34 First Street BLACK ROCK

Comments on 34 First Street BLACK ROCK

We like this home if you do and we don’t if you don’t.
 
If there is a home that best sums up average then this is it – not everything is average though – it balances as average, eg. block size is great – but it is balanced by the fact its south facing rear (light and warmth).
 
Not everything about the home is average either, yet overall it is – eg. its architectural merit is close to nil – but it's eminently practical and low maintenance.
 
Even its location – which is good for Black Rock – is not so good for rail transport (the most reliable).
 
It's Good – Different – But Average.
 
So, what do we say about this house as “experts”? We say nothing. We say nothing of overall excitement – but equally nothing of overall criticism.
 
If it works for you – the bedroom layout up and downstairs – the multiple living areas – but less than unanimous front area – the excess room for cars off the street but undersize double garage – the large back yard – but sloping away from the rear of home – if all this works for you, at a price you want to pay then looking you in the eye – we say OK let's buy it – as you have looked at plenty to be able to make an informed decision.
 
There will be more – but this may be it.
 
And the price?
 
A few clear things will make up the price – we don’t believe this will have lots of bidders on it – so the main game will probably be you versus the owner (of course there may be another bidder and that chance would increase if the asking price dropped) but at the top end of the current quote – our best guess is - only the owner sees that as value.
 
The overall market and its influences – that would be shaping all sides on price – if there was an auction showdown.
 
Finally, next door to me is the standout single comparable and that was below $3m a year ago when the market was stronger - so for the quote to be over $3m and not contain a 2 in it – would mean the seller is driving the price, not the market, well that’s our best guess.
 
Having said all that, this strengthens the point that the seller and you will more than likely determine the price.
 
Next door says $3m and the seller says $3.4m plus – somewhere in between are two numbers - one that will do a deal and one that will not.