Building duplicate houses is standard practice in subdivisions and newer neighborhoods, but they are often near each other. Being nearly two miles apart, the sale of these buildings could yield information regarding area real-estate. SE 90th Ave is an unimproved road and east of 82nd Ave. NE 72nd Ave is in an older road with sidewalks and paved streets but further from Montavilla’s core. Both locations have benefits and detractors. What is not know is how those combinations of attributes will affect the sale price for the homes.
Keep an eye on the listings for both houses. Their list price and subsequent sale price could provide interesting data on Portland’s housing market and more information on what homebuyers value.
UPDATED – Construction progress pictures added. Article originally posted October 21st, 2020.
The new three-level house, located at 285 SE 90th Ave, is an exact duplicate of one at 1430 NE 72nd Ave. That house is also under construction with a similar completion date. Scot Harger owns both Properties, and Thogerson Designs created the blueprints for the homes.
These twin homes are the second set currently under construction in Montavilla. Many home buyers expect originality in architecture found in Portland’s older neighborhoods. However, reused blueprints are not uncommon in the region. This practice started over a hundred years ago with house kits from Sears Modern Homes. These identical structures are just the modern version of a long-standing tradition, saving costs by reusing construction documents. With these houses spread across the neighborhood, it will be difficult for anyone to notice the replication.
The driveway to this new home slopes down to a tuck-under garage. Inside the garage, to the left, is a hallway leading to the stairway up to the main floor. Off the hallway is a door to the lower level living area. Rooms on this floor have labels such as a recreation room, wet bar, and bedroom five. However, this area is essentially a separate one-bedroom apartment, with a private full bathroom, washer/dryer, and exterior entrance.
The main floor is several feet above the street-level, requiring a flight of stairs to get up to the covered front porch. The porch extends two-thirds the width of the house, stopping at the garage door. Inside the front door, there is an L-shaped stairway leading upstairs. To the right is the Great Room with a fireplace on the south wall. In the back right corner of the room is a Dining area. Although it is not walled off, the Dining area has 6-inch by 6-inch posts defining the room’s corners. A box beam ceiling further defines the space. A substantial 10-foot wide sliding glass door opens from the Dining area onto a fourteen by ten foot raised back deck.
To the left of the Dining area is the Kitchen, arranged in an L shape. Creating the boundary to the Kitchen is a large island with bar seating. The half bathroom sits in the back right corner of the main floor. Enclosed by double glass doors, bedroom four is on the front left side of the main floor. It is ideal for a home office instead of a bedroom, but has a closet and counts towards bedrooms.
The top floor has two standard sized bedrooms on the left side. They share a full bathroom located at the top of the stairs. A laundry room is off to the right of the stairway. The master suite occupies the right half of the top floor. The bedroom portion is fourteen feet square and topped by a tray ceiling. Beyond the bedroom is a double vanity on one side and soaking tub on the other. The ensuite area extends back further to include a toilet room, shower, and a large walk-in closet.
Unlike its duplicate, this home fronts on an unimproved road. It will be interesting to see if the builder creates sidewalks and a partial road around this corner lot. If not, it will be a useful experiment seeing if the difference between paved and unpaved roads will affect the home’s price.
A new single family residence at 1430 NE 72nd Ave has been approved. The proposal calls for a three story detached house with a one car garage. The location is a rare full sized lot that has remained undeveloped. It sits overgrown with old trees around its perimeter.
The property last sold for $158,000.00 on July 19th, 2019 to Scot Harger. Robert Anderson, the previous property owner, sought Early Assistance for the development of this lot. That application used the former address of 1424 NE 72nd Ave when it was submitted in September of 2018, almost a year before the land sold.
Michael Vaughn, of Urban Revival LLC, is the Applicant on both the Early Assistance and the building permits. Michael Vaughn is a Real Estate Broker with Paramount Realtors LLC and General Contractor through Urban Revival LLC. His general contractor company is a prolific developer in the Portland area, with several projects in Montavilla.
The plans for this home are not yet available for review. There are many choices when it comes to developing a lot like this one. Will the developer keep the trees and some of the topography or elect to grade the whole lot?We will follow this property’s prograss when construction begins.
A square corner lot will soon house a three story single family residence with an attached one car garage. The property uses both 8933 SE Pine Street and 285 SE 90th Ave as its address. 8933 SE Pine is still the official address on Portland Maps and the Building Permit record is filed under the main address. However, the permit number 2019-225477 is addressed 285 SE 90th Ave.
Early Assistance was originally sought in mid 2018 for a “New single family residence with tuck under garage.” Two month later the property sold for $35,000.00 to Scot Harger. Michael Vaughn of Urban Revival LLC is developing the property.
These two have partnered on another Montavilla property being built by Urban Revival LLC. Applications to build both properties were filed around the same time, however it is unknown if construction will occur simultaneously.
This lot is bordered by one unimproved gravel road, SE 90th, and a partially paved road. Both roadways have no curbs or clear definition between public and private space. SE Pine is a staggered intersection through SE 90th. A defined corner would be helpful for drivers and pedestrians. With that benefit to the area, it would be preferable for the developers to build the curb and sidewalks as part of this development, as opposed to paying the Local Transportation Infrastructure Charge (LTIC).
Both streets surrounding 285 SE 90th Ave, are LTIC eligible streets. LTIC is a program designed to encourage developers to build curbs and sidewalks, where they do not yet exist. If the developer does not want to build that infrastructure, they pay the LTIC fee. That will end up costing the developer $600 per linear foot of street frontage. Except there is a set LTIC Maximum for R5 properties, like this one. It limits the footage used in the calculated fee to 50 feet. This could encourage the builder to not take on the hard cost of building a curb and sidewalk but instead pay the capped fee.
Although paying into LTIC helps improve Portland in whole, spending that money on these two street specifically, would be a targeted improvement to the area. Any development in this part of Montavilla would be welcome by the residents. However, enhancing the shared infrastructure around the property could be a good way to ingratiate the project with the neighbors and ensure they see it as an positive addition.
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