January 15, 2013

(2)Lots (2)Custom Homes. (Sold Together)

Want to be a real estate mover and shaker? Start today by buying this property that features 2, yes (2) lots!  Think of all the ways you could take advantage of this amazing zoning opportunity.  Thanks very much to Burbed reader Petsmart Groomer for sending us this salubrious spread in Santa Clara!

130114-pruneridge-redfin2710 PRUNERIDGE Ave
Santa Clara, CA 95051
$1,575,000

4 Beds 
3 Baths 
2,254 Sq. Ft.
$699 / Sq. Ft.
Built: 1961 
Lot Size: 10,270 Sq. Ft. 
On Redfin: 6 days
Status: Active
Property Type
Detached Single Family
Stories: 1
Community: Santa Clara
MLS#: 81300520
Style: Ranch
View: Neighborhood
County: Santa Clara

(2)Lots for Sale With Building Plans for (2)Custom Homes. (Sold Together) Lot #1 APN 294-32-041: 4Br/5Ba, 2 Story Custom Home:3,454s. f. with (2)Car Garage. Lot Size: 8,614s. f. Cupertino Schools!! Lot #2 APN294-32-042: 4Br/5Ba, 2 Story Custom Home: 3,243s. f. with (2)Car Garage. Lot Size: 8,002s. f. Santa Clara Schools. (Lot Lines Adjusted per S. F. )Existing 4Br/3Ba Home Encroaches on New Property Line.

130114-pruneridge-lotlinesWow, was that listing copy written by an attorney who doesn’t want anyone to notice the details? Or perhaps a claustrophobic, because whoever typed that in is afraid of spaces.  Now let’s have a good look at this opportunity with an existing 52 year old house that encroaches on New Property Line.

The red line appears to be for Lot #1, the bigger 8614 sf parcel. As you can see it cuts through the east side of the existing house, but fortunately, it did not bring the cooties of Santa Clara Schools all the way to the front door.

Yes, we hope you noticed that Lot #1 is Cupertino Schools and Lot #2 isn’t.  But wait! There’s more!

130114-pruneridge-satellite

See those little words in the driveway?  Yes, technically your driveway is an actual city street that ends a few feet before the back fence.  Here’s another look at the neighborhood.

So not only do you have one house with several inches on the other lotline, you also have a named city street taking up most of it.

How are you going to design your way out of this configuration?  We assume one of the lots boasts a Portal to Hell for extra storage.

One other solution: Street Fair Every Day.  Now we’re talking Serious Opportunity!  Call up some of those Gourmet Food Trucks, have them kick back some of the take, and you’ll be paying this place off in no time. 

Bunus: Santa Clara Utilities for all!

Comments (10) -- Posted by: madhaus @ 5:09 am

10 Responses to “(2)Lots (2)Custom Homes. (Sold Together)”

  1. KikiSC Says:

    Big, big plans! What could possibly go wrong?

  2. nomadic Says:

    How do you know the other lot doesn’t have Cupertino schools?

    If you zoom out a level on Redfin, you see a tiny lot next to this one. Looks smaller than 8000sf, and Redfin shows this house as having a 10,270sf lot. Therefore, I conclude the “street” no longer exists on the plat maps and the two lots were combined and then more evenly split. That means the new lot line goes through a pretty good chunk of the house, and also explains why the buyer must take BOTH lots together – they can keep the existing house and live on two lots, or raze the thing to have a pair.

  3. nomadic Says:

    BTW, according to Zillow, the house on the OTHER side of the tiny lot (2706 Pruneridge) has Cupertino schools. Not that I’d trust Zillow if I was buying the place.

  4. SEA Says:

    If you don’t like one school district, simply move the kids to a different bedroom.

  5. madhaus Says:

    #3 nomadic, the agent said lot #2 has Santa Clara, not Cupertino schools, right in the listing copy after the lot size. Are you suggesting he’d make this claim, which significantly lessens the value of lot #2, when it wasn’t true?

    Besides, you can verify it for yourself. According to the CUSD school locator, 2710 goes to Eisenhower and Hyde Middle, and 2708 and 2706 aren’t found at all. That street is obviously the boundary.

  6. nomadic Says:

    #5, no. I lost interest in the listing copy before I got there.

    At least my hunch not to trust Zillow’s declarations regarding schools served me well.

  7. madhaus Says:

    #5, no. I lost interest in the listing copy before I got there.

    Yup, and that’s why I suggested a lawyer wrote it. It was designed to be ignored while still admitting the bad news. Excellent way to hide that lot #2 wasn’t Special, and seriously, who would check the main lot and assume that the partitions weren’t both in the same school district!

    I don’t know, this isn’t a qualifier for the “misleading” tag but it deserves something for its ennui-inducing disclaimer.

  8. nomadic Says:

    This place would be great for taunting your less fortunate neighbors.

    Until they boil your cat or something.

  9. Swan Says:

    I go by this place all the time. It’s been on the market since last spring. They were trying to sell it as two separate lots until now. The plans for the new homes are in the window of the existing house. The listing says the square footage is different, but the plans look identical to me. How they are going to get two 3000+ sq. ft. homes on this lot is beyond me.

  10. victory ace sec 143 noida expressway Says:

    very nice it is very knowledge full for real estate clients , home improvement may be a real headache.it is looking very nice photo

    you know what is a real headache? very nice it is very knowledge full for seo clients , hey where did your very nice url go? –ed.


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