1205 Florida Street, Key West - Potential Renovation & Expansion

1205 Florida Street is a recent addition to the Key West mls. The listing Realtor, not me, describes this property this way:

"Live-in As-Is or take advantage of the tremendous renovation potential in this Conch cottage on large lot in Old Town. Home is situated on zero lot line to allow for maximum expansion. Plenty of room for large pool and guest quarters. Located near Bayview Park and the White Street shopping district, this property is nestled amongst million dollar plus homes. Buyer to verify improvements with HARC."

 I have shown this home a couple of times and held off writing about it thinking one of my buyers was going to try to buy it. That has not happened yet. Perhaps a reader of my blog will agree with me that this property needs further consideration by a buyer who wants fixer-upper or a flipper.  I found a black and photo of the house taken back in 1965. I took the color photo below it showing the front facade and side elevation. If you look close enough you will see the front porch has been altered and louvers added over the front and south side windows.  This house looks like so many of the "cigar maker cottages" that can be found in our Old Town district. It looks like there was a pre-1965 addition expanded living space to the left rear. 

It's what you can't see from the street that makes this property so enticing in my opinion. The north side yard runs from the street to the fence which at end the off street parking area. Once you go into the backyard you are amazed to see such a huge undeveloped lot with only a few trees and what appears to be the remains of an old cistern or well. The inside of the house has 9 foot ceilings. The rooms are typical of how normal Key Westers have lived for generations. I think a new renovation would entail removing all interiors and reworking all interiors  to meet the way live our lives today. That would probably include expanding the existing "addition" close to the north fence line and perhaps adding a new addition on either the north or south side as a new master suite over looking a new pool and gardens.

So many of the houses in Old Town have gotten so dang expensive and are situated on small lots or lots that have development issues. This lot is pretty much the opposite. The lot measures 44' X 90' or 3960 sq ft.  The existing 842 sq ft house has three bedrooms and one bath.  The lot size means a new owner can greatly expand the living area and add a pool and outdoor living area. Sometimes less is more. In this case, less means opportunity to build new and to build what you want within our historic guidelines.

CLICK HERE to view the Key West mls datasheet and listing photos that include interior photos for 1205 Florida Street. After you have looked at the photos, please call me, Gary Thomas, 305-766-2642 to set up a private showing. I am a buyers agent and a full time Realtor at Preferred Properties Key West.

610 Griffin Lane, Key West - Price Reduction

The asking price on 610 Griffin Lane just got a lot more buyer-friendly. Originally offered at $1,575,000, this two bedroom main house, guest cottage, and writer's cottage are now offered at $1,299,000.
 The listing Realtor describes the new listing at 610 Griffin Lane this way:

"Nestled in the heart of Old Town tucked away on a sweet, quiet lane, you will find this completely charming oasis consisting of a main house with 2 bedrooms and 2 baths, guest house with living area, loft bedroom and bath, and even a third house which could serve as a bedroom, office, or studio. Thoughtfully restored with an eye to detail and comfort, the cottages' porches overlook a delightful courtyard with native landscaping and a refreshing heated cocktail pool. The kitchen is completely renovated with stainless appliances and quartz countertop, and the bathrooms are evocative of a peaceful spa experience. This rare property is truly a haven in paradise. One off-street parking space completes this Old Town compound." 

 I found an old black and white photo of this property that was taken in 1965. Everything on the inside and most of the outside is new. The listing realtor says the house dates back to 1901.  It doesn't look that old - not by a long shot.

The front porch was opened up and steps relocated to the west end of the porch.  A bricked path was added which winds its way to the west where two additional cottages are located. There is a large court yard surrounded by various tropical plantings and trees. The rear area just stuns a first time visitor, it's that charming. It's the kind of place that immediately makes you say to yourself "I wish I could live here!" 

There are two recently (but not newly) constructed cottages at the rear. Both have been thoroughly updated by the current owner.  I unilaterally decided to call the smaller cottage a writer's cottage because it has no bath. It's perfectly adorable for just about any use including a spare bedroom, artist studio, gym or yoga studio, or a place where one could write the great American novel. The outdoor shower can be partially seen through the window in the photo above.  A guest would have to use the bathroom in the larger two story building or one of the bathrooms in the main house. CLICK HERE to view more photos I took of this really charming property.

The original house has been updated as well. The kitchen is all new and features beautiful cabinets, stainless steel appliances, and quartz counter tops.The kitchen doorway opens out to the cocktail pool which you'll see shortly. The kitchen floors are new porcelain tiles. The wood floors in the house are original to the home and have been refinished.

There are two porches that open from the the living and kitchen areas. The front porch runs the length of the house from the front gate and the courtyard side covered porch provides both sitting and outdoor dining space.

There are two good sized bedrooms and baths in the main house. And there is separation between the rooms so the other occupants can't listen to bickering or anything else. That's an important part of any home, whether it is permanent housing or a space that is used as a vacation rental. People want privacy. This property provides it.

The French doors visible in the photo second above open out to cistern that was converted into a cocktail pool. No diving allowed unless you want to crack your noggin. The space is smallish, but there is a pool and a place to sun.  If you want to be near people and lots of semi-naked bodies, Dante's is located just a couple of blocks to the north. Five Brothers Deli is one-half block away on the corner of Southard at Grinnell Street. Michael's Restaurant is one block away - it's a great place for a steak.  Duval Street is a five minute walk to the west.  

I encourage potential buyers to CLICK HERE to view the Key West mls datasheet and listing photos of 610 Griffin Lane which is offered for sale at $1,299,000. The house is now furnished and there are lots of new photographs. This is a 1600 sq ft property with three bedrooms, three baths, an outdoor shower, cocktail pool, and one off street parking spot.  Please call me, Gary Thomas, 305-766-2642 to set up a private showing. I am a buyers agent and a full time Realtor at Preferred Properties Key West. You're gonna fall in love with this one!

1117 Fleming Street, Key West - Old Town Renovation Opportunity!

Just Listed, but not by me, 1117 Fleming Street which is located steps from the end of Old Town. This is a huge old house that sits to the rear of an irregularly shaped 6884 sq ft lot that runs 50' wide by 154' deep.  The back of the lot exits onto Stickney Lane which opens onto White Street.

I checked the Historic Sanborn Fire Maps to see if I could determine when this house was originally constructed. The maps were used by insurance companies to map houses and appurtenant structures, commercial buildings, and other landmarks to memorialize structures in existence as of a specific date. The maps were updated every few years in Key West. The earliest map I have access to is the 1889 map. It does not show 1117 Fleming because an overlay takes up that side area of that map. But 1015 Fleming does appear on the 1892 map. Then in 1899 the address of 1015 Fleming is changed to 1117 Fleming Street.

I dug into my old shoe box and found a photo of this property that was taken in 1965. I enlarged a portion of that photo so that you can see the house in better detail. I remembered I had an aerial  photo of the old Army Parade Grounds located across White Street to the east that was taken in the 1920s. I added the notation identifying 1117 Fleming Street. That photo follows.

The aerial photo demonstrates exactly what the listing Realtor points out as he discusses this property:

"When Opportunity Knocks... Triplex in Old Town: One for you and Two for income! Built in 1935, this 6,884 square foot property is adjacent to a large guest house property and runs from Fleming Street through to Stickney Lane. In its day, the front porch was quite an entry point with its arched corner railing and pillars reportedly made of solid Dade County Pine. These fantastic pillars are still in place. The home once sat up near Fleming Street where is was a grand single family home. It was relocated in the 1960s to its current location at the rear of the lot and subsequently converted to a triplex. Off street parking won't be an issue for this home as there's plenty of area off Fleming Street. Wonderful Old Town area with easy walking distance to the Key West harbor, fishing charters, art galleries, fine dining, and all the excitement of Duval Street. This is a great opportunity and project for the right buyer. All you need is your imagination!"

The asking price is $999,000. For that you get the house that looks like this. Remember, this is a project house. It won't look like this when the renovation is completed. Let's look at listing photos which show what it looks like now and imagine what it could become. 

The Monroe County Property Appraise shows this property as having 2040 sq ft of living space under air. That includes the main house and apartments. Longtime readers of my blog know that the renovation of houses like this are subject to the architectural guidelines of our Historic Architectural Review Commission and also our local Tree Commission. No person can state with any certainty what either commission might do with a particular set of facts and circumstances. I have an opinion as to what I think a new owner might do with this property.

What you see now will disappear and become something quite wonderful

First, I would ask the Tree Commission for permission to remove the clusters of trees that overtaken the front of the lot.  The commission would go through a review of the variety and size of the trees and determine the merit of allowing the trees to be removed. It would make a finding and likely require the replacement of native trees back onto the lot after the renovation is completed. 

Second, I would ask for permission to relocate the main house back to the front of the lot. This would give the property both a street presence and also allow the new owner to reconstruct this house on a new stable foundation. I might ask HARC for permission to place a side addition onto the main house. This would not only increase the living area but also allow for the living spaces to be more in tune with the way we live our lives today. There is a current renovation going on at 707 South Street that is a good example of what I have in mind. That house was featured in the 1989 James Bond movie License to Kill.

The original house at 707 South Street, pictured above, has a distinct arched entry and arched dormers on the roof. The house measures 22 feet wide. A new addition has been added to the east where a more linear arch mimics the arch on the original house. A two story carriage house with upper level living space is being added on the rear which exits onto Villa Mill Alley.  1117 Fleming Street exits onto Stickney Lane. Large lots and large houses like 707 South and 1117 Fleming create opportunities for grand living.  I think the new owner of 1117 Fleming could expand the main house and either retain the apartments for rental income, use the space for caretaker living quarters, or convert the building into a luxury guest cottage for friends and family use. 

I would encourage buyers who have been looking for a big house to redo to give 1117 Fleming Street serious consideration.  Like the listing agent says "All you need is your imagination." Please call me, Gary Thomas, 305-766-2642 to schedule a showing of the Fleming Street properties.