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I have lived in this property full-time for almost five years. My neighbors are friendly, polite, respectful, encouraging, appreciative, and humanistic. A city-oriented buyer is the perfect fit for understanding the diversity and social rhythms of this great location. It's an urban, "city scene", with all the urban dynamics.
- Corner lot
- Zoned multi-family, 2-building max. and second building can be multi-metered.
- Main street (heavy-trafficked "eyeballs", main thoroughfare per DOT metrics)
- Two physical addresses: 717 Palm Beach Lakes Blvd and 1310 Division Avenue. You can build TWO distinct structures on this lot, but you cannot sub-divide the lot without obtaining a variance, if possible. I have been told the rear building was bull-dozed in the late 1990s, but could have been saved.
I don't know what the constraints are to build a new second structure (size, height, etc.), or whether or not that new structure would be subject to, "historic" classification. You would have to check with the city regarding the allegedly, "180 possible uses" for this rare property. I make no assertions, warranties, guarantees, (expressed or implied), nor provide any guidance to potential buyers. It is the buyer's responsibility to perform, "due diligence" regarding the property's potential ("As is, where is", "Caveat Emptor").
- If not considering this location for a second building structure, the backyard MAY be suitable to expand the primary home footprint, add a garage with an upstairs office for example, perhaps a pool, parking spaces, etc. I can park up to 8 large cars on the back half of the grassy lot lending ample, "off street" parking, plus non-metered overnight street parking, and two more cars: one in garage and one in driveway.
- It is my understanding the property can be utilized for limited mixed-use social-services-oriented purposes (i.e., house of worship, drug rehab, daycare center, social services-oriented law firms, etc.). This eliminates any, "residential comps". Sorry. I'm selling location, and more. It is up to the buyer to perform their due diligence regarding potential uses of the property. I have been told by a licensed realtor the city says the property can be used for, "more-than 180 purposes". I have not verified this information.
As second owner since 1929, I am told this home was owned by the first oral surgeon in West Palm Beach. Affluent, he built the home to high-quality standards surpassing today's lesser-quality, "2x4s" and "concrete foundation pours". I have been told he also hosted overnight jazz legends when they performed at the, "Sunset Lounge" jazz club just a few blocks south. Cool. Very cool. The main house has, "great vibes". Perhaps it could be used as a historic museum.
- Gas for cooking, clothes dryer, and water heating.
- LED cost-efficient bulbs for lights and electricity for electronics.
- Full bath and bedroom on first floor.
- Located, "just far enough away from the, 'Times Square-like' Clematis Street strip noises, a less-than five minute car drive delivers you to the heart of the City of West Palm Beach proper (i.e., "downtown" Clematis Street, The Kravis Performing Arts Center (cultural performing arts center), the newly-expanded Norton Museum, Dreyfoos School of the Arts (a leading performing arts high school - Burt Reynold's attended this high school when it was named differently), Flagler Drive (i.e., Inter-coastal drive, "SunFest" music festivals, fireworks, arts events, green markets, etc.), Palm Beach (the actual beach), and yes, the inter-coastal can be seen from the second story. There's a performing arts school across the street, multiple houses of worship, Good Samaritan ( "Good Sam" ) hospital minutes away and plenty of shopping (i.e., stores, "CityPlace (now being renamed, 'Rosemary Square'", movie theaters, CVS, Whole Foods, Home Depot, gas stations, the Palm Beach Lakes Outlet Mall, etc.), and minutes to board a, "Bright Line" train to Fort Lauderdale or Miami. Perhaps best of all, a ten minute car drive delivers you to Palm Beach International Airport (PBI).
To view the property:
Buyer-brokers ARE welcome. To discourage, "Sunday shoppers" and for security reasons, all prospective buyers MUST submit a notarized bank letter stating their ability to purchase this property with cash on-hand, via bank letterhead, accompanied with the explicit authorization SELLER (me) is authorized to verify the funds exist BEFORE prospective buyer and-or their fiduciary buyer-broker is-are permitted view the property. No exceptions.
CASH-ONLY. In my opinion, the, pro-bank, "Dodd-Frank" realty appraisal system is so ridiculously childish in its construct, property appraisals are essentially low-ball, "opinions of value" that favor banks vested-interest. For example, if someone buys a distressed home for $40k, paints it, sells it for $100k, that doesn't mean my beautiful home is worth, $100k. It's stupid math, and Dodd-Frank DOES NOT make it legal to, "red line" neighborhoods for lending. So, cash buyer only. The appraisers aren't worth their weight in-salt, regardless of the credentials they purchased. If you say my home is worth a value, with underlying mortgage, taxes, and insurance - less than the carry cost of a one bedroom apartment in WPB, you're an idiot, or worse, dishonest. My opinion. Dodd-Frank needs to be re-thought by honest men of integrity, not bankers making certain their loans, if defaulted-upon ensure there's ENOUGH MEAT ON THE BONE to cover their loan. Not on my time. Cash only. Period. You are free to re-finance your purchase AFTER the purchase, which in-and-of-itself, increases the romper-room, lazy, "CMA" valuations everyone is paying $500 for. In my opinion, it's criminal. Period. Cash buyer only. If you cant afford to buy the house with 2020, "chump change" $1.5M you probably couldn't afford to maintain it. And, please, feel free to look at my home, then decide whether you'd prefer to live in one of the "comps" used to devalue it. Your choice.
SALES CONTRACT TERMS:
Cash-in-hand buyers only. Period. That means, "no bank financing". Why? No meaningful comps. Even, "in hand" opinions of value appraisals OPEN ADMIT, "hard to comp". Unique property. Buyer-brokers ARE welcome, but buyer pays buyer-broker fee since the buyer-broker IS the buyer's fiduciary. I regret I have to emphasize this point. No, "seller brokers". Hence, "For sale by owner". I regret I have to emphasize this point. It's astounding there are LICENSED REALTORS IN FLORIDA who DO NOT understand, "Illegal Dual Agency". Astounding.
An upfront, non-refundable 10% (certified check) down-payment must be deposited to my Real Estate lawyer's escrow account accompanied by, "meeting of the minds" executed sales contract. The only, "sales contract escape clause" (contingency) is, at your option, a professional, "inspection". The buyer may waive this contingency, if desired to, "fast track" a closing if the property location is sought more-than the home itself. For example, envision, "high-top condo towers" at 22' above sea-level some day. Envision a, "land lease", rental, AIR B&B, etc. etc. etc. Again, seller makes no assertions the property can be used for any specific purpose. Buyer performs due-diligence.
Sold, "As Is". "Quick close" possible. Price is somewhat negotiable. If you cannot afford this unique property you cannot benefit from acquiring this key strategic investment. This is a gem for that, "Skip-Gen Trust" you were thinking about. My opinion.
Enjoy your day. Sales Agents: Call ONLY if-when you have YOUR buyer. Don't waste your time or mine "reading from your script". And, I EMPHASIZE, if you ARE NOT a licensed sales agent or broker - but a clerk - do not call me.
Thank you. Enjoy your day. Enjoy your search.
- Stories: 2
- Square Feet: 1,980
- Bedrooms: 5
- Bathrooms: 2
Additional Rooms: 6
Heating & Cooling
- Central AC
- Central Heating
- Security System
- Mother-in-law Apartment
- Built in: 1929
- Structure Type: Multi-Family
- Lot Size: 6,969 Sq. Ft.
Parking: 1 Space
- Attached Garage
- Fenced Yard
- Sprinkler System
- Neighborhood information provided by Home Junction Inc. © 2020. Information deemed reliable but not guaranteed.
- GreatSchools Ratings provided by GreatSchools.org
- School attendance zone boundaries are supplied by Home Junction Inc. and are subject to change. Check with the school directly to verify enrollment eligibility.
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