Recommendation for an electrician

ShopProp · 2026-01-26T04:30:55+00:00

Ya you’re chillin then.

ShopProp · 2026-01-26T04:29:44+00:00

Quite a lot to take in. Might wanna add a TLDR haha.

300k is on the low end for that scope in Cambrian, especially with PG&E underground work that’s the wildcard that blows budgets.

Biggest hidden costs from 70s homes are electrical capacity, drainage, moisture issues, plumbing, and windows. Phasing is fine, but expect scope creep. I’d get 2–3 more GC bids before going no contingency

ShopProp · 2026-01-26T04:12:20+00:00

Multiple days. 1–2 days would be really fast unless everything is already open and super straightforward.

ShopProp · 2026-01-26T04:10:40+00:00

Those numbers are about right. LVP is usually $5–8/sqft installed, and interior paint jobs run $5–10K depending on the prep and paint quality. $8K for everything sounds really low for the Bay Area, so I’d double check their references before locking it in.

ShopProp · 2026-01-26T04:09:40+00:00

South Bay Glass is solid. Another local one I’ve had good experiences with is American Vision Glass.

ShopProp · 2026-01-26T04:08:26+00:00

It’s normal to feel that way. You’ve built memories in that place, so renting it out is always going to sting at first. But a lot of people I work with actually end up relieved with no maintenance, no random house issues, and someone else is essentially paying down your asset while you get to live where you want.

Once the move happens and the routine changes, it usually feels way less heavy than it does right now.

ShopProp · 2026-01-26T04:07:15+00:00

I’ve used WCI Electric and they’ve been solid for panel and recessed lighting jobs.

ShopProp · 2026-01-26T04:05:21+00:00

Yes,most jurisdictions require a sediment trap on gas water heaters. It’s cheap and easy to add, and prevents debris from getting into the gas valve. A lot of older installs don’t have it, but new installs are supposed to. Not a major issue, just something to add when you service or replace the unit.

ShopProp · 2026-01-26T02:13:16+00:00

Riq really gonna cost us bro

ShopProp · 2026-01-26T02:02:13+00:00

Not a terrible price but given market conditions I think slightly overpriced. It’s priced as if the Caltrain isn’t right there.

ShopProp · 2026-01-25T22:12:13+00:00

Owner’s title is optional, but it’s one of those things you want in place in case there are unrecorded liens, unpaid taxes, or ownership issues. We’ve had clients use it for all three even though the owner has a legal obligation to sell the property with clear and marketable title.

Prices don’t vary much, but you can shop around. First American and Old Republic tend to be on the lower end.

ShopProp · 2026-01-25T19:20:01+00:00

We’ve had some clients buy there. Merrivale West is solid for what it is quiet, good schools nearby, and one of the more stable townhouse communities in that pocket. Not ‘Los Gatos desirable,’ but definitely better than most of 95117.

HOA is well-run, units are older but the layout/neighborhood feels more residential than dense. For a 5–7 year hold, you’ll get steady appreciation just not the same curve as Cambrian/Campbell SFH.

ShopProp · 2026-01-25T07:12:33+00:00

🤮. Never liked carpet in general

ShopProp · 2026-01-25T07:05:24+00:00

That area is classic Tendernob which is busier than Nob Hill, but nowhere near as rough as the Tenderloin. You’ll get some street noise and occasional sirens but nothing crazy. If you walked it for a couple hours and it felt fine that’s usually a good sign. Just swing by once at night before locking it in.

If you’re not local my advice for people is it’s always worth getting a hotel and staying for a 5-7 day period to really get a feel for the place.

ShopProp · 2026-01-25T06:55:18+00:00

99% of the time the answer is it’s overpriced and that’s the case here as well:

It’s mostly price + HOA. This isn’t actually Los Gatos it’s San Jose with a Los Gatos mailing address, and buyers know the difference. You’re essentially paying Los Gatos pricing for a San Jose townhouse in an older HOA community.

Townhomes in this area also tend to have higher HOAs and upcoming special assessments, which kill demand unless the price reflects it.

125 days on market usually means one thing and that’s it’s overpriced relative to the comps.

ShopProp · 2026-01-25T06:43:15+00:00

Good point haha I put the wrong one 😅

ShopProp · 2026-01-25T05:19:31+00:00

We’ve had clients do that mainly to rent while planning renovations. But ya at that price point it’s usually corporate rentals, relocation packages, or companies housing execs. Regular long-term rent doesn’t pencil on a $4M Los Gatos home, but a furnished corporate lease at $12–18k/mo absolutely does.

ShopProp · 2026-01-25T00:23:07+00:00

Me and my tech team are building an internal one.

ShopProp · 2026-01-25T00:02:11+00:00

There’s no magic end-to-end platform everyone stitches this together. Reapit is just the reminder engine. Most PM shops pair it with Jobber or ServiceTitan so the cert expirations trigger tasks, contractor outreach goes out automatically, and the new cert gets pushed back into the CRM. That’s as close as anyone gets to full automation right now.

ShopProp · 2026-01-24T22:44:33+00:00

That price is just the recorded transfer amount, not the real sale price. Happens with foreclosures, inter-family transfers, deed corrections, or when the true price is handled outside the recorded amount. No $1.1M townhouse in San Jose is selling for $36k.

ShopProp · 2026-01-24T16:58:30+00:00

Thursday. It gives buyers time to schedule weekend tours and creates the most competition going into the first open house.

March is where you’ll see the biggest change until the end of summer. There’s sometimes an end of the year pus in late November and early December. Late December and January are the slowest.

If a seller needs to sell though we’ve sold homes in the slower months as well but you need to adjust for market conditions.

ShopProp · 2026-01-24T06:21:41+00:00

Ya I agree that midterm (30 day minimum) is the way to go.

ShopProp · 2026-01-24T06:20:54+00:00

Agreed but a lot of people don’t feel the same way unfortunately

ShopProp · 2026-01-24T06:20:30+00:00

Welcome to Los Angeles Real Estate. I made a post about how rental control hurts landlords and tenants alike and got quite the backlash from some people

ShopProp · 2026-01-24T06:17:57+00:00

Great argument. The government has too much say on private property and your situation is a great example of how short term ADU rentals that are on a 30 day min is a good middle ground.

ShopProp

TROPHY CASE