Word is getting out. The Cottage District is in. Bound by Connecticut Street, and Richmond, Porter, and Prospect avenues northwest of Kleinhans Music Hall, the neighborhood used to be considered "off-limits" by many property buyers.
Despite the recent downturn in the residential real estate market, investment in the neighborhood has thus far remained steady. The draw? Good value. The area has also benefited by grassroots efforts to revitalize the West Side.
The Cottage District Neighborhood Association was formed in 2005 to help build a better community. The philosophy of the group was to first focus on crime prevention in order to improve conditions in the neighborhood.
The neighborhood has strengthened around 16th Street, which has a strong block club, and Little Summer Street, one of the stars of Garden Walk.
The number of problem properties has shrunken significantly. Recent buyers have been a mix of owner-occupants and investors. There has been a migration of homebuyers that have been priced out of other neighborhoods.
"Prices in the traditional Elmwood Village have risen to the point that many savvy buyers see more value in the up-and-coming pocket areas, particularly if the home needs serious updates," says realtor Joe Saccone of MJ Peterson Real Estate. "The homes are generally smaller and therefore less expensive to rehab and are better suited to singles or young couples than many of the larger homes in the Elmwood Village."
"People are genuinely surprised at the 'feel' of streets like Union Place and Little Summer," adds Saccone. "Ketchum Place and the first block of 16th Street are a pleasure to walk."
"This is a neighborhood buyers can still get in affordably," says Richard Potwora, Executive Director of the Cottage District Neighborhood Association. "You get a charming home for not a lot of money."
Potwora moved to the corner of York and Summer four years ago. In that time, he has seen the neighborhood strengthen. "Owners are doing more to their houses and you can see the neighborhood has gotten a lot better.
Investors have noticed.
Palatial Properties purchased two long-time problem properties on York near 16th Street. The investment group is rehabbing the run-down structures and re-selling them. "They've changed the look of the corner," says Potwora. In this case, "flipping" is good for the neighborhood.
The 12-unit apartment building at the corner of York and Summer was purchased by Nickel City Properties in early January. Known in the neighborhood as "The Dairy" building, it has been a sore spot in recent years with suspected illegal activity. "I have talked with the new owners who plan to fix up the property including façade changes," says Potwora. "We have high hopes for the building."
Additional change is coming. Savarino Cos. is planning twelve apartments at the White's Livery site at 428 Jersey Street. The $3.4 million project is a victory for neighborhood residents who stepped in to stop an emergency demolition by the City after bricks started cascading from the neglected property last year. Work on the project which will incorporate the front and rear facades and distinctive tower of the circa-1889 structure is expected to be underway this spring.
Potwora is encouraged that the Livery site will be reused and was not surprised the neighborhood took an active role in finding an alternative to complete demolition of the property. "It has been a rich historic part of the neighborhood. We didn't want to see it go."
After some delay, Jason Moore, working with partners Chris Goffredo and Aubrey Balcom, are working on converting the three-story building at the northeast corner of York and Union Place into three, two-bedroom condominiums.
Says Potwora, "Some in the neighborhood have been here for a long time and are excited to see the changes."
So what's the key to success? It starts with people who care. "We have a core of people that took pride in their home. It spreads from there," says Potwora. "Having property owners who care encourages others to buy into the neighborhood. Investment attracts investment."
"Neighborhood improvement doesn't magically happen. Residents need to get involved and look out for their community. We have a good dozen people that devote a lot of time nurturing and caring for the neighborhood. We support each other when problems arise and work as a community with the City to solve them."
The Cottage District organized an inaugural festival of lights over the holidays. "The purpose was to showcase a neighborhood on the upswing," says Potwora. He kicked-off the event using $500 of his own money for posters, signs and printing. A friend donated $1000 for prizes. For the first year, Richard was pleased with the number of properties that participated. "It builds upon the community pride shown during the Garden Walk," he says.
As the neighborhood strengthens, Potwora foresees nearby Connecticut Street improving as well. "It's a matter of time before it comes back. There's potential there that needs to be tapped into."
"All of these things are changing the neighborhood," says Potwora. "It's exciting."
Photos by Stephen Gabris, INGPHOTOGRAPHY
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Great neighborhood - impressive houses and people.