Robert Guthridge's Blog

When “Sold” Doesn’t Mean “Sold” At least in Minnesota, when you see a “Sold” rider above a “For Sale” sign in front of a house, it doesn’t mean “Sold” — it means “Pending.” Huh? The (admittedly confusing) convention is to pronounce a home that’s under contract and past Inspection — but not yet closed — as “Sold,” even though it’s technically still “Pending” on MLS. So, why not just put up a sign that says “Pending?” That would be my suggestion. However, I suppose then people would just be confused about what “Pending” means. Whichever term is used, the goal is to let prospective Buyers know that the home in question is spoken for (and maybe, just a little, cement the Buyer’s sense of ownership). When the home is really sold, you’ll know . . . because the “For Sale” sign will be gone. P.S.: “Confusing Real Estate Terms — Advanced Beginner”: so, who are Realtors referring to when they say the “selling agent?” The agent representing the Buyer (the listing agent represents the Se...

WSJ: “Average Rate on a 30-year, Fixed-Rate Mortgage was 3.75% Last Week, Down from 4.94% in November” Sooner or later, industry mavens predicting higher mortgage rates will be right. But not this year. From a peak of almost 5% late last Fall, rates fell to 3.75% last week. Count that the 4th (7th? 9th?) year in a row that the consensus expectation of higher rates has been confounded. It sort of recalls the line about economists predicting 9 out of the last 5 recessions. Winners & Losers For Buyers, the drop interest rates translates into a hefty increase in their purchasing power. In turn, that suggests a tail wind for home prices later this Summer and Fall, benefiting Sellers as well. The one potential fly in the ointment? The reason for the drop in rates — namely, concerns about a slowing U.S. and especially global economy. P.S.: One unalloyed beneficiary of lower rates: existing homeowners (and borrowers) who are now candidates to refinance their current mortgage. ...

Pre-List Networking Trial Balloon I’ve been in real estate sales for 18 years, and I still have no idea what a “$500-ish” price is. $520k, perhaps? Maybe $485k? In truth, I can imagine a “$500-ish” price falling anywhere between $480k – $530k. Buyer Trap? Which is no doubt precisely the point, especially in an ongoing Seller’s market characterized by too-little inventory, especially at lower price points. Namely, for the listing agent (representing the Seller) to flush out the most motivated, deep-pocketed Buyers before the home officially debuts on the market, during the so-called pre-list networking phase. The catch for would-be Buyers? A fuzzy asking price can easily devolve into Buyers negotiating against themselves. Which is why my standard counsel in such situations is to wait for the Seller to commit to a firm asking price before checking out the home. P.S.: So, what does a Buyer offer for a home asking “$500-ish?” My suggestion: “$400-ish.” See also , “ “Lake Noko...

“Not a Drive-By!”  “Must See!”  Yada, Yada, Yada One of my favorite Mad magazine cartoons ( circa 1970) shows a vendor in front of a food stand with the following sign:  “turkey burgers,” “chicken burgers,” “buffalo burgers,” “tuna burgers,” “veggie burgers,” etc. etc. The caption:  ‘we have some with ham, too, but we don’t know what to call them.’ So, too, in real estate, avoiding clichés — overused, and therefore meaningless phrases — is an occupational necessity. Step #1 Of course, to avoid using clichés, you first have to know what they are. If you’ve been in real estate longer than six months, that’s like shooting fish in a barrel ( see what I mean ?). Some of the choicest clichés: –“Not a drive-by! –“Must see!” –“Amazing opportunity!” –“Great bones!” (For more in this vein, see “Real Estate Euphemisms — New & Improved “). Step #2 The problem with all of the above — besides suffering from overuse — is that they’re generic; far bet...

I bought my first rental property in 2010 and paid it off three years later. I was so proud of myself for executing my plan to use all of the cash flow from my rentals to pay off one house at a time. There were a lot of people who told me it was not ... Read more The post Snowball method appeared first on InvestFourMore . from RSSMix.com Mix ID 8230700 https://ift.tt/2YtqA6P via IFTTT

Real Estate Marketing and the Art of Self-Selection Realtor conventional wisdom is that some Buyers prefer corner lots, because of the extra light (and one less neighbor). Meanwhile, others avoid corner lots, because of the additional street exposure, potential loss of privacy, and — at least in Minnesota — 4-5 months of extra sidewalk to shovel. Net it all out, and what’s the takeaway? Corner lots are a wash — that is, they fetch neither a discount nor premium. from RSSMix.com Mix ID 8230700 https://ift.tt/2MixAkB via IFTTT

“Hobby Farm” vs. “Farm Farm” When a home on a large lot somewhere in the ‘burbs doesn’t scratch your itch, what’s next? There’s alway a cabin up north (it IS Minnesota, after all). Other alternatives include a vacation timeshare, a 2nd home in another part of the country, or simply increased travel. But, for people who have the means, a green thumb (imagined or not), and love animals, a hobby farm might better fit the bill. Exactly what’s that? Here are my five criteria: –Size: 5-20 acres (over 20 acres is more properly considered a commercial farm (a “ farm farm”). –The land is mostly arable (vs. wetlands); –The existing home is decent-sized but not gargantuan, and appears to be in (very) good condition. –Location: < 1 hour of the Twin Cities –Price < $1M. Too complicated? Just search “hobby farm” on MLS. Click on this link to see the six most interesting properties meeting those criteria (at least to me). from RSSMix.com Mix ID 8230700 https://ift.tt/2JSmFwh...

“Okay so, yes, it is across from a cemetery, BUT there’s nary a gravestone in site. It’s more like living across from a VERY QUIET park. In fact, it makes the views quiet uniquely tranquil for a city home. It also means there will never be neighbors across the street, which means there’s less of a chance of getting a bad neighbor … consider all the silver linings!” –Excerpt, MLS “Agent Remarks.” There seem to be two schools of thought amongst Realtors when it comes to addressing what at least some might consider a home negative, either in the home itself, or the immediate area. School #1 says ignore it. Buyer preferences are notoriously subjective, and what some might consider a negative — for example, being on a busy street or across from a school — could be neutral or even a positive for the eventual Buyer. Which leaves School #2: proactively address the negative, the better to defuse it. School #2 A good example of the latter strategy would be the listing agent selling the h...

WSJ: “Struggling Real-Estate Giant Realogy Strikes Deal With Amazon” [ Editor’s Note :  The views expressed here are solely those of Ross Kaplan, and do not represent Edina Realty, Berkshire Hathaway (“Berkshire”), or any other entity referenced. Edina Realty is a subsidiary of Berkshire, and competes with Realogy subsidiary Coldwell Banker Burnet.] When a fast-growing, trillion dollar  retail juggernaut does a deal with a struggling company less than one-thousandth its size — that happens to have lost 80% of its value in the last year — who do you suppose has more leverage? That’s what I think, too. Sizing Up the Deal In essence, Realogy appears to be paying Amazon, big-time, for deal flow. Specifically, it’s buying access to well-qualified home buyer and sellers prospects (“leads”), which Amazon identifies on its ever-expanding platform, and will now refer (presumably exclusively) to Realogy. In return, at the end of the transaction, Realogy is agreeing to stock eac...

The First Second to Know Want to know who just got a plum, new job out-of-town? Is about to lose their current one? Getting divorced? Just had a financial windfall? Or, for that matter, any number of other highly personal news? Ask their Realtor . Loose Lips Sink  . . . Realtors Except, of course, that a good Realtor will never tell you. In addition to knowing how to price, stage, market, negotiate, draft contracts, and — at least occasionally — handhold , there’s one other quality that’s indispensable to being a good Realtor: Knowing how to keep a secret . P.S.:  And no, there’s nothing analogous in real estate to “attorney-client privilege” — that is, a court-recognized proscription against revealing information that a client shares with their agent. But a Realtor with any common sense who wants a thriving practice, hardly needs to be told to keep any sensitive client information confidential — not just the st...

Negotiating One Deal — or Two?? [ Editor’s Note :  The views expressed here are solely those of Ross Kaplan, and do not represent Edina Realty, Berkshire Hathaway, or any other entity referenced.  If you need legal advice, please consult an attorney.] Good agents instinctively know that “he who negotiates least, negotiates best.” Which is why they avoid drafting early move-in and holdover agreements — and discourage their clients from entering into them. Side Deals The vast majority of the time, the issue never arises because the Buyer takes possession from the Seller immediately after closing. However, occasionally a Seller can’t be out by closing, or, a Buyer wants to move in early. No problem, right? The catch is, at least to play it safe, it’s important for the parties — now landlord and tenant — to address a host of significant issues. Such as: –How much rent; –How much security deposit (and terms for getting it back); –Liability and damage risk as well as in...

How do Appraisers and Realtors account for a bowling alley in the basement? Or some other unusual feature, like a helicopter landing pad, 10,000 gallon aquarium, basement basketball court, bomb shelter, soundproof music studio, or dozens of other unusual — and therefore hard to estimate — home features? They don’t. Huh?? Self-Cancelling Features If it’s possible, the preferred strategy in such situations is to find another home that otherwise qualifies as a Comp (“Comparable Sold Property”), that  also  has the same unusual feature/amenity. Once you have two homes that each have basement bowling alleys (or some such), the feature gets cancelled out. Then, the remaining adjustments focus solely on where the two homes — the Comp and the subject property — differ. Of course, the more unusual the feature really is, the less likely you are to find another property that has it. P.S.: I personally know of exactly one home that has a basement bowling alley (or did): the ...

Financial Due Diligence for Home Sellers (and Their Agents) As a former corporate attorney and CPA, one of my strengths selling real estate is helping Sellers “vet” the Buyer’s finances. Before they get to closing. In a nutshell, it comes down to this:  “Can the prospective Buyer financially perform?” (legalese for “can they afford the property in question?”). In turn, that question splits into two parts: 1) will a bank lend them the money to buy it?; or 2) do they already have the money in hand (or more accurately, liquid assets)? In turn (last one, I promise) . . . whether a bank will finance a particular deal breaks down into this two-parter:  a) will the home appraise?; and b) is the Buyer sufficiently creditworthy? (based on their credit scores, income, balance sheet, employment history, etc. — and verification of same). Congratulations! You’re now ready for your real estate licensing exam (or at least the legal/financial part). “Proof of ...

He Who Adjusts Least Adjusts Best” When it comes to pricing a home off of Comp’s (“Comparable Sold Properties”), the trick is to minimize both the number and absolute magnitude of the adjustments. The ideal would be a condo identical to its peers in every respect — floor plan, size, condition, location, market conditions, etc. — with the exception of floor number. Assuming no “view-break” is involved, the listing agent — or Buyer’s agent, or the Appraiser — then merely adjusts up or down $10k or 1% or some such per floor.  See , “ (Manhattan) Real Estate Term of the Day:  ‘View-Break .” Minimizing Discretion By contrast, adjustments like swimming pools (at least in the chilly Twin Cities); major additions; and even bomb shelters(!) and bowling alleys are more problematic because:  a) they’re more unusual; and b) Buyers’ preferences and/or aversions are so case-specific ( read , “subjective”). See , “What’s it Worth? Or, Accounting for a Basement...

How Realtors Grade Clients Clients may have a select few words for their Realtors, but Realtors also have some favorite words for their clients. No , not “%!%#!” Rather, how “cooperative” they are. What do I mean by that? For Sellers, client cooperation boils down to these three things: 1. Pricing . A cooperative client picks a listing price consistent with what the Comp’s suggest is fair market value for their home. Should no offers emerge after a reasonable amount of market exposure (30 to 60 days, depending on the price point), they’ll entertain a 3%-5% price reduction, as market conditions and feedback indicate. 2. Staging and Prep . A cooperative client repairs anything that’s broken, and, if their city has a point-of-sale inspection, does what’s required to pass. Depending on their home’s size and condition, they also spend a reasonable amount — typically anywhere from $500 to $5,000 — on staging and cosmetic updates (painting, light fixtures, etc.). Or, they expend th...

Apparently there is a limit to how many houses Chinese investors can purchase in the U.S.  Foreign real estate purchases largely driven by Chinese investors plunged by 36% as internal controls in China made it harder to move money out of the country and trade war talks are having an impact in this sector.  While […] from RSSMix.com Mix ID 8230700 https://ift.tt/2Y7e1xQ via IFTTT

Law of Diminishing Returns Show me a “For Sale” home that’s open Sunday after Sunday, rain or shine, and I’ll show you a house where: a) the home is likely overpriced and going nowhere in the market; b) a frustrated Realtor is trying to placate an impatient owner; or most likely c) both “a.” and “b.” In my experience, 2-3 open houses at regular intervals (like every 2-3 weeks) — at least at the same listing price — is plenty of exposure. Newbie Agents for Newbie Buyers That number of public open houses translates into about 60-90 days of market time, which should be enough to sell an average-priced home in most markets. Reason #2 most Realtors think Sunday open houses are overrated: serious Buyers — that is, the ones working with agents — can get in any time they want via a private showing. And do. Broker Open’s: The Real Deal Want proof that many veteran agents have a dubious regard for weekend open’s? They don’t do ’em (instead, they hand off to newbie agents who pinch hit f...

If Not, Why is His Minneapolis House for Sale? [ Editor’s Note :  The views expressed here are solely those of Ross Kaplan, and do not represent Edina Realty, Berkshire Hathaway (“Berkshire”), or any other entity referenced. Edina Realty is a subsidiary of Berkshire.] I suppose it’s possible that Timberwolves small forward Andrew Wiggins could be buying (or renting) another house somewhere else in the Twin Cities. But, another plausible explanation for Wiggins’ house going on the market yesterday is that his days with the team are numbered. Lending credence to theory #2: Wiggins’ diminished playing time this past year, plus the chatter in the local sports media the last several months. Wiggins purchased the home, located just west of Minneapolis’ Cedar Lake (pictured above), for $1.625 million in 2014; the list price is $1.995 million. P.S.: Per the MLS “Agent Remarks,” the home’s gym equipment “can stay with property if desired.” from RSSMix.com Mix ID 8230700 https://i...

Whitney Lofts Unit Overlooking the Mississippi River OK, so the “For Sale” condo with 17.5′ ceilings and spectacular views of the Mississippi River (photo, above) is listed for only $2.875M. But, that just buys the shell — the unit is currently unfinished, raw space. Assuming that it costs $500/square foot to finish the 4,100 square foot space, the likely all-in budget is close to $5 million. Is it worth it? A condo in the nearby Washburn Lofts building that is only slightly bigger sold for $6.3 million — almost 3 years ago. So, yeah , done right . . . it is. Keller Williams has the listing. from RSSMix.com Mix ID 8230700 https://ift.tt/2y4omQR via IFTTT

Do the Car(s) Come With?? Garages are so important to buyers that Chicago agent Michael LaFido “stages” them for his listings. “We’ll bring in vehicles—Porsches, Ferraris, Lamborghinis and Range Rovers,” Mr. LaFido says. “I particularly like Range Rovers because they appeal to soccer moms.” –“ The Ups and Downs of Having a Home Garage “; The WSJ (7/18/19). So, how do you stage a garage? As best I can tell, by: 1) emptying it out and cleaning it up; and 2) renting one or more high-end vehicles to conspicuously place in it. That is, assuming you don’t already have such cars. The reason I suspect staging a garage is rare — at least in the Twin Cities, I’ve never seen a listing agent cop to it — is that if you own a multi-million dollar home, you probably already own the kind of vehicles (Porsches, Range Rovers, etc.) that Buyers would expect to find in the garage. Make that , the attached, heated, 4-car garage with an electric charger. See also , “ 20(!) Car Garage (House Include...

On the 2 Yard Line vs. The End Zone [Editor’s Note :  The views expressed here are solely those of Ross Kaplan, and do not represent Edina Realty, Berkshire Hathaway, or any other entity referenced.  If you need legal advice, please consult an attorney.] Test your knowledge of today’s housing market (and real estate law), and field this question: Buyers know they officially have a deal with the Seller when: A. The Listing agent calls the Buyer’s agent (or texts, or emails) to tell them that the seller accepted the buyer’s offer. B. The Listing agent changes the home’s status on MLS from “Active” to “TNAS.” C. The Buyer’s agent receives the executed Purchase Agreement and Addenda from the listing agent. D. All of the above. Correct answer :  “C.” Here’s the explanation: A. Verbal agreements to buy/sell real estate — at least in Minnesota — are non-binding. To be an enforceable contract,** the agreement must be in writing and fully executed (“t’s c...

How do Appraisers and Realtors account for a bowling alley in the basement? Or some other unusual feature, like a helicopter landing pad, 10,000 gallon aquarium, basement basketball court, bomb shelter, soundproof music studio, or dozens of other unusual — and therefore hard to estimate — home features? They don’t. Huh?? Self-Cancelling Features If it’s possible, the preferred strategy in such situations is to find another home that otherwise qualifies as a Comp (“Comparable Sold Property”), that  also  has the same unusual feature/amenity. Once you have two homes that each have basement bowling alleys (or some such), the feature gets cancelled out. Then, the remaining adjustments focus solely on where the two homes — the Comp and the subject property — differ. Of course, the more unusual the feature really is, the less likely you are to find another property that has it. P.S.: I personally know of exactly one home that has a basement bowling alley (or did): the ...

Financial Due Diligence for Home Sellers (and Their Agents) As a former corporate attorney and CPA, one of my strengths selling real estate is helping Sellers “vet” the Buyer’s finances. Before they get to closing. In a nutshell, it comes down to this:  “Can the prospective Buyer financially perform?” (legalese for “can they afford the property in question?”). In turn, that question splits into two parts: 1) will a bank lend them the money to buy it?; or 2) do they already have the money in hand (or more accurately, liquid assets)? In turn (last one, I promise) . . . whether a bank will finance a particular deal breaks down into this two-parter:  a) will the home appraise?; and b) is the Buyer sufficiently creditworthy? (based on their credit scores, income, balance sheet, employment history, etc. — and verification of same). Congratulations! You’re now ready for your real estate licensing exam (or at least the legal/financial part). “Proof of ...

He Who Adjusts Least Adjusts Best” When it comes to pricing a home off of Comp’s (“Comparable Sold Properties”), the trick is to minimize both the number and absolute magnitude of the adjustments. The ideal would be a condo identical to its peers in every respect — floor plan, size, condition, location, market conditions, etc. — with the exception of floor number. Assuming no “view-break” is involved, the listing agent — or Buyer’s agent, or the Appraiser — then merely adjusts up or down $10k or 1% or some such per floor.  See , “ (Manhattan) Real Estate Term of the Day:  ‘View-Break .” Minimizing Discretion By contrast, adjustments like swimming pools (at least in the chilly Twin Cities); major additions; and even bomb shelters(!) and bowling alleys are more problematic because:  a) they’re more unusual; and b) Buyers’ preferences and/or aversions are so case-specific ( read , “subjective”). See , “What’s it Worth? Or, Accounting for a Basement...

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“Shhh!  Don’t Tell Anyone My House is for Sale” “Listing agent will not also represent Buyer.” –Clause added to every listing contract I sign. [ Editor’s Note :  The views expressed here are solely those of Ross Kaplan, and do not represent Edina Realty, Berkshire Hathaway (“Berkshire”), or any other entity referenced. Edina Realty is a subsidiary of Berkshire.] If your Realtor will agree to the foregoing clause — as I do on every listing I’ve ever handled — you don’t need to worry about a “pocket listing.” That’s because the Realtor has forsworn also trying to represent the Buyer in the transaction — and collecting both sides of the commission (also called “hogging”). The latter practice — called “single agent dual agency” — constitutes an inherent conflict of interest that, in my opinion, is impossible to expunge no matter how explicitly it’s disclosed (which is how Realtors get away with doing it). Serving Two Masters So what’s a “pocket listi...

“Ball & Chain” vs. Source of Stability/Emotional Support A “contronym” is word that is its own antonym. Examples include the word “left” (“the gentlemen have left and the ladies are left”); “off” (“to turn off,” but also “activate,” as in “the alarm went off”); and “sanction” (both “approve” and “punish”). So, what do you call a symbol — like an anchor — that can mean two, opposite things? Meaning #1: someone’s rock or foundation; main source of emotional support. Meaning #2: “ball & chain.” I don’t know that there’s officially a term for that. Anyone?? P.S.: As best I can tell, the distinction between the two types of anchors comes down to the context, and specifically, whether the speaker values freedom (to do something), or emotional support. See also , “ Canadian Quirks: What’s the Opposite of “Tabling” Something? “Tabling Something” ; “Why is Calling Someone a “Piece of Work” an Insult?” ; and “ If “Colloboration” is Good, Why Are “Colloborators” Bad? .“ Also: “...

Make That, “Good for Whom?” Thanks to MLS protocol, home sellers typically have to “OK” overlapping showing requests — that is, when one or more Buyers want to see the home simultaneously (by convention, at least in Minnesota, showings are for one hour). Should the Seller give their permission? Absolutely! As I tell my selling clients, the ideal is a house full of people , all of whom are ready, willing, and able to buy their home — and ideally, have just lost out on several multiple offers nearby. Buyer Psychology Even if the other prospective Buyer(s) are just starting out, unfocused, unmotivated, etc., it’s likely that the real Buyer(s) won’t know that. All they know is that the house that just came on the market, that they like , has potential competitors. Discussing strategy with their agent, elsewhere in the home. That creates a sense of urgency, which results in faster, stronger offers. So, yeah , overlapping showings are good . . . unless you’re a prospective Buyer...

Housing prices have been going up and up in many areas of the country. For some people in the real estate business, that is a good thing, and for others that is a bad thing. The question many people are asking is if now is a good time to be in the real estate business, ... Read more The post Is It a Good Time to Get into Real Estate or Should You Wait? appeared first on InvestFourMore . from RSSMix.com Mix ID 8230700 https://ift.tt/30kHs10 via IFTTT

The Harder It is To Sell Listings, the Easier They Are to Get — and Vice Versa “Energy cannot be created or destroyed.” –First Law of Thermodynamics. OK, so residential real estate isn’t governed by anything so fundamental as the three laws of thermodynamics. But, it is characterized by a peculiar sort of equilibrium. Namely, I’d aver, no matter the vagaries of the housing market — bull or bear, Buyer’s market or Seller’s, high interest rates or low — the challenge for Realtors to make a living remains roughly constant. 2009-2011 Housing Market vs. Today “That makes no sense,” I can already hear you say. “How can real estate sales be more challenging now than in the depths of the housing market bust? (approximately a decade ago). Three reasons: One . Stiffer competition for listings. When the market is up and everything seems to be selling for over asking price in multiple offers, more new agents enter the business. Even if they lack the skills and track record of veteran...

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Beauty in the Eye of the Beholder Buyer When should a listing agent (representing the Seller) explicitly acknowledge in their marketing that a home “needs cosmetic updates” (or the equivalent)? Less often than you might guess. Here are my three reasons why: One . The pictures tell the story. For years, websites like EdinaRealty.com have allowed an unlimited number of home photos; since June 2018, so does MLS.  See , “ Max Number of Photos on MLS Now? “The Sky’s the Limit” .” Given all that exposure, the listing agent hardly needs to tell prospective Buyers that the home “just needs your decorating touches” — they can see for themselves (note: the asking price often suggests that as well). Two . “Beauty is in the eye of the beholder.” Yes , many (if not most) Buyers might agree that a given house is dated. However, it’s always possible that the Buyer loves the home just the way it is. In that case, conceding that the home is dated is essentially an unforced error that hu...

Loose Door Knobs and Caviar-Stocked Fridges Test your knowledge of today’s housing market, and answer the following question: Which of the following issues are properly raised by a Buyer’s home inspection, and resolved either by a Seller price concession, or the Seller assuming responsibility for repair(s)? A. The dated Kitchen; B. A concrete driveway with multiple cracks; C. Peeling paint on the outside of the home; D. The old-but-still-working boiler or forced air furnace; E. A plainly visible scratch in the middle of the Dining Room hardwood floor; F. The dilapidated (but structurally sound) detached Garage. Answer :  none of the above (unless the Buyer is getting an FHA loan, in which case “C.” may be correct). The explanation? In each case, the “issue” was plainly visible before the Buyer made their offer. By contrast, a legitimate inspection issue is typically:  a) not apparent prior to the inspection; b) pertains to a genuine home defect and...

Housing prices have been going up and up in many areas of the country. For some people in the real estate business that is a good thing and for others that is a bad thing. The question many people are asking is not a good time to be in the real estate business or should ... Read more The post Is it a Good Time to Get into Real Estate or Should you Wait? appeared first on InvestFourMore . from RSSMix.com Mix ID 8230700 https://ift.tt/30kHs10 via IFTTT

Color-Coordinated Curb Appeal I’ve certainly seen homes where the interior paint and carpeting colors were carefully coordinated. Ditto for furniture. But, I can’t recall seeing a property exterior that was obviously painted to match the flowers (daffodils) in front. Or . . . is it the other way around?? P.S.: the duplex is located in Northeast Minneapolis; my son and I noticed it on a bike ride earlier today. from RSSMix.com Mix ID 8230700 https://ift.tt/2JioEcY via IFTTT