Modern House on Dekum?

OK, the question is: If I build it, will they come? I have a 48x150 ft lot on NE Dekum and 32nd. I'm considering building a modern home on it, but it would really only make sense to do it if I could hit the $400K mark more or less. It's a transitional part of the neighborhood, one block off the very busy industrial Lombard. It would have a decent view of the marine drive, airport, Columbia Slew. I'm trying to get a handle as to whether it's an appropriate location for this kind of house. If not, I will probably just sell the lot. I'm looking at this from the developer's point of view, not building for myself. What do you think, Portlanders?

Come on, I know you're all inside with this weather...

RP,

Ok, I'm not in Portland, nor have I ever been, and I know nothing about the area of which you speak, but that being said, the answer is YES, build it and they will come. I say this because I have seen and continue to see this sort of thing. I can only imagine that you ask this question because the area is marginal, correct? I think a transitional neighborhood is the iseal place to start scattered modern infill development. I see it all day long on the East Side of Austin, where the neighborhoods would be considered transitional if not downright slummy. I also just got back from cruising around in a neighborhood in San Antonio of a similar nature. That are is an amazing mix of commercial, ligh industrial, tear-down quality housing, cute bungalows and shotgun shacks, and empty lots. There was considerable modern momentum going on. I think it helps that both of the areas I'm talking about are a mile or so from a vibrant downtown core. If any of this sounds like your are, I don't think you could go wrong.

Mark Meyer

I'm with Mark - I'd like to see you do it.

What does 400k get you? Is this a multi bedroom house for a family? If so then the question is more will a family live here rather than should it be modern? Or is it a swinging single or childless couple kind of neighborhood? If so then that should inform the kind of house you would make. What I mean is if it is the kind of neighborhood that is a bit pioneering then a more luxuray oriented house aimed at a buyer without children may bring you up to the 400k level you need to make the deal worthwhile.

Argh, I was hoping some Portlanders would weigh in on this. Mark and Greg, thanks for your input. I think it's a project that would work, but I want to do some more hard research before I commit to it. It's a neighborhood that is fairly close in, mostly young families moving in, kind of on the egde of a newly desirable area... starting to be too spendy for many first time home buyers that I know. There's also a fair amount of mid century architecture in the immediate vicinity, even some pretty cool modern homes from the 50s, so I wouldn't be totally pushing up against a historical neighborhood. I actually think this is where the incredible lack of new modern architecture would really work to my advantage. I wouldn't be going to the very top of the market, but I'd be pushing it compared to the immediate homes around the lot. The decent sized lot as well as some of the ammenities near by would be the appeal of the location. I want to do some digging on other modern projects in the area, although they are few. I think this will give me a better idea of what I can do. If anyone else has some input, please share!

Matthew Carroll, I got your post in my message box, but can't respond because you came out as an anonymous user. Anyway, I REALLY appreciate your input. I've been a little frustrated at the lack of response from Portlanders on this post, and your input is really helpfull. I know the neighborhood that you live in and totally dig it. My wife and I had our eye on that neighborhood for quite awhile when we lived in NE, but the prices were too high for us at the time. There are some really cool houses in there!

As to the proposed house on Dekum, I believe we're going to go ahead with it. I've done some more digging around and thinking and pondering and I think you're right, $400K is probably too much there, but I might be able to make an OK margin if I build it a little smaller and target a couple, rather than family. I would like to use this situation as a test for possible further projects of modern infill. I appreciate the recommendation of your wife, but I have a designer in mind already. You wouldn't happen to live in that cool brick house with all the attached brick planters and interesting roof cut-outs and swimming pool would you? It's just north of the park...

Hi Realpill
finally remembered my password. Man it's been a while since i visited here from 2004.
I now live in Portland in SE, and love this city to bits. But i need a new house, and yes i think people would move there if its build.

what exactly did you have in mind stylwise?

i'd love to meet up and discuss if you are interested.

Hi meisai, nice to hear from you again. Glad you love the city. I wouldn't live anywhere else.

We've just started the preliminary planning, but my tastes are toward a mid-century inspired, NW regional modern. I like seeing a lot of wood if possible and I like natural, organic materials. It will probably use a shed roof or butterfly roof with lots of windows and good light. I think we'll shoot for the 2000 sq ft range, and try to leave some good space in what will be a very quiet and private back yard. I'll keep you posted as we get further along. Please feel free to ask any further questions.

I'd love to hear more about your project. I am in the process of learning about permits to add a boxy extrusion in the back of my house (at ground level) i'll let you know how that goes.

Anyway, mid century. You have no envy to look into more comtemporary?

e

Don't get me wrong, I'm a fan of modern architecture and design in many forms, but I think in home-building, I lean toward some of the tenents of mid-century architecture, with low, horizontal lines, stone and wood, minimal detail. This is still contemporary today, I think, although I certainly lean toward a warmer, more organic aesthetic than say, the International style, or an more industrial modern. Maybe Scandinavian or Japanese modern describe it better. I like exposed framing/timbers, lots of glass and a calming, open lay-out. I want the home to commune with it's surroundings. George Suyama out of Seattle designs some homes with a feel I really like. Still, if I do more of these in the future, I'll probably play around with some different feels and different sites. Of course a lot of the aesthetic is determined by budget and location, so first and formost, this first house will have to make sense in those terms. I'm looking at it as a project to experiment a little, see what works, see who I like working with. I'm about halfway through my own home right now, so I'll be able to post a lot of details on that process in a bit.

Good luck with your addition! It's an adventure to be sure, but I think the rewards are worth the hassle.

Throw us a bone! Post at least a fuzzy progress shot!

Hi Greg,

Sorry I haven't been contributing much with photos and updates, but dang, I just haven't had much time on the net lately with two babies and the monster remodel!

To sum it up briefly, we've been working on it forever, although the site prep ate up a lot of that. We've had permits since April, and so far we have a new insulated basement slab with radiant tubes, new plumbing, new basement framing and windows are complete. It turns out that even the majority of the exterior framing needed replacing. We moved out last week so we can get going on the main floor which is gutted with new framing and small entry addition started. We set out to save as much of the old house as possible. I think in the end, we will be keeping about 5% of the original structure. It's been a crazy process, I'm still really excited, the family is still intact, my wife is the most awesome trooper of all time and I can sort of see the end of the tunnel now. I came through the dismal, what the hell am I doing?! period, and have reached kind of an zen-like auto pilot where I just accept what needs to be done and do it. I think we probably could have built a new house on the site and saved a lot of hassle, but this is how it's turned out and i have no regrets. It's been an incredible learniing experience, and we will have a home that fits us perfectly in the end. I'll post some pictures when I get a chance, although it will mostly be horrifying piles of rubble and construction dudes wallowing in construction stuff. No cool finish work yet, although the new framing is impressive to my inexperienced eyes, and I really like the Milgard aluminum windows so far.

ok Adam,

Hope I'm not stopping on your toes by posting this, but I figured I would help out a bit. After all the forum has been good to me, and has been keeping me so busy with great clients that I haven't had time to post either. Here is the drawings of the front and rear remodeled elevations. (Bear with me, I have had spotty success with posting pictures in the past)

and here is a before photo of the front of the house.

This is a good question.

I think a modern house is the only house that you could justifiably sell for a $400k price point in that neighborhood. A standard spec house probably would not cut it.

In another 5 years, I'm betting that the Dekum area will be much more popular, as the gentrification process moves Northward.

Right now, your house would be one of the nicest houses in the neighborhood. That's not always an easy sell.

Did you pull any comps for the area? This would give you a better idea of whether a $400k house is well out of the median price range for that area.

Another thing to do is ask the question: Would I live there?

Portland is a weird city for real estate. We're having a hard time pricing our house, which we're about to put on the market. It's in Hillsdale. Hillsdale is really nice, albeit a little white bread. I am sure if I plopped it down in the Alberta Arts District, it'd sell for $30k more. Alberta is still a little sketchy, but that market is much hotter than close-in west side Portland, or even SE Portland.

If it were me, I'd sell the lot, or hold onto it for a few more years.

Good Luck!
B