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Open House Review: 3 Atlanta

Posted: 05 Jul 2013 05:00 AM PDT

This week, I visited 3 Atlanta, a four bedroom home in the Northwood Park community in Northwood.  It has some nice upgrades and definite potential to do a lot more.

The basics:
Asking Price: $839,000
Bedrooms: 4
Bathrooms: 2.5
Square Footage: 2,010
Lot Size: 5,000
$/Sq Ft: $417
Days on Market: 9
Property Type: Single Family Home
Year Built: 1978
Community: Northwood, Northwood Park

HOA dues are $65 per month and there are no Mello Roos.

This house seems to change owners every few years, with five sales since 1999, plus the current listing.  That is far more than any other house I’ve seen in the area.  My guess is that the location is the culprit.  It is practically at the corner of Yale and Irvine Blvd. While I was surprised that I couldn’t hear more traffic, I think it’s because it was noon on a Sunday.  It’s probably a lot louder during rush hour.  The house still has its original windows, so buying new, double-paned windows may alleviate the sound as well.  On the front side, it’s located at the end of a quiet cul-de-sac.

Walking up to the front door, there is a wide front porch with room for a table and chairs.  The backyard is also a good size, with a wide grassy area, a small patio with an overhang, and an almost new, above-ground Jacuzzi.  There is also a wide side yard on one side with plenty of space for a grill and a table and chairs.

When you enter the house, there is a small entryway but it quickly opens up to the living room.  Closest to the door is a sunken portion of the room that has a fireplace and makes for a cozy sitting area.  This space is carpeted, though the rest of the living room has wood floors.  The room has a high ceiling and a wall of windows looking out to the backyard. 

The dining room is also at the back of the house, between the living room and kitchen.  It has a slider out to the backyard.  A large, open area under the stairs makes a nice spot for a wine rack and small buffet.

The kitchen has been partially remodeled, but has definite room for improvement.  It has newer granite countertops and black appliances, but old white cabinets that show their age.  The granite is tiled, so it doesn’t offer a solid, smooth surface.  It also has a high set of cupboards above the peninsula that divides it from the breakfast nook and family room, but they make the kitchen feel very closed in.  While this was a common feature of homes constructed in the late 1970’s, most remodeled kitchens remove this overhead cabinets to open up the space.  Because the kitchen is on the smaller side, I think opening it up would make it feel a lot bigger.

The family room is a good size and has a cutout area in one wall where you could add a built-in unit.  There is a slider out to the large side yard and direct access to the garage.  The downstairs half bath has been nicely remodeled with tiled walls and a pedestal sink.

Upstairs, there are four bedrooms off of one long hallway.  Each of the secondary bedrooms has a walk-in closet and they are all about the same size.  The carpet upstairs (and in the sunken living room) is newer, but I did notice a couple of stains.  One of the bedrooms has a set of double doors, making it feel a bit more like an office or extra room than a bedroom. 

The upstairs bathroom has also been remodeled.  It has an engineered stone counter and nice cabinets.  There is only one sink and a shower, but no bathtub.

The master bedroom is also a good size.  It has both a sliding and a walk-in closet.  The bathroom was nicely remodeled with the same materials as the other one. This one has two sinks and extra cupboards on one portion of the counter.  It has a combination shower/tub, with a large round tub and attractive tile on the walls.  A balcony at the back of the bedroom overlooks the intersection and the shopping center across the street.

Many homes in Northwood are still coming in under $400 per square foot.  This one may be a bit overpriced at $417/foot without new windows or a fully remodeled kitchen, especially given the location.  However, buyers may be attracted to the larger yard and the walk-in closets in every bedroom.  The association has low dues, but still offers a pool and tennis courts.

Why do you think this house has sold so many times in recent years?  How do you think the location and the lack of new windows or a fully remodeled kitchen will affect the price?

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