urbanSTL

dweebe wrote:Trying to figure out these two listings in Benton Park.

These have been for sale for a looooooong time.



The exterior is rather spectactularly ugly.

How is Benton Park doing?



Benton Park says, "'Sallright. How youse doin'?"

How the funk do buildings like this get approved?







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Crikey! That makes the crappy infill in my neighborhood look pretty damn good.



Unfortunately, there's more schlock being built like this all across the city. To me it proves the need for citywide architectural review, but I don't see an impetus to get something like this done among our elected officials. So sadly, the bastardization of Saint Louis' wonderful and unique built environment continues.

DeBaliviere wrote:How the funk do buildings like this get approved?

It happens because the neighborhood's just don't have the man power to supervise what these idjit builders propose. The bad part is it effects all of us when the bank is the final holder of these properties as the builder is long gone with just a lot of wasted time on his hands.



Heck even a lot of the stuff that goes through Cultural Resources is pretty questionable.



We need a department of aesthetics that can just tell an architect and builder to go pound sand when they propose junk.



Lastly, I thought the Firehouse lofts were a pretty cool idea. Given their relative simplicity they should have been priced pretty aggressively however. That guy messed something up with the sewer in that they had to go back and rework quite of bit of that project. Sounds like a great time for bargain hunting.

DeBaliviere wrote:How the funk do buildings like this get approved?







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Both of these jewels were begun prior to the final adoption of the Benton Park Historic District code. Even before the new code, Ald Ortmann (9th ward) typically marched developers through the BP Housing Corp review process any time real estate tax abatement, variances or conditional use permits are applied for. Unfortunately, these buildings are located in the 7th ward portion of Benton Park, governed by Phyllis Young. Ald Young apparently finds little value in having projects like these reviewed by the neighborhood housing corporation. The consequential results springing from her methods are insulting in more than one way. That is unless they were built without any tax abatements, variances or conditional use permits. If that was the case, then they were permitted by application of the normal building code only.

Those houses are across from the Falstaff brewhouse. I think it's Lemp.



The first is obviously all new, but you should have seen the second of those houses before they rehabbed it. I know there is angst about the siding in front, but it looked much worse before. I reckon it used to be a storefront.



If this was done after the historic preservation bill passed, and it already had ugly siding on it, would the rehabber have had to tear all that out and put in bricks that wouldn't match?

^Grandfathered in.

presumably it was a commercial space at one time, therefore i don t know that just putting brick in would be accurate either. a storefront restoration might have been the solution. in any case i think the greater issue is the cruddy new construction next door. they might increase the chance of a sale if they go ahead and put in the white rock flower beds and a plaster burro.

if you target is tacky you might as well give them what they want.

Benton Park has a lot of great restrauants and bars. I was actually under contract on a house on Lemp, but it fell through. I was lucky to find a place in Fox Park that I loved, but my next choice would have been Benton Park.

Ok, I stopped by an opn house in Benton Park on Sunday and it was a nice 3 BR / 2.5 recent rehab and it's listed at $219,900. Great price, I thought. IT was a 3 story side entry brick house.



Gee, can I remember the street now, I think--Misouri? About a block from the park.



The finishes looked nice (hardwood, ceramic,. Don't remember kitchen countertops since I think granite is overrated and I don't care about it.)

And it appeared to be a gut rehab. I don't mean that is was a brand new rehab but it was recent.





This house just struck me as very nice for the price. Usually I think things are over priced.

Fell hard for a house in BP on Lemp near the Venice Cafe. My conservative Holly Hills/Boulevard Heights/SoHa nature makes me very cautious and consevative when it comes to living in BP, TGE etc. I love the neighborhoods and am willing to bet on the potential. But it's kinda scary to buy a $200K house that is a few doors down from a delapidated, abandoned property and empty lots. However, around the block is a $500K home. Any thoughts from BP insiders?

Wow, a couple of real stinkers. I don't think they would even come close to being acceptable in New Town St. Charles.



Good examples of the tough lessons to learn for alderpersons on how to grow value in real estate.



But even with historic codes, we have to fight many battles in Soulard with people who just don't "get it". Some are just happy with the status quo, others have a vision for the market over a 10-20 year period, and a small group think there shouldn't be any housing or historic code whatsoever.

stlmark wrote:Fell hard for a house in BP on Lemp near the Venice Cafe. My conservative Holly Hills/Boulevard Heights/SoHa nature makes me very cautious and consevative when it comes to living in BP, TGE etc. I love the neighborhoods and am willing to bet on the potential. But it's kinda scary to buy a $200K house that is a few doors down from a delapidated, abandoned property and empty lots. However, around the block is a $500K home. Any thoughts from BP insiders?

I live down the block and the neighborhood is going strong. Prices are down only slightly and things are selling pretty quick. Most vacant structures are on the market or being rehabbed. Do it!

I've got a house near the Venice Cafe. A house on Lemp would be in what I consdier the sweet spot of Benton Park.



I am amazed at how much development activity is STILL going on in Benton Park, despite the housing downturn. While there are rather a lot of "for sale" signs, there is still renovation going on. Still, a lot needs done in BP.



But I'd move there in a second, I would just make sure that you aren't paying Soulard or Lafayette Square prices. And there are not many $500,000 houses in Benton Park, at least, there aren't many that SELL at that price (asking price is a different matter.)

stlmark wrote:Fell hard for a house in BP on Lemp near the Venice Cafe. My conservative Holly Hills/Boulevard Heights/SoHa nature makes me very cautious and consevative when it comes to living in BP, TGE etc. I love the neighborhoods and am willing to bet on the potential. But it's kinda scary to buy a $200K house that is a few doors down from a delapidated, abandoned property and empty lots. However, around the block is a $500K home. Any thoughts from BP insiders?

I think $200k is right on the mark for a well done rehab. That is what the market will support and you haven't over committed. While those projects done above that price are nice, its tough to get that cash out when your ready to split. I say GO! Benton Park is a neat funky nabe in a great location.