Category Archives: Listing of the week

Listing of the week: 31252 Via Cordova

A South OC house just under $700K? No wonder it’s already in backup offers…

31252 Via Cordova
3 bed, 2 bath
1,478 square feet total
$699,950

Here’s why I think this is a great buy:

  • It’s on a big lot–6,250 square feet
  • Quiet location at the end of the street
  • Great backyard for entertaining (or room for adding on)
  • Access to San Juan Capistrano hiking and biking trails

Want to check it out? Contact me today.

 

Listing of the week: 30967 Steeplechase Drive

Before you balk at the price of this property in San Juan Capistrano, look at the square footage!

30967 Steeplechase Drive
5 bed, 6 bath
6,220 square feet total
$1,599,000

Here’s why I think this is a great buy:

  • It’s in the exclusive gated community of Hunt Club Estates in San Juan Capistrano
  • It’s HUGE!
  • A kitchen Martha Stewart would love
  • Dream backyard: Pool, built-in BBQ, basketball court
  • Custom finishes and appointments throughout,including Palladian windows, hardwood flooring, leathered granite countertops in the laundry room and remodeled baths, plantation shutters, a 3-car garage and extensive attic storage

Want to check it out? Contact me today.

 

Listing of the week: 31281 Paseo Sereno

This week’s property is right near the historic Mission in San Juan Capistrano!

31281 Paseo Sereno
3 bed, 2 bath
2,025 square feet total
$1,199,999

 

Here’s why I think this is a great buy:

  • Beautiful interior, complete with Mission-style touches (Spanish flooring, ornate iron light fixtures, tile flooring, old-world style chandelier, exposed wood beamed ceiling)
  • Historic location, very close to the Mission in San Juan Capistrano
  • Close to downtown San Juan Capistrano, which continues to add great restaurants and bars
  • Privacy! The house is surrounded by 8-10 ft walls
  • Chef’s kitchen with white marble counters, custom cabinetry, and top-of-the-line appliances

Want to check it out? Contact me today.

Listing of the week: 34346 Calle Naranja

This week’s property is a great remodeled home in Capistrano Beach.

34346 Calle Naranja
4 bed, 2.5 bath
2,352 square feet total
$875,000

Here’s why I think this is a great buy:

  • Great curb appeal and right across the street from a beautiful park
  • Quiet neighborhood, close to the beach
  • Great space for a family–4 large bedrooms, large family room, large dining room (could be converted into a 5th bedroom, office, or den)
  • New roof, fresh paint, 80% new plumbing, large garage and loft (for storage or workspace)
  • Located on a 1-way street with plenty of parking
  • Local schools are rated 8 or 9
  • No HOA or Mella Roos fees

Want to check it out? Contact me today.

123 Via Murcia

This week’s property is in the new Sea Summit development. I’ve featured homes in this development before. In 10 years, I think the buyers of these homes will look back and think about how lucky they were to get such a great location and view for under $1M.

123 Via Murcia
3 bed, 3 bath
2,278 square feet total
$977,155


Here’s why I think this is a great buy:

  • You get the peace of mind of new construction
  • Quiet, family-oriented community with parks and walking trails
  • Great access to the freeway
  • The HOA dues are reasonable ($250/month)

Want to check it out? Contact me today.

A property with a catch: Why zoning laws matter

Property: 607 Calle Canasta, San Clemente 92673
Status: Off market; listed in June 2016 for $1,298,000

This property COULD be a tremendous opportunity for the savvy investor, but it comes with a catch so I thought it would be good to take a look.

On its face, it seems like this 5-unit complex is priced competitively enough so that there’s a little meat on the bone for an investor to earn some income right out of the gate:

$1,298,000 with 20% down brings your mortgage payment to just around $5,000/mo. If pro forma rents hold up and you can in fact earn over $5,600/mo, you might think it’s worth looking into further.  However, also included in the notes of this listing:

“Since 5th unit is non-conforming, lenders will require loan to be commercial paper. Building is zoned a four-plex, however large front unit was converted to (2) un-permitted units.”

A non-conforming use issue can quickly turn a great deal into a nightmare for the uneducated investor. Most jurisdictions in the United States have some form of zoning regulations in place. Certain zones may only permit single-family dwellings and thus forbid apartments and commercial uses.

In the aforementioned example, a 4-unit complex was converted to a 5-unit complex without properly permitting, probably because the property is located in a zone that prohibits such use. Therefore, this property is “nonconforming” to modern day building and zoning codes. In some cases, a property can be designated as “legal” nonconforming if its configuration and use was legal at one time and pre-dated the zoning laws.

There are plenty of non-conforming properties out there and the practice of changing the configuration and use of a property is not uncommon, but it’s important to know the potential hazards of investing.  For example, if a neighbor files a complaint with the City about an illegally functioning 5-unit complex across the street, the City may force you to convert the property back to how it was originally permitted. You may have issues with insuring a nonconforming property.  You may run into liability issues with future tenants.

It’s also worth noting that the seller’s agent believes any buyer requiring financing will have to resort to “commercial paper,” which typically means harsher terms, higher interest rates and much shorter timeframes to pay back a loan.  All things to consider when considering a non-conforming property.

Questions to ask:

Is this “legal” non-conforming or “illegal” non-conforming?

How many utility meters are there?

How many units is the City building department monitoring for the property?

Have all 5 units been occupied continuously for the past year?

If you have questions about a property you’re interested in buying or selling, contact me.

33692 Blue Lantern St. #9

I chose this condo as my property of the week because of its location, its view, and its upgraded interior. It’s fairly simple to find a property with 1 or 2 out of those 3, but finding a property with all of these attributes isn’t easy.

33692 Blue Lantern St., #9
2 bed, 2 bath
1,138 square feet total
$889,995

Here’s why I think this is a great buy:

  • It’s located in the heart of the Dana Point Lantern District, with great access to shops and restaurants
  • As you can see from the balcony view, the beach isn’t too far away either
  • The interior upgrades are spectacular–no shortcuts taken with building materials or finishings
  • The HOA dues are reasonable ($235/month)
  • Would be great as a rental unit, a vacation home, or a primary residence

Want to check it out? Contact me today.