9229 SW 157 Ave Kendall FL $335,000 (SOLD)

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Single family home with 20+ foot tall ceilings. Open kitchen layout with stainless steel appliances, endless cabinetry, and counter-tops overlooking spacious family room and breakfast area. Magnificent elongated wood staircase and handrails. Windows all around which allow for natural light. Master bathroom has spa-tub and dual sink. Spacious yard with storage shed, half lawn and half brick covered. Newer 5-ton AC, barrel roof, and 2 car garage. Unique location limits local traffic.

Property Details:

  • Address: 9229 SW 157 Ave
  • City, State and Zip: Kendall FL 33196
  • Asking Price for sale: $335,000
  • Short sale or foreclosure: no / no
  • Type of property: single family home
  • Living and lot size (sqft): 2,845 / 5,456
  • Year built: 1997
  • Beds, full baths and half baths: 4 / 3 / 1
  • Garage: 2
  • Water front or access: no / no
  • Exterior walls and roof: concrete / barrel
  • Floor and pool: tile / no
  • Heating and cooling: central / central
  • Sewer: municipal

Why Buy This Home?

Given price per square foot, this home is priced right on the money.  So, to the right buyer willing to pay a price in a “recovering” market, this is it.  Last year alone, in this subdivision, the average home was selling for $295,000.  That is a 14% net price appreciation increase!

Condition of this property is beyond turn key.  This property includes some top of the line finishes.  Case and point: the handrails and some of the bedrooms on the second floor.  They consist of wood material, not laminate or composite.  All the new owners have to do is add their own “aesthetic” touch such as paint colors, etc.

The property sits in a dead-end section of the neighborhood.  This greatly restricts traffic to locals only (awesome if you have kids).  And is located a block off 157th avenue…which makes entering and exiting the area a breeze.  Add to that other great local amenities such as the exquisite Moon Thai, and So Yoga for life balance and fitness.  Oh…and don’t forget fun for kids (and adults), the well-known Kendall Ice Arena.

Monthly Mortgage Payment at 4.3% interest rate, 30-year fixed, and purchase price of $335,000:

  • FHA loan with 3.5% down: $1,600
  • Conventional loan with 5% down: $1,775
  • Conventional loan with 10% down: $1,492
  • Conventional loan with 20% down: $1,326

Need other mortgage scenarios? Mortgage Calculator

Local Schools:

Location:

 

Area Demographics:

  • Average Income: $71,059
  • Population: 44,031
  • Owners vs Renters: 74% and 26%

Check out the latest Kendall 33196 Demographics Summary or Kendall 33196 Demographics Detailed analysis.

Nearest Rotary Clubs:

What’s Rotary? Neighbors, community leaders, and global citizens uniting for the common good. Learn more at Rotary.org

Questions? Call / Text 305.305.1535 or Email Me!

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16432 SW 58 TE Kendall FL $2,700 (RENTED)

Mario AvalosLeave a comment

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Ready to move in two -storied single family home is quite west Kendall neighborhood with no HOA. Open kitchen layout with stainless steel appliances, wood cabinetry and granite counter tops overlooking family room. Two car garage and ample yard facing lake. Hurricane shutters, and volume ceilings. Master bedroom has its own terrace, separate sinks, bath-spa tub, walk in shower, and walk in closets. 2nd Floor has carpet.

Property details:

  • Asking Price for rent: $2,700
  • Short sale or foreclosure: no / no
  • Type of property: single family home
  • Living and lot size (sqft): 2,919 / 6,337
  • Year built: 2006
  • Beds, full baths and half baths: 5 / 4 / 0
  • Garage: 2
  • Water front or access: yes / no
  • Exterior walls and roof: concrete / tile
  • Floor and pool: tile and carpet / no
  • Heating and cooling: central / central
  • Sewer: municipal  

What’s Up Around This Home?

https://twitter.com/Field_Trip_MIA/status/561584712934649856

 

Local Schools:

Location:

Area Demographics:

  • Average Income: $58,293
  • Population: 45,662
  • Owners vs Renters: 66% and 34%

Check out the latest Kendall 33193 Demographics Summary or Kendall 33193 Demographics Detailed analysis.

Nearest Rotary Clubs:

What’s Rotary? Neighbors, community leaders, and global citizens uniting for the common good. Learn more at Rotary.org

Questions? Call / Text 305.305.1535 or Email Me!

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5245 NW 112 AVE Doral FL $259,000 (SOLD)

Mario Avalos1 Comment

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Completely updated Doral townhome. Open dinning-living room combination with larger windows create space that appears larger than actual size. Contemporary common restroom. Just right-size master bedroom with modern-traditional mix private bathroom, walk-in shower, private balcony, and walk-in closet. Open kitchen layout with breakfast counter-tops, stainless steel appliances, and overlooking family room. Tiled flooring on first floor, laminate wood upstairs, and tiled patio. Inside washer and dryer.

Property Details:

  • Address: 5245 NW 112 Ave #2
  • City, State and Zip: Doral FL 33178
  • Asking price for sale: $259,000 (reduced from $265,000)
  • Short sale or foreclosure: no / no
  • Type of property: townhouse
  • Living and lot size (sqft): 1,380 / NA
  • Year built: 2000
  • Beds, full baths and half baths: 3 / 2 / 1
  • Garage: 0
  • Water front or access: no / no
  • Exterior walls and roof: concrete / tile
  • Floor and pool: tile / no
  • Heating and cooling: central / central
  • Sewer: municipal

Why Buy This Townhome?

Out of the hundred reasons I can think of, I will focus on three: area, condition and price.  This townhouse is located 4 minutes away from the Florida Turnpike’s exit on NW 41st street.  Why do you care? Traffic.  During rush hour, going east from the Turnpike is relatively smooth.  No bumper to bumper ordeal. And although a bit west within Miami Dade County, its next to the always popular Dolphins Mall, a short shout from Miami International Airport, and the famous Trump National Doral Golf Resort and Spa ( where they recently held the World Golf Championships- Cadillac Championship).

The condition of the property is ready to go.  Meaning. Ready to move in. Off course…one may always add their own touch such as paint color, type of appliances, etc.  But if you are looking for a place where all you have to do is turn the key, this is it.

Within the complex of Veranda, this townhouse is the most competitively priced unit available (lowest price per square foot).  Add to that its excellent condition, relative to the other units for sale, it provides most value for price.  Compared to other townhouses in the area of Doral, it’s 2% below the average listed unit within a one-mile proximity (given condition, age and size of dwelling).

 

Monthly Mortgage Payment at 4.3% interest rate, 30-year fixed, and purchase price of $259,000:

  • FHA loan with 3.5% down: this property cannot be bought with an FHA loan.
  • Conventional loan with 5% down: $1,218
  • Conventional loan with 10% down: $1,154
  • Conventional loan with 20% down: $1,025

Need other mortgage scenarios? Mortgage Calculator

Local Schools:

 

Location

 

Area Demographics:

  • Average Income: $82,336
  • Population: 42,820
  • Owners vs Renters: 56% and 44%

Check out the latest Doral 33178 Demographics Summary or Doral 33178 Demographics Detailed analysis.

Nearest Rotary Clubs:

What’s Rotary? Neighbors, community leaders, and global citizens uniting for the common good. Learn more at Rotary.org

Questions? Call / Text 305.305.1535 or Email Me!

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Club House Beach Everglades National Park

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Club House Beach Everglades National Park is nothing short of a spectacle for the light hearted. What do I mean? When I shared my story and pictures with family and friends…they all had a common response: “you are nuts”.

So here is my end of the story. You will read the words mud and flood often. The trail is 6 miles one way and 6 miles back. The end point? Club House Beach. Sounds cheery? Far from it.

I have walked this trail twice. Once in August 2012 and November 2013.

Don’t go in the summer! Mosquitoes were not brutal, but they did give us a run for our money. And pack lightly. Whatever you are thinking of, cut it in half for you will not need it. And whatever is left in your backpack, get rid of half of it. Trust me.

See…when I went in November, although it was cooler…it had rained plenty. So most of the trail was flooded and or muddy. I would dare to say that the terrain in November was rougher than August. But the key element here was what I was carrying. In 2013 I took a 1/3 of what I took in 2012. WHAT A DIFFERENCE!

Forget the weather conditions, mosquitoes, length of walk, etc. These elements were super manageable given light weight in hand.

What I took in my bag:

Cell phone, 2 energy bars, small flashlight with batteries (no extras), hammock to sleep (see pic), rain cover, Swiss knife (also used as a utensil), mosquito face net, mosquito repellent, food (two tuna pouches, a few crackers, and two apples), 100 ounces of water, mini moist towels, and a rain coat.

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What I wore: Long sleeve shirt, pants, hiking shoes, socks, and a hat.

Walk to the beach is about 3-4 hours. And the only cell reception is from AT&T…and it’s weak and spotty. Signal goes off and on.

So what’s the story behind this club house? Absolutely nothing your eyes may have not already seen.

The beach is ugly. There is barely any sand…and its full of seashells. So walking barefoot is a pain in the rear. Mosquitoes also live at the beach. And you shouldn’t get into the water due to sharks. Lovely isn’t it?

So why have I gone twice? Because of the adventure and the feeling of accomplishment. This walk is considered one of the most difficult in the Southeast U.S. It’s a great feeling to just get out there onto something new and wild with your buds. And yes…I plan on doing it again in 2014.

Plan on going? Let me know!

3 Traits Of An Effective Negotiator

Mario AvalosLeave a comment

Working in the real estate field, I have come to find out that everyone and their mom knows how to negotiate. And it’s quite amazing how far from the truth most people are in knowing how to effectively handle the back and forth with the other party.

Now. Am I an expert negotiator. Maybe…maybe not. But what I do know is that I am very good at communicating with other people that have at a minimum…enough motivation to get the deal done. With the latter in mind, here are three traits I am always conscious of when negotiating.

  1. Be quite. More often than what you may think, the other party will propose a reasonable start to the negotiation process. And even if they start with a low ball offer, so what. Be quite and listen. You cannot control what other people will offer you. But what you absolutely have control over is your response. And if your response includes the “giving of full attention” for what the other person has to say, the end result will be a reach of agreement or a smooth “end of talks”. In the worst case scenario, you leave an amicable door open just in case the other party reconsiders a new offer.
  2. Get out of the way. I am a firm believer that the biggest obstacles between a motivated seller and a motivated buyer are the middle people with a lack of control of emotions. So as long the back and forth is all within win-win grounds, why throw a curb ball? Now. If the balance (negotiation) is unfairly tilting one way, then yes. Control your emotions and get in the way.
  3. Given what you asked? Take it and run. I have been involved is so many deals where we have offered everything the other party wanted with a cherry on top…and bang! We still hit a wall.  Why. Because the grass is always greener? That’s just dumb. Not taking what you want tells me you are not motivated. And what do non-motivated sellers attract? Low ball, non-motivated or see-what-sticks-on-the-wall type of buyers.

More tips on negotiating?

Say you are talking to the buyer that is making you an offer. After they are done talking, repeat what they said is one or two sentences. This ensures them that you listened and understood what they said. That you are with them on the same communication page. And this helps them get on “your side”. You’ll be surprised the lengths the other party will compromise simply because you acknowledged them.

Does Size Matter Among Real Estate Companies?

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kendall shopping

Who to choose in the event of selling is a million dollar question for many homeowners?

The quick answer is: it doesn’t matter.

The real answer: companies don’t sell homes. Agents do.

So I recently listed a client’s home for sale by the Calusa area in Kendall. This is a prospect that simply went online and found three real estate agents. Appointments were made with each, and I was the lucky chosen one to represent the seller.

According to the seller, I was competing against an agent from Remax and an agent from Coldwell Banker. During the interview, the seller asks me; “Who the heck are you? Never heard of your company name.” And I replied; “K&A Realty…family business.”

His next question was; “why should I hire you if you are unknown?”. I replied; “all you need to feel is convinced that the agent you hire will sell your home for the highest possible price within your time expectations. As for branding, logos, company names, the car I drive, cologne I wear…all that might as well go down the drain”.

There are a few other compelling reasons I provided to the seller as to why it does not matter if you hire a big or small company, but I’ll leave that for our appointment (yes…you reading this).

Am sure most of us have seen big realty companies advertise on TV during prime time. Ever seen your home address included in those ads? Nooo!

See, what big companies do want you to “feel” is that you are hiring a corporation with bells and whistles to handle the sale. And real estate agents from big companies drill this “feeling” at appointments with one goal in mind. Get the listing.

Watch out. Don’t be fooled by this. You may be hiring a part time Realtor that sold two listings in the past twelve months. And one of them was their own home 🙂

Lastly, half of the top agents nation wide run their own show under their own name. And I am one of them. Why would that be?