As I've mentioned to many of you separately, I've been poking my nose around this place lately. Needs a little love, but it's all there...
Built in 1895, modest-sized place that suits my needs aesthetically / emotionally.
Here's the pro and con that I can see:
* House is not entirely free of knob-and-tube wiring. Most has been replaced with romex, but some k-t still exists in the attic. It all looks in good shape, with no splices or additions, at least.
* Foundation: Half of the structure has a full-height basement, the other half, a crawlspace. The original basement was brick, but this has been replaced with poured concrete that looks good. The other half is still the original pier-and-beam, though it looks in good shape.
* living, dining, main floor bath, mudroom all contain original double-hung, single-glazed windows that will need reglazing and new sash cords if they are to open and close correctly.
* No insulation under main floor floorboards -- combined with windows, will make keeping living room warm in the winter inefficient, if I wanted to.
* No proper garage (There's a "1 car attached garage" that is basically the basement.)
* Lot size is small (future sale price?)
* Water heater is gas, but not very new
* Front porch is not original and probably needs redoing soon, certainly aesthetically. Seems a pretty small job.
* Location is perfect -- desirable part of town, near houses of a similar vintage that are well-kept, walk to cafes, restaurants, shops. If any part of my town is up and coming, this is it.
* Lot size is small (No yard, no worries!)
* All the aesthetic "charm" I want.
* Roof is reasonably recent and in good shape asphalt shingle. Gutters were redone, probably at the same time, and look sound from what we can tell.
* Gas furnace new, professional install in 07
* Upper floor has a recent refresher, includes energy-efficient windows of some kind, lots of insulation. Attic finished into living space well-insulated, with its own wall-mounted electric heat.
* Kitchen has a full modern remodel in 07. Not completely to my taste, but "Nice on a budget" stuff here -- Silestone countertops and ceramic tile, nice large LG appliances: fridge, "stealth" dishwasher, micro/convection, and electric range / oven. Most of the other houses I looked at in my price range had a resto that looked at least 25 years old.
* Washer / Dryer aren't particularly exciting, but they are included.
Sure sure, the house needs some "finish work" -- the old baseboard moldings are there, but the little quarter-sawn shoe molding thing, if that's the right term, is missing, etc, etc. But it's all there, and it all works.