We had a chance to take a look at 4125 Phoenix... a house that's sadly in a short-sale (the step before foreclosure) so it's a unique opportunity. Unlike many short-sales, the owner actually is taking care of the house (and had been). Honestly, if we were shopping today, we'd be submitting an offer. Offers are still being accepted and reviewd by the bank, but current offers are at or over the asking price, so low-balls are not an option. Obviously, we're interested in getting a fan of Eichler homes in there. You can contact the agents (Nancy and Sue) for more information...
-- one car garage floor plan (4BR, 2BA) like this one.
-- covered atrium... done tastefully, though.
-- tar and gravel roof
-- one wall-unit AC in the MBR
-- swamp-cooler in the den (could/should be converted to an AC unit easily).
-- mostly original... or able to return to something very close
-- currently very livable
-- easy to return to an "Eichler-eque" vision with new finishes
-- windows/sliding doors are original
-- beautiful Japanese Elm and Eucalyptus in the back yard
-- interesting built in hot-tub (or personal pool).
-- radiant heat is not working
-- the paneling has been painted over
-- the decor makes the house look less-original than it is
-- Honestly, the bad list is not bad... most are things you'd swap out anyway or would find on a 40 year old Eichler... paint, surfaces, etc. and while the decor is making the house look less than ideal, again... a fresh coat of paint can do wonders.
-- I'd put one of these in each room -- and one of these where the swamp cooler is... while we LOVE our minisplit system, there are already holes cut in the wall here. Plus, these also provide heat. I'd not spend the money to fix the radiant heat (unless it's easy and cheap) and install AC/heaters in each room for more targeted heating/cooling and instead spend the money on a new foam roof that will hold the good temps inside and keep the bad temps out.
-- the most egregious thing is the decor and finishes which can be swapped out easily. For instance, a new IKEA kitchen with all new appliances will clock in at about $10K to refresh the kitchen. New tile in the logia and new carpet throughout would clock in at under $5K... and while not specific estimates, all in all simply an illustration that things can be brought back for reasonable sums.
Obviously, in a real estate slump, it's dangerous to say anything is under-priced, but looking at the condition of the house and the comp-sales, this could be a real-deal for someone...