Swamplot Archives by Tag: 77023

Thursday, October 29, 2009

East End Dreams: Living Hope in Action at the Corner of 75th and Lawndale

East End blogger Dana Jennings was eager to see what the owners of what was once the Avalon Theater at the corner of Lawndale and 75th St. — just east of the Forest Park Cemetery — had in mind for the property. From last month:

It’s most recent use was as a church. Usually alot of traffic, both foot and vehicular, was seen on Sundays. They’ve moved to a more hopeful location about 2 years ago.

I always thought this would be remodeled into apartment homes. It’s right across the street from La Michocana Meat Market and Grocery, the 99 Cent store, CVS pharmacy, fast food and the Washateria. The bus line runs along Lawndale. It’s a lively corner, active, but again, and I know I’m repeating myself, it’s not threatening. In other obvious words, it would make a great place for new apartments.

The building, still labeled “Living Hope Church,” was demolished September 4th. So what’s the latest on the property?

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Monday, October 12, 2009

Swamplot Price Adjuster: By the Wayside

The Swamplot Price Adjuster needs your nominations! Found a property you think is poorly priced? Send an email to Swamplot, and be sure to include a link to the listing or photos. Tell us about the property, and explain why you think it deserves a price adjustment. Then tell us what you think a better price would be. Unless requested otherwise, all submissions to the Swamplot Price Adjuster will be kept anonymous.

Location: 6601 N. Park Ln., Idylwood
Details: 3-5 bedrooms, 1 1/2 baths; 2,914 sq. ft. on a 5,750-sq.-ft. lot
Price: $320,000
History: Listed since late May. Price cut $5K in late June.

The reader who’s nominating this property has a few gripes:

First, $320,000 for a house that corners on Wayside? Idylwood is great, but the houses cornering right on Wayside have to deal with the truck and general traffic noise & have to be discounted to sell. I don’t care if you dip it in gold, you aren’t get three-anything for something cornering on Wayside. . . .

The backyard is all concrete with a token deck and some sort of garage apt. You can’t rent those out in Idylwood, so it would have to be for a relative or a guest house. Your guests would really sleep well with those big trucks rumbling right by you.

And then, from a longer set of complaints about how the listing reads:

I can deal with a few typos & such, but some of it is just damn confusing. “Here’s you (sic) NEWLY updated HOME” I guess special emphasis needed to be placed on HOME in all caps so no one would think that being on such a busy corner might make it eligible for commercial? It goes on to describe “w/a converted or not garage w/apt/living quarters for guest/family…” Um, what? . . .

She sums it up with “reminds me of the old Heights area in Houston.” I’m glad she quantified that with the Heights area that is in Houston, we might have confused it with some other Heights. Of course the confusion is natural when a flat area of late 19th century and WWI era, mostly wood frame homes on flat terrain reminds you of a late 30’s & WWII era mostly brick homes on slightly hilly terrain. Yes, well, anything over 30 years starts to look alike I suppose.

So . . . any better numbers for this place?

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Wednesday, August 19, 2009

From Show House to Wet House to No House: Saying Goodbye the MacGregor Way

The 2-story 1939 brick home at 1504 N. MacGregor Way, on the banks of Brays Bayou in Idylwood, has completed the Swamplot trifecta. In July of last year the home made its first appearance, as the subject of a Neighborhood Guessing Game (answer revealed here). In September, after the pre-Hurricane Ike storm surge brought about 2 feet of water in for an extensive tour of the first floor, the home was featured again: an after-Ike-cleanup poster house, still on the market for $359,000.

And then, this morning, a third and likely final showing on Swamplot: in our Daily Demolition Report.

A quick look back at the home’s better (and not-so-much better) days:

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Friday, June 26, 2009

Comment of the Day: Idylwood Appraisal Case Closed

   

“All of you people are batsh!t crazy if you think you can get a house like that in Idylwood for the low $200’s. If houses LESS than 1300 sq ft have been selling for just under $200,000 or $145 to $150+ a foot. Do the math. 500 more sq ft, a second bath that not all of the other sales had and more upgrades for only $10,000 or so more? . . . This house has closed. It sold for $242,000 as well it should.” [Robert, commenting on Idling in Idylwood: Where’s a Friendly Appraiser When You Need One?]

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Thursday, June 18, 2009

Idling in Idylwood: Where’s a Friendly Appraiser When You Need One?



The Chronicle’s Nancy
Sarnoff says low appraisals are becoming the “newest threat” to Houston’s housing market. Her example? The story of the redone bungalow at 6707 Fairfield St. in Idylwood, where the sellers accepted a full-price offer less than a week after the property was listed.

But the appraisal on the 1,780-square-foot home came in at just $206,000. The buyer couldn’t come up with enough cash to make up the difference and [co-owner Derrick] DeCristofaro wasn’t willing to drop the price, so the deal fell through.

Why can’t the appraiser buy that $242,900 asking price?

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Friday, June 5, 2009

Attack of the Killer Tomatoes

   

Verdant, fertile Idylwood, where the crops come in like weeds: Tomato season started early at my house in the East End of Houston this year. It crept in on stealthy little bird feet, thanks to a volunteer plant that chose to sprout next to my veteran Tabasco bush. I was thrilled when I spotted the familiar tomato foliage–as excited as if someone had sent me an unexpected birthday present. The plant soon climbed into sprawly, indeterminate territory, and when a spiral stake proved inadequate to contain it, I just stuck a busted-out old tomato cage nearby. Martha Stewart would not have approved. When the yellow flowers set fruit, I surmised I’d be harvesting cherry tomatoes. Still, it was a surprise when–a little over two weeks ago–I realized the tiny yellow globes were not going to get any larger or any redder. They were the size of gooseberries, ripened to a clear, sunny gold, and they were ready. Each popped with spurt of tart juice and a vegetal aftertaste that seemed to roughen my tongue. At the moment, I was convinced they were the best tomatoes I had ever tasted.” [Cook's Tour]

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Thursday, April 16, 2009

That House in Riverview Everybody’s Watching

Ever wonder what’s really going on in some of the houses listed for sale on MLS? Sure you do. In real estate, everyone’s a voyeur.

The trick for agents, now that so many houses are just sitting there — is finding a way to appeal to that urge to look.

Swamplot’s been keeping this house in Riverview under surveillance. It’s just south of the Gulf Freeway and Telephone Rd., not too far from the Orange Show. It has 2 or 3 bedrooms, 1 1/2 baths, and dates from 1945.

What’s the story here?

C’mon, wouldn’t you like to . . . peek around the house a bit for yourself?

Oh, yeah. You know you want to . . .

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Tuesday, April 14, 2009

A “Deep Renovation” Gone Wrong

   

A building collapse this afternoon killed at least one worker and seriously injured 2 others at Brays Crossing, a 6-building, low-cost apartment project being fashioned from the former HouTex Inn on I-45 just north of Griggs Road, near Forest Park Cemetery. “The two-story building collapsed as construction workers were replacing joists and the structure began to shift, said Richard Cole, chief of the fire department’s rescue team. The original building was a wooden frame building and had no steel beams for the support needed, he said. . . . New Hope Housing, the city’s partner on the 149-room apartment complex, bought the inn and hired Camden Builders to rehab it beginning in January. When it’s finished, small, single room occupancy apartments will be rented to the newly homeless, said Richard Celli, the city’s director of housing and community development.” [Houston Chronicle; schematic diagram (PDF)]

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Friday, January 30, 2009

Spur 5 Hop: The University of Houston Grows East

The University of Houston has been given the go-ahead by the system’s Board of Regents to negotiate the purchase of the University Business Park, the 69-acre former Schlumberger Technologies corporate headquarters complex that faces I-45 South, just east of UH’s central campus.

The university currently leases 150,000 square feet in the business park, for offices “and other uses.” The new campus extension would be used for academic and research programs, administrative offices, storage, “industry partnerships,” and other functions. And it comes with 30 acres of vacant land.

UH has already completed the purchase of an adjacent 5-acre site, for about $2.5 million:

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Thursday, September 18, 2008

From the Overflowing Banks of Brays Bayou

Neighborhood Guessing Game 16: 1504 N. MacGregor Way, Idylwood, Houston

Remember this house from July, featured as the subject of our weekly Neighborhood Guessing Game? Yeah, the one with the wacky carpet in the garage apartment. On the corner of N. Macgregor and Wildwood Way, on the left bank of Brays Bayou in lowest Idylwood.

Well, the pre-Hurricane-Ike storm surge brought it some problems. Sad photos below:

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Wednesday, September 10, 2008

Abortion and Real Estate Protests

Changes are coming to that stair-stepped, slit-windowed office building on the south side of the Gulf Freeway just south of Lockwood and Elgin, recently vacated by Sterling Bank. It will soon have a whole lot more glass — and become Planned Parenthood’s local administrative headquarters:

Peter Durkin, president of Planned Parenthood of Houston and Southeast Texas, said the new building will be big: six stories and 75,000 square feet. He described the claim that the building will be the largest center of late-term abortions in the Western Hemisphere as “nonsense.”

Only one of the six floors will be for clinical space, he said. Most of the building, he said, will be used for administration and family planning.

Renovations on the former Sterling Bank building on the Gulf Freeway near the University of Houston will begin in November, and Planned Parenthood likely will relocate in early 2010.

A “conceptual drawing” of the renovated building . . . after the jump:

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Tuesday, July 22, 2008

Where To Put Magnolia Glen

   

If the city will cough up $4 million, developers will turn a former temporary UH dorm next to Fingers furniture on the north side of the Gulf Freeway into a 220-unit housing project for Houstonians who are currently homeless. Mayor White supports the Magnolia Glen project, but district councilman James Rodriguez and some residents of nearby Eastwood don’t like the location. “Former Councilman Gordon Quan, a member of the blue-ribbon commission, said . . . money helps determine where sites can be found. ‘People say, “Why don’t you put this in River Oaks or Memorial?” We couldn’t afford the land in River Oaks. But we are cognizant that these need to be spread around,’ he said.” [Houston Chronicle]

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Thursday, July 17, 2008

Neighborhood Guessing Game Over: By the Bayou

Neighborhood Guessing Game 16: Foyer

More new players in this week’s Neighborhood Guessing Game . . . but more old guesses, too!

Three of the 4 Montrose guesses were nicely specific: We had Montrose north of Alabama and west of Montrose Blvd., “the northwestern corner of Montrose, east of Shepherd around West Dallas,” and “either off Hawthorne or above Westheimer between Dunlavy and Montrose.” Two of you guessed the Heights, with a third player specifying the “Shepherd/Durham side” of the neighborhood. There was another vote for Woodland Heights.

Six guesses clumped together: Boulevard Oaks, Edgemont, Greenbriar, Southampton, Southgate, off Bissonnet east of Kirby. We had individual guesses of Garden Oaks, River Oaks, “the area around Braeswood and Buffalo Speedway,” and Bunker Hill. Also, single votes for the generic “Eastside,” “around the Medical Center off 288,” Eastwood, Idylwood, Sienna Plantation, Sugarland, Friendswood, Pearland, and Village Grove in Pasadena.

The winner is . . . first-time guesser Chris, who strolled right into the correct neighborhood:

Nicely remodeled…has a 20’s or 30’s style, though I cannot tell if it is designed that way or authentic. Looks like they use every inch for living or storage, which means it *is* probably genuinely old–still, I am not sure of the actual size as the wide-angle lens throws me off. Still, the look is reminiscient of Eastwood’s finer homes, or perhaps Idylwood.

. . . but then kept on going:

Or maybe off Greenbriar around Rice. Now I’m confusing myself.

Come on back to the East Side, Chris!

Another first-time player, Brian, clearly deserves an honorable mention for making these sharp calls:

It looks like the dropped ceilings along the edge of the kitchen were done for the sole purpose of adding air conditioning after construction. The vegetation appears too close, too big, too lush to be new construction. The roof line on the second floor seems more shingle style than victorian, so I doubt the Heights.

After the jump: on the Live Bodies side of Brays Bayou. Plus . . . it’s been snagged!

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Thursday, April 10, 2008

More Repair Work for Vo

Courtyard Apartments, 950 Villa de Matel, Houston

Chronicle reporter Matt Stiles has found two more properties owned by State Rep. Hubert Vo: The Northpoint Apartments, at 74 Lyerly St., just north of the Northpoint Mall; and the Capewood Apartments, at 4335 Aldine Mail Rd., outside city limits.

And, uh, they’re not in great shape:

Tomasa Compean, 58, has lived for 18 years in her one-bedroom unit, where she pays $450 a month and has never received new carpet or paint. White powder bug poison outlines her baseboards, and a leaky faucet has left a large patch of rust and mildew in her tub, which apartment officials have covered only with paint.

“There are a lot of defects in the apartment,” said Compean, speaking in Spanish. She also complained about a lack of security at the complex. “The worst things are the roaches and mice. That’s just too much.”

Carmen Aguilar, whose two-bedroom apartment faces a dusty courtyard next to a swimming pool filled with opaque green water, pointed to a buckled wall and a large, moldy hole above her bathtub.

The Chronicle also found other potential violations at the complex, including an entry gate bent to a 45-degree angle, discarded furniture, masonry damage and busted breezeway lights. Workers could be seen Wednesday making some repairs, a day after the Chronicle asked the city about the property. . . .

Among other potential city violations at three complexes were overflowing Dumpsters, damaged parking lots and an algae-filled swimming pool — all conditions that could prompt criminal fines.

Vo, who has owned the properties for years, took blame for the problems Wednesday, saying he had not done enough to ensure the complexes were maintained. He said he would improve the conditions, pledging personal inspections of individual units, cooperation with city officials and outreach to residents to encourage them to report concerns.

One thing that will help: Vo is apparently a quick study with repair estimates. A year ago, Houston Press reporter Ruth Samuelson spoke to him at Thai Xuan Village near Glenwood Valley, just north of Hobby Airport, after it was threatened with demolition. Mayor White had asked Vo to serve as a liaison between residents of the complex and the mayor’s office:

. . . Vo thinks the community can’t tackle this project; it’s far too big. Vo, who owns several apartment complexes, says he walked the perimeter of Thai Xuan Village when he was there mid-March.

“I believe the structure could be okay, maybe some railings need to be fixed,” he says. “But the face-lift of the property needs to be done.” After a quick examination, he said the project would cost well over $100,000.

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Thursday, April 3, 2008

Hubert Vo’s East End Complex: For Sale!

Courtyard Apartments, 950 Villa de Matel, Houston

A resident of nearby Simms Woods sends us photos of an apartment complex off Wayside Dr. that’s received a number of citations recently . . . but not the good kind:

The citations to the Courtyard Apartments on Villa de Matel allege eight structural and electrical problems, including rotting wood, missing balcony railings, loose boards and broken windows, city officials said. . . .

Tenant Victoria Vargas said that when she moved in a year ago, the management refused to replace the tattered mini-blinds, outdated appliances and worn carpet.

Now, she said in Spanish, she also must contend with leaky ceilings, rats and high energy bills for her $400-a-month unit.

State Rep. Hubert Vo has owned the 241-unit complex at 950 Villa de Matel through a company called Newlink Investment since July of 2002, according to HCAD records.

The mess — and the neglect apparently visited on his tenants, who are clearly not in his district — doesn’t look healthy for Mr. Vo, a Democrat who’s running for re-election this year. But maybe someone can help him out!

A commenter on the Chronicle’s Houston Politics blog passes on a report that Vo bought the Courtyard Apartments for $2.8 million, and notes that they are now available for sale . . . for just $20,332 a unit! That’s only $4.9 million for 7.6 acres of juicy East End Inner Loop property! From the listing brochure:

This property affords a buyer good upside potential thru a moderate/heavy rehab. This community is constructed in a classic garden style design and was built in 1972.

After the jump: more pix of this prime real estate, just steps away from the Gus Wortham Golf Course and ripe for that moderate/heavy rehab! Plus: more Vo East End apartment holdings!

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