Shop Quest - Could this be the one?!

"Akio Ohtori - RIP Oppo" (akioohtori)
04/02/2019 at 14:45 • Filed to: shop quest, TQ HQ

Short answer: maybe. Today I looked at a new listing that has a shop, house, and a decent asking price. This... might be my newest failure.

The Good

Existing 30 x 40 insulated shop with decently high ceilings, electric, and three roll doors.

House is tidy, but small, with new AC and an 80s refresh throughout.

Lot is 0.5 acres, which is just about perfect, and well fenced.

Location is 15 min from my house, 22 min from work.

The immediate neighborhood is good.

Asking price of $91,000 is well within my budget.

The Bad

The neighborhood is really bad. Like... wow.

The roads in are also pretty bad.

!!! UNKNOWN CONTENT TYPE !!!

The front room of the house seems to have structural issues, with a pretty significant dip visible .

The shop is built with the roof done in such a way expanding would/ will be kind of a pain.

House is 1000 sqft, which would be challenging for resale.

Conclusion

I DON’T KNOW! Certainly the best I’ve looked at, by far, and the price is right. Neighborhood is some what sketch, but the shop nor the house showed signed of being fucke d with. Also not the worst I’ve considered either.

I think I drive out there at dusk and see how I like it. Otherwise... put in an offer?

DISCUSSION (36)

CarsofFortLangley - Oppo Forever > Akio Ohtori - RIP Oppo
04/02/2019 at 14:46

holy crap. $91,000

AestheticsInMotion > CarsofFortLangley - Oppo Forever
04/02/2019 at 14:51

That's almost a down-payment on a house :(

Ash78, voting early and often > Akio Ohtori - RIP Oppo
04/02/2019 at 14:51

Could you turn around and sell JUST the house for about the same price, with a built-in lease agreement for the shop? That sounds like a win if you could pull it off.

Honeybunchesofgoats > Akio Ohtori - RIP Oppo
04/02/2019 at 14:54

How sketch are we talking? If it’s sketch enough, people who have to leave their cars might avoid it, not to mention the headaches if some of the cars do get broken into.

I don’t think there’s such a thing as a garage that isn’t in a sketch area, but there are definitely places I’d skip if they couldn’t do it same day.

CarsofFortLangley - Oppo Forever > AestheticsInMotion
04/02/2019 at 15:00

yeah... that’s mental. Reminds me of when I considered moving to Nova Scotia because I could buy a house with a name over 150 years old for the price of my shitty townhome

RPM esq. > AestheticsInMotion
04/02/2019 at 15:02

Almost!

Tristan > AestheticsInMotion
04/02/2019 at 15:04

That’s slightly less than the down payment I made on my current house. :(

Akio Ohtori - RIP Oppo > Honeybunchesofgoats
04/02/2019 at 15:05

Medium sketch? I’ve looked at worse. I’ve looked at better. I think it’d be OK? Not sure what the test for that should be. Would I got there at night? Prefer not to, but would do. Would I sleep there? I don’t see why not. Would I live there? Unlikely.

M.T. Blake > Akio Ohtori - RIP Oppo
04/02/2019 at 15:11

Location. Location. Location.

You can always put in a shop if you get a place with the room but if the neighbors are ‘gacked out on the whoop chicken’ you’re liable to get everything stolen.

Honeybunchesofgoats > Akio Ohtori - RIP Oppo
04/02/2019 at 15:11

Does the area have a reputation? It sounds like you could comfort customers by having pretty visible cameras.

CalzoneGolem > Akio Ohtori - RIP Oppo
04/02/2019 at 15:12

So from those 3 pictures of the neighborhood there is no way I’d bring my car there.

Spridget > Akio Ohtori - RIP Oppo
04/02/2019 at 15:14

I wonder if this house was owned by an older person who passed away or moved into a retirement home. The house looks significantly nicer than the photos of the areas around it, suggesting the owner valued the property. Another clue is the 1930s Ford and various things in the garage; in general, lower-income people can’t afford classic cars, namely ones that old. I don’t mean to generalize, but cars from the first half of the 20th century also are generally favored by older people. I also noticed the jungle gym and monkey bars; perhaps for grandchildren when they came to visit or children who grew up and moved out? In any event, this property at least looks well cared for, which is more than you can say for basically everything else you’ve looked at. Maybe you should try and bundle the Ford and the tools into the sale; if my hunch is correct, the person selling this likely would just want a quick closure, and getting rid of as much stuff as possible would help that.

OPPOsaurus WRX > Akio Ohtori - RIP Oppo
04/02/2019 at 15:16

Kinja'd!!!

your neighbor !!!!

OPPOsaurus WRX > Akio Ohtori - RIP Oppo
04/02/2019 at 15:16

Kinja'd!!!

your neighbor !!!!

Akio Ohtori - RIP Oppo > Honeybunchesofgoats
04/02/2019 at 15:17

Oh sorry, this is for personal use only. No customers. I love my “normal” house, but it isn’t compatible with my growing car collection, so I need an off-site location to have a large garage and a lift. “Shop Quest” just sounds catchy.

Akio Ohtori - RIP Oppo > M.T. Blake
04/02/2019 at 15:18

I don’t disagree. This place is close, which is excellent. I take some comfort in that the neighbor (singular) on all sides has more money in his barn and trucks than I do in my real house and cars.

My X-type is too a real Jaguar > OPPOsaurus WRX
04/02/2019 at 15:19

The type of neighbor who stops buy for a case of valve springs.

Honeybunchesofgoats > Akio Ohtori - RIP Oppo
04/02/2019 at 15:25

Ohhhh. Man, I completely misunderstood every single post related to this.

Hell, I say go for it. Just do what a friend of mine did when he bought a home a shitty area: throw dirt against the siding and fuck up the yard, so no one expects it’s worth bothering with.

someassemblyrequired > Akio Ohtori - RIP Oppo
04/02/2019 at 15:29

Did t hat neighborhood get torn up in a tornado? Looks like a few pads/suburban streets which just got reused as industrial at one point.

AMGtech - now with more recalls! > Akio Ohtori - RIP Oppo
04/02/2019 at 15:31

That shop isn't exactly lift friendly.

Akio Ohtori - RIP Oppo > AMGtech - now with more recalls!
04/02/2019 at 15:37

Yeaaaaaaaaaaaaah. Tall enough you could put one in, but you wouldn’t be able to stand under anything but the Alfa.

Akio Ohtori - RIP Oppo > someassemblyrequired
04/02/2019 at 15:38

I think it got torn up by... the economy... or something.

facw > Akio Ohtori - RIP Oppo
04/02/2019 at 15:45

How far does the smell of horse manure carry? That shop is pretty close to riding club’s stable...

Akio Ohtori - RIP Oppo > facw
04/02/2019 at 15:46

Quite pungent in the back yard, but house, shop, and front yard were poop smell free.

M.T. Blake > Akio Ohtori - RIP Oppo
04/02/2019 at 15:54

Surround the property with hesco barriers and machine gun nests. If things get messy and the Alamo is about to fall, go to the citadel room and blow up the house with all the tangos inside.

cletus44 aka Clayton Seams > Akio Ohtori - RIP Oppo
04/02/2019 at 16:07

Very interesting find! Price is great and I like that it’s a “shop with a house attached” but the ‘hood would indeed make me take pause.

MM54 > Akio Ohtori - RIP Oppo
04/02/2019 at 16:12

It’s a lot easier (that is, physically possible) to build a shop in a decent area than it is to pick one up and move it to somewhere that it won’t be burglarized/vandalized as soon as one of the neighbors sees the sort of cars being stored there.

AestheticsInMotion > Akio Ohtori - RIP Oppo
04/02/2019 at 16:55

No old, abandoned fire houses locally?

davesaddiction @ opposite-lock.com > Akio Ohtori - RIP Oppo
04/02/2019 at 17:02

Looks nice. Shame about the surrounding area. What are similar-sized vacant lots in the area selling for?

Akio Ohtori - RIP Oppo > AestheticsInMotion
04/02/2019 at 17:03

Nah, it sold .

Akio Ohtori - RIP Oppo > davesaddiction @ opposite-lock.com
04/02/2019 at 17:10

Recent sales seem to be a bit all over the place.

Kinja'd!!!

davesaddiction @ opposite-lock.com > Akio Ohtori - RIP Oppo
04/02/2019 at 17:23

I assume you’ve seen all these, but if not:

https://www.zillow.com/homedetails/E-29th-Pl-N-Tulsa-OK-74110/2089748731_zpid/

https://www.zillow.com/homedetails/4445-N-Evanston-Pl-Tulsa-OK-74110/89349033_zpid/

https://www.zillow.com/homedetails/1240-E-46th-St-N-Tulsa-OK-74126/22269161_zpid/

https://www.zillow.com/homedetails/4710-W-Edison-St-Tulsa-OK-74127/89345216_zpid/

Have you priced what the shop you’d want to build, if starting from raw land, would cost? I think we have, actually. I guess the killer is the cost of putting in utilities for power/water/sewer.

Akio Ohtori - RIP Oppo > davesaddiction @ opposite-lock.com
04/02/2019 at 17:47

The three north Tulsa ones are a hard pass. The last one I hadn’t seen, but the price is a little CP as there is a 2.3 acre lot just east of there for $70k. Then again I don’t have $70k to blow on land, so I guess that is moot haha.

Building is very... variable. I’d guess the shop that is on that land is about $30k - $40k all in to build. But yeah, utilities get expensive quickly, as does pad pouring. Also, building means getting a construction loan which can get... weird. I’m not against it, as I’d get exactly what I want, but...

davesaddiction @ opposite-lock.com > Akio Ohtori - RIP Oppo
04/02/2019 at 21:24

How long would it take you to just save up the money to build? A bank would give you a loan on the raw land, right? Just thinking if you’re seriously considering a $75k + investment, I’d make it exactly what you want (and make sure you can get out what you put in).

ranwhenparked > Akio Ohtori - RIP Oppo
04/02/2019 at 21:48

House looks like it was pretty well cared for over the years. Kitchen would have been updated 30ish years ago, looks like nicer millwork and hardwood flors than you’d get in newer construction.

liam > Akio Ohtori - RIP Oppo
04/03/2019 at 21:13

Make sure the blue car is included!