Real Estate Journal - December 24, 2018 by Real Estate Journal

18-FHB-MBJCoverInsert_Size2.25"X3.25"BW.pdf

DECEMBER 24, 2018 ISSUE | REJGUAM.COM 

PAGE 6

Properties to love

Breathtaking beachfront The right stuff Heart of glass



PAGE 8

Home grown Cacti



PAGE 18

Need to know The machine age: appliances

t INDEX PROPERTIES TO LOVE....................................................4 THE RIGHT STUFF...........................................................6 HOME GROWN.................................................................8 THE DOCTOR IS IN.........................................................10 MARKET WATCH............................................................14 VILLAGES........................................................................16 NEED TO KNOW.............................................................18

This beachfront property perfectly fronts Agana Bay along Marine Corps Drive. Photo courtesy of Todday’s Realty

10/

PROPERTIES TO LOVE

THE REAL ESTATE JOURNAL

PROPERTIES TO LOVE

THE SKINNY ASAN MARINE CORPS DRIVE, NEXT TO GOVERNOR’S COMPLEX $1.15 MILLION The big picture • Beachfront development property fronting Agana Bay and Marine Corps Drive • Rectangular in shape with level ground, paved access • Lot size: 21,000 sq. ft. (approx. 0.5 acres) Potential • Permitted use for singlefamily dwellings or duplexes, under Guam’s Agricultural Zone (A) • Recommended for: residential development

The 21,000 square feet boasts beautiful white sand.

At $1.5 million, the prime property can easily be yours.

What’s cool • Stone’s throw from the Governor’s complex • Minutes away from shopping in Hagåtña, schools, churches, government offices and more • Conveniently located for proximity to Naval Base Guam and Naval Hospital • Nearby War in the Pacific National Historical Park in Asan, Fish Eye Marine Park, Guam Museum and Chamorro Village How to make this your own (quickly) Contact: Anthony Godwin Today’s Realty Call: 688-8198 Email: anthony.godwin@ guamhome.com

The property is permitted for single family dwellings or duplexes.

The property sits within close driving distance to both recreational activities and Naval accomodations.

A stone’s throw distance from the Governor’s Complex makes for an impressive view.

Photos courtesy of Today’s Realty

THE RIGHT STUFF | WINDOWS

THE REAL ESTATE JOURNAL

Tinting, which has been around in some form for nearly 50 years and evolved over that time, has been shown to reject up to 80% of the sun’s heat and 99% of its ultraviolet rays. “What we advertise and promote is energy conservation, energy heat rejection, UV protection and [reducing cancer risk],” said Joe Roberto, managing member of East Island Tinting. “Over the years, what

THE RIGHT STUFF | WINDOWS

continued from page 6

Heart of glass Guam takes a beating from the sun all year round, heating up windowed structures like big ovens. In fact, according to the U.S. Department of Energy, more than 75% of sunlight that hits standard double-pane windows enters to become heat. To combat that, many opt for window treatments, like blinds and shades, or professional tinting to keep the heat out and the cool air in.

THE REAL ESTATE JOURNAL

we have been our very best at is educating people on these benefits.” The film is a plastic, oil-based, polyurethane product applied directly onto a window. It costs between $5 and $20 per square foot, depending on the thickness and brand. The films, which come in a variety of shades and colors, can last anywhere from 20 to 30 years, and save people thousands of dollars on utility bills, Roberto said.

“The benefit there is not just reducing the heat, but also the cooling costs,” he said. “Instead of putting down your temperature … just to feel comfortable, after you apply a window film, you could actually make your room warmer, but it feels colder, so therefore you are saving on energy costs.” Within the last two years, a newer, continued on page 7

Blinds and shades are one way to keep out unwanted heat.

Photo by Steven Graff

more efficient type of film has hit the market on Guam: ceramic. It’s more expensive, but it provides heat reduction without absorption. “What that means is that when the sun hits the surface of the glass, it rejects up to 80% of the heat without absorbing the heat to where it re-radiates or transfers it into the home office or car,” Roberto said. Many people go with blinds or shades to fight the sun. There are mini blinds, vertical blinds, Venetian blinds and faux wooden panel blinds, to name a few. Most can be found in home improvement and hardware stores across the island. White blinds can reduce heat gain by about 4%. “They’ll lower your bills and with your aircon on, it will keep it cooler,” said Doiny Martir, a sales representative at Benson. “It also gives privacy.” They’re affordable, too, ranging from $10 and up, depending on the size and brand. A standard pull down or Roman shade are common as well, and just as effective as the blinds at keeping the sun’s rays out. For those who don’t want blinds, static cling films, similar to tinting, are another option. They sit directly on the pane, and help block against the heat, Martir said. They’re sold in rolls and are relatively easy to install. Measure the window, cut the film to fit, wet with water, stick and smooth out to get excess water out. Benson has a variety of different patterns to choose from that offer 95% UV protection and glare protection. They’re also reusable. p

More than 75% of sunlight that hits standard double-pane windows enters to become heat.

Photo courtesy of East Island Tinting

Tinting can be even more protective than blinds, while still allowing light in the room. Photo by Steven Graff

18-FHB-Mortgage_RealEstateJournal_Size6.875"X9".pdf

7/18/18

12:47 PM

HOME GROWN | C ACTI

THE REAL ESTATE JOURNAL

HOMEGROWN | C ACTI

THE REAL ESTATE JOURNAL

Guam nurseries carry a variety of cacti to choose from.

Cacti only need to be hydrated about once per week.

A cactus is one of the easiest plants to take care of.

Photo by Steven Graff

Perfectly prickly With their spiked, desert look and resilience, cacti may be one of the trendiest — and easiest — plants out there today. On Guam, the nurseries and home goods stores carry a variety to choose from, like the Golden Barrell, moon cactus, with its red or yellow bulbous tops, powder puff and the torch cactus. Rows of cacti line the GPF Plant Nursery in Dededo.

“A cactus is one of the easiest plants to take care of, as opposed to some of the softer succulents, like the echeveria, which need a little bit more care,” said Hannah Abid, assistant manager at GPF. They like a lot of sun, so put them near a bright window and very minimal water, she said. Hydrating about once a week should do it. “They can survive outside in the summer, but once the rainy season

comes in,” Abid added, “preferably bring them under the patio, where they don’t get wet.” Though not always available on Guam, Christmas cacti offer up a festive look for the holidays. The plant gets its name because it blooms bright red, pink or white flowers during December. It’s a succulent, but it’s not from the desert, like many of its cousins, nor is it prickly. Its leaf-life struc-

tures called cladodes are rounded and smooth to the touch. They like bright light, warm temperature and more water than traditional cacti. After it’s finished flowering, put the plant in a cooler area, out of the sun, and water minimally. You can mostly forget about it until it starts to bloom again right around the holidays next year. p

The moon cactus sports red and yellow bulbous tops.

Photos by Steven Graff

THE DOCTOR IS IN | WHEN TO C ALL THE EXPERTS

THE REAL ESTATE JOURNAL

The sticky stuff Not all jobs around the house are meant to be do-it-yourself. Some projects, like infestations and leaks, require a professional’s touch. Pacific Pest Control in Tamuning handles any pests residents or business owners come up against, said Phil Hagan, the operations manager, but the most common are ants, roaches and termites. Every so often, he’ll get a call about rats. His advice for all is the same. “If they try to do it themselves with store bought products and spend over $50, and it’s still not working, it’s about time to call us,” Hagan said. For ants, Pacific places bait in the interior where the insects were spotted. They’ll eat the bait and take it back to the nest for a larger kill, Hagan said. If the weather is nice, they treat entry points into the house, including doors and windows. That bait can last a month

on Guam, he said. Rats require outdoor bait traps and glue boards, snap traps or cages to catch inside. Hear lot of squeaking at night? Or see gnaw marks on the edges of doors? Or chewed out cereal boxes? It could be rats. Pacific will come out every week for 30 days to tackle the problem, or longer, if necessary. “Sometimes, after the first service, we’ll catch them all,” Hagan said. “But sometimes it gets tricky. It may take a little longer. Depending on if your neighbor is infested, too.” It’s wise to seek an expert to assess any worrisome cracks in the foundation, too, particularly those potentially caused by earthquakes, according to the Federal Emergency Management Agency. While small, hairline fractures are common, larger horizontal or jagged cracks can indicate damage from an earthquake or water damage that could worsen over time. Leaks in the bathroom are best left to the experts, as well. Tons

of videos and how-to guides are available on the internet, but they only go so far. And even though you’re following along, you may end up inadvertently causing more damage. The parts involved with the function of the toilet, sink and shower should be handled with care. For example, many people try to change out a faulty angle valve — the water shutoff valve and nipple valve located under toilets and sinks — to address a leak. “If they don’t carefully and gingerly take out the angle valve and that rusted nipple, they can end up having to open up the wall,” said Jessica Barrett, president of Barrett Plumbing in Chalan-Pago-Ordot. That’s where the problems and costs can start to pile up. When replacing the angle valve, many people don’t think to hold back and keep the nipple in place when they are unscrewing it, Barrett said. “You don’t want that turning with the angle valve,” she said. “So

when you are turning it, you are also causing a problem inside the wall. So what could be a one hour job ends up being a three-hour job.” Another thing that people often mess up is fixing a leaky shower head. If not careful, people can strip or cross-thread the connection between the fixture and piping in the wall. Using the wrong washers can pose problems, too. “When you damage the inside thread, you pretty much damage the whole fixture. You have to change it out,” Barrett said. “A $25 job becomes a $1,000 job because we have to open up the wall and take the whole body out.” Bottom line: novices should consider professional help when dealing with any problems suspect within the wall. Don’t tinker with the thermostat on the water heater either, Barrett said. It’s a complicated part to the appliance that requires a professional eye. p

Larger, horizontal cracks in foundation can indicate damage.

People often strip or cross-thread the connection for a leaky shower head when attempting to fix it themselves.

Rats require outdoor bait traps and glue boards, snap traps or cages.

Photos courtesy of Creative Commons

51.9

MARKET WATC H

54.7

52.0

50.4

50.7

THE REAL ESTATE JOURNAL

The art of design 45

Second, understand what materials Top three design elements to understand the design process, construction to consider before building a keep an open mind and be realistic Oct-17 Nov-17 Dec-17 Jan-18 Feb-18 Mar-18 Apr-18 May-18 Jun-18 Jul-18 Aug-18 and Sep-18 Oct-18 detailing are the BY LIZA ANN J. PROVIDO most resilient to withstand these commercial or residential property in what can be achieved. Before forces of nature and their longWhen an owner purchases coming to the table, an owner Oftentimes term effects. a piece of property, land use should have a good idea of their o w n e r s requirements, physical site and program/space requirements and building on Top three energy saving development constraints should know their budget. Oftentimes, their property elements recommended for already have been taken into owners have trouble visualizing will ask why commercial and residential consideration, as they would have what they see on technical they need an Business conditionsa major improve in on the design of a drawings. While 3D perspective properties impact architect. The There are many products and building. The allowable use for a renderings are helpful, much of the Northeast best reason technologies available that help particular zone, utility and access the time spent in design is actually to hire an reduce energy consumption or easements, topography, access, managing an owner’s expectations Graphs represent data from October 2017–October 2018 architect for what is now known as the carbon etc. all become important design and aligning it with what they across the four regions. 50 represents the diffusion center. your building footprint, such as installing 20 or issues that will influence how the can afford. The most challenging A score ofAnn 50 J. equals no change from the previous month. Liza Provido or home is the above SEER rated air-conditioning building takes shape in response owners have champagne taste and Above 50 shows increase; Below 50 shows decrease. quality and units. However, basic site planning to its site. Once an owner is ready a beer budget. 3-month moving average. added value and design strategies are still the to build, the big question becomes gained from best foundation for an energy what do I want it to look like? There Things to consider when investing in a good design. It may efficient building envelope. are various design elements that working on a design not be apparent when starting a Building orientation can reduce come into play in the aesthetics A tropical island climate has a project, but architects have the solar heat load gain if major of a building. Elements such as humid marine environment. Most 60 to think outside the formal training window openings are facing the entrance, façade and roof off-the-shelf wood byproducts, box and explore options to arrive at north and minimize south facing shape define the building’s image stone, paints, plastics degrade creative design solutions, whether it openings. Take advantage of the and becomes a reflection of an when exposed to ultraviolet Midwest: rays West: 55 be for a simple interior remodeling prevailing trade winds generally owner’s cultural and social values. for an extended period of time and or for a new commercial facility. from the east, southeast to The same would be true even for metals that are not galvanized or Take a 50look at a few northeast direction. Finally, ceiling residential projects. stainless steel will rust. The island recommendations for any property batt or foamboard insulation or also experiences earthquakes and owner — commercial or residential even a white reflective roof coating Preparing for a meeting with typhoons which are addressed — to keep in 45 mind throughout the are big energy saving measures. p an architect first by designingSouth: and constructing Northeast: design process, based on current An owner needs to be prepared to the prevailing building codes. market trends.

Regional

46.9

57.8

51.8

48.4

Oct-17

Feb-18

Jun-18

Sector

Billings remain strongest at firms with residential, institutional specializations Graphs represent data from October 2017–October 2018 across the three sectors. 50 represents the diffusion center. A score of 50 equals no change from the previous month. Above 50 shows increase; Below 50 shows decrease. 3-month moving average.

Oct-18

40 Oct-17

Commercial/Industrial: 48.9

Feb-18

Institutional: 52.0

Jun-18

Oct-18

Residential: 52.3

Source: American Institute of Architects Architectural Billings Index October 2018

Practice

Most important reasons for architecture firms to consider mergers or acquisitions

VILL AGES | DEDEDO

THE REAL ESTATE JOURNAL

Feels like home Dededo may not be the largest village on Guam, but it is by far the most populated, with roughly 45,000 people. It’s home to many Duane Pahl neighborhoods Real estate agent a n d Today’s Realty subdivisions and some of the island’s largest shopping districts like the Micronesia Mall, tourist hot spots like Two Lover’s Point, businesses and even beaches. Situated on the north central part of the island, Dededo covers 30 square miles from the Tanguisson Beach Park to the east to just below Andersen Air Force base in the north. Once a small farming community, this village has grown over the decades, attracting both people and businesses alike. “I think one of the driving forces is that Dededo is very family friendly, because of all the opportunities for

sports,” said Duane Pahl, a real estate agent with Today’s Realty. “We’ve got the golf courses, we’ve got the Harmon soccer complex. We’ve got pools. We’ve got new baseball fields coming, new tennis courts coming. So it’s a good place for families. “And people who are from Guam get that, and people who move to Guam often get that quickly.” It’s also affordable. Over the last four years, buying a house has gotten easier, as 100% financing and Veterans Affairs loan programs have become more available to buyers. Today, the estimated price of a threebedroom, two-bath home built in the early 1980s ranges between $220,000 to $295,000. Newer homes range from $350,000 to $410,000. “It’s nice that homes that come for sale in Dededo can actually be sold to folks who don’t necessarily have a bunch of cash,” Pahl said. “So it a great place for first-time home buyers.” Its location is another selling point for buyers, particularly those who work to the north and at Andersen Air Force Base, as well as businesses. “I think what attracts businesses

is the available commercial spaces,” Pahl said. “It’s quite condensed in certain areas, but with the large population it’s very attractive for restaurants, small shops. It’s also very attractive for having satellite offices, such as the Bank of Guam … so [people] don’t have to go all the way down to Tamuning or Agana.” A large part of the village is bustling, but that shouldn’t scare away buyers looking for something more low key, Pahl said. “You feel community in some of the outer lying areas of the village, where it’s a little bit quieter,” he said. “Everyone thinks it’s so busy up north, but you don’t have to be in the busy part. It has a nice mix of the busy and private.” Dededo’s name may come from the practice of measuring using fingers, which some believe was the method used to define its boundaries, since the Spanish word for fingers is “dedo.” The village — Dededu in Chamorro — also serves as an important fresh water source, providing about 80% of the island’s drinking water. p

DEDEDO POPULATION: 44,943 (as of

2010)

SCHOOLS:

Public: 9 • Astumbo Elementary • Finegayan Elementary • Juan M. Guerrero Elementary • Maria A. Ulloa Elementary • Wettengel Elementary • Liguan Elementary • Vicente S.A. Benavente Middle • Astumbo Middle School • Okkodo High School Private: 3 • Santa Barbara Catholic School • St. Paul’s Christian School • Pacific Christian Academy

SHOPPING AND RESTAURANT HIGHLIGHTS:

• Micronesia Mall, Dededo Mall, Dededo Flea Market, Payless Supermarkets, Guam Home Center, Compadres Mall Bazaar, Infusion, Ajisen Ramen, Chao’s Restaurant, Jamaican Grill, Papa John’s, Pieology, The Cafeteria, King’s Restaurant

GOLF COURSES: 2

• Guam International Country Club • Starts Guam Golf Resort

PROPERTY AVAILABILITY/ PRICE RANGE:

• 79 residential for sale, priced $65,000 to $1.5 million • 67 residential for rent, priced at $700 to $4,400 a month • 1 commercial for sale, priced at $5.5 million • 12 commercial for rent, priced at $1,000 to $3,840

MAYOR: Melissa Benavente Savares ATTRACTIONS: Two Lover’s Point, Micronesia Mall, Tanguisson Beach Park, Dededo Village, Guam National Wildlife Refuge, Cool Palm Resort, Dededo Skate Park, Guam Sports Complex Photos by Steven Graff and courtesy of the Mayor’s Council of Guam

NEED TO KNOW | APPLIANCES

THE REAL ESTATE JOURNAL

Energy saving appliances are a big selling point for customers today.

Photo courtesy of freegreatpictures.com

Saving energy and money Appliances have become much more energy efficient through the decades. And appliances that use less power means lower electric bills for customers. For instance, plugging a refrigerator from the 1990s into an outlet on Guam today would likely cost around $325 a year. Plug a model built within the last five years into that same outlet, and the bill would drop to about $90. Those types of savings are a big selling point today for customers, right up there with price and design — especially on Guam, where the average cost of power is higher than the United States. The island’s kilowatt/hour is almost

15¢, whereas the average kilowatt/ hour in the states is 13¢. To conserve energy and help drive the market, government agencies put forth new regulations for manufacturers and utility companies encourage the purchasing of energy efficient appliances with incentives for customers. Under the Guam Power Authority’s Energy Sense Program, customers who buy an Energy Starcertified appliance, including washer and dryers, can receive up to a $200 rebate. The rebate program joins a host of other initiatives aimed at energy efficiency through GPA. The Energy Star certification

means a product or appliance meets certain energy efficiency guidelines set forth by the U.S. government. GPA’s rebate program has been a success since it was first established in December 2015. The first year the agency awarded $200,000 in rebates. It nearly doubled every year after that, with $1.3 million given out this past year, said John Cruz Jr., assistant general manager of engineering and technical services. Recently, the government of Guam announced an additional $400,000 for programs for early next year. These efforts over the past three plus years have helped increase

the number of available energy efficient appliances on Guam for people to buy. “We see it in the ads and we see it when we walk [into the stores]. There’s more energy efficient appliances,” Cruz said. “We’re moving the bar on the market … [The goal] is to move the market and to provide an opportunity for people to reduce their energy costs and reduce our demand, because you use less energy.” The two big-box stores — Home Depot and Kmart — have a large selection of appliances, many of which are energy efficient. These continued on page 21

THE REAL ESTATE JOURNAL

NEED TO KNOW | APPLIANCES

continued from page 18 two vendors are approved through GPA’s Energy Sense Program, along with Townhouse Furniture and Appliances, AFM Wholesale and the Navy Exchange. Home Depot sells a variety of high-efficiency, Energy Starcertified washers. Many use up to 65% less water and 50 % less energy than traditional washers. They also sell energy-efficient dryers and refrigerators. Newer model refrigerators may use 642 kilowatt/hour of energy a year or less, compared to some of the older models that use more than 1,400 kilowatt/hour. GPA also offers up some energysaving tips for its customers when cleaning their clothes. Use cold water. Wash and dry full loads. And clean the lint screen on the dryer every load. For air con, one of the more efficient units on the market on Guam today are the 18 SEER models, said Joe Chou, co-owner of Atlas Appliances in Tamuning. SEER, which stands for “seasonal energy efficiency ratio,” measures the unit’s ratio of cooling capacity to power input. The higher continued on page 22

Energy saving washer tips include cold water, full loads and clean lint screens. Photo courtesy of Speed Queen

NEED TO KNOW | SHIPPING continued from page 21 the SEER rating, the more efficient and cooler the air conditioner. Most residential units installed today

PUBLISHER Maureen N. Maratita BUSINESS EDITOR Meghan Hickey CONTENT COORDINATOR Steven Graff CREATIVE DEPARTMENT SUPERVISOR Vikki Fong DESIGN & PRODUCTION Conrad Calma Keisha Gozum Luisa Joy Castro Angelica Eleno GENERAL SALES MANAGER Ken Duenas PRODUCT REPRESENTATIVE Arvie Cipriano ADMINISTRATION Janice Castro Carmelita McClellan Jenalyn Aguon  MANAGING DIRECTOR Marcos W. Fong

The Real Estate Journal — December 24, 2018. Entire contents copyrighted 2018 by Glimpses of Guam Inc. The Real Estate Journal is published monthly by Glimpses of Guam Inc. 161 US Army Juan C. Fejeran St., Barrigada Heights, Guam 96913. (671) 649-0883; Fax (671) 6498883. POSTMASTER: Send address changes to Marianas Business Journal, P.O. Box 3191, Hagåtña, Guam 96932. Send e-mail to glimpses@glimpsesofaguam.com. All rights reserved. Subscriptions, 6 months $60 1 year $120. Payment must accompany order. No material may be printed in part or in whole without written permission from the publisher. Printed by Guam Daily Post LLC, on Guam. In the Northern Mariana Islands, contact Marianas Business Journal at Glimpses of Saipan Inc., 2nd Floor Transpac Business Center, Middle Road, Gualo Rai, Saipan, MP 96950, or call (670) 235-7645; Fax (670) 234-1801. Send e-mail to subscriptions@glimpsesofguam.com.

Glimpses Publications include Guam Business Magazine, Marianas Business Journal, MBJ Life, The Real Estate Journal, Beach Road Magazine, Buenas, Drive Guam Magazine and Pocket Deals. Glimpses of Guam Inc. Mission Statement: To connect people with information.

THE REAL ESTATE JOURNAL

have a rating of at least a SEER-13 because of Department of Energy regulations. Customers today, Chou said, are interested in these higher SEER units because they also help lower bills. The difference in savings between a lower SEER model and a higher one is dramatic. For example, a 1.5-ton, 9-SEER air conditioning unit would cost twice as much in electric bills a year than an 18-SEER unit, according to SEEREnergySavings.com. The aircon split units can go as high as SEER-33. p

For advertising and space reservation Call Arvie Cipriano (671) 488-1698 sales4@glimpsesofguam.com