FHA, Kitchen and shower in basement

[Logan1111]

I have an FHA file that is A-Frame in style with 950 sf GLA and 1350 sf fully below grade on 3 sides, it is a full walkout on 1 side. The A-frame level has 2 bedrooms, family room, and a 1/2 bathroom with the basement having 2 auxiliary rooms, a bedroom, kitchen and 2 full baths. For clarification, the only full baths and kitchen are below grade. If this was on a lake front lot there may be similar properties, but nothing in this area.

The subject is in a rural county that is lax on rules and regulations, but this still atypical for the market. Going back 18 months for research in 3 counties has yielded no similar comparable.

Any advice?

 

[J Grant]

I have an FHA file that is A-Frame in style with 950 sf GLA and 1350 sf fully below grade on 3 sides, it is a full walkout on 1 side. The A-frame level has 2 bedrooms, family room, and a 1/2 bathroom with the basement having 2 auxiliary rooms, a bedroom, kitchen and 2 full baths. For clarification, the only full baths and kitchen are below grade. If this was on a lake front lot there may be similar properties, but nothing in this area.

The subject is in a rural county that is lax on rules and regulations, but this still atypical for the market. Going back 18 months for research in 3 counties has yielded no similar comparable.

Any advice?

go back three years.

 

[shrubberyvaluation]

I have an FHA file that is A-Frame in style with 950 sf GLA and 1350 sf fully below grade on 3 sides, it is a full walkout on 1 side. The A-frame level has 2 bedrooms, family room, and a 1/2 bathroom with the basement having 2 auxiliary rooms, a bedroom, kitchen and 2 full baths. For clarification, the only full baths and kitchen are below grade. If this was on a lake front lot there may be similar properties, but nothing in this area.

The subject is in a rural county that is lax on rules and regulations, but this still atypical for the market. Going back 18 months for research in 3 counties has yielded no similar comparable.

Any advice?

Has it had a previous sale you can compare it to other properties at the time of the prior sales?

 

[J Grant]

I have an FHA file that is A-Frame in style with 950 sf GLA and 1350 sf fully below grade on 3 sides, it is a full walkout on 1 side. The A-frame level has 2 bedrooms, family room, and a 1/2 bathroom with the basement having 2 auxiliary rooms, a bedroom, kitchen and 2 full baths. For clarification, the only full baths and kitchen are below grade. If this was on a lake front lot there may be similar properties, but nothing in this area.

The subject is in a rural county that is lax on rules and regulations, but this still atypical for the market. Going back 18 months for research in 3 counties has yielded no similar comparable.

Any advice?

Sometimes we have to compare a funky property to an equivlanet odd, but not exactly match funky property. Oddballs, cheap construction, weird layout of some other kind. It can be hard to find them though. If you can't get a good comp, ask area RE agents how they see buyers reacting to it. Use that to factor the layout qualitatively in instead of making an adjustment.

A frames and dome houses often have awkward layouts so pull up some of them and see what they are like inside.

 

[Terrel L. Shields]

The subject is in a rural county that is lax on rules and regulations, but this still atypical for the market. Going back 18 months for research in 3 counties has yielded no similar comparable.

Most towns that would allow an A frame would not object to the design on a hillside i would think. In hunting comps for an A typical design try looking at other atypical houses - Log homes, geodesic domes, one of a kind stuff, particularly focused on 2 levels. The only real places you can go is further afield or further back in time.

I would do a long narrative about the uniqueness of it and end with something on the order of "I found no market evidence of a discount for design" unless I could clearly demonstrate that.

 

[glenn walker]

In my area A-frames in mountains- Almost all have funky interior because there real small. Actually having the kitchen and shower in basement sounds like a good idea because it frees up the living area for more room.
I would have no issues with it at all in Rural or Mountains

 

[J Grant]

In my area A-frames in mountains- Almost all have funky interior because there real small. Actually having the kitchen and shower in basement sounds like a good idea because it frees up the living area for more room.
I would have no issues with it at all in Rural or Mountains

Plus the top level roof slants, making for weird bedroom ceilings and such.

 

[glenn walker]

Plus the top level roof slants, making for weird bedroom ceilings and such.

There like tiny homes everything has to be utilized- often a small Loft in A-frame for storage or kids.

 

[Dublin ohio]

Not that they are any easier to find. But a berm style home might be a good proxy.

 

[J Grant]

Many MLS have a style category you can put in a search, A frame or berm etc