Only in Buffalo
There were two stories on BRO yesterday about neighborhoods on their way up - Linwood Avenue and the Kleinhans Community (two of my favorites). In response to both stories a commenter (Spandrel) asked about seeing more affordable houses outside the 14222 area. Buffalo is loaded with amazing houses at unbelievably low prices - I believe we are still the most affordable in the nation, although as our secret is getting out that is changing pretty rapidly. In the mean time - we still have hidden gems everywhere.
The house pictured here (211 14th street) is an excellent example. A few members of the West Side Community Collaborative (WSCC) recently pooled their efforts to purchase and rehab this property. It was purchased for $10,000 and, due to all the volunteer labor, we are reselling it within the next couple of weeks for only $13,000 - sorry folks we already have a buyer. The goal of this project was to pick up an inexpensive problem property in a highly visible area, restore it to make a positive neighborhood statement, then resell it at cost to a first-time homeowner to help stabilize the block (market value on this one post-restoration is probably closer to $30,000). This is part of the WSCC's nationally recognized block by block process. An amazing little house like this, in a fast rising neighborhood, for only $10,000 - only in Buffalo.....
This property is located on the corner of 14th and Connecticut, right around the corner from the new restaurant being opened by Mark Supples (of Jimmy Mac and Mothers fame), is only a half block from Connecticut street townhouses selling for between $75,000 and $80,000 (which were selling for around $25,000 just a couple of years ago), across the street from one of Connecticut Street's many beautiful community gardens, and is only two blocks from 16th Street (the heart of the Garden Walk garden district). It's also a half block from the Greater Buffalo Savings Bank new-build, and just a few blocks from the $11 Million D'Youville dorms. [See previous posts on the Connecticut Street neighborhood below].
Although this one has already been sold (it only took a week and a half), there are several more in this neighborhood that are still available - many of them aren't even on the open market yet. Over the next few weeks we'll take Spandrel's advice and post some "cheap, cool, house of the week" stuff. I'll help with some of the West Side area - I hope others will provide similar insights into Buffalo's other amazing neighborhoods.
Drop me a line at hgarrett@adelphia.net if you can't wait for the future posts to get in on some of the West Side bargains - but we're really looking to fill these houses with homeowners so no investors please unless your plan is to fix them up and resell to a homeowner. The WSCC will also continue picking them up ourselves and rehabbing them at no profit for some of the amazing low-income renters in the area - so in the very near future you can expect a wonderful economically diverse neighborhood full of homeowners.
And you can contact me at the same email if you want to help with the WSCC's efforts (crime abatement, greening, youth, diversity, housing, economic development, etc.).
Links to other Buffalo Rising articles about this neighborhood:
-Harvey
Kudos to Harvey Garrett, the WSCC, WSHS, and all the volunteers that helped with this initial project. We are making the West Side better every day, together. Look forward to participating in the next house project.
This is what its all about! To everyone involved Hats off to you! Terrific job!
Revitalizing Buffalo one house/block/neighborhood at a time. Then linking the dots to create a vibrant, prosperous city. Harvey, this is spectacular.
Let's document the process and tell the world how it's done. No kidding...
and you actually end up with an occupied building that is unique and contributes
We end up with an attractive corner property that was formerly pretty ugly (as you can see from the photos), new homeowners, and the beginnings of momentum on a block that really needed it.
The new owner's son in law owns a nice rental property next dooor and one forther down the street - they will be able to watch those properties for us now. It's like getting three for one - we are very happy.
It also didn't cost us anything (other than our time) because we will recoup our investment on resale. We are already looking forward to the next one.
Harvey
Unbelievable !! The contrast between the before and after shots is just amazing. Surely, the removal of the chain-link fence was the crowning touch (although, do I see a little remaining piece in the front gate ?). This project really illustrates what can be accomplished when one has the vision to see beyond the 'what is' to the 'what could be'.
People are always shocked at how decent the clapboards and shingles are underneath cement board and asphalt siding. It was usually added, not to hide problems with the existing siding, but to make the house look more modern. Removing it is always rewarding.
As for the gate, we are hoping to build a custom gate to match the picket fence but haven't gotten to it yet. We went a little overboard on the paint stipping and carpentry on the front to really show off the details and the workable weather is slipping away from us. We still have some carpentry to do over the front door and on the corner trim.
Harvey
I, for one, plan to team with a certain Minnesota-based Buffalo "activist" to expose the fact that the south side of said house appears to not have two complete coats of new paint.
Oh the horror.
You mean it wasn't cheaper to demolish and build new? blasphemy!!! How are we ever going to have real modern progress with people like you.... all so disappointing.
ok on a more serious note, since this was a zero sum gain, what are your opinions about doing this at a larger scale, vamping up the volunteer effort, perhaps work with other ground like Habitat for Humanity, high schools or even construction trade training programs. I don't see why we can't, with a little elbow grease and time, start to change whole neighborhoods and not just a building here and there.
Let me know if you want help. The semester is over, I would love to volunteer.
I notice that this house at one time had a wide front porch with a roof. Some day perhaps the new owners will have the urge to rebuild it
Good uplifting news on an otherwise sad day - David Torke is shuttering up his blog "Fix Buffalo" and "WHLD" is off the air. As the saying goes, win some lose some. C'est la vie.
Its amazing how beautiful the houses are once the abestos/asphalt siding is removed.
The exterior of this house for $13k puts to shame the vinyl sided crap people are paying $300K for out in OP and Clarence.
After seeing this, how can anyone promote demo/vinyl new build over rehabbing authentic homes?
SImple MJ - "Vinyl is Final". "Maintenance Free"! Never have to get off your kiester and paint again. Of course you can never change the look of your house, but what the heck.
Vinyl isn't as care free as people like to think. it gets dirty, blows off in the wind and becomes a home for insects that like to get out of the wind and rain and since, by design, it can't be property sealed you are allowing them to just walk in and make a home.
My old neighbor had a whole chunk of his vinyl siding blow off in the wind every other year for at least the 10 years. Painting does require more maintenance than vinyl but in the end you get a nicer looking more detailed home plus some good exercise to boot.
Beautiful, beautiful, beautiful. I see an inspiring book in this somewhere--before and afters, the rebirth of neighborhoods--and not just for a local audience.
whoa… hold on a sec… David Torke is shutting down Fix Buffalo? How very sad. Hope he's not giving up his efforts in his neighborhood, just taking a brak from posting them. I don't know you David but, think you are quite admirable. Best of luck.
Harvey,
Imagine what you could do if instead of the city spending $20,000 to tear down a house like this and then another $150,000 to build a plastic replacement house they gave you the $170,000 to do projects like this and then offered subsidized mortgages to bring in new owners.
I *LOVE* this little house! Here's a big pat on the back to everyone involved! Let's see another Cool Cheap house, one that's really for sale.
Just an aside, Steel, I am a huge porch fan, don't get me wrong, but few of these wonderful little cottages were built with them. It may have been a later addition during flush times. I have a relative with a house of similar vintage, scale, and appearance, and it has no porch.
I think Spandrel is right on about the porch on this one. The original part of the house (front half) is a plank-style Italianate with a pier (crawl-space) foundation built just after the Civil War.
The back part of the house was added along with a basement in the back and a new full length roof, and the porch right around the turn of the century. In fact the two first floor windows in the front used to have the same peaks as the second floor window - they were chopped off when the porch was added (you can see the ghosts behind the siding).
There are a few other similar houses on the street that still have their porches - and they do look great - but it looks to me like they aren't original to the structures. Old-house archiology - good stuff.
Harvey
Oh, and yes Spandrel - I'll get a few houses that are for sale posted in the next couple of days.
Harvey
I can't believe this is the same house, and in fact wouldn't have recognized it without the 'before' picture. Incredible work and an incredible example for others to follow.
Wonderful job! Keep up the good work...Can't wait to see more inspiration. Harvey, anyone scoop up the gem on Essex yet? The house that is set back off of the street?
Yes, the set back house on Essex just sold for around $80,000 - so did one on the corner of Essex and Mass. Another one sold for almost $70,000 a couple of years ago - and neighbors that were planning on selling are putting all kinds of money in their properties on Essex now.
We went from having several vacant properties on the street and houses selling for $2,000 a ferw years ago to $80,000 sales and a waiting list of people wanting to move on the street. Good things starting to happen on Chenango now to. All the work on Rhode Island is really starting to pay off as well.
We are well on our way.
Harvey
Bravo to you Harvey and to all who worked so hard on this.
I canot wait to get to Buffalo (around March?) to get involved with such soul affirming, REAL change.
Hopefully there will still be an afforable house for me to purchase?!
:)
This is preservation from the ground up! It's a win for the new homeowners, a win for the neighborhood, and a win for the city tax base.
BIA Mod is right on,
The neighbors wouldn't have thought twice about seeing this property come down before we spent a mere $1,000 fixing up the outside (paint, some clapboard, new window for the second floor, fencing, etc.) - now they have become very attatched to it. And people outside the neighborhood will see more potential in the houses that haven't been restored yet.
We have a lot of houses like this accross the city that initially look awful on the outside but wouldn't take much to really shine. We need to get better at restoring these properties and smarter at how we spend llimited demo and new-build dollars.
This is absolutely preservation - residential and community based, grass roots, preservation.
Expect more - a lot more.
Harvey
Harvey-
I am in awe....
I cannot wait to get on board with you folks!
My grown son has decided to move to Buffalo as well (he's 25) so we will be looking to get deeply involved.
I am fairly handy and want to learn more...my husband has years of experience with building/handywork, etc. and my 25 and 16 year old sons are quite capable as well.
We are bringing a "tribe" to Buffalo and we are READY to rock and roll!