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Sumacked

Nov 12th, 2007 by IrvineRenter 

Hold it right there, your attention folks
We came here - to fulfill your hopes
But you better WATCH OUT, it might get ugly
Cause you my friend are beginnin to bug me
So here's a little smack, goin back to the grill again
Hit you in the hat like Skipper did Gilligan
So get back, before I snap like a Kit Kat
And pop you in the mouth, quicker than a Tic Tac
Bif bam BOOM like a Batman fight scene
You defeatin U.D. that was a pipe dream
Kickin you around like a hackeysack
With the beats and the raps that be action packed
I'm ready to go, I got my foot on the petrol
And if you didn't know I steal the show like a klepto
I grew up, with the love for rap
But this is combat and you're about to get smacked

Smacked -- Ugly Duckling

Today's seller got smacked by their property on Sumac. This isn't the first property we have profiled from this neighborhood. Anyone remember the Sumac Attac?

Asking Price: $559,900

Income Requirement: $149,975

Downpayment Needed: $119,980

Purchase Price: $590,000

Purchase Date: 7/28/2004

Address: 14821 Sumac Ave., Irvine, CA 92606

Mortgage $560,000
1% Neg Am

Beds: 3
Baths: 2
Sq. Ft.: 1,500
$/Sq. Ft.: $373
Lot Size: 5,000 sq. ft.
Type: Single Family Residence
Style: Contemporary
Year Built: 1972
Stories: One Level
Area: Walnut
County: Orange
MLS#: S511568
Status: Active
On Redfin: 8 days

From Redfin, "BEAUTIFUL, LIGHT & BRIGHT SINGLELEVEL HOME ON A SINGLE LOADED ST. IN A VERY DESIRABLE AREA OF IR. W/ walking distance to schools, parks shopping & freways. This contemperary & cute house is what U R looking for. Lots of CUSTOM Touches Thur-out and a great backyard with fruit trees, large patio cover. Wonderful Association Aminities of College Park area W/ Clubhose+ pool & spa just at the end of the steert. Its a real doll house you can call it HOME. "

"cute house is what U R looking for" and a big loser is what I R looking for.

"Its a real doll house you can call it HOME." Can someone translate that for me? Beyond the poor grammar, is there some kind of secret realtor code when they mention doll houses? Perhaps that means it is a tiny POS?

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.

Today's seller stands to lose $63,694 after a 6% commission. Actually, the bank will eat this one because of the Neg Am refi, but, this is a substantial loss on a 2004 purchase.

This is a typical HELOC implosion. Remember when the bulls were claiming everyone in Irvine is sitting on mountains of equity? Us bears claimed people took out their equity and spent it, and these people would end up in foreclosure. In one sense both camps were right. There are a lot of financially prudent Irvine residents; however, there are enough like today's sellers to smack down prices.

Since our theme today is smacked, and we are in the rap genre, I have another one for you...

I feel you creepin', I can see you from my shadow.
Wanna jump up in my Lamborghini Gallardo.
Maybe go to my place and just kick it, like Taebo.

And possibly bend you over.
Look back and watch me

smack that, all on the floor,
smack that, give me some more,
smack that, 'till you get sore
smack that, oooh.
smack that, all on the floor,
smack that, give me some more,
smack that, 'till you get sore,
smack that, oooh.

Smack That -- Akon

I would like to offer a special thanks to an anonymous IHB reader who alerted me to this property and provided some detail on the mortgage.

This one is for you lendingmaestro...


Posted in Price Rollback

Southern Cross

Nov 11th, 2007 by IrvineRenter 

When you see the Southern Cross
For the first time
You understand now
Why you came this way
'Cause the truth you might be runnin' from
Is so small.
But it's as big as the promise
The promise of a comin' day.
So I'm sailing for tomorrow
My dreams are a dyin'.

Southern Cross -- Crosby, Stills & Nash

We don't have many properties on water in Irvine. There are two man-made lakes in Woodbridge, and there are some units on these lakes. When I saw the pictures for this unit, it got me thinking...

Anybody want to go sailing?

it's not far down to paradise
At least it's not for me
And if the wind is right you can sail away
And find tranquility
The canvas can do miracles
Just you wait and see
Believe me

It's not far to never never land
No reason to pretend
And if the wind is right you can find the joy
Of innocence again
The canvas can do miracles
Just you wait and see
Believe me

Sailing
Takes me away
To where I've always heard it could be
Just a dream and the wind to carry me
And soon I will be free

Sailing -- Christopher Cross

Would you like to feed the ducks off your patio? I think it would be great.

I like this complex. It isn't very practical if you have small children, but it looks peaceful, and the close proximity to water is always desirable.

Price: $748,600

20 Southwind
Irvine, CA 92614
Beds: 2
Baths: 2
Sq. Ft.: 1,930
$/Sq. Ft.: $388
Lot Size: -
Type: Condominium
Style: Contemporary/Modern
Year Built: 1983
Stories: Split Level
View(s): Lake, Has View, Water
Area: Woodbridge
County: Orange
MLS#: S510180
Status: Active
On Redfin: 18 days
Completely updated architechural waterfront beauty!Features include maple wood flooring in living rm, den/office, kitchen and dining room. Matching wide-blade plantation shtrs. New white kitchen cabinets, black Eurostone countertops, stainless steel appliances, stainless steel sinks. Recessed lights. Cust. living rm fireplace. Totally remodeled bathrms w/ cust. cabinets, pedestal sinks, custom flrs. Designer carpeting. Huge master w/ retreat & double-sided fireplace. Water views from all major rms!!

OK, we have a street named Southwind, we have the song southern cross, the artist Christopher Cross, and finally Christopher Cross's song Ride Like the Wind. We have come full circle...


Posted in Uncategorized

Home Sales Data thru 11-5-2007

Nov 10th, 2007 by IrvineRenter 

Median sale price

Sales volume

ZIP

code

Prev. 4 weeks

change

from '06

Prev. 4 weeks

change

from ’06

92602

$717,500

-6.2%

15

-42.3%

92603

$1,620,000

101.2%

12

-57.1%

92604

$550,000

-14.1%

14

-53.3%

92606

$567,000

-26.7%

11

-50.0%

92612

$575,000

9.0%

22

69.2%

92614

$685,000

-0.7%

16

-30.4%

92618

$615,000

9.8%

 9

-35.7%

92620

$650,500

-15.6%

30

-38.8%


Posted in News

Ordinary Oakdale

Nov 9th, 2007 by IrvineRenter 

And every Saturday we work in the yard
Pick up the dog do
Hope that it's hard (whaf whaf)
Take out the garbage and clean out the garage
My friend's got a Chrysler
I've got a Dodge
We're just ordinary average guys
Ordinary average guys

Ordinary Guys -- Joe Walsh

Link to Music Video

Today's featured property is extraordinary in its ordinariness. Another home in Irvine selling for a loss. This is no longer the exception, it is the rule.

Is that Joe Walsh's ordinary car in the driveway?

Asking Price: $620,000

Income Requirement: $155,000

Downpayment Needed: $124,000

Purchase Price: $685,000

Purchase Date: 10/21/2005

Address: 9 Oakdale, Irvine, CA 92604

Beds: 3
Baths: 2
Sq. Ft.: 1,440
$/Sq. Ft.: $431
Lot Size: 4,800 sq. ft.
Type: Single Family Residence
Style: Contemporary
Year Built: 1977
Stories: One Level
Area: Woodbridge
County: Orange
MLS#: P604325
Status: Active
On Redfin: 29 days

From Redfin, "Beautiful 3 bedroom 2 full baths, 1440 Sq Ft, single story home in highly desireable Woodbridge area. Very Quiet, Inner loop location. Remodeled kitchen with newer appliances. Newer concrete tile roof. Very convenient location for shopping, entertainment and excellent schools. Very private back yard with a covered patio. Great woodbridge association ammenities with low HOA Dues ($69.00) and NO MELLO ROOS. PRICE REDUCED TO SELL! Not a short sale."

Can you find the misspelled word? No description on the MLS is complete without one.

.

.

Today's seller stands to lose $102,200 after a 6% commission, if they get their asking price. An ordinary house and an ordinary seller taking what has become an ordinary $100K+ loss.


Posted in Price Rollback

Dogs of Rampage

Nov 8th, 2007 by IrvineRenter 

Dogs of war and men of hate
With no cause, we don't discriminate
Discovery is to be disowned
Our currency is flesh and bone
Hell opened up and put on sale
Gather 'round and haggle
For hard cash, we will lie and deceive
Even our masters don't know the webs we weave

One world, it's a battleground
One world, and we will smash it down
One world ... One world

Invisible transfers, long distance calls,
Hollow laughter in marble halls
Steps have been taken, a silent uproar
Has unleashed the dogs of war
You can't stop what has begun
Signed, sealed, they deliver oblivion
We all have a dark side, to say the least
And dealing in death is the nature of the beast

One world, it's a battleground
One world, and we will smash it down
One world ... One world

The dogs of war don't negotiate
The dogs of war won't capitulate,
They will take and you will give,
And you must die so that they may live
You can knock at any door,
But wherever you go, you know they've been there before
Well winners can lose and things can get strained
But whatever you change, you know the dogs remain.

One world, it's a battleground
One world, and we will smash it down
One world ... One world

Dogs of War -- Pink Floyd

Link to Live Music Video

Link to Video from The Wall

Attention all homedebtors: The lender is coming for your house. Steps have been taken, a silent uproar, Has unleashed the dogs of war. You can't stop what has begun. Signed, sealed, they deliver oblivion.

Do you think they care about you? Hollow laughter in marble halls

Is the lender more concerned about you or about themselves? They will take and you will give, And you must die so that they may live.

Do you think you can work something out with them? The dogs of war don't negotiate. The dogs of war won't capitulate,

Do you think your mortgage broker is responsible? For hard cash, we will lie and deceive, Even our masters don't know the webs we weave.

Do you think the problem is widespread? You can knock at any door, But wherever you go, you know they've been there before.

Do you think those with good credit are unaffected? Well winners can lose and things can get strained. But whatever you change, you know the dogs remain.

Asking Price: $719,900

Income Requirement: $179,975

Downpayment Needed: $143,980

Bank Purchase Price: $782,000

Bank Purchase Date: 10/11/2007

FB Purchase Price: $815,000

FB Purchase Date: 3/20/2006

Address: 4032 Rampage, Irvine, CA 92620

Beds: 5
Baths: 3
Sq. Ft.: 2,700
$/Sq. Ft.: $267
Lot Size: 8,400 sq. ft.
Type: Single Family Residence
Style: Contemporary
Year Built: 1970
Stories: Two Levels
Area: Northwood
County: Orange
MLS#: S511527
Status: Active
On Redfin: 4 days
Fixer-upper

From Redfin, "Great Opportunity! Bank owned single family home with pool on huge lot. Located in a cul de sac close to park in the Northwoods area of Irvine. Added family/game room. Living room w/ fireplace, formal dining room, kitchenw /nook, one bedroom and bath downstairs. Needs some TLC "

If you submerged this house in water, it would make a great ski jump.

.

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$267/SF: This is a new low in Irvine. It wasn't long ago that finding a property under $300/SF was difficult, now we are on our way back under the $200/SF mark, particularly for the larger properties. Based on the 20% off the peak we have been seeing, this property is still $60,000 overpriced, so we will likely see the $250/SF barrier fall. If the bank manages to get the full asking price, they stand to lose $105,294 assuming a 6% commission, and assuming the auction price did not already cause a loss on a second mortgage.

For those of you offended by some of my selections of fine art, please do not look below.

DANTE ET VIRGILE AUX ENFERS by William Bouguereau

Dogs of war and men of hate
With no cause, we don't discriminate
Discovery is to be disowned
Our currency is flesh and bone


Posted in Real Estate Owned

Tainted Market

Nov 7th, 2007 by IrvineRenter 

Sometimes I feel I've got to
Run away I've got to
Get away
From the pain that you drive into the heart of me
The love we share
Seems to go nowhere
And I've lost my light
For I toss and turn I can't sleep at night

(chorus)
Once I ran to you (I ran)
Now I'll run from you
This tainted love you've given
I give you all a boy could give you
Take my tears and that's not nearly all
Oh...tainted love
Tainted love

Tainted Love -- Soft Cell

Link to Music Video

Does this song describe every homeowner's and speculator's relationship with the housing market? Everyone was so enamored with real estate during the bubble. However, now the fickle real estate market has turned, and speculators are losing money, losing sleep, and losing their love of real estate: tainted love.

Today, I am going to continue the great work done by Effenheimer (formerly OC Fliptrack) on the Brio Community. Nowhere is the silliness of the bubble more apparent than the pricing of 1 bedroom units in this development. Sorry if this post is a little long, but it is worth reading. Carry on.

Asking Price: $319,000

Income Requirement: $79,750

Downpayment Needed: $63,800

Purchase Price: $232,000

Purchase Date: 11/21/2002

Address: 2304 Ladrillo Aisle, Irvine, CA 92606
Beds: 1
Baths: 1
Sq. Ft.: 800
$/Sq. Ft.: $399
Lot Size: -
Type: Condominium
Style: Mediterranean
Year Built: 1994
Stories: One Level
Area: Westpark
County: Orange
MLS#: S505561
Status: Active
On Redfin: 52 days

From Redfin, "PRICE REDUCED TO SELL FAST!!!, Rare direct access to Garage, Newer Carpet, Central A/C, Ceiling Fan, Cozy Fireplace, sandstone color paint, Lighting under Kitchen Cabinets, and Water Purifier/Filter system. Very QUIET inside location, peaceful neighborhood, close to shopping, Association POOL and TENNIS courts for Brio only. Also, access to two other Master association pools and 5 tennis courts. Will go Quickly!!!! Entertaining ALL reasonable offers."

Will go Quickly!!!! There's an optimist. Is the four exclamation points a manifestation of wishful thinking?

INTERMITTENT caps LOCK again.

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.

There were several transactions on these units in 2006 for over $400,000, despite the fact that the rental value is about $150,000. Prices have held up reasonably well in Brio, although the transaction volume has dropped off considerably.

So why is this seller dropping their price so radically to sell it? Perhaps the REO has something to do with it...

Asking Price: $353,310

Income Requirement: $88,327

Downpayment Needed: $70,662

Bank Purchase Price: $319,850

Bank Purchase Date: 7/13/2007

FB Purchase Price: $141,000

FB Purchase Date: 5/28/1999

Address: 2301 Ladrillo Aisle #54, Irvine, CA 92606

Beds: 1
Baths: 1
Sq. Ft.: 784
$/Sq. Ft.: $451
Lot Size: -
Type: Condominium
Style: Contemporary
Year Built: 1995
Stories: One Level
Area: Westpark
County: Orange
MLS#: P589581
Status: Active
On Redfin: 109 days
Unsold in 90+ days
Fixer-upper

From Redfin, "BEST VALUE IN ALL OF WESTPARK, GREAT LOCATION, SELLER MOTIVATED, HERE IS A GREAT OPPORTUNITY TO OWN IN WESTPARK, NEEDS SOME TLC BUT WORTH A LOOK, BRING INVESTORS OR FIRST TIME BUYERS, FIREPLACE, ATTACHED ONE CAR GARAGE, GOOD SIZE BEDROOM W/ WALK-IN CLOSET, DUAL SINKS."

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.

This appears to be a HELOC implosion. The former owner took the money, trashed the place, and left. Nice.

It looks to me that our featured seller has seen the light. This REO was purchased for $319,850 which coincidentally is the asking price of our featured property. The seller knows the bank is going to reduce their price until this unit is sold, and they know that $319,850 is where the market is at (actually if the bank bought it at auction the market is probably lower.) I think this is a smart move by our featured seller. If they can get in front of the bank, they may get the only buyer in the market. They still have some equity left, so if they move quickly, they might actually see some of it.

There are a few other sellers in this neighborhood who will not be too happy because of the properties profiled above...

Asking Price: $390,000

Income Requirement: $97,500

Downpayment Needed: $78,000

Purchase Price: $339,000

Purchase Date: 2/19/2004

Address: 3105 Ladrillo Aisle, Irvine, CA 92606

Beds: 1
Baths: 1
Sq. Ft.: 800
$/Sq. Ft.: $488
Lot Size: -
Type: Condominium
Style: Other
Year Built: 1995
Stories: One Level
Area: Westpark
County: Orange
MLS#: P598440
Status: Active
On Redfin: 62 days

From Redfin, "* * * * HIGHLY desirable and upgraded ground level in exclusive neigborhood with direct access garage. White fireplace highligts cozy living room. Beatiful laminate flooring througout the house. Designer paint, new crown moulding and baseboards. Association pool, tennis courts, and parks. Close to shopping, movies, restaurants, parks. THIS IS A MUST SEE!!!

neigborhood, highligts, Beatiful, througout, moulding: I count 5 misspelled words in that description. Doh! BTW, what does this realtor have against the letter "h" after a "g"?

Do you like how they got the flower in the corner of the picture? Of course, it throws off their exposure and makes for an awful photo, but it has a flower in it.

This is going to be a rollback. The competition is already under their 2004 purchase price. This isn't good for them, but others have it worse...

Asking Price: $389,000

Income Requirement: $97,250

Downpayment Needed: $77,800

Purchase Price: $390,000

Purchase Date: 7/30/2004

Address: 1504 Solvay Aisle, Irvine, CA 92606

Beds: 1
Baths: 1
Sq. Ft.: 784
$/Sq. Ft.: $496
Lot Size: -
Type: Condominium
Style: Contemporary
Year Built: 1995
Stories: One Level
Area: Westpark
County: Orange
MLS#: S505997
Status: Active
On Redfin: 48 days

From Redfin, "This unit in BRIO is exceptional. Recently refurbished and super clean. Well-designed floorplan offers super living space that is easy to maintain. Idyllic walkway offers a somewhat secluded home that is nevertheless walking distance from shops and eateries! Well managed complex offers great amenities without the sky-high fees (as in local highrises) Motivated seller can respond to offers quickly. Make it yours today!"

This seller is in a world of hurt.

Think about their state of mind. They were in a state of apprehension and denial hoping to get out near breakeven. Their competition was priced in the same general range, so they hoped they could convince a buyer that their place was "better" and somehow they would get out from under.

Then the REO happened, but this was just one property, so it shouldn't be a big problem, they would just have to be patient while the bank got rid of the competition. Then, suddenly, the featured property drops their price 20%. Talk about a disaster. They just lost $80,000! Yikes!

With two properties selling for $320,000, it is no longer an aberration, it is the new neighborhood property value.

.

.

Asking Price: $405,000

Income Requirement: $101,250

Downpayment Needed: $81,000

Purchase Price: $330,000

Purchase Date: 2/20/2004

Address: 203 Tropea Aisle, Irvine, CA 92606

Beds: 1
Baths: 1
Sq. Ft.: 800
$/Sq. Ft.: $506
Lot Size: -
Type: Condominium
Style: Contemporary
Year Built: 1996
Stories: One Level
Area: Westpark
County: Orange
MLS#: S482836
Status: Active
On Redfin: 209 days
Unsold in 90+ days

From Redfin, "BEAUTIFUL TURNKEY CONDO!! This condo has it all. Entrance has designer tile leading to beautiful laminate wood floors. Glass block divider between kitchen and living adds a distinctive touch. Modern track lighting in kitchen with new designer ceiling fan in dining room. Soft designer colors throughout. Bathroom has new cast iron tub & glass slider. Designer tile in bath/dressing area. New hot water heater. Direct entry to garage from kitchen. Beautiful home!!!"

What do you think of the glass block divider? I don't get it. Wouldn't you rather just have it be open? Glass block is great for letting exterior light into bathrooms, but I am not so sure about its use as an interior dividing wall.

Here is the last of our dreamers holding out for over $400,000. It is not going to happen.

Can you see the disaster playing out? Today's series of properties illustrates exactly how a price collapse proceeds. We are witnessing the first leg down of price drops: 20% off the top, and folks, we aren't even half way there yet...

Link to another music video

Some closing thoughts on California's love affair with real estate from the J. Geils Band:

I've been through diamonds
I've been through minks
I've been through it all
Love stinks

(Love stinks)
Love stinks yeah yeah
(Love stinks)
Love stinks yeah yeah
(Love stinks)
Love stinks yeah yeah
(Love stinks)
Love stinks yeah yeah


Hit Me

Nov 6th, 2007 by IrvineRenter 

I've been thinking 'bout what you have done to me
The damage is much deeper than you'll ever see
Hit me like a hammer to my head
I wonder were you pushed or were you led?

Why did you do it? Why did you do that thing to me?
Why did you do it? Why did you do that thing to me?
The only one who knows the truth,
Man it's him, me and you.

Why Did You Do It? -- Stretch

Link to Music Video

People who bought during the rally must feel like they have been hit in the head. Do you think anyone who bought in 2004 thought they would be selling at a loss? Since most people are adverse to taking responsibility for their own decisions, many will blame the market itself. They wonder, why did you do it? That evil market, who can predict it?

On September 22, I wrote a post titled the Lowest Priced 3/2s in Irvine. I thought it might be interesting to see where we are now.

Our new low price leader...

Price: $389,999

93 Tarocco
Irvine, CA 92618
Beds: 3
Baths: 2
Sq. Ft.: 1,000
$/Sq. Ft.: $390
Lot Size: -
Type: Condominium
Style: Other
Year Built: 1983
Stories: One Level
Area: Orangetree
County: Orange
MLS#: S503783
Status: Active
On Redfin: 63 days
Located adjacent to Irvine Valley College this unit with three bedrooms is ideal for investors as the areas location makes it attractive for student leasing. Originally a two bedroom unit, the owner added a very nice third which increases the income potential. The property is close to all major roads and convenient for the post office, parks, golfing, eating and entertainment.

Notice how they are trying to sell this as investment property. Unless this is getting about $3,500 a month rent to turn a positive cashflow, only a speculator betting on appreciation would pay this price. It is worth about $180,000 to an investor demanding positive cashflow.

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Sales History
Date Price

05/03/2004 $395,000

As you can see, this is another 2004 rollback. In the race to the bottom, this property has surpassed the competition.
From the old post...

Old Price: $425,000

New Price: $395,000

177 Briarwood, Irvine, CA 92604

Beds: 3
Baths: 2
Sq. Ft.: 1,150
$/Sq. Ft.: $370
Lot Size: -
Type: Condominium
Style: Other
Year Built: 1978
Stories: One Level
Area: Woodbridge
County: Orange
MLS#: S486749
Status: Active
On Redfin: 139 days
Unsold in 90+ days

From Redfin, “* * FANTASTIC BUY * * 3 BR 2 BA single level with HUGE backyard, come see the rose garden. Great Location. Everything has been upgraded, from the neutral tiled floors to the granite counters, kitchen cabinets & appliances. 3 Large bedrooms & 2 upgraded bathrooms also with granite & newer cabinets . Newer mirror closets with organizer. It is very lite and brite and definately a 10++ Newer water heater. Walk to all the fantastic amenities, pool, spa, park, tennis, basket & volleyball, schools & shopping.”

HUGE backyard. It is a freakin’ patio! Give me a break.

A 10++? Maybe on a scale from 1 to 100.

” lite and brite and definately” Three misspellings in 5 words, congratulations. I hope she is thankful for the word “and.”

How can realtors say stupid things like this?

Old Price: $429,000

New Price: $419,000

133 Oval RD #2, Irvine, CA 92604

Beds: 3
Baths: 2
Sq. Ft.: 1,110
$/Sq. Ft.: $386
Lot Size: -
Type: Condominium
Style: Other
Year Built: 1972
Stories: Two Levels
Area: El Camino Real
County: Orange
MLS#: S495498
Status: Active
On Redfin: 78 days

From Redfin, “BEST PRICED & MOST REMODELLED UNIT ON THE MARKET. BRAZILIAN CHERRY WOOD FLOORS, RECESSED LIGHTING, REFURBISHED CABINETS, NEW APPLIANCES, MAYTAG STOVE, SCRAPED CEILINGS, NEW PAINT, BRAND NEW GORGEOUS DECORATIVE BATHROOM HAS TILES/BORDER ON WALLS & GRANITE SINK. SURROUND SYSTEM IN LIVING ROOM, MASTER WITH WALK IN CLOSET & CLOSET ORGANIZERS. SPACIOUS LAUNDRY ROOM. EXTRA STORAGE OUTSIDE. BEAUTIFUL SLATE FLOORS IN LARGE BACK PATIO. OPEN FLOORPLAN. SEE THE VIRTUAL TOUR!! PRICE REDUCED”

WHY THE ALL CAPS? I find all caps to be very hard on my eyes. It is painful to read that description.

Are any of you impressed by Brazilian Cherry Wood floors? Sounds rare and exotic, doesn’t it?

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As you can see, we are now below the $400,000 barrier for 3 bedroom 2 bath homes in Irvine. Another milestone on our journey to the bottom.


Posted in Price Rollback
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