2036 NW Irving St, Portland, OR 97209

It just doesnt get any better. This meticulously restored and renovated home is in a leafy green residential enclave of lovingly preserved homes in the heart of the Historic Alphabet District. Four columns on the front portico welcome you in, to the entry hall with wainscoting, new quarter-sawn oak floors and French doors opening to the living room. The formal living room features a gas-burning fireplace and opens to the dining room, flanked by columns and lined with leaded-glass cabinets. From here, French doors take you to the level grassy fully-fenced southern-exposure yard. The high-quality, period-appropriate kitchen features custom quarter-sawn solid cherry cabinets, top-of-the-line stainless appliances, and honed black granite counters. The 2nd floor offers 3 bedrooms and 2 full baths, including a master suite with adjacent sitting room, a gas fireplace, and well-appointed master bath. The 3rd floor could be a master suite or a perfect guest retreat with a bedroom, full bath and vaulted bonus room, complete with skylights and loads of built-in cabinets. Situated on a quiet tree-lined street, yet just around the corner from all the wonderful amenities that NW Portland has to offer. Room Remodels / Improvements: -New quarter-sawn oak flooring in entry, living room and dining room with extra long boards; walnut highlight strip in living and dining rooms; subfloor replaced with plywood to eliminate squeaks -New fir flooring in rest of house, boards typically 12 to 14 feet long; subfloor screwed to joists to eliminate vast majority of floor squeaks -Stairways strengthened; new oak and old growth fir treads and risers installed -New kitchen installed with solid quarter-sawn cherry cabinets and granite countertops (all new appliances except stove) -Powder room remodeled -Master bathroom remodeled -Second floor guest bathroom partially remodeled -Laundry room remodeled (including new washer/dryer) -New railing and fir banister on second floor -Third floor stairway opened up with new railing and fir banister -Brick hearth in living room repaired with matching old bricks -New interior and exterior basement doors installed Utilities: -Heat: New vents installed to previously unheated rooms: back bedrooms, bathrooms on second floor, all third floor rooms, laundry room. Heat returns installed on second floor and attic, Mastic sealant applied to all accessible furnace duct joints and seams. Electrical: 200 amp service installed; all knob and tube wiring replaced (some inactive old wiring remains in the walls), new push-button light switches and some new electrical outlets installed, all with old-style metal coverplates. Various new Schoolhouse Electric light fixtures installed. Water: All new water lines and efficient tankless water heater installed Insulation : -All exterior walls insulated -Additional insulation installed in attic crawlspace Windows: -All 34 pairs of double-hung windows repaired: paint stripped to free up windows painted shut over the years, windows have new sash cords and where necessary have been rebalanced with new counterweights In living room and dining rooms all newer glass replaced with old wavy glass for proper period look Painting -Entire interior repainted using primarily Miller Devine paints -Special vapor barrier primer used on exterior walls -Structural / Earthquake Upgrades -New structural beams installed below second floor walls -Interior chimney removed -Exterior chimney taken down to below roofline and rebuilt with rebar; chimney braced to house and roof -Bearing wall extended in basement stairwell -House strapped to foundation -Plywood shearwall added to interior basement wall -Basement posts secured to beams and floor -Auto gas-shutoff installed