SMALL BROKERAGES
The
under
30 30
Lloyd
DISTRICT
SELL or ADD ON?
Prepping for the BIG MOVE
VOLUME 6, ISSUE 1 • ALLTHINGSREALESTATEMAGAZINE.COM
MARCH 2016 • 1
MEET DOPPELGÄNGER
THE NEW AND THE NOW
Designed by Works Partnership Architecture,
When you seek the finest, the beautiful, the
Doppelgänger is a captivating set of residences
rare and refined, District Real Estate works to
intertwined. Rather than using the typical
offer that and much more to our clients.
development approach of splitting the lot to form
Featuring architecturally-rich projects like
two individual narrow houses, this development
Doppelgänger available this spring. Plus, we
allows both residences to occupy the entire
are delighted to present a wide selection of
site. It’s a unique urban retreat, opening to
investment properties throughout the area.
courtyard outdoor space on every level and a secluded yard space, while in the heart of Kerns District—one of Portland’s hottest scenes—with restaurant row just steps from the front door.
Find Your District. 2 • ALL THINGS REAL ESTATE magazine
We believe it is our relationships with gifted builders, coupled with a deep understanding of the city and its many districts, that will help you discover your next home.
www.DISTRICT.info
FEATURES
8
Prepping for the BIG MOVE
Remodel, Reorganize or Buy Up? Can you add on and increase value? Considering options in a tight housing market
22
Living in Lloyd
“
10
As the Portland housing market booms, the Lloyd District may be poised to see the biggest change and influx of residents.
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19
Get ready for the move by purging and organizing
HUNT & GATHER Things we love from our favorite shops around Portland
14
30 Under 30 Local and independent brokerages offer full-service options to Portland buyers and sellers
Change is afoot for the Lloyd District. See how the neighborhood is transforming
26
At HOMB in the City Welcome HOMB! Building a prefab, modern dream home in Portland. Progressive design for a wider audience
30
March Events What’s happening this month for first-time homebuyers, home and history lovers, Realtors® and more MARCH 2016 • 1
EDITORS’
note
Welcome to All Things Real Estate’s first issue as a magazine. On behalf of the whole team at ATRE, we’d like to extend a warm “hello.” You may have known us as a newspaper. We’ve been in print for five years and in that time we’ve provided all kinds of valuable resources for homebuyers, sellers, and Realtors® in Portland. We plan to continue to offer exceptional resources and editorial that serves the needs of the Portland market. As Real Estate Brokers, we’re always looking for tools to help our clients understand Portland’s captivating market and as editors; we wanted to publish a magazine that speaks to anyone who loves Portland, Real Estate and homes. With ATRE magazine, we have created the perfect balance, a magazine Realtors® can use in their business and a magazine Portlanders, and out of town guests will want to pick up. In future issues you can look forward to coverage on local events, and more information about how to get an edge in the buying and selling process. We’ll include features about Portland neighborhoods, residential and commercial real estate and architecture, and answers to your burning questions about remodels, building, prefab, restoration, curb appeal, Airbnb, ADUs, vacation rentals, and more. This month we feature small brokerages; specifically, 30 with less than 30 brokers. Head to p. 14 to see how these brokers make a difference in our booming market. We also look at the Lloyd District. This shopping district, built in the early 60s, is becoming the next place to live. For more, read up on p. 22. On the cover and on p. 26 we feature Skylab Architecture and Method Homes’ HOMB prototype. This prefab option could be an alternative for people looking to build their dream home, and in this crazy market, thinking outside the box, may be the way to go! At ATRE magazine, we dream about real estate and homes. Join our community on social media. Drop us a line or contact us directly. We look forward to hearing from you.
Happy hunting,
Kelley & Beth 4 • ALL THINGS REAL ESTATE magazine
Carson Ellis for Juju Papers, p. 10
MARCH 2016 • 5
ON THE COVER The Taft Residence HOMB by Skylab Architecture & Method Homes Read more on page 26
PORTLAND’S ONLY LOCAL REAL E STATE M AGA Z I NE Publisher / Owner TRACEY HICKS tracey@atremagazine.com
Editorial
BETH FRIESENHAHN beth@atremagazine.com KELLEY SCHAEFER-LEVI kelley@atremagazine.com
Account Manager
JASMINE DEATHERAGE jasmine@atremagazine.com
Executive Assistant ALEXA MOORE alexa@atremagazine.com
Graphic Designer
AUDREY MORAN audrey@atremagazine.com
JOIN the ATRE COMMUNITY
Images by Stephen Miller, Courtesy of Skylab Architecture
Tweet us, tag us, or write to us at hello@atremagazine.com. We’d love to hear from you!
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allthingsrealestatemagazine.tumblr.com ATRE is published monthly by All Things Real Estate Media. We make every effort to be accurate, but sometimes we make mistakes. Please let us know if you see a needed correction. Printed by All Things Real Estate Media
6 • ALL THINGS REAL ESTATE magazine
CONTRIBUTORS
MARYJO MONROE
AMANDA ERICKSON
MaryJo Monroe has been a professional organizer with her business reSPACEd since 2008. She has been featured in Real Simple, Redbook, The Saturday Evening Post, and NW Kids magazine. She has done consulting work for NPR radio, Time magazine and Good Housekeeping on the topic of disorganization in families. MaryJo is a member of the National Association of Professional Organizers (NAPO), Director-At-Large of the Oregon chapter of NAPO, and an active member of the Institute for Challenging Disorganization (ICD). respacedpdx.com
Amanda Erickson is the head of PDX Additions. She offers design and code consulting for remodels and additions, space planning, measured drawings as well as design services for certain types of projects. She’s always looking out for new contractors and craftspeople to introduce to her clients, and vice versa. So let her know if you have a good one! pdxadditions.com
KELLEY GARDINER
DARIUS KUZMICKAS
Kelley Gardiner is a writer, blogger, and third generation Oregonian. When she’s not writing or playing with her toddler, she’s tackling projects in her fixer-upper in Parkrose Heights. Check out her work, kelleygardiner.com
Born in Lithuania, photographer, Darius Kuzmickas, is currently based in Portland, Oregon. With experience as an artist and architect, Darius brings unique vision to making vibrant and descriptive images of architecture and interior design. His architectural photography work have been seen in multiple publications around the world. kudaphotography.com MARCH 2016 • 7
PREPPING for the BIG MOVE by MaryJo Monroe If you have a move in your future, even if it’s just down the street, it’s best to declutter first so you have less to pack and haul. But where should you start decluttering? And even more importantly, how do you start decluttering? If you have the luxury of time (i.e. 6-9 months’ notice), start decluttering the rooms you use the least, such as the guest bedroom or basement. Declutter and pack up the rooms you use most often last. If time is at a premium, start by decluttering the rooms you use most frequently (usually kitchen, bathroom and bedrooms) and pack those up. Continue to pack up the rooms you use the least and plan to do a sort-andpurge of those rooms’ contents when you move into your new home and get some free time. Gather empty boxes or even brown bags, and label four of them “donate,” “trash,” “recycle,” and “give to friends/ family.” Work from one side of the room to the other, sorting items into one of the four categories, or putting them in an empty box to be packed and moved. (If you are doing your own packing, go ahead and wrap the item securely now. If you are hiring packers, simply leave the items to be packed in the box and let them wrap them.) Can’t decide whether to keep an item or not? Here are the three questions I ask my organizing clients when they are stuck:
8 • ALL THINGS REAL ESTATE magazine
1. Do you absolutely love it? 2. Did you use it in the last year? 3. Will you have space for it in your new home? If you can’t answer yes to at least two of these questions, then the item needs to go. Still can’t part with the item? Try creating a category called “Decide Later,” then vow to decide by the end of the day. Most people are amazed to
find how much faster they can make a decision after a whole afternoon spent making similar decisions. This is the basic premise of organizing for a move, but there are many tricks to making this decluttering process a little easier. First of all, try to organize for no more than 4 hours each day. Packing is
tiring enough, but sorting and making decisions about what to keep can be emotionally and cognitively exhausting. This is why even professional organizers only work in 4-hour chunks of time with clients. Don’t skip around the room. And definitely don’t skip around the house. Otherwise, you might have little to show after an afternoon of packing, which can be very discouraging. Be sure to take a short 10-minute break every hour in order to drink, stretch your legs and clear your mind. All that decision-making will be easier if you can “rest your thoughts” for a few minutes every hour. If possible, work with a friend. Not only will it go faster, but friends can provide some honest feedback if you find yourself wanting to keep everything. A
friend will also boost your morale and make the process more fun, or at least more tolerable. Once you have finished sorting all the contents in the room and packing things into boxes, make sure each box is labeled clearly with the name of the room it is destined for. Be sure to place the label on the side of boxes, not on the top, so you can read the labels when the boxes are stacked. Some people find it helpful to hire a professional organizer to do a walkthrough of their new home with them, so the organizer can explain how to use each room, what systems to set up (e.g. kitchen hub, homework zones, recycling areas, etc.), and where to place the furniture. Being armed with all of that vital information before you move in can make your actual moving day operate much more efficiently. On the other hand, some people find it more helpful to hire a professional organizer to come in after the family has moved in to help them unpack and set up key spaces, such as the kitchen or home office. The organizer can set up custom systems as she unpacks the family’s belongings and make a shopping list of organizing products they might need, such as drawer dividers or spice racks. There are lots of tips and tricks to organizing for your big move, but don’t feel like you have to follow all of them. Choose the ones that make the most sense to you and rest easy knowing that employing even a few organizing strategies will vastly improve your moving experience.
happy moving!
IT TAKES A
village...
Downsizing and have too many high-value items to sell on Craigslist? Personal Logistics can pick up your unwanted items and sell them for you online or in their consignment store in SE Portland. They also can pick up items for donation or discard. personallogistics.us Rubbish Works of Portland is the go-to source professional organizers use for eco-friendly junk removal. Rubbish Works will try to donate or recycle as much of your unwanted stuff as possible, but will also take items to the dump for you. rubbishworks.com/portland If you are getting rid of any furniture, you can sell it to your neighbors on NextDoor.com. Best of all? You can request that they bring a truck and move it themselves. Good-bye pool table in the basement! Most professional organizers can help you with a move. Visit napooregon.com to find an organizer near you. Dealing with serious clutter or chronic disorganization? Be sure to hire a professional organizer through the Institute of Challenging Disorganization. These organizers are specially trained to deal with extreme clutter situations. challengingdisorganization. org
MARCH 2016 • 9
&
Hunt Gather
Denmark Leather Loveseat West Elm, $1700 westelm.com
Shelby Mod Pendant Lamp Schoolhouse Electric, $289 schoolhouseelectric.com
Lighting Diamonds Navajo Rug Beam and Anchor Vintage, $1,475 beamandanchor.com
Barn Owls & Hollyhocks Wallpaper Carson Ellis for Juju Papers jujupapers.com
Modern House Numbers, 6� Rejuvenation, $59 each rejuvenation.com
Building Block Bravo Pedestal Heartwork, $425 heartwork.com
Classic Modern Teak Credenza Look Modern, $4,000 lookmodern.com 10 • ALL THINGS REAL ESTATE magazine
Don’t get
rid of it-
Give it!
PLANNING A REMODEL? WE CAN HELP! ReStore Salvage Service will deconstruct your kitchen or bath. We’ll tear out and sell reusable cabinets, appliances, windows, doors and sinks - raising money to build Habitat homes for local families.
Home Improvement Outlet
PDXRESTORE.ORG p o rt l a n d
|
c l a r k c o u n ty
|
was h i n g to n c o u n ty
MARCH 2016 • 11
&
Hunt Gather
Restore Basket Design Within Reach, $99 dwr.com
Sandcast Aluminum Bowl EWF Modern, $115 ewfmodern.com
Textured Kitchen Canisters West Elm, $24-34 westelm.com
Wire Framed Trash Bin Schoolhouse Electric, $125 schoolhouseelectric.com
Fungus-Among-Us Poster Makelike, $30 makelike.com
Druzi Embroidered Wool Blanket Le Souk Le Souk, $225 lesouklesouk.com 6 signed Kofod Larsen Dining Chairs Legacy Modern, $2400 legacymodern.com 12 • ALL THINGS REAL ESTATE magazine
MARCH 2016 • 13
30 30
Portlanders are used to an array of choices. From seemingly endless options in places to eat, shop and hike around the metro area, we’ve become accustomed to variety. However, the recent population boom in Portland is creating an extremely competitive Real Estate market. The need for expert advice has never been more apparent. Writing an attractive offer that stands out amongst multiple offers, and on the flipside, listing homes that will attract buyers and create competition, takes skill and knowledge. Portland consumers are looking for savvy Real Estate brokers and independent businesses that support common interests. They’re seeking extra attention and Realtors® who will spend time to answer questions and go the extra mile needed. These 30 brokerages with under 30 brokers are doing just that. With smaller teams and a focus on independent and local expertise, buyers and sellers can expect full-service treatment and creative solutions.
F E AT U RING B ROKERAG E S W ITH LESS TH AN 30 B ROKERS
URBAN NEST REALTY
Urban Nest is a group of uniquely savvy individuals. They take a holistic approach to Real Estate through a combination of experience, talent, and interests that are the soul of their business. With doors open for five years, there are 22 brokers between two offices. Urban Nest closed 364 deals last year. They represent buyers and sellers all over the Portland Metro area and are one of the few brokerages that specialize in Tiny homes. Urban Nest agents see their real estate careers as another way to expand and enhance their various outside passions, and are inspired by and connected to their community in more ways than they ever imagined. 233 NE 28th Avenue, 3041 N Williams, Portland urbannestpdx.com
14 • ALL THINGS REAL ESTATE magazine
THINK REAL ESTATE
PORTLAND DIGS REAL ESTATE
Owner and managing Principal Broker Sondra McFeters opened Portland Digs Real Estate 12 years ago with the vision of building a team environment active in the community, not becoming the biggest brokerage in town. Now, 24 full-time agents deliver excellent negotiation skills, up-to-date market knowledge, and effective communication. The Digs team serves the entire Portland metro and surrounding areas with a special interest in SE Portland, and its unique neighborhoods. Portland Digs is committed to being the very best in the business and provides not only the time and energy every client deserves, but also top-notch industry knowledge and loyalty from start to finish.
Think Real Estate, founded by Principal Broker Tim Pitts, has been in business since 2013. An office of 19 brokers, Think is a brokerage of experienced agents selling a ton of houses (they sell more, per agent, than any other brokerage in the state of Oregon). With a big focus on education and collaboration, they love what they do and have fun doing it. Think works with buyers and sellers throughout the Portland area. Skilled in working with a variety of clients, from first-time homebuyers to investors, they work hard in this challenging market to get buyers into homes and sellers the best result possible. 90% of their business is in Portland’s close-in urban core, with the majority of that coming from the Eastside. 2923 NE Broadway Street, Portland think-portland.com
2737 SE 21st Avenue, Portland portlandDIGS.com
DISTRICT REAL ESTATE
In 2015, equipped with over 15 years experience, 10 brokers and one principal broker, District Real Estate opened their doors. This hybrid brokerage features high design residential, multi-family, small mixed-use and commercial properties. Licensed in Oregon and Washington, District serves and works with clients from Salem to Woodland, WA. Versed in all of Portland’s neighborhoods, their knowledgeable brokers help buyers find the perfect district that suits them. District Real Estate is all about connections! They strive to be a multi-faceted resource to everyone they come into contact with.
EQUITY PACIFIC
Jason Waxberg, Principal Broker at Equity Pacific has been an apartment broker since 2001. He opened Equity Pacific in 2006. They specialize in multi-family apartment buildings and developments in the close-in neighborhoods of Portland. In 2015, this three broker group closed 31 transactions including new apartment land development deals, multifamily apartment buildings, plexes and commercial properties totaling $54,000,000 in sales in Oregon and Washington. Equity Pacific has a strong track record of helping investors successfully complete 1031 tax-deferred exchanges and assists investors with multi-family financial analysis.
931 SW King, Portland 2005 Broadway, Vancouver district.info
136 NE 28th Avenue, Portland equitypacificrealestate.com
MARCH 2016 • 15
16 • ALL THINGS REAL ESTATE magazine
PARIS GROUP REALTY
A family business, founded by Molly and Claire Paris, Paris Group Realty has been in business for 12 years. And now with four full-time brokers in office, they closed 80 deals last year totaling $31,377,874 in sales. As a family business, their name is literally on the line. They are honest with clients and give the best information they can, so clients can make a well-informed and well-considered decision in the home buying and selling process. They look at the big picture and consider client goals and desires first. These skilled agents understand the Portland market and can anticipate problems before they arise.
DEBBIE THOMAS REAL ESTATE
Debbie Thomas Real Estate has been in residential sales for 24 years. They opened their doors in 1992 as the first real estate firm in the Pearl. They now have six Residential Brokers, and seven Commercial Brokers in office. Debbie Thomas knows residential condos better than anyone else in Portland and they specialize in condos in NW Portland and the Pearl District. Their brokers understand that Portland is a hot spot and can be challenging for buyers. They work with residential and commercial buyers and sellers to get desired results.
5214 N. Maryland Avenue, Portland parisgrouprealty.com
in the Chown Pella Building 402 NW 13th Ave, Portland debbiethomas.com
INHABIT REAL ESTATE
With combined experience of 23 years, Inhabit Real Estate opened their doors two years ago. They now have 20 brokers, including four Principal Brokers in office. Inhabit values relationships and advocates for clients by using creative solutions to get the best results possible. While they work with buyers and sellers throughout Portland, they specialize in the core neighborhood around their office in SE. They understand the needs of Portland’s highly competitive market and helps clients understand the importance of flexibility and patience. Inhabit closed 205 deals last year, of which 43% were listings. 3121 SE Division Street, Portland inhabitportland.com
MARCH 2016 • 17
MORE under 30s Bluebird Realty pdxbluebird.com
Eleete Real Estate eleeterealestate.com
Farrell Realty
farrellrealty.com
Home Sweet Home Realty hshrealty.net
THE AGENCY
Home Team Realty
hometeamportland.com
With 17 brokers including eight Principal Brokers, The Agency has been open for a little over two years, but brings 32 years of experience to the Portland Real Estate Market. Extremely good listeners who ask questions and pay attention to details, the agents at the Agency value communication and keep their promises. They care about their clients, their stories and concerns, and strive to meet their best outcome. They offer serious help and guidance in the process, meeting the needs of each transaction.
Hoyt Realty Group
805 NW Glisan Street, Portland theagencypdx.com
odonnellgrouprealty.com
hoytliving.com
Legacy Realty Group legacyrenw.com
Medak Realty medakrealty.com
O’Donnell Group Realty Parker Realty
parkerrealtyportland.com
Pearl District Properties pearldistrictproperties.com
Portland’s Alternative Realtors altpdx.com
Portland Modern portlandmodern.com
Portland Proper
portland-proper.com
Portlandia Properties portlandiapdx.com
Rose City Realtors
DWELL REALTY Longtime Portlanders, Dwell Realty considers this community an excellent place to live. They opened their doors in NE Portland five years ago. Great listeners who are attentive to details, 10 brokers with combined experience of over 30 years, Dwell provides unparalleled service and looks forward to building long-term relationships with their clients. Portland is a busy market and Dwell helps their clients get an edge in the buying and selling process. They believe technology plays a huge role in getting that edge and utilize tech and other marketing tools to represent everyone they work with. 5265 NE MLK JR Boulevard, Portland dwellrealtypdx.com
18 • ALL THINGS REAL ESTATE magazine
rosecityrealtors.com
Rose City Realty Group portlandloftscondos.com
Scout Realty Co. scoutrealtyco.com
Stellar Realty Northwest stellarrealtynw.com
Urbanvue
urbanvue.com
Vintage Real Estate
vintageportlandhome.com
Remodel, Reorganize or buy up? Text and Images by Amanda Erickson
The “tyranny of choice” is real. When faced with too many options, it’s easy to fall into a spiral of indecision. Right now, as the economy seems to be booming, homeowners are trading up, adding on, renovating and remaking their homes. You too may be looking for options, whether you are welcoming a new baby, the kids are getting bigger; you’re integrating a home office, or inviting in an elderly parent.
You also need to look at your existing home and see if you have any building code issues to fix in order to permit your project (hint: it’s almost always the stairs). You need to look at the structure of your home to see which changes might be straightforward versus something more complicated and potentially quite expensive.
As you approach this puzzle, you turn to your friends who have done similar projects. Or the Internet, which has an endless amount of information. And probably that trusted family member who has “seen it all.” Somehow you need to balance all of that information with your individual situation. As a residential designer, I see a lot of homeowners who struggle with the sheer number of details and choices that need to be made. Typical projects fall into these categories:
{
1. Adding on 2. Upgrading existing spaces such as an attic, basement or garage 3. Remodeling or renovating to improve the flow and efficiency of your home 4. Looking for a new home to meet your needs Each one of those paths can quickly become daunting when you start to get into the details.
For example, when considering adding on, you get the joy of digging into the city zoning code to see what sorts of limitations it might pose to your project.
I can tell you from experience: you’ll be amazed how incredibly easy some changes are, and you’ll be shocked at how difficult others can be.
Either way, you’ll soon wade into areas where you don’t have expertise and you can lose a lot of time chasing needless details. Or, worse, you can charge headlong down a very costly mistake.
When the MARKET is CONTRACTORS are CRAZY BUSY
{
Contractors are great folks. Seriously, they work their tails off, and they’ve seen it all. But you have to understand that they make money when hammers are swinging. And with the super-hot real estate market, contractors are incredibly busy because everyone in Portland seemingly wants to: 1. Make a few quick upgrades to sell their home 2. Make changes to a home they just bought 3. Remodel because they realized they can’t afford to buy a bigger house
MARCH 2016 • 19
Call a Contractor? So when you’re feeling stuck, what’s the obvious next step? You call an expert, right? So you call a contractor to see what they think, and it takes forever. When they show up at your house, they want to know three things: • Do you have a budget? • Do you have plans? • When do you want this done? A budget? Isn’t that what they’re here to tell you? And won’t they do the plans? And as for timeline, how should you know how long it’s going to take? So how do you get those answers? Figuring It Out What you need is that intermediate step. You need to explore what’s possible, what’s permit-able, and what the relative costs will be for different solutions. That’s where I come in. I help you take on the quick intermediate step of narrowing down your options, helping you to figure out a budget, and, if needed, come up with design plans to take you to the next step. Depending on the
20 • ALL THINGS REAL ESTATE magazine
scope of your project, I may refer you to a structural engineer or an architect to take your design plans to completion. It starts with an in-home discussion, where you explain your needs, and we explore the house together and determine what options will work for you. With back-and-forth discussion, you’ll
get enough information that you can take some next steps. I usually provide a report tailored to your needs and options. It’s often enough to make the path clearer. Your contractor will love you, and you’ll be on your way to the remodel or addition or small design solution you want.
You’ll be amazed how incredibly easy some changes are... and at how difficult others can be.
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MARCH 2016 • 21
Text by Kelley Gardiner Images by KuDa Photography Today, life in the Lloyd District is punctuated by the ding ding! of MAX light rail trains rolling through the area, taking passengers to downtown Portland or maybe the airport. As the Portland housing market booms, the Lloyd District may be poised to see the biggest change and influx of residents. In 2016 it’s all about its central location and proximity to public transportation. It’s only appropriate, as the Lloyd District’s story starts over 100 years ago with a trolley. Nearby Irvington has been a popular address since streetcar service started running there in the early 1900s, and it earns its place as prime real estate with Arts and Crafts, Craftsman, Bungalows, and Queen Anne homes on stately tree-lined streets. 22 • ALL THINGS REAL ESTATE magazine
Back then, those were the much-coveted suburbs. Today, the Lloyd District might be be across the river from downtown, but it’s still central to the city. All these years later, revitalization is coming in the form of new development, new residents, and new businesses.
The Union Apartments on Multnomah
As of the 2010 census, the Lloyd District boasted only 1,142 residents. But with housing needs at an all-time high, it only makes sense to add density into this close in neighborhood. The area around the Rose Quarter has by and large felt underdeveloped and underused. Surface lots in may soon be a thing of the past, making way for denser development. City of Portland Archives, Oregon, A2004-002.870
Living in Lloyd
Lloyd Center, 1962
New developments and apartment buildings like the Union are changing the neighborhood. These multi-unit buildings offer urban living at a premium. The floor plans range from studios to 2-bedrooms with a den. Amenities include covered outdoor decks, dog-wash stations and fitness rooms. Another of these new developments is Hassalo on Eighth, an “eco-friendly community” that boasts three luxury apartment buildings, 657 units, on what once held a parking lot. With biking amenities and the proximity to MAX lines, streetcar, and popular bus routes, however many of those cars can be left in the underground parking lot for many residents’ commutes and errands. “We are striving to bring a 24/7 neighborhood feel to what used to be a parking lot and office/commercial building environment,” says Stephanie Shaffer of American Assets Trust, the company behind the development. Directly in front of the complex, there’s a MAX light rail station. Cross the street, and there’s a park with a covered gazebo that holds a farmer’s market year-round. The market’s offerings are a bit sparse in February, but it does hold the requisite Thai food cart as well as a stand offering farm-fresh eggs, and a baker offering fresh-baked cookies. Intent Coffee has been making coffee here for four years. There are plenty of businesspeople in the nearby offices to keep business going one cup of pour over coffee (made to order) at a time. Now that residents are starting to move into the apartments in Hassalo on Eighth, they say, business is starting to pick up even more.
Hassalo on Eighth
Part of Hassalo on Eighth will be a new outpost of Green Zebra Grocery. “When Green Zebra opens its new store, the Lloyd District will be a 20-Minute Neighborhood,” says Sam Smith, Marketing Director for the local grocery. “So renters and business people will have healthy and delicious food within walking distance.”
“
“
Max Light Rail and Hassalo on Eighth
Revitalization is coming in the form of new development, new residents, and new businesses.
MARCH 2016 • 23
Hassalo on Eighth doesn’t mark the end of development in the area, either. More plans are in place to add 1,000 apartments to the area known as Oregon Square. The four blocks of low rise office buildings (and the open area that’s currently home to the weekly farmer’s market) could be replaced with mid and high-rise apartments with mixed retail, and if all goes according to plan, an iconic city park with underground parking would be the centerpiece, and it’s very possible that the farmer’s market would be able to stay. And while the movie theater inside Lloyd Center has closed to be converted into office space, the theater across the street may be turned into another similar mixed-use housing project. A five-story building may soon face Holladay Park, where the Lloyd Cinemas parking lot sits now. A taller building is planned on the East side of the property, on the current site of the cinema building. This kind of thing has worked well in the nearby Grant Park neighborhood, with retail filling the ground floor, including a New Seasons Market and
pizza. The Union apartments on Multnomah just opened in Fall 2015, attracting residents who want to be close to transportation and the Rose Quarter, as well as restaurants and bars on Lower Burnside and on North Williams. Even the Lloyd Center mall, at the heart of the neighborhood, is changing. “The project underway at Lloyd Center is really a transformational renovation, taking the best things from the past and melding with the present,” says Bob Dye, General Manager. The movie theater inside has closed, and the iconic
ice skating rink has seen its last double toe loop for a while. When it re-opens, the rink will be oval in shape, and serve as the focal point for the renovated mall experience. Expect more “Portland” tenants as they re-open: perhaps a brewpub, yoga studio, or new locations of popular local businesses. Gone will be the large department store anchor at the west end of the mall, vacated by Nordstrom. In its place, smaller, more diverse retail tenants and exterior storefronts, welcoming the increased foot traffic that all these new developments will bring.
Hotel Eastlund lobby
The Elwood, one of the four apartment buildings at Hassalo on Eighth 24 • ALL THINGS REAL ESTATE magazine
sold in PDX { Last 3 Months }
ML#
Address
NORTHWEST
15668975 15019606 15426183 15525603 16133106 15078777
3430 NW THURMAN ST 7631 NW Buckthorn WAY 1000 NW DALE AVE 7461 NW Tanoak TER 7012 NW 168th AVE 5740 NW PRIMINO AVE
Bd
Bth SqFt
Price
4 2 3 3 4 3
2.1 2.1 2 2.1 2.1 3.1
3500 1417 1515 2100 2445 3791
$950,000 $339,995 $355,000 $433,128 $510,800 $720,280
2 2 3 4 4 4
1 1 3 2 2.1 3.1
1382 1382 1598 2092 1841 4709
$200,000 $200,000 $335,000 $385,000 $487,700 $1,450,000
3 3 3 3 3 3
1.1 1 1 1 2 1.1
1406 2078 2106 2394 1938 1810
$236,000 $315,000 $396,500 $455,000 $505,000 $773,000
3 3 3 3 3 3
1.1 1 1 1 2 1.1
1406 2078 2106 2394 1938 1810
$236,000 $315,000 $396,500 $455,000 $505,000 $773,000
3 4 3 2 3 4
1 2 2 2.1 2.1 2.1
1050 1910 1810 1596 2122 2928
$200,000 $340,000 $425,500 $466,000 $570,000 $715,000
NORTH 15081338 15081338 16182626 15488140 15422683 15691436
849 N FARRAGUT ST 849 N FARRAGUT ST 9488 N ALLEGHENY AVE 338 N MASON ST 8909 N HAVEN AVE 4314 N MISSISSIPPI AVE
NORTHEAST 15541701 15003450 15499413 16110726 16157418 16671841
14009 NE KNOTT ST 4431 NE 72ND AVE 6024 NE 13TH AVE 5903 NE 32ND AVE 3317 NE 62ND AVE 4057 NE 14TH AVE
SOUTHEAST 15541701 15003450 15499413 16110726 16157418 16671841
14009 NE KNOTT ST 4431 NE 72ND AVE 6024 NE 13TH AVE 5903 NE 32ND AVE 3317 NE 62ND AVE 4057 NE 14TH AVE
SOUTHWEST 15612554 15666678 15292153 15036316 15156991 15390069
9517 SW BOONES FERRY RD 10504 SW 53RD AVE 5222 SW ILLINOIS ST 5623 SW BOUNDARY ST 2231 SW SUNSET BLVD 9435 SW View Point TER
MARCH 2016 • 25
At
HOMB in the City
Buying or building a home in Portland is becoming easier said than done. Options are limited by a tight housing market where winning the bid is the norm, and the cost of building a modern and sustainable home prohibitive. Skylab & Method Homes have developed a prefabricated solution that makes progressive design possible. HOMB is a modular system that redefines the architectural process. The system is based on a 100 square foot triangular module that can easily adapt to any environment, from a 20-foot wide infill site to an expansive steep sloping site. Construction typically takes 5-6 months, half the time of a traditional project build schedule. The Taft Residence, HOMB’s prototype, was manufactured in Washington in 2013, and is now home to the Taft family in NE Portland. We recently had a chance to talk with Brent Grubb, Principal at Skylab Architecture, who filled us in on how the HOMB system works and explains its versatility. Images by Stephen Miller, Courtesy of Skylab Architecture 26 • ALL THINGS REAL ESTATE magazine
MARCH 2016 • 27
Q: Who designed the Taft residence? A: The Taft Residence design was led by Skylab Architecture founder and Principal Architect Jeff Kovel. Q: When was it built? What’s the square footage and, bedroom, bathroom count? A: The Taft Residence construction was completed in 2013. This HOMB Prototype has 4 bedrooms, 3.5 bathrooms and an accessory dwelling unit for a total of 3,930 square feet. Q: Are there other size options for the HOMB system? A: The HOMB system is scalable to be small, medium and large for single family, multi-family and commercial uses. While there are prototypical sizes there is not a limit to its size horizontally. Vertically it can be stacked for a multistory mixed-use project while particular of interest to us is developing small and higher density projects. welcomehomb.com Q: What was the inspiration for HOMB’s triangle design? A: The initial inspiration for the HOMB concept was to develop an alternative to the conventional design and construction process. This was an exploration with Method Homes
of how we could provide progressive flexible design built in the shop. We were interested in a way that you can make available to a broader audience a system that can be customized to a diverse range of sites and scales. HOMB is ultimately a prefabricated structural modular frame inspired by the triangle that is one of the strongest geometric forms. This system is based on a 100 square foot triangular module for efficiency that can easily adapt to diverse urban or environmental conditions, from a 20-foot wide infill site to a steep sloping site. Q: What’s the process? Where do people start if they’re interested building their own HOMB? A: At Skylab Architecture we are architects, interior designers and experience designers working together developing progressive ways to build now and in the future. The HOMB system has been an endeavor to explore the how and what we build so the process begins with understanding the client’s goals and objectives. In terms of first steps in the process we begin with a predesign study where Skylab Architecture / Method Homes can work together with the owner on the program, budget and schedule as well as review the site conditions to confirm if HOMB is the right fit.
Q: What materials are used in the HOMB system? A: The HOMB structural frame is based on using wood and engineered lumber. While there is a prototypical materials palette that can be referenced to develop a baseline budget the finishes can be customized for the exterior façade and interiors based on client preferences. Q: Is HOMB an affordable option for those looking to build in the city? A: HOMB modular systems cost are estimated at $175 per square foot for construction with baseline prototype finishes. HOMB is about the quality of construction and increased speed of delivery to the site and market. The cost of the land and site work required needs to be considered to confirm total construction cost budgeting to determine affordability.
Current Skylab Architecture & HOMB projects:
HOMB Sky Lodge was built in Eden, Utah on Powder Mountain as part of the first phase of construction creating a mountain community center. We have been working with Make It Right on prototypes for tribes in Montana.
Skylab • 12th and Stark (recently completed existing commercial bldg. renovation in West End ) • Loowit View Park–Shelters (2016 construction start) collaboration with 2.ink Studio Landscape Architects • YARD–Burnside Bridgehead (Under construction)
28 • ALL THINGS REAL ESTATE magazine
MARCH 2016 • 29
MARCH
THURSDAY, MARCH 3 AT 1:00 PM
Historic Slabtown Walking Tour: From NW 23rd to the 1905 Fair
THURSDAY, MARCH 17 AT 12:30 PM
Lunch Date for Agents M REALTY, LAKE OSWEGO mportlandhomes.com
MULTNOMAH COUNTY LIBRARY, PORTLAND FREE
SATURDAY, MARCH 5 AT 11:00 AM
$20
SUNDAY, MARCH 6 AT 4:00 PM
Historic Nob Hill - Alphabet District Walking Tour
tinyhousehotel.com/Tiny-House-Tours
$12
DOUBLE TREE HOTEL, PORTLAND
HOLLADAY PARK CHURCH OF GOD, PORTLAND
30 • ALL THINGS REAL ESTATE magazine
Building an Accessory Dwelling Unit on Your Property pdxadu.blogspot.com
$18
facebook.com/JoeyKernsRealEstate
FREE
THURSDAY, MARCH 31 AT 4:00 PM
SATURDAY, MARCH 19 AT 9:00 AM
$0-28
knowyourcity.org
DIRECTORS MORTGAGE, PORTLAND
FRIDAY, MARCH 18 AT 1:00 PM
2016 RMLS™ Education Summit and Trade Fair
LITTLE BIG BURGER, PORTLAND
Home Buying 101: For First Timers or Anyone Needing a Refresher
CARAVAN, THE TINY HOUSE HOTEL PORTLAND $20
Hidden History of Albina Tour
THURSDAY, MARCH 10 AT 6:00 PM
Tiny House Tour
JIM & PATTY’S LOVEJOY, PORTLAND slabtowntours.com
slabtowntours.com
FRIDAY, MARCH 4 AT 3:00 PM
$133
Collaborative Learning through Design Thinking: Considering Housing in Portland XPLANE STUDIO, PORTLAND pdxcityclub.org
FREE
REAL ESTATE
DIRECTORY CLEANUP & RECYCLING Betty Benson Rubbish Works of Portland (503) 928-6894 portland@rubbishworks.com rubbishworks.com/portland
CONSULTATION Amanda Erickson PDX Additions (971) 322-6922 isaerickson@PDXAdditions.com PDXAdditions.com
LENDERS
PHOTOGRAPHERS
REALTORS®
Matt Jolivette, CMC® NMLS# 90661 Associated Mortgage Brokers
Amy McMullen Amy McMullen Photography (503) 913-9165 amy@amymcmullen.com amymcmullen.com
Remax Equity Group (503) 310-7465 am@AnnaMarieDavault.com AnnaMarieDavault.com
PLUMBERS
Celia J. Lyon Principal Broker Meadows Group Inc. (503) 260-6231 CeliaJLyon333@gmail.com PortlandHomesGuide.net
NMLS# 86136
(503) 545-8843 matt@associatedmortgage.com mattjolivette.com
Emily Marlow Directors Mortgage (503) 708-5002 EMarlow@directorsmortgage.net directorsmortgage.net
Steph Noble Mortgage Consultant, NMLS-129002 Guild Mortgage Company NMLS-3274, OR-ML-176
(503) 528-9800 steph@stephnoble.com stephnoble.com
HOME INSPECTIONS Carrie Stevens PDX Home Inspections (503) 504-7114 pdxhomeinspections@gmail.com pdxhomeinspections.com
PROPERTY MANAGEMENT Marsha Zimmerman Oregon Licensee 200308196 M.L.K. Property Management & Support Services, LLC. (503) 760-0088 marshaz@mlk-pm.com mlk-pm.com
ORGANIZERS MaryJo Monroe reSPACEd (971) 226-6055 info@respacedpdx.com respacedpdx.com
INSURANCE Michael McEnery Pacific Insurance Partners (503) 357-7111 ext 77 michael@pacificinspartners.com pacificinspartners.com
Meg Willison Meticulous Plumbing® (503) 208-2812 fax (503) 208-2813 meticulousplumbing.com
RADON, SEWER, TANK! Environmental Works (503) 719-6715 info@eworksnw.com eworksnw.com
PHOTOGRAPHERS Darius Kuzmickas KuDa Photography (503) 616-4474 darius@kudaphotography.com kudaphotography.com
REALTORS® Emily Corning Real Estate Broker Premiere Property Group, LLC (503) 704-9431 emily@premierepropertygroup.com premierepropertygroup.com
Randy Rutherford Oregon Licensed Broker/Consultant Hasson Company Realtors® (503) 939-6682 randy@hasson.com randyrutherford.hasson.com
Heidi Torkko OR Principal Broker, WA Broker Cascade Sotheby’s Int’l Realty (503) 351-9716 Heidi@HousesWithHeidi.com HousesWithHeidi.com
What Would a SOLD Sign Do For YOU?™
Richard Voss Principal Broker/Owner Windermere Peninsula Realty Group & Voss Property Management & Associates (503) 286-5826 - Office richard.voss@windermere.com windermereprg.com vosspropertymanagement.com
AnnaMarie Davault Want to advertise in the DIRECTORY? Contact sales@atremagazine.com MARCH 2016 • 31
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