68 Broadmoor, San Anselmo

Site Conditions

• Renters wouldn’t leave and delayed the owners plan to sell
  
• Sellers lived out of state and couldn’t imagine the extent of the building’s decay
  
• Severely deteriorated property, owners said no to prepping for market

Results of Our Work

• 6 days on market, 11 offers
  
• Listed at $999,000, sold for $1,652,724, $653,724 over asking
  
• ROI 350% ($68,450 resurfacing investment produced an additional $238,000 in seller profit), staging $8,400

Out-of-State Sellers Face Damaged Rental Property ​​​​​​​

The owners, an out-of-state elderly couple, planned to sell this rented property in a 1031 exchange. But the tenants sat tight, stringing them along for a year. Craig referred a landlord attorney to help.

Although the home was deteriorated, the sellers said no to upgrading it for market. They were also unsure if the lower unit was legal.

Craig assessed the property, giving the couple a complete report with dozens of photos of the place they hadn’t seen for years. He made a strong case for upgrading and the sellers agreed.

We aimed for the highest paying target audience—families with small children seeking the well-regarded schools. To stir buyer emotions, we updated the kitchen and bathrooms, improved the living room and refreshed the yard for children’s play and entertaining.

Analyzing recent sales and based on his full upgrade plan, Craig projected a $1.35M price. As the project finished up, he felt confident they could pull in $1.48M.

​​​​​​​Contrary to real estate lore, we launched in mid-January. Buyers were eager to compete on the bid date, and we provided their agents with the rules of engagement. Once again, a winning winter property sale, with 11 offers and $600,000+ over asking.

Exterior (before) Craig visited four times as tenants kept delaying their departure. Finally, they left the home full of debris, with broken windows and kitchen leaks that destroyed wood flooring.

Exterior (after) We anchored the front with a striking red door, contrasting railing and dark groundcover. Emphasizing the second exterior door triggered buyer attention to the lower-level space’s potential.

Living Room (before) Damaged wood flooring, tired fireplace surround and dark colors were closed off from the flat yard behind the curtains.

Living Room (after) Modernized with a cool gray floor stain and showed off the flat, manicured yard through the glass door and window. Buyers were eager to discover the space for themselves.

Kitchen (before) The tiled counters, original cabinets and tired appliances were a turn-off. 

Kitchen (after) ‘New everything’ made the kitchen pop. Even the dining space at the rear felt connected to the yard and was surrounded by natural light.

Kitchen (before) The tenants left the pipe to the ice maker dripping which damaged the kitchen floor, triggering a complete replacement.

Kitchen (after) The new kitchen configuration was centered around the window and natural light.

Hall Bathroom (before) Pink, indeed! The original tile, grout and fixtures shouted out its dated past.

Hall Bathroom (after) Instead of replacing the tiled walls and shower, we simply resurfaced so no need for a remodeling permit. We freshened up within days at very little investment.

Hall Bathroom, view 2(before) In original condition, the bathroom felt like a fixer.

Hall Bathroom, view 2 (after) Fresh and clean, with a cool gray floor to finish off the space and make it feel elevated.

Lower Level (before) Knotty pine walls made the room feel closed-in and uninviting. 

Lower Level (after) With new flooring, paint, lighting and a refreshed ensuite bathroom, this space was a hit.

Kitchenette (before) Distressed and unclean, not good attributes for food preparation. 

Kitchenette (after) Paint made a huge difference for buyers to envision the potential in-law unit.

Patio (before) Strewn with the tenants' garbage and even a trampoline. 

Patio (after) We upgraded the lighting and staged this area as an outdoor entertainment vignette which connected to both the kitchen and living room.

Yard (before) The unkempt nature of the yard was a challenge.

Yard (after) Ground cover provided a dark foundation so other elements would stand out. We trimmed the trees and buyers were pleasantly surprised with the expansive space.