assessed for $239,500. Scope the video walkthrough:
Lazy? The pictures of this place start RIGHT HERE.

6. Relist: 4020 Glenarbor Lane, Fort Collins: $145,000. 3 bed, 2 bath, 1446 sq ft, 2002. This 2 story is back on the market and much like a Decepticon, there's more here than meets the eye (perhaps in a deadly way). The walls are soft in spots and the peeling paint throughout leads one to believe this one was soaking in water at some point. Indeed, a reader informed me he looked at it last year and 'every inch of drywall was soaked.' Approach with caution. Assessed for $163,900.
The pictures for the property can be found RIGHT HERE.

7. Relist: 713 44th Avenue, Greeley: $132,000. 4 bed, 3 bath, 1521 sq ft over full finished basement, 1978. Once upon a time, there were wild martini parties here. There were women overflowing from the back yard hot tub; there were men in plaid jackets and turtlenecks crowding the basement bar; the owner was making sure nobody spilled on the beach-sunset mural next to the bar fridge; some Solid Gold dancer-wannabe's were doing their best Flashdancing in the mirrored room; and about 50 people were grooving comfortably in the enormous downstairs living room. Upstairs, a few couples were sitting by the fire and pulling names out of a hat. Fast forward to 2009 and Crip walks through the house and scares a cat. Assessed for $146,308. Scope the video walkthrough:
Lazy? The pictures of this place start RIGHT HERE.

PRICE REDUCTIONS
1. 61515 4th St, Carr: $56,700. 4 bed, 2 bath, 1379, 1999. This uninsured trailer in the ghost town of Carr has "propane, well & septic systems. Foundation is not to HUD requirements per appraiser, hurricane straps are not set in concrete. Plumbing repairs needed. Front porch, utility & bathroom have soft/spongy subfloor." Unavailability of FHA financing + beat down appearance and condition = this place being around for a while. It does sit on half an acre and has a nice two car garage (which is really all you can see from the road). However, there's no driveway. Assessed for $114,396. And this is now the SECOND markdown! Lazy? The pictures of this place start RIGHT HERE.

2. 41616 Highway 125, Cowdrey: $99,000. 3 bed, 2 bath, 1999 sq ft over 1499 mostly unfinished bsmt, 1975. Where's Cowdrey you ask? It's south of Walden. Have I been to this property yet? Nope. Because it's 3 hours away and the previous listing agent tells me it needs "$70,000 worth of work" I'll probably wait until somebody wants to buy it before I head out there. This one sits on 3/4 acre, and I can't tell you what it's assessed for because Jackson County has very little info available. In fact, the house still shows some church as the owner of record. Hmm, a church with an FHA loan? Isn't lying a sin?

3. 915 S Tyler Ave, Loveland: $147,600. 4 bed, 2 bath, 1240 sq ft over full mostly finished basement, 1966. Here's a 60's brick ranch in south Loveland, now priced right. The biggest drawback with this one is the tiny kitchen, but it does have the full basement and a big yard. One of the bedrooms has a stupid attached desk that takes up half the room's space and the finishing inside is typical HUD house (read: horrible, and in need of correction from top to bottom). With that said, anyone looking for a place to do carpet and paint? Here you go. Assessed for $173,900.

4. 323 Grant Ave, Nunn: $56,700. 2 Bed/1 Bath, 2108 square feet w/ basement (1897 finished, including basement), 1927. Erica, being paid by the word, wrote: “In actuality this house is a 5 Bed + 1 non conforming/3 bath (if you count the 3/4 bathroom in the detached garage). Definitely one of the more interesting houses I have ever been to! This house sits on a very large lot with many old trees. The house has a sandstone stucco exterior with a flat roof, giving it a very unique look from the curb. Included is a detached garage that was probably used for some sort of trade, and as mentioned before also includes a 3/4 bath. There is also a shed that looks like it used to house some sort of animal, as well as a chicken coop (there was no way I was going to investigate the chicken coop BTW). Now, the interior of the house was an unexpected mix of charm, work needing to be done, and work recently done. The main level of this ranch has hardwood floors throughout and includes two upper bedrooms, a bathroom that is missing the toilet and sink, a kitchen missing the doors on all of the cabinets, a fireplace, and hutch cabinets built in throughout. The stairs leading down to the basement definitely need some work, but almost all of the basement has been recently updated. There are three bedrooms with new clean carpet, and one waiting to be finished. The hallway consists of tile and there is also a large living room and a full bath that appear to be in great condition. To sum this house up: "I'm not quite sure" seems to be the best fit!” Assessed for $160,623. Reduced again! Pictures of the house start RIGHT HERE.

That's going to do it once again, hope you enjoyed reading and watching! Suggestions are always welcome and I look forward to hearing from you if you are looking to buy OR sell! And if you know anyone that would benefit from our service and would like to receive notice when the HUD Report is updated, please contact me. WE LOVE YOUR REFERRALS!! Thanks for reading, have a wonderful week!


Crip Erickson
Broker Associate
Realty Executives
208 S College Avenue
Fort Collins, Colorado
970.988.5634 cell
970-221-3627 fax

Crip's HUD Report 10-2-2009: A. E. Addition Edition

Greetings folks! Just in case you were wondering (and you probably weren't) why there was no HUD Report last week, I have two reasons. The first was simply the fact that last week's inventory was completely unspectacular and hardly worth writing about. The second weighed just under 7 pounds and is perpetually swaddled in pink garments.

Because sleep is a luxury I can no longer afford, I'll be writing into the wee small hours about....

NEW HUD LISTINGS FOR 10-2-2009!
▲ Click for ordered pics of this week's new listings!
Clicking on the small pictures below takes you to MCB's property page with the condition reports, as if you didn't know that.▼


Relist: 4001 Golden Street, Evans: $67,000. 2 bed, 2 bath, 2152 sq ft, 1913. This funky, surprisingly large and very woody house sits across the street from our recent HUD at 4002 Golden. It is on a HUGE fenced corner lot and has 3 large living rooms. There is also a 3rd non-conforming bedroom in the lower level. It's listings like this that make me glad I finally started shooting video because I'm at a loss in describing this place. Assessed for $81,348. Here's your visual aid:

3565 Windmill Dr Apt E1, Fort Collins: $82,000. 2 bed, 1 bath, 848 sq ft, 1984. We've had a handful of places in this community just off of Horsetooth and Shields, and I'm going to go out on a limb and say you won't see a cheaper 2 bedroom in here EVER AGAIN. Fully insured! Check this one out.

Relist: 205 16^th Ave, Greeley: $38,000. 3 bed, 1 bath, 1326 sq ft, 1954. This oddball, pieced-together ranch somehow manages to squeeze 1326 square feet into its unique U-shaped layout. Don’t expect much and you won’t be disappointed. Also sits next to a fix n’ flip that is under contract and listed at $97k. Assessed for an unbelievable $104,773. Check out the video walkthrough:

4514 S Shenandoah St, Greeley: $40,000. 3 bed, 2 bath, 1064 sq ft, 1995. This Hill N Park manufactured home is in decent cosmetic shape (I kinda like the semi-whitewashed look of the cabinets) but it does have a repair escrow for furnace, water heater and plumbing repair. You may notice the street is 'South Shenandoah'. In case you're wondering, the street parallel just to the north? You guessed it: North Shenandoah. Apparently they ran out of trite street names when they were planning the subdivision. This same type of addressing creates fun situations when visiting properties around first street. North? South? Is that a gun cock I just heard?


2537 9th Avenue Ct, Greeley: $62,000. 3 bed, 1.5 bath, 940 sq ft, 1945. This little ranch is actually in better than average condition with a minor repair escrow for furnace blower fan.* It has a big ol' backyard and it is quick cleaning away from being in move-in condition. It also may shock you to know this much house may actually sit on the market at this price.

401 29th Avenue, Greeley: $76,000. 4 bed, 2 bath, 878 sq ft, 1967. Listed as a 2 bed, 1 bath. It isn't. Great condition, great deal. Could have a slightly better location (it sits on the corner of 4th Street). This one will be a goner in a hurry, but don't let that stop you from trying. Fully insured, all appliances present, one car attached garage.

Relist: 934 E 25th ST LN, Greeley: $89,000. 4 bed, 2 bath, 1077 sq ft over 1077 mostly unfinished, 2002. This East Memorial ranch is listed as a 3 bed, 1 bath, but the basement, which is unfinished save for the one extra bedroom and bath, is of course excluded from HUD's appraisal. It seems to me these two rooms were built with the house as they are in identical condition to everything else. The main floor has an open living room/kitchen set-up with laminate flooring and three decent-sized rooms. The garage needs to be scrubbed out, and there's a fenced yard out back. The roof needs to be re-shingled and OF COURSE they say the furnace needs to be repaired. If you are wondering where East Memorial is, just watch for the kids cruising around on minibikes and weaving in and out of traffic on their tricycles. Assessed for $101,015. Scope the video walkthrough:

1714 E 9th Street, Loveland: $145,000. 4 bed, 3 bath, 1192 sq ft over full finished bsmt, 2005. Here's the smoking deal of the week, and destined to fall prey to severe overbidding. Again don't let that stop you from calling me. This place has an extremely sharp kitchen floor, industrial strength (and handsome) carpet in the basement, a 2 car attached garage with alley access, a gas fireplace and feels like a new house. Adding to that feeling are 5 vacant lots to the east of the property. If you have even the smallest desire to live in Loveland and you can afford it, this needs to be on your list of homes to see. If you won't be using me as your agent - this home sucks.
Price Reductions

1601 W Swallow 8C, FTC: $63,900. 1 bed, 1 bath, 576 sq ft, 1985. Back again, for the third time. It's a tiny joint, and except for the wall between the bedroom and living room the condo is essentially a studio. It does have all of the kitchen appliances AND the stacked washer and dryer, and it's priced right. Did I mention it's small? How small you ask? The video walkthrough is only 39 seconds long, and I linger. Assessed for $76,000. Scope the short video walkthrough:

2626 Ashland Ln, Fort Collins: $204,300. 3 bed, 2.5 bath, 1995 sq ft over 579 unfinished basement, 2007. Looking for a nearly move-in condition new house but don't want to pay a premium? Better yet, do you want to get in it for $100? Look no further than this Maple Hill monster. The layout may not appeal to everyone (Journey Homes initially called this 2-story a 3-level) as you'll encounter stairs any time you want a snack. It's hard to explain, so just check out the video. The HOA is $405 according to HUD, but I have yet to see that number on any other active listing (I've seen $400 and $500). So what makes it not TOTALLY move-in condition? EVERY SINGLE light fixture is missing. Assessed for $240,500. Walkthrough:

That's going to do it once again, hope you enjoyed reading and watching! Suggestions are always welcome and I look forward to hearing from you if you are looking to buy OR sell! And if you know anyone that would benefit from our service and would like to receive notice when the HUD Report is updated, please contact me. WE LOVE YOUR REFERRALS!! Thanks for reading, have a wonderful week!


Crip Erickson
Broker Associate
Realty Executives
208 S College Avenue
Fort Collins, Colorado
970.988.5634 cell
970-221-3627 fax