Silktree Irvine - Columbus Grove - Newbie help

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poiboy_IHB

New member
Hello Everyone,



Newbie seeking help again, Please give me your opnion (yes even Mr. BKShopper ) please dont flame...:-(



I really like the Columbus Grove area, there are 3 properties selling in the Silktree area for 418k-419k, good develop area, close to shopping, Irvine schools. It is a little smaller then Camden, Meriwether, but I would take the location over Tustin.



Im a first time buyer good credit capable of 20-25% down,

do you think is out of the question for me to do a 390k offer? or is that consider frivolous ?





http://www.redfin.com/CA/Irvine/1201-Abelia-92606/home/12253335





For you experienced Irvine guys, with a price like that in this economy, how much would you offer?



Any info ..much appreciated....



Thank You Very Much !
 
my opinion. I wouldn't buy in Columbus Grove because it is built on a former military base so who knows what is in the dirt below you. Look at the big hanger in the distance.



Have you checked into the melaroos also?
 
The place looks fine. If you like the area and understand the risks, then you're fine.



I would say that $350 sq. ft. is still high. I think you will get more than 1200 sq. ft. for $400k.



Everybody should be waiting till rental parity in a few years. You decide if it's worth it for you now. This won't be the last one on sale similar to this.
 
If you would like to live on or near this superfund site, it might be a good idea to take a look at some of the reports from the Environmental Protection Agency before making a decision. <a href="http://www.epa.gov/superfund/programs/dfa/casestudies/index.htm">Here is a page</a> where, at the top, you are given links to reports regarding the TCE, arsenic, and other contaminants in this area. Hope this can help.



(Also, it looks like your HOA dues would amount to nearly $4,000 per year.)
 
[quote author="SoCal78" date=1237116463]If you would like to live on or near this superfund site, it might be a good idea to take a look at some of the reports from the Environmental Protection Agency before making a decision. <a href="http://www.epa.gov/superfund/programs/dfa/casestudies/index.htm">Here is a page</a> where, at the top, you are given links to reports regarding the TCE, arsenic, and other contaminants in this area. Hope this can help.



(Also, it looks like your HOA dues would amount to nearly $4,000 per year.)</blockquote>




Here is the latest soil testing map for the area done in Nov 2008. The contaminants are not in the area of these homes, its near the hangars on the other side of Jamboree.



http://www.tustinlegacy.com//images/Tustin/OperableUnitsAOCs and MTBE 17x11 8-6-08.pdf

<a href="http://www.tustinlegacy.com//images/Tustin/OperableUnits AOCs and MTBE 17x11 8-6-08.pdf">Tustin Legacy</a>





Those units will have two HOA (master plus sub-association) as well as Mello Roos. Make sure you're factoring those into your fees. What about Clarendon on the Tustin side? How do those prices compare?
 
[quote author="Goofy" date=1237252891][quote author="SoCal78" date=1237116463]If you would like to live on or near this superfund site, it might be a good idea to take a look at some of the reports from the Environmental Protection Agency before making a decision. <a href="http://www.epa.gov/superfund/programs/dfa/casestudies/index.htm">Here is a page</a> where, at the top, you are given links to reports regarding the TCE, arsenic, and other contaminants in this area. Hope this can help.



(Also, it looks like your HOA dues would amount to nearly $4,000 per year.)</blockquote>




Here is the latest soil testing map for the area done in Nov 2008. The contaminants are not in the area of these homes, its near the hangars on the other side of Jamboree.



http://www.tustinlegacy.com//images/Tustin/OperableUnitsAOCs and MTBE 17x11 8-6-08.pdf

<a href="http://www.tustinlegacy.com//images/Tustin/OperableUnits AOCs and MTBE 17x11 8-6-08.pdf">Tustin Legacy</a>





Those units will have two HOA (master plus sub-association) as well as Mello Roos. Make sure you're factoring those into your fees. What about Clarendon on the Tustin side? How do those prices compare?</blockquote>


That link is broken. Does it address any contamination in the lower Peters Canyon channel where contaminants were dumped per the EPA reports? That channel runs directly behind the homes. If I were going to buy there, I'd want to look into that area further.
 
[quote author="SoCal78" date=1237263894][quote author="Goofy" date=1237252891][quote author="SoCal78" date=1237116463]If you would like to live on or near this superfund site, it might be a good idea to take a look at some of the reports from the Environmental Protection Agency before making a decision. <a href="http://www.epa.gov/superfund/programs/dfa/casestudies/index.htm">Here is a page</a> where, at the top, you are given links to reports regarding the TCE, arsenic, and other contaminants in this area. Hope this can help.



(Also, it looks like your HOA dues would amount to nearly $4,000 per year.)</blockquote>




Here is the latest soil testing map for the area done in Nov 2008. The contaminants are not in the area of these homes, its near the hangars on the other side of Jamboree.



http://www.tustinlegacy.com//images/Tustin/OperableUnitsAOCs and MTBE 17x11 8-6-08.pdf

<a href="http://www.tustinlegacy.com//images/Tustin/OperableUnits AOCs and MTBE 17x11 8-6-08.pdf">Tustin Legacy</a>





Those units will have two HOA (master plus sub-association) as well as Mello Roos. Make sure you're factoring those into your fees. What about Clarendon on the Tustin side? How do those prices compare?</blockquote>


That link is broken. Does it address any contamination in the lower Peters Canyon channel where contaminants were dumped per the EPA reports? That channel runs directly behind the homes. If I were going to buy there, I'd want to look into that area further.</blockquote>


The Peters Canyon channel flows directly into the back bay and water comes in from the Back Bay. If anything were dumped there it would have washed into the ocean years ago. (boy I hope they didn't do that...)



In the EPA report, it mentions dumping into a drainage ditch, but I never saw anything about the Peters canyon channel, which is a water channel, not drainage ditch.



There aren't any plumes or contamination in the area around the homes on the Harvard side in any map that I've seen or mentioned anywhere. The homes near the hangars are near plumes that extend from the hangars.



go to www.tustinlegacy.com then to "downloads" on the top tab. There are reports there as well. After reading all of these, it really makes me wonder what they're going to do with the land under the current hangar that is scheduled for demolition.
 
[quote author="Goofy" date=1237267106][quote author="SoCal78" date=1237263894][quote author="Goofy" date=1237252891][quote author="SoCal78" date=1237116463]If you would like to live on or near this superfund site, it might be a good idea to take a look at some of the reports from the Environmental Protection Agency before making a decision. <a href="http://www.epa.gov/superfund/programs/dfa/casestudies/index.htm">Here is a page</a> where, at the top, you are given links to reports regarding the TCE, arsenic, and other contaminants in this area. Hope this can help.



(Also, it looks like your HOA dues would amount to nearly $4,000 per year.)</blockquote>




Here is the latest soil testing map for the area done in Nov 2008. The contaminants are not in the area of these homes, its near the hangars on the other side of Jamboree.



http://www.tustinlegacy.com//images/Tustin/OperableUnitsAOCs and MTBE 17x11 8-6-08.pdf

<a href="http://www.tustinlegacy.com//images/Tustin/OperableUnits AOCs and MTBE 17x11 8-6-08.pdf">Tustin Legacy</a>





Those units will have two HOA (master plus sub-association) as well as Mello Roos. Make sure you're factoring those into your fees. What about Clarendon on the Tustin side? How do those prices compare?</blockquote>


That link is broken. Does it address any contamination in the lower Peters Canyon channel where contaminants were dumped per the EPA reports? That channel runs directly behind the homes. If I were going to buy there, I'd want to look into that area further.</blockquote>


The Peters Canyon channel flows directly into the back bay and water comes in from the Back Bay. If anything were dumped there it would have washed into the ocean years ago. (boy I hope they didn't do that...)



In the EPA report, it mentions dumping into a drainage ditch, but I never saw anything about the Peters canyon channel, which is a water channel, not drainage ditch.



There aren't any plumes or contamination in the area around the homes on the Harvard side in any map that I've seen or mentioned anywhere. The homes near the hangars are near plumes that extend from the hangars.



go to www.tustinlegacy.com then to "downloads" on the top tab. There are reports there as well. After reading all of these, it really makes me wonder what they're going to do with the land under the current hangar that is scheduled for demolition.</blockquote>




I'm sorry - you're right. It was another document I was reading where (The Restoration Advisory Board <a href="http://www.bracpmo.navy.mil/base_docs/tustin/documents/RAB_meeting_minutes/2008/080608_min.pdf">Meeting</a>) it was mentioned that selenium from groundwater is seeping into the Peters Canyon Wash. I think I got that confused with the unlined drainage ditch in site IRP-12 that contaminants were dumped in to. Sorry for the mix-up.
 
back in 2007-dec. i was going to buy one. same plan. i been checking it out. the price back then was 435k +25k in flooring/buy down points +2 years of HOA paid + wood flooring+ plantation shutters+4.5% interest for a 10 year interest only loan and then convert to a 20 year fix.



In the end i backed out thanks to this forum. saved me alot of money.



Cons-

1) mello roos 1.8%

2) hoa- 320 a month for a 2 bedroom 1200 sqft condo.

3) built on bad land.

4) contruction depot next door

5) powerline runs right though it.

6) trash depot right next door

7) everybody who bought one of those place earlier used some weird loan, which will equal alot of foreclosures.

8) would be impossible to sell due to high mello roos, hoa and the high price point.
 
[quote author="Goofy" date=1237267106]There aren't any plumes or contamination in the area around the homes on the Harvard side in any map that I've seen or mentioned anywhere. The homes near the hangars are near plumes that extend from the hangars.



go to www.tustinlegacy.com then to "downloads" on the top tab. There are reports there as well. After reading all of these, it really makes me wonder what they're going to do with the land under the current hangar that is scheduled for demolition.</blockquote>






What about the claimed El Toro marine base plume that is headed towards the old hangar and is 6 miles long?
 
[quote author="frank69m" date=1237319170][quote author="Goofy" date=1237267106]There aren't any plumes or contamination in the area around the homes on the Harvard side in any map that I've seen or mentioned anywhere. The homes near the hangars are near plumes that extend from the hangars.



go to www.tustinlegacy.com then to "downloads" on the top tab. There are reports there as well. After reading all of these, it really makes me wonder what they're going to do with the land under the current hangar that is scheduled for demolition.</blockquote>






What about the claimed El Toro marine base plume that is headed towards the old hangar and is 6 miles long?</blockquote>


I wouldn't say its headed for the old hangar so much as its headed up the middle of Irvine. Its an issue for the entire city, but isn't close to the Tustin base at this point.



The El Toro cleanup is a different area.
 
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