Friday, December 19, 2014

The Boys Get a Deal - Ronald and Harold

27 Harold Ave
27 Harold Ave - List: 769,000
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Multi family 3 - each 2 bedrooms. It was first introduced to the market in 2008 for $1.1m - it currently collects $17,300 in rental income - 2 of the 3 units are renovated.
7 Ronald Lane
7 Ronald Lane - Cos Cob - List: $1,175,000
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The sellers bought 7 Ronald in 2007 for $1,090,000 - so looks like they will need to look at this transaction as the cost of living for the last 7 years - unless it goes over list.

Thursday, December 18, 2014

SOLD Today 12.18.2014

3 Hollow Wood Lane
3 Hollow Wood Lane - $408,000
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On the market for 104 days - cute street - with some updates, the buyers should be happy  - it had been listed for $499K
24 Pleasant
24 Pleasant Street - $840,000
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Last sold for $805K in 2004
18 Hawkwood Lane
18 Hawkwood Lane - $2,275,000 or $2,450,000 - MLS shows both?
Screen shot 2014-12-18 at 3.00.00 PM 
On market for nearly a year (not surprising - contemporaries in Greenwich usually enjoy more DOM) It started with a listing price of $2,550,000
7 Essex Rd
7 Essex Rd - Riverside - $875,000
Good timing for the seller for this property - They bought it for $575,000 in 2000. They tried to get a bit more listing it for $985,000 3 months ago
26 Keofferam Rd
26 Keofferam Rd - Old Greenwich - $3,395,000
Screen shot 2014-12-18 at 3.02.07 PM 
This was a non-mls transaction - 0 days on market - sellers bought it for $2,265,000 in 2002
45 Baldwin Farms South
45 Baldwin Farms South - $4,150,000

This property was first on the market in 2008 for $9,750,000 and after years on market with 5 different realtors

Wednesday, December 17, 2014

The Long History Could be an Opportunity for a Buyer


The town values the land @$1,550,000 - 67 Stag is back on the market after many failed attempts, and another example of a property that was purchased during the heady  "anyone can get a mortgage for anything no matter if you could pay it back or not" days. Treading rather than sinking (from the mortgage perspective), the owner paid $2,395,000 in 2005 and tried but failed to get $2,595,000 in 2008 - with 6 other expired listings...It sits on 5 acres - and I'm sure that a builder would love to get it for $1.2. Let's hope that they get an end user who likes one level living, indoor pools or doesn't care about going through the hassle of town hall and expense of the removal and updates.
67 Stag Lane
67 Stag Lane - Greenwich - $1,750,000
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Friday, December 12, 2014

Non MLS Sale - A Big One! Working the "Expireds"


 
135 Field Point Circle Closed Today $10,250,000

Expired at $12M in June and the sellers bought it in 2002 for 
 $6,750,000 Built in 1958, 6 bedrooms, 4.2 baths and 2.48 glorious acres
It's all about the real estate
135 Field Point Circle View 135 Field Point Circle Lot 
That's what I'm talking about ! Go Russ

SOLD! CLosed Transactions 12/12/2014

5 Wallasy Way
5 Wallasy Way - Riverside - $842,000
Screen shot 2014-12-12 at 6.47.32 AMThere's no prior sales history on the MLS - so we assume that the owners build the house...mostly land value. The town has it valued at approximately $742K and it was listed 50 days ago for $879K
41 Tomac Ave
41 Tomac Avenue - Old Greenwich - $2,690,000
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Sellers bought this in the 2005 wave for $2,970,000 - so considering their less than propitious timing, they should be pleased.
30 Vineyard Lane
30 Vineyard Lane - Greenwich - $4,550,000
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I love the exterior style of this house - a sucker for romantic properties - although it was built in 2005 - It's been on the market for just over a year - and it began it's journey at $6,495,000 - they bought the "lot" for $2,400,000 in '04 and the market responded close to where the town has it valued...
34 Pleasant St
34 Pleasant Street - Cos Cob - $1,025,000
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Just on the market for 51 days -  it started at $1,195,000 - most everything at a million or lower just goes quickly
87 Lake Ave
87 Lake Ave - Greenwich - $1,300,000
Screen shot 2014-12-12 at 6.45.53 AM 
Last but least - the bargain of the day! Someone got a great in town property (in my opinion) I am not sure at this price if they got the furniture as it had been listed as furnished - which was very relevant  - transitional style....

Wednesday, December 10, 2014

Accepted Offers

There are two reported contracts so far today...

30 Montgomery Lane
30 Montgomery Lane - List $2,195,000

Finally getting a deal, this property has been on since 2012. Owner paid $3,325,285 in 1999 - (looks like a bidding war price - but only surmising). A perfect example of how the market does not forgive overpaying for a property. No favors were given here...

It failed to get a deal at $2,450,000,$2,350,000 and $2,245,000. On the market since 2012, my guess is that it closes under $2. Back lot, multi level layout...
6 Lucy Street
6 Lucy Street

Everything goes in this price range - current list is $599K and it's been on for 195 days. 4 bedrooms and a single bath, no air and no garage...