400 ALTON RD # 2209, Miami Beach, FL 33139
- 2 bedroom, 2 bath Condo
- Bought in November 2006 for $1,450,000
- On the MLS for $850,000
- Days on the MLS: 14 Days
- Loss before the Realtor® commission: $600,000
- Loss after the Realtor® commission: $651,000
Tuesday, January 1, 2008
Today's F@cked Buyer (Miami Beach)
Our first post of 2008 is a short sale in Miami Beach. Althought it was purchased only 13 months ago, it is being offered for 41% off of its last purchase price. It's still outrageously overpriced. No one will ever $850,000 for a 1,400 square foot 2-bedroom apartment with $900 of monthly HOA fees. The days of $600 per square foot are long gone. It's amazing that there was ever a day when some folks paid $1,000 a square foot for an apartment like this.
400 ALTON RD # 2209, Miami Beach, FL 33139
400 ALTON RD # 2209, Miami Beach, FL 33139
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Tomorrow's F*cked Buyer - here is an example that even the good neighborhoods are tanking.
2570 EAGLE RUN LANE
Weston Hills Country Club
Weston, Florida 33327
5BR, 3.5 Baths, 3 CG
Purchased 9/13/05 $1,015,000
http://www.bcpa.net/RecInfo.asp?URL_Folio=503913032690
On MLS $749,000
http://www.realtor.com/search/listingdetail.aspx?zp=33327&mnp=35&mxp=34&bd=6&typ=7&sid=54d58c5a1318492cb2522afb98a299b4&lid=1089086173&lsn=4&srcnt=6#Detail
Loss before commission $266,000
Loss after commission $310,940
Most generous of them to give you one whole parking space for your $1.4 million digs there on SOBE. I guess the wife (or partner in these parts) has to park out on the street.
The wealth destruction is just starting in Miami. It is going to be entertaining to watch.
On another note...if you do a business search on the owner of the LLC that owns this property you get numerous different addresses for the guy and his related computer businesses. It's almost as if someone just made them all up. hmmm
That unit (400 Alton) is in a spectacular building:
Murano Grande
But I agree: South Beach will not be immune to the collapse in values that will occur. It may fare better than other areas (downtown will be the worst), but with the ridiculous supply on the market (with more to come), there are no bargains yet in the Miami condo market. Long way to go before we hit bottom.
Out of 270 units in the complex, 55 are for sale (20%). Eight have been listed in the last two weeks. Rats off a sinking ship. A beautiful ship, but still sinking.
You know there's trouble when PRIME real estate locations are seeing mass exodus.
LHP, here is another one that I have been watching.
2611 N.E. 47th st. its a lot,
paid 8 plus listed for 610 and wash MU filed an LP for 840 on it in October. Looks like lots of
jostling with title to avoid
the inevitable. MLS # D1226211
Interesting thing about this property is the sales history.
Sold 4/200=$255k
Sold 7/2000=$272k
Sold 11/03=$1.2 MIL!!!!!!
Sold 6/04= $830k ???!!!!
Something smells fishy here.
Now look at this one F869072
I saw the outside of this one, great lot, great view great new concrete seawall.
Livable home $699
My prior comment referenced ms Jupiters post, mls# D1226211 in LHP
Does anyone know why ziprealty.com only has 2 listings for 400 Alton road yet the link in this post shows 55 listings? Trying to figure out why there's a variance.
Thanks!
re: F869072 owner KennethKarp.
I find nothing fishy with Mr. Karp,
looks like house paid for. real estate description is inflated in my view as if you count the piling which are usually 11 ft apart its not 120ft. most of those lots are
75x100 give or take. and thats a 44 ft boat. not 120ft across.
house is original. not a bad deal.
not a great one. O.K. I would tear it down.
Did not mean to confuse- look at D1226211, posted by ms jupiter.
Then look at the sales history I posted for D1226211
Next I posted F869072 as a comp to the vacant lot at D1226211
I agree with your assessment of F869072, it is the sales history of D1226211 that smells fishy.
Re ZIP Realty.
I love Zip Realty but find their website to be missing MANY listings.
I NO LONGER use it for searching as it NEVER shows all homes in a given area. It's absolutly horrendous when it comes to Deerfield and I just saw another waterfront on ne 23 ave in LHP that is NOT showing on their site.
140,
What do you use in place of ZipRealty for searching?
I do it the lazy way. I get a good Realtor, have them set me up with automatic email updates for my desired search area, and wait for them to send me emails. Sometimes daily, weekly or several time a day. Antime a new property comes online, I get an email. Ant change to existing listings,(price up/down/pics added/ etc) I get an email.
Contrary to public opinion, Realtors DO come in handy.
Or sometimes I use Realtor.com.
good article fortune mag:
scary stuff. a 750 house in FLL or
PB will be worth 550 in 5 years...
http://money.cnn.com/2007/11/06/real_estate/home_prices.fortune/index.htm
correction:
http://money.cnn.com/2007/11/06/real_estate/home_prices.fortune/index.htm
or:
http://money.cnn.com/2007/11/06/
real_estate/home_prices.fortune/index.htm
hope this works
F@cked Buyer
3140 SW 187 Terrace, Miramar 33029
Purchased 2/1/2006: $935,000.00
Currently On MLS: N257747
MLS Listed For: $600,000.00
Loss: $335,000.00
After Commission: $371,000.00
http://www.bcpa.net/RecInfo.asp?URL_Folio=513925044100
http://www.realtor.com/search/searchresults.aspx?mlslid=N257747&source=a15696&ml=3&typ=F
The $600-$1mil range is really going to take major price hits due to increased down payment requirements and the need for Jumbo loans. Right now I would not give you 2 cents for West Miramar. However, if you can stand the $16K property taxes per year and $180/ per month HOA, you can get your american dream McMansion here and pick up this little piece of paradise for only $600,000.00 or 36% off the previous sale.
What amazes me is why did this guy pay $935,000.00 for this place in 2/2006. Unbelievable!
F@cked Buyer
18640 SW 39th Street, Miramar 33029
A bank repo for $180,000.00 under the last purchase price.
Purchased 8/2006 $800,000.00
ON MLS: M1191408
Price: $619,900.00
Loss: $180,100.00
After Comm: $217,294.00
http://www.bcpa.net/RecInfo.asp?URL_Folio=513925041570
http://www.realtor.com/search/searchresults.aspx?mlslid=M1191408&source=a15696&ml=3&typ=7
This puts a lot price pressure for others that are selling.
F@cked Buyer
4716 SW 186 WAY MIRAMAR FL 33029
Purchased 10/2006 $750,000.00
ON MLS: M1173727
Price: $625,900.00
Loss: $124,100.00
After Comm: $161,654.00
http://www.realtor.com/search/searchresults.aspx?mlslid=M1173727&source=a15696&ml=3&typ=7
http://www.bcpa.net/RecInfo.asp?URL_Folio=513936020520
This house lost $161K in 14 months or $11.5K per month. You could rent a nice place on the water for that.
F@cked Buyer
4130 SW 194TH TERRACE MIRAMAR, FL 33029
Purchased: 11/2006 for $975,000.00
ON MLS: H836352
Price: $659,000.00
Loss: $316,000.00
After Comm: $355,540.00
http://www.bcpa.net/RecInfo.asp?URL_Folio=513936020250
http://www.realtor.com/search/searchresults.aspx?mlslid=H836352&source=a15696&ml=3&typ=7
Another McMansion in Sunset Lakes with 17K per year taxes.
Delusional Seller
19029 SW 24 ST MIRAMAR FL 33029
Purchased 7/2004 $667,300.00
ON MLS: H837219
Are you ready for this....this guy now thinks his McMansion is worth
whopping $1,550,000.00. Wow thats a quarter of a million dollars appreciation each year.
Zillow has this at $889,000.00, but in this market can you get this price. I doubt it.
http://www.bcpa.net/RecInfo.asp?URL_Folio=513923050370
http://www.realtor.com/search/searchresults.aspx?mlslid=H837219&source=a15696&ml=3&typ=7
I cannot imagine how a Realtor would take this kind of listing...maybe they are both drinking from the same Kool Aid fountain.
A question for one of you that is still down there in So Fla (I sold and moved to Costa Rica in 2005)...if one of these properties does sell at xx% below the past sales price, is bcpa re-assessing or would the new owner still be paying property taxes based on inflated bubble prices??
That is a good question.
I have read some articles where if you buy a house due to foreclosure, than you are still taxed based on the previous sale price.
click here: the tax rate is decided by "deputy appraisers" which means probably that you still have to pay the old rate.
http://www.bcpa.net/value.asp
The appraised value is based on what the property appraiser thinks the house is worth - not what you paid for it.
For instance, if a condo building has 20 sales in a given year at $300-350k and you happen to get a deal on one at $150k, the appraised value is still going to be around $300k.
Same for houses--the overall sales for houses in that area will factor into their calculations.
So, don't expect taxes to come down very quickly. It will be a slow, gradual process.
More uncertainty then. Bag a bargain and you don't know what tax u end up paying. No wonder no one's buying, a big joke.
UK system is far from perfect. But it works in bands of value from a fixed point in the past. So no silly yearly revaluations by spotty faced kids and taxes all move relative to each other so very anomalies
Good article in the Washington Post,
According to the Census Bureau, the number of people moving from other states to Florida has declined from 268,000 in 2005 to 35,000 last year -- by far the most precipitous drop since such records started being kept in 1990.
Those numbers followed the news that enrollment in the state's public schools have declined for the third consecutive year.
And recently released state figures from the moving company United Van Lines suggest that in stark contrast to years past, as many people are moving out of Florida as are moving in. Four years ago, for example, the company's statistics showed about 60 percent of its Florida shipments were inbound and 40 percent outbound; in the past two years, the number of inbound and outbound shipments has been almost evenly split.
"People come in here and tell me all the time 'We're moving to Tennessee' or 'We're moving to Georgia,' " said John York, 59, a barbershop owner here. "It's just too crowded and it costs too much to live" in the area.
Indeed, signs that the flow of people has markedly slowed are apparent throughout Port St. Lucie, on the Atlantic Coast a few hours' drive north of Miami.
A few years ago, Port St. Lucie ranked as one of the nation's fastest-growing cities. Now, new-home developments are marked with empty houses. Builders are pulling out, prices are dropping and unemployment is rising. The unemployment rate in St. Lucie County has reached 6.3 percent, the second highest of Florida's counties, from 4.4 percent last year.
http://www.washingtonpost.com/wp-dyn/content/article/2008/01/08/AR2008010803890.html?hpid=moreheadlines
Marina Grande
(Condo in Riviera Beach, FL)
Bought for $650,000 in Apr 2007
Now asking $350,000
46% drop in value (at least), or $300k gone in less than a year.
Marina Grande
(Condo in Riviera Beach, FL)
Bought for $650,000 in Apr 2007
Now asking $350,000
This condo is in a horrible area. I was there last month for vacation and was staying on Singer Island just over the bridge from there on the ocean and would not even fill my car up at night at the gas station near that condo. It is in the middle of the a really bad area.
"This condo is in a horrible area..."
Agreed. Not sure what they were thinking with those exterior colors, either. When I first laid eyes on it, I though that McDonalds dedcided to get into the condo business.
Here is some interesting news:
http://www.dailybusinessreview.com/news.html?news_id=46540
it seems that we have lost our leader, who wil take over from here. Can someone else take over?
He must have turned into a Housing Bull and started a new site.
I think you are wrong for this particular condo in South Beach, Murano Grande.
I am a real estate broker and I have plenty of buyers coming from Europe, Canada and Latin America, ready to take advantage of the weak US$ especially to snatch a great condo in South Beach.
So real estate crisis yes indeed, but in Miami Downtown, Brickell, etc. It will be very limited in South Beach because we don't have a lot of inventory. 20% for sale is not so much of an inventory. You have to know that those sellers have enough money to see things coming back.
Best regards.
FD @ Condo Hotel South Beach
pp, let's not talk about whether or not we think 20% is a lot for sale, let's let the numbers speak for us.
How many units in this complex sold in 4th quarter '07? Number of units sold 4th quarter 2007 divided by 3 is how many units sell per month. 56 units for sale divided by how many units sell per month is number of months' supply. Please please please reply, I can't wait to do the math (and don't try to talk about off-season, you just said you've got all these buyers coming).
Nevermind, I found the numbers myself. In all of 2007, 33 units were sold in that complex. In the last quarter, 2 were sold. To give you the benefit of the doubt, I'll use the last six months of 2007, in which 10 were sold. 10/6 = 1.66 per month. 56 units for sale divided by 1.66 = 33.6, or almost 3 years supply. Remind me again why is that "not much of an inventory?"
LOL!!
el a,
I KNEW one of you guys were going to put a perspective on this guy.
LOL
Does anyone know why the site has not been update since Jan 1st?
Am I wrong, or are the posters here talking about 2 different condo projects, and there is some confusion. The one project is in Rivera Beach and is called
" Marina Grande " while the other is in South Beach and called
" Murano Grande ".
marina, murano, dan marino, whatever. They're all f$&*ed if they bought in the last four years. I know a realtor's job is to sell homes, but to come on here and say 20% is not a lot is just making stuff up. What if 20% of all Dade county homes were for sale, would that be a lot?
I want to see arguments supported by numbers, and I really don't mind if those numbers prove me wrong. But these days they almost never do.
By the way, I have the same question everyone else does. Where is the moderator????
I think the moderator has flown the coop. so to speak if nobody takes over before Feb 1st, I will start a new one. if all else fails.
do it miss jupiter, i love this format and it would be great if we could have daily postings instead of one every week or two weeks. Just make sure you let us all know where it is
Miss Jupiter, go for it! I like the format and I like the information! But it has not been updated for 15 days now!So we need you!
Here's someone came late to the party.
F865579
On the market for $749k
Paid $900k in March 2007
$150k loss before realtor and cost of holding.
$280k loss after Realtor and cost of holding for 10 months.
Does not indicate if it's a short sale or just an investor taking it in the shorts. LOL
Another Donald Trump wannabe
http://fortlauderdale.craigslist.org/rfs/539171805.html
http://southfloridabubbletrouble.blogspot.com/
I am giving it a try.
I think I remember a while back that this blog's owner was requesting assistance in posting articles, etc.
You might want to contact him and see if he wants a co-author (at least for the F'd buyers posts).
Might be easier than starting from scratch.
Late last year, Congress approved a measure to help homeowners fighting foreclosure as the mortgage crisis took its toll. Taxpayers who were granted forgiveness of mortgage debt in 2007 don't have to pay taxes on the amount of that forgiveness, up to $2 million ($1 million for a married person filing a separate return). Only debt forgiveness on a principal residence is eligible.
The provision applies to restructured mortgage agreements entered into after Jan. 1, 2007. Previously, such loan forgiveness was often taxed as income. Several other common tax benefits are in effect for homeowners who itemize.
http://www.sun-sentinel.com/business/yourmoney/sfl-0115taxes,0,3494368.story
I got rid of the pink...
http://southfloridabubbletrouble.blogspot.com/
I know this is unrelated to South Florida, but I am curious:
Does anyone know why there are thousands and thousands of houses in Detriot, MI that are listed for sale for anywhere from $500-2000? (That's five hundred dollars, not 500 thousand).
Is there some catch to these things or is property there really that worthless? Do a search on Realtor.com and you'll see what I'm talking about.
pb,
Those areas are beyond belief bad.
We have a similar situation in Youngstown Ohio, houses for $10k.
It's called ghetto.
I figured that they were in a really bad area. But $1000 for a house?
I mean, we have some really bad areas here in South Florida. But you still have to pay $100k for a house in one of those areas.
There still must be some other catch to this.
pb,
When investors try to fix up a home in bad areas of Youngstown, the vandals strip out the copper wiring and plumbing as fast as they put it in.
Install a new kitchen and the next day the cabinets are gone.
Just a few examples.
Back in the 1970's when that happened in Cleveland, entire city blocks went vacant and the city razed the homes leaving entire blocks vacant. Very eerie.
Then during the 2000's they built all new homes on those blocks, go figure. I could never get my mind around the whole phenomena.
I remember looking at 40 unit apt building for $40k on the east side of Cleveland.
Now Cleveland is worse than S Fla for bank repos.
Wow. That's pretty bad.
I'm picturing that Kurt Russell movie "Escape from New York," the way you described it.
The comments section of this blog are way more active then the blog, LOL!
So just to keep in that spirit here's my F@cked banker. This lovely little Fort Lauderdale townhome on the water is bank owned.
110 HENDRICKS ISLE 12 , FORT LAUDERDALE
• 3 bed 2.5 baths
• Bought on 12/28/2005 for$1,670,000
• On the MLS for $700,000
• loss almost a Mill.
• loss after comish even more!
PS. Go visit Ms. Jupiter's Blog she's actualy you know blogging. And I'm sure would want your comments :)
anybody still come to this blog?
this blog has become a joke but we can take it over and find our own listings.
yes, people are still showing up at this blog, like me. I think it is documenting the carnage in southern florida quite well. But to tell you the truth, I am starting to think its time to buy in Miami Beach. Its still a great place to visit and their are some deals to be had now. . . Call me crazy!
You are crazy no matter how good a deal you think you are getting in Miami, the risk you leave yourself in is HUGE! You know about owning next to empty foreclosure homes that can be gutted and looted and you know about going underwater because your neighbor sold for a third what you paid and you want to make a deal now? Read here for more on F@cked buyers/sellers
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