Lester & Agnes' Continental Capsule : Margot of 1939
Real estate never sleeps.
She was listed one week before Christmas in her 79th year. The investment marketplace was holiday-hibernation mode. The competition was cocktailing with out-of office on, meanwhile on 10th Ave the most period-correct original example of a double bungalow we’ve ever seen was listed for sale.
Margot was meant to be. She commanded the care and loving respect of Lester and Agnes for 40 years, only 2 owners since 1939, and her interior evaded the commonly seen abuse and hard usage of rental unit turnover.
The patio came as a backyard alternative; the attached garage driveway swallows up the rear greenspace. Front door enamel and trimwork is slated for 2021.
It was time to tear the band-aid off so “grip & rip,” we did, executing a daily on-site grueling journey which took her every surface and brought them to a level of finish so warranted by her craftsmanship. Margot was a cherished jewel undercover: wallpaper in nearly every room, shaker kitchens that lacked actual purpose, and worn hardwoods covered in wool shag for the better part of their lives ultimately preserved her bones.
Layers on layers of wallpaper made for a labor intensive turnaround
Deco tile baths were preserved, to set an example for restoration minded homeowners throughout Mpls
Private entries with large closets, and Palladian windows are a growth in modern usability over craftsman era duplexes
The numbers don’t lie, the return on investment is immense. However projects like this one aren’t accomplished by armchair-quarterbacks, or monetary-motivated-investors: this was a passionate restoration. One that involved the true dedication of our entire team.
The design was planned in sketch-up via Deidre Webster, as soon as we had the building in escrow the planning began; the goal was to provide a richly appointed modernization, a reinstatement of Margot’s original 1939 swagger.
Demo, Framing & Carpentry - Joe
Plaster, Enamel & Millwork - Israel & Ben
Tile & Finish Detail - Nic
Electrical & Plumbing - Ryan & Damien
Hardwoods- Imran
Cabinetry - Kris
White oak throughout was fully sanded and finished in blonde waterborne
Kevin our handyman ironed out all the little items, creating the detail that sets our apartments above the rest
Captain Perez was instrumental in the plaster and finishes restoration, the deadline was aggressive created the teamwork with Ben Imhoff
Mitered boxes above and below a chair rail was a curated trim idea from Design in Rare Form. Deidre was shooting for that “Tenenbaum-mood” of storied and trimmed up apartment.
cosmetic spec of Margot was award worthy- Deidre’s enamel cohesion was unreal with the full space from entry to exit.
It seems clear that the architect studied the floor plans from the 1915-1929 eras, and was able to create a layout that was more cosmopolitan from the scale and flow perspective.
“When you’re approached with a project of Margot’s caliber, you have to take extra time and care to ensure the specifications applied are thoughtful to update the usability, but align with the history of the building. ”
light filled with a bright palette at 1939.
boxed trim paneling created a european formality to the common areas.
The lighting spec at Margot was team effort, with Deidre Webster commanding the modern lights, while vintage fill-ins were mainly sourced and repurposed from original 1939 box fitters, the peach cupped five light here was sourced from our supplier Mr. Brass.
“The emotions felt by witnessing her originality were overwhelming, while the rest of the market was overwhelmed, we could only hear wedding bells. ”
sleeping quarters are allowed to be closed from commons
natural light is outstanding with 6 south-facing windows
The nordic trimmed niches were a tough keep, the enamel saved them from their before weight of oak.
picture rail is designed for plaster care
Lester and Agnes, Margot’s previous 40+ year stewards.
The real story behind Ms. Tennenbaum: Enter Agnes & Lester. They took impeccable care as landlords, the garage logic & frugal-farmhand MO was apparent throughout her quarters. At closing, an international harvester inspired homemade radiator bleeder was gifted from Lester to Steve. The light pink 1950’s issue washing machine next to her central gravity boiler served as a reminder of the core foundation of America. (seems light years away from the fast fashion engineered-to-fail appliance market of 2020)
Lester was told by his investor friend that he golfed with, “it’s better to sell your building with one vacant unit.” He proceeded that fall, to give notice to the upper unit, and vacancy was achieved for deed passing to the potential owner occupant. That unit remained vacant for an entire decade, 10 years later, in 2018, Lester finally decided it was time to pass the torch.
This is one of those broker stories, than when shared first hand, you just take it in with a smile, as the basis of for the 40-50 year owner landlord, is such that sometime it warrants a decade long vacancy, just to ensure the flexibility to sell is present, should the day come…
original kitchens presented a real opportunity, birch shakers were intact and in outstanding condition.
Margot is the absolute textbook example of: “barn-find”, “time-capsule”, “bristol-example”, “well-sorted” original spec late deco era construction.
Her face frames are square & tight.
Her latches grasp their catch with an engineered refinement long gone in residential construction.
Intact original brass hardware is true to each of ten unit doors.
The entry unit doors have the rarely seen jam-sweep option, where a cylinder connects a dropping channeled felt slide, creating a sound and weather barrier under the door sill.
modern and period correct styles were married with custom heated tile.
modern base cabinets were designed in same face frame scale as original drawers, however they’re double wide for modern functionality
Built-in buffets and secretaries set off the eat-in kitchens.
period original fixtures were highlighted in the restoration
custom birch dinettes, designed & built on-site
height adjustable dinette lighting, these kitchens deliver more functionality than a single family
When you strip away the tired finishes, the millwork of the doors went from drab to dreamy.
linen chests were stripped and clear coated, a Rare Form signature
his and her closets, continuing the continental jetson’s theme.
Our trades removed wallpaper for days, which created several labor change orders
Storage galore in both units, all finely lacquered
“I like to think we call her Margot because, like the Tenenbaums, she exudes a sleek and mysterious elegance that’s rarely available (to date or to buy). ”
Functioning laundry chute & phone niche
custom birch vanity cabinets were recessed into wall cavities and sourced period sconces to finish
Deco era baths had union tile setters that delivered unmatched quality
shower niche was crowned with glass black 4x4’s allowing for a raised shower head to modern height
Barr approving of the purchase
three attached cozy carriage stalls of the boiler/laundry room
We would like to thank our trades and design team for pulling off a terrific revival of such a worthy building. Reference our rental page to see availability of the units, as the lower tenants have secured a stately colonial in Lynnhurst, creating a vacancy for a lucky incoming steward- anya@rareformproperties.com for applications and tour scheduling.