^ it'll be interesting to see how they treat the numbers; obviously there is lead time in permit issuance to occupancy so they probably don't look at 2014 very much, if at all, for a July 1, 2014 estimate, but if they consider the sharp rise in 2013 that just might move things enough to get to no loss. I think it has estimated about 300 fewer people per year since the 2010 census; anyway, I think it is safe to say the range will be from small loss to small gain.
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I am curious is how many of the rehabs were of residential units that ended up reducing the total number of separate residences after rehabbing? Say renovating a 4 unit structure to a 2 unit one. I remember hearing that explained a sizable population decrease in some areas, which masked the fact the areas were healthier as a result.
And in population numbers, isn't most if not all the population loss a function of a decline In the under 18 population?
And in population numbers, isn't most if not all the population loss a function of a decline In the under 18 population?
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^ Last census the 65+ demographic also dropped in the city in addition to the under 18, but the 18-64 did grow.
I imagine there is a slight percentage of 4 units to 2 units, etc. reflected in the multifamily rehab numbers, but I suspect the vast majority of the rehab numbers are for units that were not occupied in 2010. (Although I'm a bit iffy on the Park Plaza buildings, which I think are contributing to some of the strong permit activity but may have had some occupancy.)
I imagine there is a slight percentage of 4 units to 2 units, etc. reflected in the multifamily rehab numbers, but I suspect the vast majority of the rehab numbers are for units that were not occupied in 2010. (Although I'm a bit iffy on the Park Plaza buildings, which I think are contributing to some of the strong permit activity but may have had some occupancy.)
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^it would be great if there was a way to tell what type of rehab to get an indication on things.
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^ yeah, it would be wonderful to have more detail easily available on rehabs.... e.g. when last occupancy was (and how many units) and how many are coming from creative spaces that were never residential before.
I do know that overall, there were thousands of unoccupied housing units counted in the 2010 census, and most of those were in the Central and South corridors so just taking a good whack at those alone would help stabilize population.
I do know that overall, there were thousands of unoccupied housing units counted in the 2010 census, and most of those were in the Central and South corridors so just taking a good whack at those alone would help stabilize population.
Another good month for multi-family rehab permits.... already closing in on all of 2013.
http://www.stlhba.com//documents/Conten ... p_3-15.pdf
Also, anyone know of a 6 unit new construction project?
http://www.stlhba.com//documents/Conten ... p_3-15.pdf
Also, anyone know of a 6 unit new construction project?
I had the building division run a couple reports for a project I was working and thought you might find it interesting: http://aldermanroddy.com/wp-content/upl ... Y-2014.pdf
http://aldermanroddy.com/wp-content/upl ... 15-ytd.pdf
For policy wonks on Wednesday morning the Hudz committee will kick off the start of an effort to develop a strategic development plan for the city. We'll start with a review of the of the regional strategic plan. I hope this will shift the way the city does development.
http://aldermanroddy.com/wp-content/upl ... 15-ytd.pdf
For policy wonks on Wednesday morning the Hudz committee will kick off the start of an effort to develop a strategic development plan for the city. We'll start with a review of the of the regional strategic plan. I hope this will shift the way the city does development.
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April #'s are out; another decent month. There were permits for 21 new homes so I don't know if a substantial project somewhere is moving forward.
http://www.stlhba.com//documents/Conten ... p_4-15.pdf
http://www.stlhba.com//documents/Conten ... p_4-15.pdf
Another big month in May for multi-family rehab permits; we've surpassed all of 2013 in just the first five months alone. New construction multi-family is lagging behind recent years thus far, but that should begin to pick up soon when the permits for the OPUS tower and a couple other projects are issued.
http://www.stlhba.com//documents/Conten ... p_5-15.pdf
http://www.stlhba.com//documents/Conten ... p_5-15.pdf
Another big month for multi-family rehab permits in June (768).... now almost surpassed all of 2014 -- which was the post-recession high -- in just the first six months alone. New construction multi-family continues to lag but should catch up once the OPUS permits and others are issued.
http://www.stlhba.com//documents/Conten ... p_6-15.pdf
http://www.stlhba.com//documents/Conten ... p_6-15.pdf
Multifamily's are rocking - I wonder how many of those had been vacant for years vs occupied and getting a light renovation.roger wyoming II wrote:Another big month for multi-family rehab permits in June (768).... now almost surpassed all of 2014 -- which was the post-recession high -- in just the first six months alone. New construction multi-family continues to lag but should catch up once the OPUS permits and others are issued.
http://www.stlhba.com//documents/Conten ... p_6-15.pdf
Also if they are converting a 2 or 4 family to a single family or fee simple townhouse, does that get listed as a single family or multifamily?
Seems like dumpsters are all over south city, TGS alone is seeing a lot of rehab.
There's an amazing number of multi-families getting rehabbed around Skinker-DeBaliviere; I assume that's mostly Wash U's doing.
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^^ good question on the precise details of the reporting.... I do know that if the end result is a single-family it counts in the single-family rehab column even though it may have been a multi-family prior.
I'm not fully sure though on how the STLHBA (which gathers the data from the City) treats multi-family rehabs in terms of whether the units had to be vacant prior.... my assumption has been that if it were only a light upgrade to an otherwise occupied unit that did not count but that is a good question. I believe their methodology is explained on the site but I'd have to go back and look at it.
I'm not fully sure though on how the STLHBA (which gathers the data from the City) treats multi-family rehabs in terms of whether the units had to be vacant prior.... my assumption has been that if it were only a light upgrade to an otherwise occupied unit that did not count but that is a good question. I believe their methodology is explained on the site but I'd have to go back and look at it.
July's #'s are out and looks like we've pretty much matched the combined new construction and rehab multi-family units for all of '14.
http://www.stlhba.com//documents/Conten ... p_7-15.pdf
I'll have to go back and try and figure out what the 77 new construction units might have been for; the permits for the OPUS project should show up in the August report.
http://www.stlhba.com//documents/Conten ... p_7-15.pdf
I'll have to go back and try and figure out what the 77 new construction units might have been for; the permits for the OPUS project should show up in the August report.
August #'s are in things continue to sizzle, particularly on multi-family rehab which just surpassed 5,000:
http://www.stlhba.com//documents/Conten ... p_8-15.pdf
Single family rehab also is well ahead of last year. Only multi-family new construction lags behind last year's pace, but the issuance of the OPUS permits helped close the gap.
Unfortunately the HBA doesn't have a link to pre-recession years any longer, but I believe we may have a record year on multi-family rehab.
http://www.stlhba.com//documents/Conten ... p_8-15.pdf
Single family rehab also is well ahead of last year. Only multi-family new construction lags behind last year's pace, but the issuance of the OPUS permits helped close the gap.
Unfortunately the HBA doesn't have a link to pre-recession years any longer, but I believe we may have a record year on multi-family rehab.
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^ Looking at the number of permits issued, what parts/neighborhoods of the City are seeing the greatest number of rehabs these days? What are the hot areas, the next Benton Park?
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^ good question; I really wish there were more data behind these #'s such as neighborhood.... it would be nice to know of any emerging areas where exactly all these multi-family rehabs are going and whether there are any emerging areas of single family rehab, etc.
^^ to answer my question on whether this year will break the modern record for multi-family rehab, it looks like the answer will yes. At least if db's chart on the previous page is correct.... it looks like there were 5,800 such permits in 2005 and we're already at 5,000; with 4 more months to go we should easily beat that.
^^ to answer my question on whether this year will break the modern record for multi-family rehab, it looks like the answer will yes. At least if db's chart on the previous page is correct.... it looks like there were 5,800 such permits in 2005 and we're already at 5,000; with 4 more months to go we should easily beat that.
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I just wonder where there rehabs are going on because I don't see them all over the place, like I did 10 or so years ago. During that boom, you could see the rehabs, just by driving around the nabes. I am keeping my fingers crossed that McKinley Heights is the next big thing, same with Fox Park. My multi-family building is in MH and I have not seen a ton of appreciation, since the mid-2000's, due to the recession. I am just now digging out of the hole, with regards to value of the property.
^My guess would be points just a little further west than MH: namely Shaw, TGS, Botan Heights, Grove, Eastern CWE, with some BPW/Gravois Park glommed around the Cherokee corridor.
TGS particularly seems to have steady rehab activity throughout the neighbourhood - and its a pretty big 'hood.
TGS particularly seems to have steady rehab activity throughout the neighbourhood - and its a pretty big 'hood.
RW, those 77 multi-family units you were wondering about back in August are definitely the ACI Plastics replacement project on the 3900 block of West Pine.
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^ ah yes, thanks. I was by there the other day and it seems to be moving pretty quick.... looks like vertical construction may begin soon. The UIC project on Manchester also is moving quick....
Looking forward, I'm trying to think of what other new construction permits of any size might be issued by the end of the year.... Green Street's project in the Grove maybe, although I think that's pushing it as I don't think they have even closed on the property yet... perhaps the first of those two projects on Pershing. But I can't think of a whole lot else for new construction.
Looking forward, I'm trying to think of what other new construction permits of any size might be issued by the end of the year.... Green Street's project in the Grove maybe, although I think that's pushing it as I don't think they have even closed on the property yet... perhaps the first of those two projects on Pershing. But I can't think of a whole lot else for new construction.
^The new Euclid & West Pine proposal where the dry cleaners is? Again, that might be an unrealistically accelerated timeline.
Also, I'm not sure how dorms are accounted for, but has SLU broken ground on both of its proposed new forms, or just one of them? Maybe they're waiting to finish the current project to start on the second.
Also, I'm not sure how dorms are accounted for, but has SLU broken ground on both of its proposed new forms, or just one of them? Maybe they're waiting to finish the current project to start on the second.
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^ yeah, they'll have to demo the Euclid buildings first.... hopefully next year. Good question on dorms, and also senior living facilities. I could be wrong, but I think SLU is only working on the first one so far.
I think that is pretty solid. Certainly seems to be active here in TGS... besides the traditional two-fam conversions I've been noticing an uptick in higher end renovations of existing single-family homes, with more homes selling in the $300's.wabash wrote:^My guess would be points just a little further west than MH: namely Shaw, TGS, Botan Heights, Grove, Eastern CWE, with some BPW/Gravois Park glommed around the Cherokee corridor.
TGS particularly seems to have steady rehab activity throughout the neighbourhood - and its a pretty big 'hood.
^ re TGS, I'm looking at the sales records for 3900 Hartford.... it's the corner house right across from Gustine Market.
sold in '89 for $40,000
sold in '13 for $40,000
rehabbed and sold in '14 for $330,000!
The house next to that was recently picked up in foreclosure and is also undergoing an extensive and seemingly nice-looking rehab.
sold in '89 for $40,000
sold in '13 for $40,000
rehabbed and sold in '14 for $330,000!
The house next to that was recently picked up in foreclosure and is also undergoing an extensive and seemingly nice-looking rehab.