Homes for sale in Huntsville; Central Estates

Homes for sale in Huntsville August 6, 2011

Huntsville Homes for sale; Central Estates


Huntsville Homes for sale; Central Estates
The house has been on the market since 07/05/10 and originally listed at $150,000 They have changed realtors once. The original listing shows the house as it is now so one can assume it has been empty since the first listing’s inception.
The link below is to the listing where the current owner purchased the house new in 2002 for $105,900 with seller paying $2,590 in their closing costs indicating they borrowed to purchase.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7113893364
Assuming standard costs and a $450 home warranty for purchaser, the breakeven point on a sale for seller is in the $115,000 range. They are listed at $129,850 / $88 psf.
The link below is to a summary of all MLS homes for sale in Huntsville activity in the neighborhood since 02/01/10. The average sold price was $91 psf with a range of $67 to $100 psf. There are four active listings and one pending sale.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7113893371
My opinion is that they started out listing the house for too much and that combined with the smell and condition has prevented sales. The listing now has a stigma of being a stale listing and buyers and realtors assume there is something wrong with the house.
Tax records show the owner’s address as the property address so we can at least assume they haven’t filed homestead anywhere else in Madison County. The $443.05 annual taxes for 2010 have been paid.
In an effort to fine the owner’s location and situation I Googled and face booked their names without finding them..
My thoughts are an initial off near seller’s breakeven point. The offer would be contingent on the sale of your current house, home inspections including radon testing and a satisfactory deposition if the remaining items.

My buyer’s do have some interest but are concerned about a few things. First the overwhelming smell of curry. Our eyes were watering when we were in the house. The house has been painted already and carpet cleaning might help but they are concerned about being able to get the smell out of the house.
The second was the items left at the house. We assume that seller is out of the country or for some reason didn’t want to pay the cost of moving the furniture and the garage full of stored items. If my buyers did make an offer and purchase the house how and when would the items be removed? There is food left in the refrigerator and freezer.