4480 Grinnell Ave | Boulder Notable
BOULDER NOTABLE SALE: 4480 Grinnell Ave | $1.2M The Location: Lower Table Mesa, close to the busy (and noisy) intersection of Grinnell and Broadway. However, it's also conveniently near a bike path and a stroll’s distance from shopping and dining options like Southern Sun, Tandoori Grill, and Whole Foods. For more details, watch our video: "7 Things You Need to Know about Table Mesa." The House: A basic 60’s era ranch with a full basement and two car detached garage, very similar to 365 44th Street (above). The interior has some tasteful updates and does not appear to be flip. The [...]
2831 20th St [Boulder Notable]
BOULDER NOTABLE SALE: 2831 20th St | $1M 2831 20th Street started as a typical mid century ranch. At some point, likely in the mid 90's, the owner constructed an addition with a second story primary bedroom. The location is solid for north central Boulder; it's only a short bike ride to downtown or to Google. The interior was quite dated. Likely it's been a rental for many years. Deal notes: Listed at $950K, the property went under contract within the first week and closed at slightly over $1M. This is a good example of a house that wasn't worth [...]
297 Broken Fence Rd [Boulder Notable]
BOULDER NOTABLE SALE: 297 Broken Fence Rd | $1.4M From a location perspective, it's hard to beat 297 Broken Fence Rd. Just one patch of undeveloped, private land separated it from Betasso Preserve. It felt enmeshed by natural beauty and stunning views. It was also located at the end of the street on a cul-de-sac, and only a short distance from the City of Boulder. The interior of the home was mostly original, but it had some nice built-ins, and the kitchen that had been updated sometime in the not so ancient past. The spiral stairs were rare and posed [...]
301 Eudora St [Denver Notable]
DENVER NOTABLE SALE: 301 Eudora St | $2.2MStrong buyer interest allowed this Hilltop neighborhood historic home to close for slightly over list, despite slow fourth quarter market conditions. 310 Eudora featured five bedrooms (four on the upper level), four baths, and approximately 3,800 SQFT. The home home was thoroughly renovated during the seller's tenure, with plenty of upside given an initial acquisition price of only $750,000 in 2014. Due diligence: Historic homes require much greater due diligence than newer homes. When an owner completes an extensive renovation, the work quality, finishes, and fixtures are generally much higher quality than one would expect [...]
3242 4th St [Boulder Notable]
BOULDER NOTABLE SALE: 3242 4th St | $1.6MA mid 50’s era tri-level that will almost certainly be extensively modified in the near future or more likely completely replaced with a newly built home. It's larger than typical lot size and dead end location in Newlands could support significant capital deployment. We look forward to seeing what the new owner does with this interesting property. Tri-levels are not particularly easy to build upon. They’re often deconstructed completely, depending on the owner’s plans. Due Diligence: Boulder is notoriously challenging when it comes to building a new home or even obtaining a permit to modify an existing structure. We have one of [...]
3235 10th St [Boulder Notable]
BOULDER NOTABLE SALE: 3235 10th St | $1.3MA rare buildable lot in Newlands. South facing and over 10,000 SQFT, which should allow building a house sizable enough to meet the needs of the vast majority of buyers. Previous 20's era house was demolished, so there should be no tap fees required.Deal notes: The seller acquired the property in September of 2020 for just under $1M. They took the risk for obtaining the demo permit and were successful. Had the previous seller undertaken that step, they likely could have sold the lot for much more. This time around, the lot had been marketed for $1.87M last summer. The seller cut [...]
Is it Really Open Space? Red Flag! [Due Diligence]
The ProblemListing agents have an unfortunate tendency to describe land as “open space” in property descriptions. It’s usually not what you think it is. Sad but true, for these agents, “open space” simply means there are no visible residential buildings currently on the land. Most won’t conduct even the most basic research into the property’s ownership and development potential because, surprise surprise, it’s not a duty of a real estate agent. Caveat emptor. Meanwhile, when buyers see a listing description that says “open space,” they believe it means protected from future development. Perhaps, it also has trails they can hike. If they [...]
Overlooked Functional Elements of a Home [Ask the Agents]
Ask the AgentsAll too often we find our clients missing out on certain elements within a home during their showings. At House Einstein, we keep a keen eye for certain details that may be overlooked during the excitement of a showing. Here are some of the answers our agents have for the question above:Selecting an agent that hears and understands your needs is essential to making a smarter real estate decision. Our agents also recognize key elements and discuss them with you to ensure you're making the best choices in today's market. Reach out, and let's discuss your goals. Osman Parvez is [...]
310 Morning Glory Dr [Boulder Notable]
Boulder NOTABLE SALE: 310 Morning Glory Dr | $2.15MChautauqua cottages are rarely on the market, and when remodeled like this one, they tend to go quickly. Originally constructed in 1928 by Jon Blanchard, who built eight other cottages for out of town owners, this is the second cottage built on the site. Earlier maps from 1900 to 1922 show a smaller cabin.The current home features just two official bedrooms in its ~1,500 SQFT and as typical for the neighborhood, no garage. The remodel is tastefully executed and the home's location in the neighborhood is not a thoroughfare for hikers. Due Diligence: [...]
601 Canyon Blvd Unit B [Notable Sale]
BOULDER NOTABLE SALE: 601 Canyon Blvd Unit B | $1.2MWhy Notable?We were quite surprised when we first saw this development underway. It's turned out to be an astounding investment play, although our initial theory of it being constructed as a rental was incorrect. We suspect the developer wishes they kept it in their portfolio. Unit B is one of four townhomes in a building constructed in 2013. It features two bedrooms, three baths, and a reasonable ~1,300 SQFT. Finishes have aged reasonably well, and the location is in close proximity to everything cool in Boulder. It's a very trendy lock-and-leave style property in the perfect location for accessing all of Boulder's [...]
Weekend Reading – December 7, 2021.
Phew, last week was busy. I completely forgot to include Weekend Reading in the latest newsletter. If you're tracking the real estate market, here are a few articles worth your time to consider:1a. Climate Change is Shrinking Colorado's Ski Season. 1b. Snow May Disappear for Years at a Time in Mountain WestMy Take: Ever since I launched into real estate in Colorado in 2005, I've been worried about the impact of climate change on the sustainability of our local environment and how that subsequently will impact the real estate market. As House Einstein expands into Summit County, I'm now paying even more [...]
2336 Spruce Street A [Notable Sale]
NOTABLE SALE: 2336 Spruce Street A | $1.05M "Buy now, Boulder real estate only goes up." - Typical Realtor. What Makes It Notable? It can be challenging to see through the smokescreen of marketing glitz that the Boulder real estate community would like you to believe. The idea that you can't make a mistake in the Boulder real estate market is a myth. It happens all of the time. One of the biggest mistakes buyers routinely make is poor property selection. This recent sale illustrates the issue, not just once, but twice. Acquired for $1.7M in the summer of 2013 (by a now dissolved LLC registered by a Boulder wealth [...]
473 Fred Street [Notable Sale]
BOULDER NOTABLE SALE: 473 Fred Street | $750K -Our buyers took a close look and passed due to the layout and lack of views. -Close proximity to Boulder. -5+ acres of land included. -Winter access not super easy but can probably make it there with a Subaru. Like this content? Check out Fresh Listings. It's our review of the most compelling new listings to hit the Boulder and Denver real estate market | Subscribe Osman Parvez is the Founder and Employing Broker of House Einstein. Originally from the Finger Lakes region of New York, he lives in Boulder with his wife and their Labrador Retriever. He has been a [...]
373 Seven Hills Drive [Notable Sale]
BOULDER NOTABLE SALE: 373 Seven Hills Drive | $1.53M Why Is It Notable? Seven Hills is a 50+ subdivision in Sunshine Canyon, a few minutes from Mapleton Hill. This 70’s era two story features four bedrooms, three baths, and a detached two-car garage. It sits on a one acre lot. The interior needs a complete refresh, unless country cottage chic was your thing. Likely the dated décor and wishful thinking asking price is why it took so long to find a buyer.Like this content? Check out Fresh Listings. It's our review of the most compelling new listings to hit the Boulder and Denver real estate market | SubscribeDue [...]
4211 Sugarloaf Road [Notable Sale]
BOULDER NOTABLE SALE: 4211 Sugarloaf Road | $2.35M Why Is It Notable? Proof that increasing fire risk, driven by a changing climate, has not cooled the market for luxury homes in the Boulder foothills. This spectacular mountain estate featured 15+ acres of land and stunning views but only a moderately sized home. Take a glance at the listing photos - traditional mountain house design still brings the bucks, especially for second home purchasers. It sold for a whopping $351,000 over asking. Due Diligence The checklist for mountain property is deep. Not only should buyers evaluate fire risk, but also winter access, water quality, survey issues, and more. Like this content? Check [...]
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Testimonials
Osman was a refreshingly honest realtor. He stressed through the entire process that his goal was to make me happy with my home purchase. I greatly appreciated the fact that he never shied away from pointing out the negatives as well as the pluses of different places while leaving the final decision up to me.
We can highly recommend Sophie. Her attention to detail and communication skills are great. Our home was in area that most realtors are not familiar with, but Sophie took extra time to get to know the neighborhood in order to give us quality service. She also brought in a professional photographer to make our home look its best. Even though the listing was in winter, the house sold quickly. With Sophie’s business and people skills, we have no doubt she will be a top realtor in the area.
