Size – 2340sf
Type – 2 Story 1917 Craftsman
Large Deck, Fireplace, New Roof, Wiring, Plumbing, Carpets, Kitchen Redone and Excellent solid wood cabinets. Much more.
1917 Craftsman Renovation.
This is the story of the SeaTac House, our Seattle Real Estate Renovation in the south part of Seattle, Washington. The area is called ‘seatac’ because it’s in the vicinity of the airport serving Seattle and Tacoma. Planes can be heard in some of the clips. That’s the sound of free enterprise, ladies and gentlemen! We hope that the content of the videos provides useful information and promotes the sale of this fine home. Remember to view examples of our completed homes on this site. Thank you for viewing!
This shows the new, improved front porch, much more sturdy, safe and lasting than the rotting one it replaced.
Shows new deck with outside stairway access from back yard. Treated lumber, Simpson hangers, bracing, cement footings. The old deck was falling down, support posts were buried in the dirt and rotting. and some of the decking was missing leaving holes large enough to fall into. Safety and common sense told us to replace it all. Much nicer!
This video shows various paint choices and how we tested them before finalizing the color we used.
The ‘before’ view of kitchen cabinets, floor and lighting. Old tile versus the new REAL tile. Lighting around the top of the wood trim.
Bathroom in work. Weird ‘frosting’ bedroom ceiling, wallpapered second bedroom ceiling, pre-sheetrock and pre-carpet. It’ll never look like this again. Come see!
Here we show the living room ceiling with fast drying ‘mud’. Bedroom ceilings, bathroom tile flooring, plans for bathroom. Wall paper on ceilings and hallway. That’s all coming off.
It’s a rainy day — no big deal here in Seattle…we keep moving forward. (What rain?) Here we show the new tile for the kitchen, and discuss the flooring for the ‘mud room’ that leads from the deck access outside to the stairway to the basement.
This is what we call ‘a fortuitous eventuality’… our general contractor arrived during a video so you get to meet him. He’s a busy guy, so if you want to hire him, give him plenty of lead time. Meet Derrick! First Choice Remodeling Phone: 253-439-0147 … FirstChoiceRemodelLLC.com
The kitchen cabinets are being stained as we speak! Honey Maple tint with a clear top coat. Take a look. Careful…wet paint! =)
Judi discusses the before and after condition of two windows that really needed some TLC.
Judi shows the ongoing progress in the kitchen. Cabinets, etc. Roll em!
Front porch has new railings! So does the deck outside stairway. A sure sign of pending completion.
Another one of the porch railing. Who likes this one better? Give me a ‘like’!
Good exterior paint job, going the extra mile to make it not just ‘ok’, but great!
Fixing a poor paint job…it’s hard to find good help. When you do, keep em busy!
A closer example of a door that was painted but wasn’t prepped…at all. The siding used to look like this. Do over!
Comments on an unexpected find under the ‘ok looking roof’. See what we did about it.
Judi showing the front porch, columns, and porch roof
Snow in Seattle…work continues.
Kitchen and bath coming along.
This house was purchased from an LLC for $160,000.
It was a 1948 craftsman, 2 bed,1 bath, 1030sf, with an unfinished basement and detached 2 car garage and shop. The yard was almost completely secluded with hedges on four sides.
The house needed upgrading with a new kitchen, roof, some wiring, a furnace inducer, and some plumbing, carpet, and landscaping and paint inside and out.
We redid the upstairs bathroom, opened up the kitchen to include a dining area and living room with fireplace.
The upstairs hardwood floors needed sanding and new coating. The basement had the beginnings of a bathroom so we went forward adding another full bath.
We also made a large sitting room downstairs with another existing fireplace.
We added two new basement bedrooms, electric heat for each, carpet and a full laundry room downstairs.
What used to be a 2 bedroom, 1 bath was transformed into a 4 bedroom, 2 bath with two fireplaces, two sitting rooms, doubling the living space to 2060sf, and a new garage door and opener on the large two car detached garage.
Total holding time was six months.
Buyers moved in just before the holidays.
Purchased in August for $406,000 through a wholesaler from an estate sale. Purchase funded with 80% hard money. SDIRA funded 20%. Repairs funded with credit cards. Repair time estimate was 8 weeks. Actual repair took 6 weeks.
This 1930 craftsman/tudor faced West on a quiet residential street in a higher end area of Seattle. It was a 1.5 story 4/1.75 with a full unfinished basement and one car garage. City records said 2200sf but actual without garage was 1940sf. Lot was 4136sf. A large barn shaped garden shed rounded out the back yard. Gas furnace worked.
Repairs included all new windows, new kitchen, sheet rock entire upstairs bedrooms and hallway, new main bathroom, new downstairs laundry and two additional rooms downstairs, upgrade basement bathroom, paint inside and out (including garden shed and dog house). Tiled front porch, painted back deck with ‘deck restore’, new custom made carriage style garage door. Landscaping including pruning the fruit and decorative cherry trees and installing a gravel path lined with timbers. Cement had bad crack along one side of the driveway. We cut it out and used rebar with new cement.
In order to meet the neighborhood market demands we converted the front bedroom into a formal dining room by installing wood tone French Doors matching the hardwood floors on the main level. Note the tile in the dining room/living room threshold matching existing fireplace. Adding the dining room took away one bedroom; we added a downstairs bedroom. The dining room made all the difference — full price offer SEVEN hours after being listed.
Hallmark Homes “Investing in Residential Renovations
Seattle, Washington in Greater Seattle”
This 1911, Craftsman, 3/1.5, 1365 sf, we acquire through one of our LLCs. We found it in foreclosure and bought it at auction on a Friday in January. One person was ‘living’ in it with no heat, no lights, no furniture except one couch in the living room. He agreed to vacate the following Monday, which he did.
This old, neglected house was located on the corner of a residential street diagonally from a local grade school. The main part of downtown is only a few more miles to the north and there is a sizable park down the street to the east.Within walking distance are shops, banks, food and a bustling main road, with ‘the mall’ and two freeways about a mile away.
Purchased at auction for $80,500.Financed with 80% hard money, 20% SDIRA.Repairs of $61,300 financed from private loan.
At first it seemed to be a tired, neglected, worn out, cold, wet and dreary old house that had seen better days.But it had ‘good bones’ with sturdy old growth timbers.It had two floors and a full unfinished basement.The entire property needed a lot of TLC. So we went to work!
Our contractor/consultants told us what various approaches would cost…refinish the hardwood floors or carpet, finish the entire basement or part of it…and we agreed upon a scope of work within days of purchase.
Repairs included repainting existing kitchen cabinets, installing granite counter tops, new ceiling lights, and stainless sink. Replaced appliances with used but nice ones due to lower market demands.Installed carpet in living room and bedrooms; new master bath on main floor. Upstairs needed painting.Reused an old door found in attic to separate part of the attic storage from the upstairs room. Basement had a bathroom present but not connected or walled in. We did that and sheet rocked more walls, stairwell, created two rooms and a large main living area and carpeted entire living area of basement. There was still a quarter of the basement for storage so we walled off that area and installed a door to the storage room.Roof was ok, needed cleaning, installed gutters, and drainage. Repainted outside large deck and bolted it to main house.New paint inside and out. Landscaping included cutting bushes way back to reveal house and windows, and a walkway in back yard; placed decorative plants in flower beds along two sides of house. Painted detached one car garage to match the house, installed gutters, cleaned roof, cut back hedge. Pressure washed back fence.Repaired breaks in sewer line to back alley.
The result was transforming a 2 bed, 1 bath into a 4+ bed, 2 bath with 72% more useable living space and shop and storage.
Repairs took 8 weeks per contract. Clean up, staging and listing followed immediately. The day we listed several neighbors came by and thanked us for renovating the house in their neighborhood. They’ve been watching it fall into disrepair for years. Five hours after listing, a young couple with a baby made us a full price offer of $205,000.We took it! Closed in 21 days.