Great news for Old North, Firecracker Press expanding operations in Crown Square...
http://www.firecrackerpress.com/blog
http://www.firecrackerpress.com/blog
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New arts venue UrbArts coming to Crown Square:
http://www.westendword.com/Articles-Com ... z351JnAZpa
http://www.westendword.com/Articles-Com ... z351JnAZpa
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I been looking for a area to rehab a house in the city after collage would Old north or Hyde park be worth the effort? Not in a rush to decide yet.
Kind of hard to answer if it will be worth your effort. A lot depends on your goals, etc.Redbrickcity wrote:I been looking for a area to rehab a house in the city after collage would Old north or Hyde park be worth the effort? Not in a rush to decide yet.
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I wouldn't want to steer you away from any particular neighborhood. If you are serious about an area, any area, go there and spend some time there. Visit a store. Eat dinner. Take a stroll in early evening. If you are going to live there make sure you like the environment.
From a value analysis Old North and Hyde Park probably has one of the lower costs to enter. Houses are very affordable. It also probably has a lower ceiling, so that when you are done no matter how nice a job you do, your house most likely wouldn't appraise for multiple hundred's of thousands. That said neighborhoods change and if you have a sense of a rising tide the values can easily go up as the prices don't reflect the quality of the houses as much as the perception of the neighborhood. The people in ONSTL especially are doing great work rebuilding both the buildings, and reputation of their community.
If you are rehabbing to rent. Do a quality job, maintain the property, keep it clean and rent to reputable upstanding people. The people of any neighborhood deserve to have good neighbors to maintain and build their community.
If you are flipping, your margins could be thin, especially if you can't do it all yourself. And it's a risky game if you are doing it on credit, but without risk there's no reward. And even if they never live there, flippers contribute by saving buildings that would otherwise might not be. Good luck.
From a value analysis Old North and Hyde Park probably has one of the lower costs to enter. Houses are very affordable. It also probably has a lower ceiling, so that when you are done no matter how nice a job you do, your house most likely wouldn't appraise for multiple hundred's of thousands. That said neighborhoods change and if you have a sense of a rising tide the values can easily go up as the prices don't reflect the quality of the houses as much as the perception of the neighborhood. The people in ONSTL especially are doing great work rebuilding both the buildings, and reputation of their community.
If you are rehabbing to rent. Do a quality job, maintain the property, keep it clean and rent to reputable upstanding people. The people of any neighborhood deserve to have good neighbors to maintain and build their community.
If you are flipping, your margins could be thin, especially if you can't do it all yourself. And it's a risky game if you are doing it on credit, but without risk there's no reward. And even if they never live there, flippers contribute by saving buildings that would otherwise might not be. Good luck.
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I am not looking to make money in Old north or Hyde Park I just want to rehab house for me to live in. I would have no or little debt after collage so I want to use that Perk to invest into the city. I can deal with crime and long it is going down over the long term.
But anyway here is little cause in Old north http://onsl.org/index.php?title=buy-stuff
But anyway here is little cause in Old north http://onsl.org/index.php?title=buy-stuff
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^ Good to see the warehouse building mentioned with specific plans.... last I recall ONSL was kind of wanting to keep a lid on it. That's a decent sized building so it could be a nice number of units.
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There hasn't been a lot of talk about the JayMar building (as we refer to it), but the plans are sitting out in the open on top of my desk right now, so not specifically under wraps. There was a LIHTC application in Fall 2015 for 9% credits, but the project was not selected, which wasn't a shock considering the competition. a 4% application has been considered, but the consensus seems to be on a revised 9% application in Fall 2016. We'll see. STL North, LLC, of which Old North St. Louis Restoration Group is a partner is working with the St. Louis Equity Fund on the project. Plans are for 31 units plus shared studio and gallery space. All of the units would be artist focused. There is potential for some basement uses as well. The views in every direction are fantastic. Hopefully the building is deserving of it's own thread eventually.
One thing I do have to keep under wraps is the specific plans on a current proposal for the Mullanphy Emigrant Home. I can confirm that there are real plans, and it will be a great use if everything works out, but beyond that we're under an implied confidentiality agreement until the other party is ready to announce their plans.
Shameless plug- Old North St. Louis Restoration Group can't do any of it's community building activities without the generous support of people just like you- www.onsl.org/buy-stuff. All tax-deductible donations go directly into projects to improve Old North St. Louis.
Tying back into the actual subject of the thread. There are current negotiations for the last commercial space available in Crown Square for a restaurant in the Parks Building (2718-20 N 14th). Hopefully there will be some news to share there soon.
One thing I do have to keep under wraps is the specific plans on a current proposal for the Mullanphy Emigrant Home. I can confirm that there are real plans, and it will be a great use if everything works out, but beyond that we're under an implied confidentiality agreement until the other party is ready to announce their plans.
Shameless plug- Old North St. Louis Restoration Group can't do any of it's community building activities without the generous support of people just like you- www.onsl.org/buy-stuff. All tax-deductible donations go directly into projects to improve Old North St. Louis.
Tying back into the actual subject of the thread. There are current negotiations for the last commercial space available in Crown Square for a restaurant in the Parks Building (2718-20 N 14th). Hopefully there will be some news to share there soon.
Very cool renovation of an old warehouse into a young couple's home in Old North. Be sure to check out all of the pictures.
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http://www.stltoday.com/lifestyles/home ... 0c213.html
Also, check out next weekend's Old North Community & House tour:
https://www.eventbrite.com/e/old-north- ... 2428890685
http://www.stltoday.com/lifestyles/home ... 0c213.html
Also, check out next weekend's Old North Community & House tour:
https://www.eventbrite.com/e/old-north- ... 2428890685
News out of Old North has been pretty quiet lately. What’s the status of the restaurant that was supposed to open in Crown Square? And how about that warehouse building mentioned esrlier in this thread? MattnSTL- any updates?
The restaurant/market should open in the Parks building relatively soon. Took longer than expected to finish the buildout.
When ONSLRG lost staffing and then the state started messing around with the LIHTC program, plans for apartments in the JayMar building were scrapped. A charter school was looking at it for a while (lots of neighborhood opposition as it's a poor site for a school and there are already a Charter school and magnet school within 2 blocks), but that also fell through. Right now work has started to put a new roof on the building, do some structural repairs, and prepare the space for leasing. No telling what the next use could be, but it's raw loft type space. That could accommodate anything from artists to creative firms to traditional office tenants. We'll just have to wait and see. The three new houses that were built on Monroe last year have all sold. There are about 10 private renovation projects of various scopes in various stages of completion right now. Still plenty of buildings to renovate, but with the low hanging fruit gone it's going to take people with time, resources, and energy, or another bigger development with tax-credits and other subsidy that can take on a bunch of buildings at once.
Other than that, we're spending far too much time fighting off speculators. We're trying to get out ahead of it and proactively work with City agencies. SLDC is also proposing to issue a RFP for LRA land surrounding the NGA area. Something else we are no working with them on. There's always more to do.
The Annual Old North St. Louis House and Community Tour is coming up on May 12 if anyone is interested in getting an inside look at a bunch of unique houses In Old North and St. Louis Place, as well as the Griot and Vashon Museums. Tickets can be bought in advance at onsl.eventbrite.com
When ONSLRG lost staffing and then the state started messing around with the LIHTC program, plans for apartments in the JayMar building were scrapped. A charter school was looking at it for a while (lots of neighborhood opposition as it's a poor site for a school and there are already a Charter school and magnet school within 2 blocks), but that also fell through. Right now work has started to put a new roof on the building, do some structural repairs, and prepare the space for leasing. No telling what the next use could be, but it's raw loft type space. That could accommodate anything from artists to creative firms to traditional office tenants. We'll just have to wait and see. The three new houses that were built on Monroe last year have all sold. There are about 10 private renovation projects of various scopes in various stages of completion right now. Still plenty of buildings to renovate, but with the low hanging fruit gone it's going to take people with time, resources, and energy, or another bigger development with tax-credits and other subsidy that can take on a bunch of buildings at once.
Other than that, we're spending far too much time fighting off speculators. We're trying to get out ahead of it and proactively work with City agencies. SLDC is also proposing to issue a RFP for LRA land surrounding the NGA area. Something else we are no working with them on. There's always more to do.
The Annual Old North St. Louis House and Community Tour is coming up on May 12 if anyone is interested in getting an inside look at a bunch of unique houses In Old North and St. Louis Place, as well as the Griot and Vashon Museums. Tickets can be bought in advance at onsl.eventbrite.com
I should also mention that a food export business has moved their office to Crown Square. Not a foot traffic generator, but an interesting business that has made their storefront look nice. Soon to open will be a tattoo shop. That should generate foot traffic. There is also a letter of intent for the only commercial space that isn't currently leased for a fashion designer that is planning to relocate her business.
La Mancha Coffeehouse is also running a kickstarter to raise funds for their planned bakery next door to the cafe-
La Mancha Coffeehouse is also running a kickstarter to raise funds for their planned bakery next door to the cafe-
^Thanks for the updates! Glad to hear things are still moving along. ONSL may be short on funds, but they sure aren’t short on dedicated, engaged residents.
Some photos from the neighborhood today.
The Shipping Container House.
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14th Street - really wish we could get some Infill on the blocks South of Warren. Nothing huge but some new buildings would add to the neighborhood. I think demand is there is they are going to build new homes and continually renovate old buildings.
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Newer homes at 14th and Monroe.
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Sign advertising new NetZero homes at 14th and Monroe.
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The Shipping Container House.
14th Street - really wish we could get some Infill on the blocks South of Warren. Nothing huge but some new buildings would add to the neighborhood. I think demand is there is they are going to build new homes and continually renovate old buildings.
Newer homes at 14th and Monroe.
Sign advertising new NetZero homes at 14th and Monroe.
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^Nice shots and the area is generally looking better and better. But the name of the last housing project really takes me back to a strange place. NetZero was the name of my crumby dial-up internet back in the day. It was not a good experience. Anyway, other than that extremely small and personal detail, it looks great!
Haha, yes I had NetZero for a bit. I also had another program running which would kill their banner ad so I had a full screen for my browser and the experience wasn't too bad considering it was 1998. We transitioned to broadband the next year via DSL and never looked back to dial up.symphonicpoet wrote: ^Nice shots and the area is generally looking better and better. But the name of the last housing project really takes me back to a strange place. NetZero was the name of my crumby dial-up internet back in the day. It was not a good experience. Anyway, other than that extremely small and personal detail, it looks great!
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^NetZero was great back in the days when every hotel didn't have internet. I had an account specifically because I could use it to get online for free pretty much anywhere in the country.
Paul McKee owns both sides of N 14th directly south of Warren, so that spot is stuck as empty lots. Demand is there for residential, but costs generally exceed what can be financed.
Rex thankfully had nothing to do with the Chess Pocket Park.
The NetZero homes are courtesy of first time developers that don't know what they are doing, and don't have too much care to consider thoughts from neighbors. We'll see if it goes anywhere. I have my doubts as someone that has done both renovations and new construction in the neighborhood. He hasn't been able to give us any pricing for both construction costs and sales prices in more than one meeting. Also wants to use "innovative" foam brick and vinyl siding.
Rex thankfully had nothing to do with the Chess Pocket Park.
The NetZero homes are courtesy of first time developers that don't know what they are doing, and don't have too much care to consider thoughts from neighbors. We'll see if it goes anywhere. I have my doubts as someone that has done both renovations and new construction in the neighborhood. He hasn't been able to give us any pricing for both construction costs and sales prices in more than one meeting. Also wants to use "innovative" foam brick and vinyl siding.
$500k building permit application submitted for CONSTRUCT NEW 2-STORY BUILDING PER PLANS
What's this?
What's this?
I assume you are referring to 2500 N 14th? A doctor bought the land from LRA. She initially proposed a small container house and orchard. We said that's not a good use for that land. She came back with another proposal for a mixed-use building but without any actual designs and got an option on the land. I was unaware it was proceeding. Haven't seen any plans yet. I'll see what I can find out.
From last months LCRA meeting a small medical office with a 3 bedroom unit above - just like old-timey St. Louis.
This is the fine grain type of building that makes neighborhoods great, was surprised to see someone propose it
See page 25 - you internet sleuths can probably find a better rendering
https://www.stlouis-mo.gov/government/d ... utions.pdf
This is the fine grain type of building that makes neighborhoods great, was surprised to see someone propose it
See page 25 - you internet sleuths can probably find a better rendering
https://www.stlouis-mo.gov/government/d ... utions.pdf
The historic Ittner designed Webster School on North 11th has been purchased and will be turned into senior apartments. 45 two bedroom units and an adjacent 4 unit villa.
https://www.stltoday.com/business/local ... yhv3YGxt74
https://www.stltoday.com/business/local ... yhv3YGxt74