Manns Court, Woburn Complete and on the Market!

Investing, Rehab on May 2nd, 2016 Comments Off on Manns Court, Woburn Complete and on the Market!

I am happy to report this project went smoothly and was completed (mostly) on time. Sorry — boring post. Nothing to see here. I know you all like it more when I lose my shirt and have LOTS of issues and drama, but SOMETIMES, deals work the way they’re supposed to! Mostly. A huge thanks to Victor and our new new crew we’ve had working on this project — we may have finally found our A Team!

This was a complete gut job. What was once a dreary property with small, cut-up rooms, is now a cute little center entrance cape with an open floor plan and tons and tons of cabinet space in this huge kitchen.
21 Manns Ct Ext
21 Manns Ct Kitchen

Issues we addressed:

1. The back entrance to the house was pulling away from the main part of the structure, so we tore the whole thing down and walled off the door which contributed to creating the new open floor plan.
21 Manns Ct OpenFloorPlan

2. The staircases in the house were very narrow and located in awkward places. After we considered all the options, we chose to rip everything out, get an architect and do a whole new floor plan. Since we saved the money we would have spent trying to re-work the existing conditions, the entire new floor plan only cost an additional $1,500 after we had it all worked out. A huge shout out to our ace architect Joanna Reck on helping out with this one!

Part of our plan to open up the home and improve the flow was to move the entrance from the driveway or right side of the house to the center and we added a paver walkway. This helped us open the kitchen dramatically.

3. Other improvements: We moved the washer/dryer from the basement to the 1st floor, put in a nice patio on the far side of the house with a view of the neighborhood, added all new systems (high efficiency HVAC units, plumbing, and electrical), all new floors, windows, roof, and hardwood floors throughout. And of course, we created a sexy new master bath on the 2nd floor!
21 Manns Ct Master Bath

4. The final item to be completed was the rock wall of dread. After initially being “asked” by the building department to address it, we got our engineer involved who drew up proposed plans, and also pointed out that this may NOT even be on our lot — but realizing we’d make more friends by fixing it then passing the buck, we then hired a mason to re-do the wall as per the plans. The problem: once he got started, he finished way too quickly (Can you believe it??). He didn’t understand we needed to have the engineer involved for inspections and sign off at certain points in the process, and we were to turn these stamped plans into the town’s engineer. We are having him undo and redo most of the work, so we can get our final “thumbs up” from the town and finish this job up.

And with an UPDATE: We had our open house over the weekend, with over 40 parties viewing the property, and already have multiple offers!! Hopefully we’ll have a good ending to this love fest with Woburn and we hope our new buyers appreciate our hard work and create a happy home here.
21 Manns Ct Living Room
Onto the inspection — cause you know, you can’t count your chickens until the deed is recorded!

Keep calm and rehab on.

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