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As Featured in West + Main Home Magazine: From 50s Duplex to Modern Rental Dream

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Savvy investors combined historical + modern elements to create two dreamy rental units in Bend, Oregon.

 
 

“The duplex had previously been a rental and was in pretty rough shape. One side needed a full renovation (including electrical and plumbing), the other side needed aesthetic improvements,” said homeowner and West + Main client Jennie Hoffman, who renovated the property along with her husband Steve. “The fact that each side needed to be handled differently actually ended up making the finished duplex a really fun comparison of classic mid- century style on one side juxtaposed against modern mid-century style on the other!”

The 475 side still has the original cabinetry, arched doorway and traffic flow patterns it would have had for the very first 1950s family who lived there. "It’s so fun to experience and imagine when you’re standing in the kitchen cooking soup on the tiny stovetop."

The 477 side needed so much major renovation that it now has a very open and modern floorplan with nods to its 1950s roots in things like the subway tile, red oak floors, built-in linen drawers/shelves and tongue and groove paneling.

“It's hard to pick a favorite part of this project, but the shower in the 477 bathroom has my old elementary school door on one side and a double-hung window that you can open to the blue sky and treetops on the other side. At the same time, steamy water pours down from a rain shower head in the ceiling onto the white subway and Italian porcelain hex tile Standing there in the steam and fresh air feels exactly like home should feel and now that it’s an Airbnb, I sometimes squeeze in between guests so I can go stand in that shower and feel that feeling!”

“This is a classic Cape Cod-style with perfect balance and when you get a solid-built classic in a good location you can take your upgrades almost as far as you want to go and have it be worth your while.”
— Jennie

Below: Before + after of upstairs Bedroom

“The fact that it was in rough shape when we bought it is a big part of what inspired us,” said Jennie. “The place had great bones but not everyone looking at property to buy can see what’s underneath decades of wear. We just happen to have a soft-spot for old places and a bit of vision for what could be. When you get a solid-built classic in a good location you can take your upgrades almost as far as you want to go and have it be worth your while.”

The couple had originally intended to rent one side and live on the other but as they were remodeling, a

Short Term Rental license came available (they are very limited), so they jumped on the opportunity to make a long-time dream come true.

When remodeling, Jennie aimed to work around the original elements that gave the homes their signature style, leaving in the wooden double hung windows instead of opting for vinyl and adding touches with a nod to 1950s design, including craftsman style doors and the inlaid “Villa” mosaic.

Next Door: Before and after kitchen remodel

“Once the classic elements were in place, I found spots here and there to modernize,” said Jennie. “These ended up being the finishing touches - things like doorknobs, light fixtures, faucets, decor and sometimes tile accents like the shower on the 475 side, or the arched stove backsplash in 477.”

West + Main Agent Jenelle Brewer who helped them with the purchase was amazed by the way the rental units turned out.

“This duplex was a hoarder’s paradise that we could barely see in when we walked through – dark, smelly, boxes everywhere, a disgruntled tenant sitting on the couch...most people wouldn’t have even finished the walk through,” said Jenelle. “But Jennie has more renovation vision than any person I’ve ever met and all she saw was potential!”

Bright, Airy, + Blues in one of the kitchens.

Jennie + Steve were assured that they had found a special property as soon as they began working on the project: friendly neighbors were constantly stopping by to check on the progress.

"We never went a single weekend without neighbors honking and stopping by to say how excited they were to see someone putting love into the place,” said Jennie. “It had been so disheveled for so long but people loved its character. They kept saying how they could see the place deserved better and were excited we were giving it love."

Throughout the project, they also met the previous owner, as well as several other people who had known folks who had once lived there, all of which couldn't wait to see the progress!

Jenelle agreed with the neighbors, saying that what makes the renovation so special is how Jennie + Steve kept true to the era of the home and the character of Bend, Oregon. “So many investors today tear down these classic structures or rip them down to the studs and change floorplans. I think their AirBnB does so well because of the true Bend charm that they have captured and capitalized on!”

"Steve and I love working together on projects," says Jennie. "Creating these spaces to prioritize hospitality, comfort, and aesthetics was next level fun for us. This project has been a long-time dream come true."

Scroll Through Photos of the Side By Side Rentals


If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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The Building That Brought Down Anna Delvey Is Back on the Market

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Photo: https://www.curbed.com/2022/07/281-park-ave-south-anna-delvey-foundation-fotografiska-rosen-rfr.html

 

The Flemish Renaissance building at 281 Park Avenue South that brought scammer socialite Anna Delvey down is going on the market. The $135 million asking price is more than five times what Delvey was trying to raise to lease the building for her eponymous foundation — an effort that ended up landing her at Rikers. “She had really, really good taste,” said Nicole Oge, a founding partner at broker brothers Tal and Oren Alexander’s new firm, OFFICIAL, which has the listing for the property.

The landmarked six-story building on the corner of Park Avenue South and 22nd Street was built shortly after the turn of the 20th century, funded by donations from J. Pierpont Morgan and Cornelius Vanderbilt for Protestant missionary work. It has always been an eye-catcher — Jan Broman, one of the founders of Fotografiska, the Swedish photography museum that beat out Delvey for the lease, was smitten after seeing it from the window of a cab — but now, Oge said, it’s also an unofficial stop on tour-bus routes thanks to Delvey and Inventing Anna.

In 2014, Aby Rosen’s RFR Realty bought the property for $50 million from the nonprofit Federation of Protestant Welfare Agencies, only the property’s second owner, which had paid just $910,000 in 1963. The Church Missions House, as it’s formally known, was the last major holdout in what was once known as Charity Row. After buying it, RFR did a $30 million renovation, overseen by CetraRuddy with interiors by Roman and Williams, and signed a 15-year lease with Fotografiska in 2017, which put museum space on three floors, the Veronika restaurant on the second, an events space on the top floor, and a private-club bar in the adjacent chapel.

Delvey’s vision for the place was somewhat grander: rotating pop-up shops curated by artist Daniel Arsham, exhibitions from the likes of Damien Hirst and Jeff Koons, three restaurants, a juice bar, and a German bakery. She told people that the artist Christo had agreed to wrap the building for its opening. When Delvey learned that Fotografiska was on the verge of signing a lease, New York reported that she was furious: “How do they even pay for that? It’s like two old guys.”

That Rosen listed the property with the Alexanders’ new firm is a little surprising. The brothers are known for closing enormous residential deals — they represented Ken Griffin when he bought the record-setting penthouse at 220 Central Park South for $238 million — but lately they’ve been branching out: starting their own firm, selling real estate in the metaverse, taking on the occasional trophy commercial listing. And 281 is a trophy, said Oge. “It’s the same demographic, mindset, and psychographic,” she said of the buyer profile. “That individual could be anywhere in the world and they want the best.”

Given that the building sold for $50 million eight years ago, the $135 million asking price seems steep. But a commercial source suggested that 281 Park could conceivably fetch that much, given the quality of the renovation and the decade left on Fotografiska’s lease, which probably pays well. (RFR was asking $125 per square foot in 2015, according to The Real Deal, although the number may have dropped closer to $100 by the time Fotografiska signed.) “I can tell you there is nothing like it: the detail, the character, the feeling, the lighting,” said Tal, when asked how they’d arrived at the asking price. “You’re never going to find a comp to this building.”

Even with more (real) money than she’s ever (legitimately) had before — a few hundred thousand from selling her life rights to Netflix, the proceeds of her recent NFT sales — Delvey definitely won’t be in the running this time. If she ever was — though a former RFR executive helped Delvey secure meetings with big names in the food-and-beverage world to discuss uses for the space, it’s not clear if she was ever really on RFR’s radar as a potential tenant. When the concierge at the boutique hotel where Delvey was staying told Rosen’s son a guest there was leasing 281 from his father, he asked what room she was staying in before dismissing the story. “If my dad has someone buying property from him staying here, would she be in a deluxe or would she be in a suite?”

Get more like this on Curbed.

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How To Do Due Diligence on an HOA Before You Buy Into the Community

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If you’re considering buying a home in a homeowners association, you’re in good company.

According to data gathered by iProperty Management & Investments, 53% of homeowners live in HOA communities and approximately 4,000 new HOAs crop up every year.

There are a lot of obvious benefits to buying a property in an HOA.

“HOAs are set up with rules and regulations that residents must follow in order to maintain the community’s standards. They can be beneficial because they help to keep the community clean and safe,” says Boyd Rudy, an associate broker at Dwellings Michigan in Plymouth, MI.

However, HOAs tend to get a bad rap.

“Some people find HOAs to be restrictive, and they may not like having to adhere to the community’s rules,” Rudy says. “Whether or not an HOA is a good fit for you will ultimately depend on your personal preferences.”

Before submitting an offer on a home in an HOA, homebuyers should understand precisely what they’re getting into. To protect your investment and your peace of mind, here’s how to do your due diligence.

How to do due diligence on an HOA

Looking into an HOA should start with basic questions.

“Talk to your real estate agent first and get a sense of the HOA’s powers, finances, and history,” Rudy says.

You should also get the latest documents to review yourself.

“You can ask for them directly at the HOA,” says Bob McCranie, a broker at Texas Pride Realty Group in Dallas. “The latest documents should include their covenants, bylaws, minutes from recent meetings, any community rules, the HOA financials, and the resale certificate.”

Take the investigation a step further if you really want to be careful, and search court records, says Jonathan Dessaules, a licensed attorney at Dessaules Law Group in Phoenix.

“Most judicial branches offer public access to court cases, and a search online for litigation with the association’s name often works well, too,” Dessaules says. “You can see if they seem sue-happy or if the HOA gets sued frequently. And if they do, is it for reasonable things?”

Consider any restrictions

Before investing in a home linked to an HOA, you’re going to want to know what you can and can’t do.

“You should look at the governing documents and find out if there are any restrictions that the HOA places on homeowners,” says Eyal Pasternak, founder of Liberty House Buying Group in Miami. “These include the permission to rent out a property, keep pets, restructure a house, decorate around the holidays. There may even be rules on visitor hours.”

Understand the financials

There is a fee built into living in an HOA, and that will be clear upfront. But you need to understand if you’re potentially on the hook for any other expenses.

“HOAs are responsible for keeping up the community’s appearance and property values,” says Rudy. “One key way they do this is by pooling resources from property owners to pay for commonly shared expenses like landscaping or road maintenance.”

HOAs might also ask community members to contribute to big-ticket items like a new roof for the clubhouse or repaving a parking lot.

“Contributions are generally mandatory, so you should be aware of what kinds of projects are in the works that you may be asked to finance,” says Rudy.

There are also liabilities.

“If the HOA is sued, you want to know if members will be responsible for legal fees and damages,” Rudy says. “Understand the HOA’s insurance policy to ensure you are protected too.”

Chat with neighbors and look on social media

You can read all of the HOA’s documents but never truly have a sense of what the community is like.

Jeff Lichtenstein, president and founder of ECHO Fine Properties in Palm Beach Gardens, FL, recommends hitting the ground to learn about the community.

Ask neighbors walking around how they like living there and then ask if they know of any projects in the works for the community.

“Sometimes homeowners won’t know about rumors, but if you ask enough residents, you may hear something,” says Lichtenstein.

You should also see if the community has a presence on social media.

When in doubt, have a lawyer or accountant review the documents

Even if you’re skilled at reading contracts, you’re going to want to have someone whose job is built around it to take a final look at the HOA’s governing documents for any glaring issues.

“It’s important to have a local real estate attorney do a deep dive on any prospective HOA from an in-state legal perspective,” says Baron Christopher Hanson, a real estate agent with Coldwell Banker Realty in Stuart, FL. “If the HOA is solid, honest, and well-governed, they should have a squeaky clean history. If not, serious red flags will usually be found by a good attorney.”

Get to know the board

If you’re set on moving into a community, befriend the board. Your real estate agent should be able to introduce you and provide their contact information.

“Get to know the members of the board,” says Casey Ames, a real estate agent with Equity Northwest Real Estate in Meridian, ID. “Knowing the people—and knowing they know you—can be crucial in times of need. It will make assistance faster, and it will make the fees you pay worth the service you’ll get.”

Keep reading on Realtor.com

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Weekend Projects: Do a Mini Fridge Cleanout

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A couple weekends ago, we cleared out space in our homes to make room for the inflow of new items that may be coming our way over the holidays.

The exercise is a great way to make sure that our storage spaces don’t become over-burdened. Besides looking junky, having too much stuff makes it harder to enjoy the good things you do use, and it makes it harder to use your space and your belongings efficiently.

Nowhere is this more true than the refrigerator, where disorganization and overcrowded conditions mean frustration and money down the drain. I’m sure I’m not the only one who buys Costco pesto and breaks into it only to realize there’s already a half-full jar in the back of the fridge!

With holiday cooking just around the corner, let’s take some time to clear out our refrigerators. This way we’ll know if we still have Crisco and cream cheese or if we need to replenish. We’ll also make room for the casseroles and sides and dips and cartons of eggnog and all the winter things so we can store and serve without shoving and cramming and a million quick trips to the store.

This Weekend: Do a mini fridge cleanout.

We’re not going to empty out and thoroughly clean the fridge this weekend. We’re just going to clean it out, and, as we do, take mental notes about what we have and don’t have.

To do this, try the following:

Make a rough plan of what you think you’ll be cooking over the next few weeks, along with ingredients you will need. Write down what you can.

Clear out leftovers that are too old, produce that’s no good, and any condiments or other foods that are past their use-by dates.

Put the remaining items back where they belong. If you have fridge zones or labeled shelves, make sure that everything is in its place.

Wipe out any obvious crumbs or spills.

Revisit the list you made in the first step, cross out what you have on hand, and add the remaining items you need to your shopping list.

Enjoy a fridge that’s ready for the most wonderful time of the year.

Find more weekend projects on Apartment Therapy.

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How to Improve Your Home’s Exterior Before Listing

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There are several tasks to take care of before putting your home on the market.

For example, you need to take the time to boost your curb appeal. After all, you want to make a good impression on your potential buyers. If they arrive at your home and notice an unsightly exterior, they may be hesitant to step inside your home. It is important to keep the following ideas in mind for boosting your curb appeal.

Clean Your Exterior

Start by spending several hours cleaning your exterior. You should put away any toys and outdoor equipment, and be sure to clean up after your pets. Remove the leaves and debris from your lawn, driveway, and pathway. You can also rent or borrow a pressure washer to use on your windows, siding, and gutters. If need be, you should also sweep and declutter your porch.

Maintain Your Landscape

It is also important to ensure your greenery is healthy and visually appealing for your buyers. You need to mow the lawn and pull the weeds, and you also need to trim the branches, hedges, and bushes as needed. Do you enjoy gardening? This is a great time to show off your gardening skills. If you are short on time, you can always add a few planters of beautiful flowers.

Decorate Your Porch

Once you clean up your exterior and landscape, consider adding a little pizzazz to your porch. Your porch needs to appeal to all buyers, so it is best to keep it simple but welcoming. Utilize your space with outdoor patio furniture, or add a touch of nature with a few outdoor plants.

Upgrade Your Fixtures

Now is a good time to see if you need to upgrade any of your porch elements or fixtures. You may need a new set of address numbers or a new mailbox. It may also be time to upgrade your porch light. Finally, you may decide to welcome your potential buyers with a new door knob and knocker.

Repair Your Roof

The last thing you want is for your buyers to notice a damaged roof. Even minor damage can turn away a buyer who is not prepared to take care of a roof repair. If you think there is a problem with your roof, be sure to have it inspected and repaired by a group of professionals.

When you take the time to boost your curb appeal, you are raising the property value of your home before putting it on the market.

Get more tips like this on RISMedia’s Housing Call.

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