^ we considered switching to mini splits for a while but decided it would end up costing more to provide adequate AC for a three-story house than it would to replacing the condensers. those units are small enough to mount high on a wall as well.
3201 Iowa got a new paint job as part of a $68k building permit single-family conversion. It was painted red some time in the distant past, so it likely would never have gone back to brick easily.
Property Info
Building Permits
I almost bought that building on Iowa- it needed a ton but had some good potential. New color looks great and will be excited to hopefully see interior pics at some point. Super high first floor ceiling and funky trap door basement access.
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Speaking of the trap door basements, our 1891 2nd floor apartment has one. An odd quirk but apparently not an unfamiliar setup in old St. Louis buildings. It's a little awkward to manage but it's a nice space savings.
$100k building permits issued for new homes at 3156 and 3158 nebraskaAV
There's a zoning only building permit for a nursing home at 2750 Gravois and Iowa. Looks like the property changed hands in June.
$120k building permit application submitted for new home at 3315 Nebraska
$150k building permit issued for rehab of 3217-19 Texas
$1.1M building permit application for rehab of 3331 Nebraska into a six-fam by Modern Living LLC in Benton Park West.
Looks like a Most Enhanced contender
Looks like a Most Enhanced contender
- 6,117
That looks awfully small for a six family flat. What was it before? A four?
yes. then: on fire.symphonicpoet wrote: ↑Jul 02, 2022That looks awfully small for a six family flat. What was it before? A four?
- 6,117
^I took the fire part as a given. Are they enlarging the footprint or something? But keeping the facade? (Not that it looks like there's much more than that left.) Glad as heck they're saving it. Surprised they're adding more units. Curious how all this will work out.
- 340
I'm confused as well. Looks like there were only four front doors.
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- 6,117
^I think Walker was saying that it used to be a four family, and then it burned down. And now it's getting built back as six. Which is cool, honestly. Surprising as heck, but quite cool. (And I want to see the plans.)
It's great there a people actually increasing the number of dwelling units in the south city! I wonder if they're adding a mansard roof to make it a six-family, but Idk if that's possible.
Usually those four family flats include 1-2 bedrooms per unit, so it doesn't sound so difficult to me to split some of them into smaller apartments or studios.
There is a 4 family in the central west end at Newstead and Pershing which was converted to six units back in the day. Iirc, 4 have access from the front. And the other two have entrances in the rear. Pretty cool 
Gentle density
Gentle density
- 6,117
^Fair answer. That should work. Just hoping they don't all end up as Air BnBs.
DeSales Community Development applied for LIHTC to develop "Benton Park Place" at the SW corner of Jefferson/Arsenal. Rendering at the link.
https://www.desalescd.com/blog/lihtc-applications
https://www.desalescd.com/blog/lihtc-applications
- 2,620
Pretty big footprint for only 49 unit. I appreciate the attempt at facade variation although it doubt it will look as good upon completion.
- 2,052
Honestly, the what-looks-like brown brick building with the green awning should just be used for the whole thing - that one looks pretty solid.
- 10K
I believe this is the plan Millennium Development wanted to build there in the early aughts:
https://killeenstudio.com/projects/fleu ... s-st-louis
https://killeenstudio.com/projects/fleu ... s-st-louis