1877 – Frankfort, IN

Added to OHD on 12/28/18   -   Last OHD Update: 4/12/20   -   44 Comments
SOLD / Archived Post
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8878 N State Road 29, Frankfort, IN 46041

Map: Street

  • $50,000
  • 5 Bed
  • 2 Bath
  • 2032 Sq Ft
  • 1 Ac.
With a little work this could be a fantastic, spacious home! This 5 bedroom, 2 bath home comes with about 1 acre and a large pole building.
Contact Information
Gena Martin, Gena Martin Realtor
(765) 210-5582
Links, Photos & Additional Info

State: | Region:
Period & Associated Styles:
Features: , | Misc: ,

44 Comments on 1877 – Frankfort, IN

OHD does not represent this home. Comments are not monitored by the agent. Status, price and other details may not be current, verify using the listing links up top. Contact the agent if you are interested in this home.
  1. Kelly, OHDKelly, OHD says: 11887 comments
    Admin

    1901 Folk Victorian
    Chestatee, GA

    I know someone will say it so…get an inspection if interested in this home because it may not be what you think it is…or it could be but not as bad as it looks. That’s why you should have someone look at it in person instead of relying on internet comments. This is a good rule to have in general about any home on the site or anywhere else on the internet. πŸ˜€

    47
    • SouthwestlovesmommaSouthwestlovesmomma says: 119 comments
      OHD Supporter

      1958 Ranch
      Bartlett, IL

      I just Logged in and came here to mark this home as one of my favorites. I don’t see that choice anymore near the top of the listing. Did I miss it?

      • Kelly, OHDKelly, OHD says: 11887 comments
        Admin

        1901 Folk Victorian
        Chestatee, GA

        Yes, you missed the notice that was up for a couple of months and longer on the favorites page itself about favorites being discontinued. The link was removed last month and the favorites page will be removed tomorrow but since people didn’t notice the notices I guess it’ll be extended until the end of Jan.

        1
  2. BethanyBethany says: 3479 comments
    OHD Supporter

    1983 White elephant
    Escondido, CA

    I’m nuts about this. Sure it’s a little rough, but Indiana, you rarely disappoint! Love it.

    8
  3. RobinjnRobinjn says: 253 comments
    OHD Supporter

    1978 Split level
    Columbia, MO

    It would be a lot of work, not a little work, but there’s a ton of potential there. Such beautiful, elegant bones.

    I will say, as a home owner who has purchased in the last few years as have several friends, we have all decided that for the most part the inspection process of the purchase is just a racket. My 1978 home, my friend’s 1985 home and another friend’s late 1800s home all had issues that absolutely should have been caught on any inspection and have ended up costing us a ton of money. My poor friend in the 1800s home still has a roof leak two years later in spite of over $10,000 in work to try to isolate and fix it.

    For my next home purchase I will independently hire my own inspector, not go through the realtors.

    27
    • Stephen Pike says: 4 comments

      I can agree with your last sentence. The home inspection is a very important part of any home purchase and should be used as an educational (and possibly negotiation) tool. Do your homework on the inspector. As a REALTOR for over 15 years our office has learned to keep a “good guys” list of these types of professionals who work in our area. they are subject to being “booted” if we hear of situations such as you described. We also always furnish our clients (buyers or sellers) with at least 3 names or companies to screen.
      Also any good inspector would not be offended by you (as a buyer or seller) “tagging along” for what ever parts of the inspection you feel comfortable with (you may not want to climb under the house or into the attic crawlspace) and ask questions. I have also built, rehabbed,owned and even moved homes since 1986 (19 in all, 17 were pre-WWII builds). I always pay for an inspection (i’m no expert and I want to know what I am buying) and always purchase “AS-IS”. If you want to purchase a home, especially an “old home” I would not do it without an inspector.

      19
    • Barbara VBarbara V says: 881 comments
      OHD Supporter

      1800 cottage
      Upstate, NY

      In my experience, anyone who needs to rely upon the real estate inspector mandated by the lending agency is already in trouble when it come to an old house. I would suggest bringing in a friendly, experienced carpenter/contractor who shares an affection and respect for period properties and can realistically assess a house’s merits and problems – and come up with a sensitive and effective plan for addressing the issues that need to be addressed. Too many contemporary inspectors and building tradespeople do not see the value in anything old, and these people need to be avoided when it comes to maintaining the integrity of an old house…

      13
    • Beverly says: 13 comments

      My nephew is an inspector and is OUTSTANDING at his job. He also gets referrals from his realtor mother. I’m sorry your friend got a bad one.

      3
    • RosewaterRosewater says: 6037 comments
      OHD Supporter

      1875 Italianate cottage
      Noblesville, IN

      You are SO right about “house inspectors”; especially if you plan to DIY, pay cash, or finance non-traditionally. My house was a dump; and I thought, why bother? I knew what I was getting into. I was lucky and didn’t have to traditionally finance though. Mortgage lenders must get kickbacks – etc. Sorry “house inspectors”. Try to find a family friend who is a master in the trades who might have a look at it for you for a fee, or maybe a nice dinner and drinks with y’all – etc. If you want a place like this; be ready to work, spend, and watch the rewards roll in.

      1
  4. JimHJimH says: 4943 comments
    OHD Supporter

    From the state file:
    Stine Farm c.1865
    Hoosier Homestead in the same family since construction, family lived in the barn while the house was being built, bricks were fired on site. Outstanding example of the Italianate style in brick construction.

    21
  5. Cynthia Skidmore says: 18 comments

    Looks to have good bones and some beautiful characteristics. Love the woodwork! Promising property.

    1
  6. Tiny Betron says: 10 comments

    What a dream! Forget the wild wallpaper and look at the untouched original woodwork. This as a deal.

    6
  7. Karen says: 116 comments

    The inspector when I bought my 1909 house in Portland, Oregon, missed a leaky roof. I replaced the whole thing a month after I moved in.

    3
  8. Gypsy says: 207 comments

    I guess I’m one of the lucky ones that had a good inspection experience with a realtor. The first home we were selling, and the 2nd we were buying. We asked for the same inspector because he was so thorough on our sale. He had photos, diagrams, and he even suggested recaulking some places. Same experience with our buy…he turned in like a 30 page report. the biggest problem was some fascia board that needed replacing, but he pointed out future potential issues in both reports.

    8
  9. TomasczTomascz says: 80 comments

    I’d count on re roof and gutting much of it, saving the trim and doors etc. Looks like they had a fire in the kitchen or somewhere back there. If the structure is otherwise solid; and it looks square and plumb, and you can get a decent price on it, it looks worth doing to me.
    You can insulate it while you replace the wallboard. Judging from the radiation in the pics, I’ll bet its got a relatively new boiler around there somewhere.

    • Barbara VBarbara V says: 881 comments
      OHD Supporter

      1800 cottage
      Upstate, NY

      I hope anyone who is thinking seriously about this, or any similar house with original plaster walls, will think twice about the knee-jerk impulse to gut it. These walls are far superior to drywall, they are evidence of workmanship that is mostly lost today, and they maintain the authenticity of a period house. Unless the plaster is actually falling off the lathe – and often even then – the original material and construction merits preservation. Most issues and updates can be accomplished without eviscerating a period structure…

      12
  10. David Sweet says: 285 comments

    I would be concerned more about the serious mold/mildew/moisture issues in this house rather than the systems. Usually when I buy a property to restore the basic systems will need repaired/replaced, but after my latest project I probably won’t but any more homes
    with major water issues.

  11. OHDdroolerOHDdrooler says: 25 comments
    MI

    I’ve been keeping an eye out on this home for quite some time. I’m glad to see they finally posted some pics of the interior. Sure it needs work! But they already acknowledged that. When a home does not post pics of the interior I tend to dread seeing the inside. I must admit it doesn’t look nearly as bad as what I was anticipating. Plus, it has some very welcomed updates (electrical & tub) and all without painting the original, & very beautiful, woodwork!

    1
    • Karen I says: 178 comments

      I agree with you completely. I have actually been watching this house for over four months, after it was listed. I even contacted the realtor, who would not give me any info. I also asked for photos. I told her I would be in Indiana in October (from Clearwater, FL) but would not drive north of Indianapolis unless I could see some photos and any other info available. She refused. I didn’t get to see the house but I was thrilled to see the photos when I popped it up this week.

      1
    • RosewaterRosewater says: 6037 comments
      OHD Supporter

      1875 Italianate cottage
      Noblesville, IN

      So whatcha gonna do drooler? If you buy it, I want to see it, please. If you are super cereal about it, and you schedule a showing on a Sat or Sun, I’ll be happy to drive up there and give you my 2p about it absolutely free. Offer is good for you too Karen. πŸ™‚

  12. Mark Belloni says: 27 comments

    This home reminds me of my c 1860 Indiana home I just purchased! Same doors! Indiana has great houses.

    https://photos.app.goo.gl/7PhoFNUSQBdFjAN78

    6
  13. Les Fossel says: 80 comments

    For 43 years I’ve run a business preserving early buildings. In Maine I teach classes about early buildings for house inspectors, Realtors, assessors, appraisers, carpenters and homeowners. I’ve inspected well over 1,000 old houses. Here’s what I’ve learned:
    1. Buy a well maintained house. Houses (like marriages) are reasonable to fix if they are well maintained.
    2. Don’t buy from liars. Buy from an owner whose disclosure tells the truth about the condition of the house. Whenever I find defects that have been purposefully hidden, I recommend that the potential buyer look elsewhere. Collect people you can trust.
    3. Hire an inspector who has actual hands on experience with early buildings. Someone who inspects new buildings or whose competence is based on classwork is likely to be over his head when confronted with an interesting old house.
    4. Insist on accompanying the inspector – it is a requirement for me when I inspect an old house, since I need to judge whether the house is a good match for the prospective buyer. What is charm for one buyer will be a defect to another. A combination of time, money and skills are necessary to bring many early houses up to a livable condition. A remarkable number of buyers underestimate the challenges that will face them.
    5. Get cost estimates for the work that needs to be done – but separate “wants” from “needs”. Make sure your financial resources will cover the purchase price and the cost of the work that needs to be done – and hide some money for unexpected problems/opportunities.
    6. Don’t be impressed by 30+ page reports – most of it is boilerplate that has nothing to do with your house.
    7. Don’t expect your inspector will find every problem. Around here, deep snow makes sill and roof inspection problematic in the winter.
    8. Know in advance what you want from an inspection. I give my clients a homework assignment to provide me with a list of their questions and concerns. I want everyone who will live in the house to contribute to the list.
    9. I do three types of inspections:
    A. Condition/defect assessment for the structure, systems, and finishes.
    B. The age and original features (visible or hidden) that are likely in the house. If you want fireplaces, then you should buy a house that has (or had) them.
    C. Whether a house can reasonably be adapted for necessary upgrades such a closets, baths, kitchen, safe stairs, handicapped access etc.
    10. Remember that a good inspection that includes cost estimates for necessary repair work can be used to negotiate the purchase price down.
    11. Don’t pay for more inspection than you need. If I already know the house well, or the house is clearly in good condition, then a written report can be a waste of my client’s money and my time. In other cases, where the building has substantial challenges, and extremely detailed report is mandatory.
    Sorry to go on and on.
    Les Fossel

    14
    • RobinjnRobinjn says: 253 comments
      OHD Supporter

      1978 Split level
      Columbia, MO

      Thank you Les. In my case (and the case of my local friend) the inspectors talked a very, very good game. Photos, etc. were provided as well as the comprehensive report. This was one of the inspectors the realtor suggested, and I truly believe the Realtor thought they were ethical. Four years later after finding some pretty major problems I know that the Realtor no longer uses them. An example of something they *should* have found: There was no water pressure valve on the water line, water was coming in at 170psi and when it was discovered and fixed by someone else, the pressure promptly popped the water line… $5000 later it was fixed. Rotten window sills, bad roof that needed replacing, etc.

      Inspectors know that if they fail a structure the sale may fall through. Too many are wanting to make sure to keep realtors happy and sales going…

    • DianeEGDianeEG says: 559 comments
      OHD Supporter

      1896 Farmhouse W/Swedish roots
      Rural, IL

      Thank you for taking the time Less Fossel to give so much of your experience and guidance. I’ve made a copy for my future needs.

      The last inspection that was done on my house was from a lending organization. The person was a thief. Not items but for the amount he was charged he totally was worthless. Missed that we had an attic (seriously), that there was a steel roof, there was a large detached working garage with a man cave over it, refused to talk with me about what he was doing, the comps he used were in a town miles away from our rural home with acreage and these were only some of the bigger things. I noticed he charged the institution over $500 for his “services”. His report didn’t affect me but I certainly know who not to use should I be moving.

    • OHDdroolerOHDdrooler says: 25 comments
      MI

      Much appreciated for that info. Thank you!

    • RosewaterRosewater says: 6037 comments
      OHD Supporter

      1875 Italianate cottage
      Noblesville, IN

      I guess by your rule #1, this house is a most definite pass. Shame. It’s a great house. Most OHD’ers kinda hope people buy most of the dumps we see. We can see through the schmutz and futzery to the potential underneath.

  14. Teri R says: 286 comments

    I love the tall doors and windows!

    1
  15. Chipperman38 says: 1 comments

    We never use an inspector who is also a contractor.

    Too much temptation to find mysterious costly problems.

    1
  16. Erin says: 6 comments

    I feel like the old girl is crying, but she deserves a comeback. It could be beautiful again.

  17. John ShifletJohn Shiflet says: 5363 comments
    OHD Supporter

    1889 Eastlake Cottage
    Fort Worth, TX

    Ah…it’s back. As Karen I. mentioned, this farm house was shared several months ago but without interior photos. The saying don’t judge a book by its cover applies to old house exteriors and interiors as well. Some old houses look very plain outside but the interior is a pleasant surprise. I agree with those who feel the interior here is slightly better than expected. There are some obvious condition issues but there are positives like the updated wiring, the newer garage/outbuilding, and that the interior hasn’t been altered or modernized much in a negative way. Still, for the modest price, I feel that the house and property are a good value. I’ve visited Frankfort in the past few years and found it to be a pleasant town. A lot of the work ahead inside appears to be cosmetic although some major work may remain to be done.

    As for old house inspections and inspectors, a few may be lacking but from my perspective, the most valuable function of a professional inspection is to provide a list and report that allow the prospective buyer to calculate the identified costs of rehab. Most professional old house rehabbers allocate a 20% budget overrun to cover unforeseen problems that might not turn up even when performed by an experienced inspector. In summary, inspections provide a guide for needed repairs but alone should not be the sole factor in considering an old house to buy. Location, style, and amenities are also factors to consider.

    Les Fossel is someone who has truly been there and done that so his advice seems sound. One common theme in the popular HGTV shows where older homes are renovated is the discovery of hidden problems and cost overruns. These are folks who make a living rehabbing or flipping houses so if even they sometimes make estimate mistakes, it stands to reason that buyers with little experience will sometimes encounter the same problems or make mistakes. Common sense can go a long way toward avoiding true “money pit” houses.

    1
  18. David c says: 2 comments

    Do your homework on which inspector you hire mine had different levels of inspections mine was 450 dollars he checked microfilm for open permits and found 4 since the bank was paying for closing it was there problem.i also lost 450 on the house before that someone bought out from under me wile I was doing my due diligence.be carefull.

  19. LUCINDA HOWARDLUCINDA HOWARD says: 240 comments
    OHD Supporter

    I paid for my own inspection on my 1920’s “granny house” and it was well worth it. He gave me a detailed report including pictures, and pin pointed all the problem areas. I have had no surprises….well worth the money.

  20. peeweebcpeeweebc says: 1061 comments
    OHD Supporter

    1885 Italianate.
    MI

    Yes, I see some possible fire damage too. But those doors, windows, and that bathtub!
    These are the ones I look at first. ☺️

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