2016 Dec 28th

The Weekly Wednesday Wrap-Up – Hoboken Residential Sales and Activity for the Week of December 28th, 2016

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As of December 28 2016:

  • 113 active Hoboken listings
  • 90 Condo & Co-op listings, compared to 90 last week
  • 14 Single-family listings, compared to 13 last week
  • 10 Multi-family listings, compared to 10 last week

This Week’s Residential Property Sales & Activity:

  • 5 DABOs (Deposit Accepted By Owner and Under Contract) vs 7 last week
  • 12 Sold vs 15 last week
  • 0 New listings vs. 3 last week
  • 2 Price changes vs. 8 last week
  • 0 expired listing vs. 1 last week

Studio & 1-Bedroom Properties

26 Active listings

No new listings

2 Price changes

1 DABO

  • 1500 Hudson St., 6N listed Dec 1 for $598K;

3 Sold

  • 228 Monroe St., 2FN listed Sept 16 for $449K; sold for $475K;
  • 223 Bloomfield St., 2B listed Aug 27 for $539K; reduced Sept 23 to $529K; reduced Oct 29 to $499K; sold for $499K;
  • 1500 Hudson St., 9l listed Aug 19 for $600K; sold for $600K;

2-Bedroom Properties

27 Active listings

No New listings

0 Price changes

4 DABOs

  • 73 Garden St., 4L listed Oct 11 for $549K; reduced Oct 31 to $514K;
  • 323 Jackson St., 202 listed Nov 30 for $529K;
  • 521 Adams St., 1 listed Nov 10 for $779K; reduced Dec 8 to $759K;
  • 1100 Maxwell Ln., 1103 listed Nov 2 for $1.349M; reduced Dec 12 to $1.30M;
8 Sold
  • 635 6th St., 3B listed Oct 20 for $675K; sold for $670K;
  • 1032 Willow Ave., 1R listed Sept 29 for $689K; sold for $675K;
  • 261 1st St., 2A listed Sept 28 for $685K; sold for $685K;
  • 501 9th St., 414 listed Sept 20 for $735K; sold for $723K;
  • 1300 Grand St., 504 listed Sept 8 for $790K; reduced Oct 3 to $775K; sold for $775K;
  • 904 Jefferson St., 5I listed Nov 3 for $795K; sold for $790K;
  • 650 2nd St. 3F listed Oct 4 for $839K; reduced Oct 24 to $799K; sold for $810K;
  • 1500 Washington St., 2X listed Oct 17 for $919K; sold for $890K;

3-Bedroom & Larger Properties

27 Active listings

No New listings

0 Price changes

10 Multi-Family Active listings

14 Single-Family Active listings

1 DABO

  • 107 Willow Terr., listed Dec 8 for $1.075M;

1 Sold

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Posted by Nathan Turoff | Currently No Comments »

2016 Dec 22nd

The Problem with “Maybe We Will Just Rent Out Our Hoboken Condo”

There is no lack of uncertainty in our immediate futures.  How the real estate market will react to a new administration is anyone’s guess.  Interest rates are already rising.  Under the Republican’s “Better Way” agenda, the tax code will certainly change, with possible elimination of some or all of the mortgage interest deduction, elimination of 1031 exchanges, and more.  Many Hoboken condo owners have substantial gains in the value of their Hoboken condos.  They may be tempted to get out while the getting is good.  Or they may simply have outgrown the oh-so-common, 1000 square foot two bedroom and figure this is a good time to find a larger home elsewhere.  Might it be time to sell that Hoboken condo?

Or should you just rent it out as an investment while you move elsewhere?  Here is something to consider with that strategy.  First, at least while it lasts, you may lose that huge, $500,000 capital gains exclusion on the sale of your primary residence.  Then there is what I call the uncooperative tenant problem.  I just experienced exactly this with a recent Hoboken condo sale.  The owner came to me to list a 2BR condo he used to call home.  For the past few years, it’s been a rental property occupied by two roommates.  When the owner informed the tenants he was planning to sell when their lease was up.  He was going to list the condo for sale while they were still living there so there wouldn’t be a vacancy.  The tenants said they were happy to move and would cooperate with the sale in every possible way.

When I went to the property with my photographer, after coordinating the photo shoot in advance with the tenants, the place was a huge mess.  Dishes in the sink, shoes on the floor, papers everywhere.  To put it mildly, it did not show well.  Even so, against my better advice, the owner said “sell now” rather than wait for them to move out.  As appointments were requested, the tenants declined every showing.  They agreed to allow us to hold an open house.  There was a stench in the apartment similar to a locker room.  Dirty laundry piled in a closet was the culprit.  We are not at liberty to mess with a tenant’s possessions so there was little we could do besides light a scented candle.  Feedback was terrible.

The seller was so afraid of having a vacant property for a month or two, and carrying the mortgage, maintenance and taxes with no rental income, he would not hear of pulling the listing and waiting for the tenants to vacate.  Of course, the property did not sell.  The tenants left and the seller had the property painted, repaired and cleaned.  We were now stuck with a clean but stale listing at a price that was attracting no attention.  It wasn’t until the seller finally agreed to lower the asking price by about $25,000 that things picked up.  We received multiple offers and the seller accepted one over the lowered asking price but still less than the original list price.

Had the property been put on the market in pristine condition at the beginning, the seller would likely have had multiple offers and possibly received more than the original asking price.  Rather than risk losing a few thousand dollars on a possible vacancy for a month or two, this seller lost tens of thousands in potential sale price by squandering an opportunity to make a good impression when first hitting the market.  Moral of the story – renting your condo out has risks.  Don’t overlook them because they are real and will hit you in the wallet.

For more insight and advice on how to best benefit from today’s real estate market, feel free to contact me any time.  I’m always up for a good cup of coffee and conversation about the Hoboken market.  You can reach me at lorituroff at gmail.

Posted by Lori Turoff | Currently 3 Comments »

2016 Dec 21st

The Weekly Wednesday Wrap-Up – Hoboken Residential Sales and Activity for the Week of December 21st, 2016

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As of December 21 2016:

  • 113 active Hoboken listings
  • 90 Condo & Co-op listings, compared to 108 last week
  • 13 Single-family listings, compared to 15 last week
  • 10 Multi-family listings, compared to 11 last week

This Week’s Residential Property Sales & Activity:

  • 7 DABOs (Deposit Accepted By Owner and Under Contract) vs 20 last week
  • 15 Sold vs 17 last week
  • 3 New listings vs. 16 last week
  • 8 Price changes vs. 9 last week
  • 1 expired listing vs. 2 last week

Studio & 1-Bedroom Properties

28 Active listings

No new listings

1 Price change

2 DABOs

  • 124 Madison St., 1L listed Sept 8 for $475K; reduced Oct 12 to $459K;
  • 700 1st St., 6L listed Dec 9 for $535K;

7 Sold

  • 711 Willow Ave., 4G listed Sept 16 for $359K; increased Sept 20 to $369K; sold for $360K;
  • 409 Adams St., 5 listed Oct 18 for $375K; sold for $375K;
  • 400 Madison St., 4 listed July 7 for $439K; sold for $430K;
  • 222 Grand St., 3E listed Sept 8 for $480K; sold for $470K;
  • 1500 Hudson St., 5P listed Oct 25 for $595K; sold for $620K;
  • 1500 Washington St., 12S listed Oct 20 for $625K; sold for $625K;
  • 1450 Washington St., 301 listed Sept 21 for $675K; sold for $650K;

2-Bedroom Properties

33 Active listings

1 New listing

4 Price changes

4 DABOs

  • 73 Garden St., 4L listed Oct 11 for $549K; reduced Oct 31 to $514K;
  • 700 Bloomfield St., Garden listed Nov 30 for $600K;
  • 551 Observer Hghwy., 6D listed Dec 1 for $695K;
  • 700 1st St., 13RS listed Dec 13 for $715K;
5 Sold
  • 1103 Washington St., 2 listed Oct 11 for $549K; sold for $575K;
  • 828 Washington St., 4 listed Oct 20 for $675K; sold for $675K;
  • 1115 Grand St., 5B listed Sept 28 for $749K; sold for $749K;
  • 400 9th St., W6B listed Oct 19 for $849K; sold for $870K;
  • 69 Madison St., B listed Sept 7 for $1.130M; reduced Oct 3 to $1.089M; sold for $1.050M;

3-Bedroom & Larger Properties

29 Active listings

2 New listings

4 Price changes

10 Multi-Family Active listings

13 Single-Family Active listings

1 DABO

  • 107 Willow Terr., listed Dec 8 for $1.075M;

3 Sold

Posted by Nathan Turoff | Currently No Comments »

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