Updated South Philly Row. $170,000.

Brian Yoak | Century 21 Advantage Gold | (267) 303-7380 Clarion, Philadelphia, PA Updated South Philly Row 3BR/1+1BA Single Family House offered at $170,000 Year Built Unspecified Sq Footage 888 Bedrooms 3 Bathrooms 1 full, 1 partial Floors 2 Parking Unspecified Lot Size Unspecified HOA/Maint $0 per month DESCRIPTION Welcome to this well maintained South Philadelphia row. Walk into your large living room that can be used as a living room / dining room area that boast with natural light. From there enter your updated kitchen with new cabinets and appliances and there is also room for a small kitchen table. Out back is a cozy cemented yard with a garden. Upsatirs you have 3 bedrooms and a center hall bath. The living room and bedrooms contain wood laminate flooring laid on top of 3/4 inch plywood which helps with heating, cooling and also provides a solid floor. The basement is partially finished and contains a laundry area. All of the windows except the basement and front window have been replaced within the last 5 years and come with the guarantee. Ceiling fans in every room. This property is located 1 block off of Broad Street with transportion to Center City or the stadiums. Motivated sellers make your appointment today. see additional photos below PROPERTY FEATURES - Living room - Stove/Oven - Basement - Washer - Dryer - Laundry area - inside - Yard ADDITIONAL PHOTOS Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Contact info: Brian Yoak Century 21 Advantage Gold (267) 303-7380 For sale by agent/broker Equal Opportunity Housing Posted: Oct 14, 2010, 12:25pm PDT

Don't Let Emotions Price Your Home

I would like to share a story of a recent listing appointment I went on. This was a very nice property located in Philadelphia and was in the family for over 50 years and the father just passed. Now I am sympathetic and realize that the property has alot of sentimental value and the father took care of the property and left nothing go unrepaired. After being given a tour of the property, taking notes, and measurements, we sat down at the table to discuss my marketing and pricing strategies. I had exactly 4 comps in the area. Two were priced at lets say $170,000 that were still on the market and completed remodeled from top to bottom. I also had two other comps that were sold for $145,000. These properties properties not only got asking price but 10% over asking and sold in less than 45 days without sellers assist. When presented with the numbers and suggesting a list price between $145 and $155,000 I was looked at like I had two heads on my shoulder. I was told that the property was appraised for $180,000 5 years ago, thats what they want and that the property is comparable to the completey remodeled homes because the father had done all the work and took care of it. This is exactly where sellers are having an issue and not seeing the big picure. The market has changed dramatically since 5 years ago. I could list your property at any price you want but if the market is telling you that property is worth $150,000 how will it sell for $180,000. When an appraiser comes in they are going to take the recent home sales in the area and maybe one pending and sold property. Once the bank sees the comps from the appraiser they will turn down the mortgage and the whole process would have been for nothing. It is funny that people say agents are out to make the most money they can but scoff at the price we suggest that is lower than what they think the property is worth more. We would love for a property to sell for $180k instead of $150k, we would make more money. I  understand that homes grow on people and they are filled with memories, however when selling your property the emotional price is not what you are going to get for it, you will however get market price and start to build new memories in your next home.