The St. Louis neighborhoods of Benton Park and Soulard are what most would consider a success story. Both have come a long way in the last 10 years, to become two of the area’s premier neighborhoods. Which is why the rotting husk of a building  at 1836 Gravois Avenue stands out so much. Tucked away in the very northeastern corner of Benton Park, next to Interstate 55 and the border of Soulard, this property is one of the biggest eyesores in the area.

Condemned and slated for demolition in 2006, the property was saved when the owners pulled permits for completely renovating the building. The general building permit alone was valued at $250,000 so the work was to be significant. Construction soon began, and although the architectural style was a bit nontraditional, it was good to see the investment in this prominent building. Unfortunately,  just after framing and drainage plumbing were completed construction stopped. Nothing has been done at the property since. What is worse, the was never properly secured and sealed, which has allowed water to continually leak through openings in the roof and whatever human or animal wanderers walk straight into the building via the unsecured rear door.

Tax records show that the property is owned by 1836 Gravois Properties LLC. According to the Missouri Secretary of State, this LLC is based out of 816 Geyer Ave., and is tied to the owners of Molly’s in Soulard. One would assume that they had planned on using 1836 Gravois as a restaurant or lounge prior to shutting down the project. Why they stopped or whether they intend on returning to the project is uncertain. What is certain is that the area will certainly be much better off when something new happens at the property. The status quo simply cannot continue.

The renovation of the former Loretto Academy at 3407 Lafayette Avenue in the St. Louis, Missouri neighborhood of The Gate District is finally wrapping up. Formally used as a school among many other uses, the building has been converted to housing for the local Dominican Friars, who have not have a local home of their own since 1981. The new facilities are called the St. Dominic Priory.

Most recently operated by Intercommunity Housing, the building was boarded up in early 2010 after that organization vacated the building. Now owned by the Dominican Friars, the building’s occupants include friars studying for the priesthood, priests, and brothers (friars not studying to be priests).  For more info, check out the St. Dominic Priory Building website. A great addition along Lafayette, which along with the townhomes at 3201 Lafayette, are really helping to improve the borders the Gate District. You can also see pics of the finished project as well as construction progress in the gallery below.

While St. Louis University continues to expand further north and south across the Midtown area of St. Louis, it seems that are also setting their sights on invading Downtown as well. Come August 2012, SLU Law School will be moving it’s 1,100 students, as well as associated faculty and staff, to 100 Tucker Boulevard. Donated by Joe Scott, of Scott Properties, the 2 million square foot commercial building will soon begin it’s transformation. There has been some doubt whether the 11-story property can be ready to house the entire law school by the 2012-13 school year, but for the moment, that remains the timetable.

via STLtoday.com

Just north of Interstate-64 in the Midtown neighborhood of St. Louis, sits the Council Tower Apartments. You probably don’t know the name, but if you frequently drive through the area you have most likely seen the building with the half-destroyed, brick mural on eastern side of the structure. The last piece in a $40 million historic renovation of this iconic piece of real estate, the property now home to 225 low-income senior apartments. Work is currently wrapping up on the structure with lighting to come soon.

via STLtoday.com

The recession of 2008 was certainly not kind to many areas of South St. Louis. Neighborhoods like Marine Villa and Gravois Park certainly have had their growing pains following the slide. But one of the best things they have going for them are the iconic old buildings that still stand tall throughout the area. Buildings like the 3-story mixed-use property at 3600 S Jefferson Ave. , which is on the border of both neighborhoods at the intersection of Miami Street.

While the building has suffered from a number of failed attempts to be renovated through the years, it is still an eye-catcher and seems salvageable. Unfortunately, neighboring business-anchor, Concordia Publishing, seems intent on tearing the building down to create a new green space for it’s employees. The need for such space is debatable, but the fact is that the company has a hearing with the Preservation Board on Monday, January 23rd, to seek approval for demolition. Hopefully this historic structure can still be saved, but we will know more this week.

For more on the current situation, check out this article regarding Concordia’s hearing. For a better look at the building’s exterior, take a look at the picture gallery below.

No street in the Shaw Neighborhood of St. Louis has the deck stacked against it quite like DeTonty. While some areas in the neighborhood need more work than others, none has to address the challenge of facing a highway. Unfortunately, DeTonty runs along the southern end of Interstate-44 for it’s entire length. Existing properties have largely been allowed to slip into disrepair, with plan after redevelopment  plan falling apart through the years. That may finally be changing though, with the now-completed renovation of 4100 DeTonty by developer Courtney McCray.

This historic 4 bed, 2.5 bath rehab home went under contract almost immediately after being put on the market for $205,000. And it is not even finished when it was listed. Considering this level of interest, the developer has been working on securing the currently-vacant neighboring lots owned by the St. Louis Land Reutilization Authority (LRA). In fact, they will actually soon be beginning construction on two new infill townhomes next door to 4100 DeTonty very soon. If demand is strong, we might soon see the entire 4100 block of Shaw finally getting developed.  For an exterior look of the finished product and construction progress at 4100 DeTonty, check out the image gallery below.

Few neglected buildings in South St. Louis have received more attention than the former Avalon Movie Theater at 4225 Kingshighway Boulevard. Opened in 1935 and closed in 1999, this 1000-seat movie theater has been home only to pigeons and decay since. Nestled on the northeast edge of the South Hampton neighborhood, many an urbanite and developer has dreamed of redoing the facility. And some may actually have been able to do it, if not for the stubborn owner who has had an over-inflated sense of it’s worth for years. Unfortunately, we will never know now because by the time you read this, the Avalon will have been torn down.

The property was actually listed on the St. Louis MLS for $1 million for the better part of the last two years. While the structure appeared to be in adequate shape, there is no doubt that price was too high considering the top-to-bottom renovation the 8,500 square foot building needed. The property was relisted at a much more marketable $249,900 in September 2011. But a buyer was not found and the owner sought a permit for demolition. Surprisingly, without any review from the Preservation Board the building was demolished this week.

The number of hurdles facing any developer taking on this project would have been massive, but given the proper the chance, the project should have been doable. We will never know now. Instead, we will most likely either see a parking lot or an ugly modern infill-project. Goodbye Avalon, you will be missed. For more on the history or the Avalon, check out the theater’s profile on CinemaTour. Take a look at the picture gallery below for a closer look at the last days of the theater.

The renovation of the pair of mixed-use properties running from 3201 to 3211 Lafayette Avenue, located along the edge of St. Louis’  Gate District Neighborhood, is finally entering the final phase. Another former DHP Investments property finally getting a long-awaited rehab, Metamorphi Development has completed work on two of the five townhomes at this 17,492 square foot complex on northwest corner of Lafayette and Compton. Best of all, of the five townhomes, four are either already sold or are under contract. The only one left is the unit at 3207 Lafayette, which is listed for $249,000 (see actual MLS listing here).

Each townhome is roughly 2,500 square feet and priced around $250,000. These 3 bed, 2.5 bath homes all have contemporary, higher end finishes. The finished product really is top notch and is hopefully the start of a trend in this section of the neighborhood. With this project and the ongoing renovation of the former Loretto Academy happening down the block, this stretch of Lafayette is really coming around. Check out the latest pics below:

Lead can not only be hazardous to your health, it can also be hazardous to your pocketbook. If you are a real estate investor or owner occupant of a historic building, chances are the building is full of lead paint. Depending on the severity, lead abatement can be expensive and time consuming. Assistance from Federal and State governments has been available for years, but the method of reimbursement has been inconvenient and the program rules less than owner-friendly.

Realizing that they have a major problem on their hands, in the late-2000s the City of St. Louis Building Division created a new window replacement program in order to remove old lead-covered windows in multi-family units.  The Multi-Family Window Replacement Program is designed to help eliminate lead hazards in multi-family rental units, which are being marketed to low and middle-income families. Under the program, multi-family buildings with lead-painted, wooden windows can qualify for a $200 per window (possibly higher for historic windows) reimbursement credit for replacing their old windows with new double hung windows. The City of St. Louis will reimburse the owner for up to 10 windows per unit, for a potential total of $2000 per unit.

Vacant units, for which an owner wishes to seek the credit, will be inspected by the City’s Building Division. This inspection, normally costing as much as $400, is offered free of charge. If lead is detected around the windows, the owner will then replace the problem windows. Anyone can install the windows, as long as they take the free 1-day class in Lead Safe Work Practices through the City. Note that the rules for occupied units are more strict. After the windows have been installed the City’s Lead Inspector will return to perform a lead clearance test. If the unit does not pass the test, the owner will be instructed on what other steps need to be taken to complete the lead abatement. When clearance is granted, the owner will submit copies of their receipts and the City of St. Louis will reimburse the owner under the previously described criteria.

If used properly, this program could be of huge benefit for multi-family investment property owners. With potentially $8000 in window credits per four-family, this one is really worth a look. However, before taking the leap, be aware that there are some restrictions to the program. Most notably, that the landlord must not rent the finished apartments for more than HUD’s annual “Fair Market” rents. For 2012 those rates are $638 for a single-bedroom, $792 for a two-bedroom and $1,020 for a three-bedroom in the City of St. Louis. Not exactly low-end. Plus, these rates can be raised annually in compliance with HUD’s annual “Fair Market” rate increases  (HUD Rates). A landlord would be required to keep within these rates for 36 months after completion of the project.

Obviously there are other qualifications for the program, but the most important question at any time is whether or not any funds are available for the program. Since the answer to this question seems to constantly be changing, it is probably best to contact the City of St. Louis to discuss the program. You can find out the latest information on the program, as well as who the current contact is at Lead Safe St. Louis. They should be able to tell you whether or not your project could qualify and when funds might be available for assistance. Note that if this program is of interest to you, it might also be a good idea to check out it’s sibling: the Multi-Family Lead Remediation Program.

In addition to the Multi-Family Window Replacement Program, the City of St. Louis recently also has a  called the Multi-Family Lead Remediation Program. Where the window program only compensates landlords for the replacement of up to 10 wood windows per unit ($200 for normal windows and $400 for historic windows), this program has broader implications. Rather than compensating rehabbers just for windows, the financial benefits of this program can be applied to any lead abatement work.

If a landlord owns a multi-family rental property in the City of St. Louis with lead paint issues (almost all of them do), and decides to rehab the property, the assistance could be significant. According to the City:

Qualified projects will receive $5,000 per unit for the first two units in the property, and $1,000 for each additional unit (assuming the costs of lead remediation equal or exceed the total amount of subsidy provided by the City). The developer will be reimbursed once all of the conditions of the application have been met, including but not limited to: investment of at least $30,000 in project costs (excluding painting not associated with lead paint and floor coverings), obtaining a building permit, and some major system upgrade.

The biggest qualifier listed above is that the property must be undergoing a substantial rehabilitation exceeding $30,000 in total costs and/or two major building systems must be replaced (electric, plumbing, HVAC, etc.).
Another significant qualification, just as with the Window Program, is that the landlord must not rent the finished apartments for more than HUD’s annual “Fair Market” rents. For 2012 those rates are $638 for a single-bedroom, $792 for a two-bedroom and $1,020 for a three-bedroom in the City of St. Louis. Not exactly low-end. Plus, these rates can be raised annually in compliance with HUD’s annual “Fair Market” rate increases  (HUD Rates). A landlord would be required to keep within these rates for 36 months after completion of the project.

Obviously there are other qualifications for the program, but the most important question at any time is whether or not any funds are available for the program. Since the answer to this question seems to constantly be changing, it is probably best to contact the City of St. Louis to discuss the program. You can find out the latest information on the program, as well as who the current contact is at Lead Safe St. Louis. They should be able to tell you whether or not your project could qualify and when funds might be available for assistance.  Note that if this program is of interest to you, it might also be a good idea to check out it’s sibling: the Multi-Family Window Replacement Program.

Can Paul McKee and the St. Louis Board of Alderman put the 17-acre Bottle District project in Downtown St. Louis be put back together again? Despite the fact (or maybe because of it) that his massive Northside project has yet to gain enough traction to get off the ground, developer McKee seems to think so. And more importantly, it now seems that the Board of Alderman agree with him. The Housing, Urban Development and Zoning Committee gave preliminary approval to move forward in a 9-0 vote. Should the full Board of Alderman approve, the plan would be for McKee to buy the site from current owner Clayco, and create a $190 million mixed-use development

Located just north of the Edward Jones Dome (home of the Rams) along Interstate-70, the site is one of the most desirable development locations left available Downtown. Once the new Mississippi Bridge is complete,  its location next to the bridge will make the site even more visible and accessible than it already is. While it seems that the currently proposed plan is a scaled-back version of what was being discussed in 20o6, it is good to see that this highly visible eyesore might soon be getting a major upgrade.

Still the plan might still hit opposition by many who see it as simply a way to leverage existing Tax Increment Financing (TIF) and other tax credits to help fund the stagnant Northside project. Should be hearing more soon.

via Building Blocks

If you drive down South Grand in South St. Louis, you might have noticed the idle property at the northeast corner of Grand and Sidney. This property at 2350 South Grand is in the Tower Grove East neighborhood, just across the street from Shaw. While there is nothing remarkable about this building, the thing that is remarkable is that it has sat vacant and idle while everything else around it has been redeveloped. In fact, other than Pelican Place, you’d be hard pressed to find another property along Grand between Arsenal and Interstate-44 that is in worse shape.

Sitting across the street from an Alps Supermarket, Beauvais Manor On the Park, and Tower Grove Park, according to tax records, the property last sold for $173,000 in August 2008. There has no permit or construction activity on the property in the time since then. Considering the site’s former use as a gas station there are likely environmental concerns, but hopefully the owners will eventually find a work to make something of the site.

On the northern border of the St. Louis Metro Area, spanning the Mississippi River between West Alton, Missouri and Alton, Illinois, is the iconic Clark Bridge. It is a cable-stayed bridge, opened in 1994 (replacing an old truss bridge of the same name). The 4-lane bridge carries Route 67 over the Mississippi and is the farthest northern bridge spanning the river in the area. Costing $85 million when constructed, particular attention was paid to creating a bridge that was not only functional, but beautiful. And it shows.

On the Missouri side of the river, West Alton is home to scenic wetlands and the historic Confluence Point State Park at the intersection of the Missouri and Mississippi Rivers. In Alton, Illinois you’ll find attractions such as the beautiful Great River Road running along the Mississippi, the monument to Robert “The Alton Giant” Wadlow, and Fast Eddie’s Bon Air. A viewing of the landmark Clark Bridge and the surrounding areas makes for a great day-trip for anyone wanting to explore the St. Louis area.

If you frequent Chippewa near it’s intersection with Kingshighway, you have most likely noticed the glut of large apartment buildings on the western side of the intersection. While these buildings could be turned into an asset for the area, the general lack of upkeep at most of the buildings tends to create more problems than it solves. That’s what makes the gut renovation of the 12-family at 4920 Chippewa in the Southampton neighborhoood of South St. Louis so noteworthy.

Totaling 7,200 square feet, One Vision Homes Inc. bought the property for $85,000 in July 2011. Demolition started soon thereafter with nothing but bricks and studs left of the original building. The rear garages seem like they will survive construction though. The property’s 12 units are actually spread out over two 6-family buildings and backs up the the historic and infamous Avalon Movie Theater along the alley. No word yet on the makeup of the finished product, but whatever it is will be an improvement for this busy corridor. Should be interesting to see what comes of the finished product.

Construction is finally underway at the City of St. Louis’ newest park in the Forest Park Southeast (The Grove) neighborhood. Dubbed Chouteau Park, the park is located on the northern side of the 4300-block of Chouteau. When complete, the park with feature a multipurporse sports field, playground, and outdoor amphitheater. The first phase of the park should be completed in the early-2012 with some featured added as funding become available.

via Blog 17

With their waterways spanning across most of the United States, the Missouri and Mississippi Rivers are the two largest rivers in the country. While they are no longer the transportation corridors they once were, there is no doubt that their commercial importance helped make St. Louis what it is. Unfortunately,  most St. Louisians take these waterways for granted. But if you would like to see their place of joining up close and personal, you can do so at Edward “Ted” and Pat Jones Confluence Point State Park.

Privately owned until recently, before this park opened you could only see this amazing spot from a boat in the middle of the rivers. Now, the State of Missouri owns the site on the northern confluence point so you can see the swift and muddy waters of the Missouri and the relatively clear and calm Mississippi smash into each other up close and personal. It really is an amazing site and certainly makes you realize just how different these great rivers are.

Access to this area is on the Missouri side of the Alton Bridge (another great view) about 20 minutes north of Downtown St. Louis. Its a great afternoon trip if the weather is nice. It’s pretty clean and well-kept so you don’t have to be as adventurous as Lewis & Clark to pay a trip to the site.  Just make sure to check the flood stage of the rivers as the area is prone to flooding. For more info check out the park website. For a better look at the confluence, check out the picture gallery below.

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In 1981′s Escape from New York, felon Snake Plisskeen (played by Kurt Russell) traverses some pretty rough looking places in the post-apocalyptic New York setting. In this grim future  (1997 in the film), New York had become a maximum security prison and pretty much left to rot. When an airplane carrying the President of the United States crashes on the island, Snake is charged with rescuing him in exchange for his freedom.

While the special effects are quite dated by today’s standards, the grim abandon buildings which served as the backdrop for filming were the best kind of special effect: they were real. Director John Carpenter really made you feel like you were in a city which had been virtually abandoned. And did I mention that the movie was filmed in the City of St. Louis?

Being the shooting location for most films is usually considered an honor, but for this particular film it was anything but. St. Louis was chosen as the filming location, not for its scenic skyline or spacious urban park, but for its barren and desolate urban landscape. This was an era prior to the loft conversions of Washington Avenue; prior to the building of the Edward Jones Dome; even prior to the renovation of the Fox Theatre and Union Station. In fact, a careful viewing of the film reveals many of these structures for the dilapidated structures they once were.

St. Louis still has it’s fair share of problems, but we sure have come a long way in years since this movie was filmed in 1981. We might be moving slowly in repairing ourselves as a region, but you can’t argue that we haven’t made any progress. If Escape from New York were to be remade today (an idea that seems to be resurrected annually), any filming scouts visiting St. Louis would be met with an entirely different landscape than during the filming of the original. What was once a dangerous eyesore has become an increasingly desirable residential and commercial area. We might not be an urban mecca that rivals the nation’s finest, but at least we are no longer a stand-in for a warzone.

Originally started in late-summer 2010, Civil Life Brewing Co. is now officially open for business after about a year of construciton. Located in the South St. Louis neighborhood of Tower Grove South, the brewery is owned and operated by the former owner of 33 Wine Shop and Tasting Bar in Lafayette Square, Jake Hafner. The company will soon be producing six different beers, to be distributed in bottles and kegs. Right now, there are three available: English Bitter, American Brown, and German Wheat. The establishment has a large indoor and outdoor tasting area for sampling. Light food is a possiblity at some point, but for now it is just beer.

One of the most interesting things about the development is that rather than being along the more widely known South Grand or Morganford corridors, the brewery is actually be located on the southern end of the neighborhood at 3714 Holt Avenue. Since the facility is just north of Chippewa, nearby the Bleeding Deacon and the new storage facility at the old railroad bridge near Morganford and Chippewa, it doesn’t get a lot of drive-by traffic. Considering the off-the-beaten-trail location, the likelihood of anything resembling a true brew-pub is small. But bring on the beer.

Civil Life is now open with the grand opening on September 24, 2011. For more info, visit the <a href="Considering the off-the-beaten-trail location and the industrial surroundings of the building, the likelihood of anything resembling a true brew-pub is small.Civil Life Brewing website. For a closer look at the interior and exterior of the facility, check out the gallery below.

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Other than possibly St. Louis Marketplace, there is really no other development project in St. Louis that reeks of failure more than St. Louis Centre. Doomed from the start, this urban mall faltered almost immediately after it opened. Who knew that nobody wanted a suburban mall shopping experience in the shadow of the Arch? Failure though it was, developer Spinnaker  is about to give the complex, as well as the neighboring Dillard’s Building, a new start.

Dubbed the Mercantile Exchange, the first phase of the project is about to come online at the old Dillard’s Building, now called the Laurel. This first phase will include:

Three floors of apartments are scheduled to open October 1. Four days later, a 212-room Embassy Suites hotel will open in the Laurel’s lower five floors. More apartments will open in November on the floors above the hotel, bringing the building’s total to 205 residences.

The next phase will focus on the St. Louis Centre building with a new 3-screen movie theater, Pi Restaurant, a 25,000 sq ft blues history museum, and other establishments coming in early-Summer 2012.

Check out the Mercantile Exchange website for more information.

via Build Blocks

Late each summer, in South St. Louis’ Tower Grove Park, nearly 150,000 people come through the park to sample a bit of merchandise, culture and food from countries around the world. Countries in attendance range from as familiar as Mexico and Scotland, to as obscure as Eritrea and Congo. It’s an interesting experience and a good way to exercise your pallet.

For the 12th annual Festival of Nations on August 27-28, 2011, the weather was perfect and the people were out in force in the park and the surrounding neighborhoods of Tower Grove South and Shaw. The next event is still almost a year away, but if you have never been, be sure to put it on your calendar for 2012. You can read more about the event on the Festival of Nations website. In the meantime, take a look at the picture gallery below for a closer look at the festivities.

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It seems the end is near for the former American Eagle Credit Union (which was a Taco Bell before that) at 2101 S Jefferson Avenue and neighborhing vacant buildings at 2123-27 S Jefferson Avenue . Located on the southwest corner of Jefferson and Russell, these Fox Park neighborhood building will soon be demolished. Purchased by the South Side Day Nursery (SSDN), the sites and neighboring parking lot will eventually be home to the SSDN’s new early childhood education building.

SSDN is a licensed and accredited early childhood program serving children and families of South St. Louis since 1886. No word yet on when construction is going to break ground, but St. Louis City and Missouri State officials have already signed-off on demolition and other project specifics. The Fox Park Neighborhood Association has also given it’s blessing. Seems a shame to waste those nice looking buildings at 2123-27 S Jefferson, but in a town fond of tearing down historic buildings for cookie-cutter developments, why should we be surprised. Pics of the these properties on death-row can be seen below.

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So your sewer line has backed up and a simple Roto-Rooter cleaning did not solve the problem? You might have a hefty bill on your hands if something significant is wrong with the sewer lateral. Or then again, with luck, maybe not If the issue with the sewer lateral turns out to be in a certain type of easement or the right-of-way such as an alley, sidewalk or tree-line, the City of St. Louis might cover the costs of repair.

To determine your eligibility, you’ll need to hire a licensed plumber (yes licensed) to determine the cause of the potential break in the line. The will perform a sewer scope investigation (you should be getting sewer scope inspections on all properties BTW). If they find that there is a break in the line along a “city covered” area, have them write up a ticket indicating this in addition to marking the spot in the yard where the break lies.  If the break ends up being your sole responsibility you are stuck with the whole cost of the fix. Before going ahead with traditional methods of repairs, you might want to give trenchless repair a look first. Costs for such methods can be as much as 50% cheaper.

If  the plumber determines the break is in the right-of-way, the next step is to call the St. Louis Citizens’ Service Bureau. Specifically, the Street Department sewer lateral desk at 314-647-3111 (x1008 ). They will help make arrangements to have the Plumbing Inspector do a site inspection. They will probably request supporting evidence such as the write-up from the plumber and pictures or video from a sewer-scope inspection, so be prepared.

Once the inspector visits the site, assuming your real estate taxes are verified as paid in full, they will then make arrangement for the repair. If the repair is considered to be an emergancy, the work will usually be tackled within a week or two. If the work is determined to not need immediate attention, however, you will be put on the “wait-list,” which could be many months long. But since you’re not footing the bill, its probably best not to look a gift horse in the mouth.

Construction at the long-vacant apartment complex at 3800 Shenandoah in the Shaw Neighborhood of St. Louis is now complete. Developer T & E Development, LLC utilized Federal and Missouri State historic tax credits on the rehab of this apartment complex at wrapped up primary construction in August 2011.  Originally 24-units, the building was converted to 18-units in the finished project due to the smaller size of some of the apartments.

The final layout features twelve 1 bed, 1 bath units ($675 to $725) and six large 2 bed, 1 bath units ($850). Of these, only one 1-bed and four 2-bed units remain vacant. Interior work on the project included a complete demo, all new electric, plumbing, 95% efficiency HVAC systems, kitchens with granite counters and stainless appliances, bathrooms, hardwood floors, tile, intercom system, insulation, trim and drywall. Pretty much everything. Finishes are very similar, with four different 1-bed and a single 2-bed layouts.

On the exterior, the original six garage spaces have been restored and a new 20-car parking lot has been constructed. The building also features a new roof, significant tuckpointing work, repaired original rear balconies, and refurbished original windows. Some landscaping and final touchup work remains on the exterior, but it is now mostly complete.

The property had been gutted for conversion to condos a few years ago, but with the shift in climate for the housing market, the project was put on hiatus. With their acquisition of the property, T & E Development scaled back some of the more elaborate upgrades in the original condo plans, but the apartments were still completely redone from top to bottom.

Last last major building in the southeastern corner of Shaw that had been left to be rehabbed, there is no doubt that this project will have a significant impact for this section of the neighborhood. Hopefully it’s revival will have a lot of spillover affect. Threshold Properties (314-865-0405 or info@stlresociety.com) is handling leasing of the units with only 2-beds for $850 currently available to view.

For a view of the finished product and construction progress, check out the picture gallery below.

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The renovation of the 3 bed, 1.5 bath home at 4315 Wyoming (63116) is finally complete and is for sale at a new price of $132,500. This 1,332 square foot property, located in the Tower Grove South neighborhood of St. Louis, has been remodeled into a truly TurnKey property. That includes all the appliances you will need (even a washer & dryer), custom blinds, alarm system, and even a Home Warranty Policy.

The property is a fairly big 1.5 story home, by Tower Grove South standards at least, but the layout was not particularly ideal prior to construction. To remedy this, I decided to make the following changes: open up the wall between the kitchen and dining rooms, remove the enclosed porch in the rear into an actual part of the house with a laundry and half-bathroom, expand the full bath on the second floor, and rebuild the closets in the bedrooms to make them bigger and to make for better walls to place furniture against.

Now that the project is complete, the property includes the following:

• Updated kitchen featuring quality granite counters and stainless microwave, refrigerator, gas stove, and dishwasher
• Brand new Low-E, insulated windows; main floor laundry
• Updated full bath upstairs and half bath downstairs
• New furnace & AC
• Updated plumbing and electric
• New premium 4 inch maple hardwoods and porcelain tile on the first floor
• Refinished original hardwoods on the second
• Larger bedrooms have oversized walk-in closets
• Main floor laundry, with stacked washer and dryer included
• Custom blinds
• Fresh paint and updated trim

This property is acting as the pilot for Threshold Properties new  marketing/development program for rehabbers, titled TurnKey Select, The idea of the the program is to streamline the rehabbing process for develops and investors, while making sure that the finished project is a quality product at a quality price. We think that goal has been reached with this quality rehab, in which no corners were cut, but the price is still affordable. Contact Owner/Broker Matt Kastner of Threshold Properties at mkastner@stlresociety.com or 314-332-1036 for more info.

View the picture gallery below for finished and construction progress pictures:

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When a duplex decays to the condition of 3434 Humphrey, the end result is often a date with a wrecking ball. But that wasn’t the fate for this architectural beauty in the Tower Grove East neighborhood of St. Louis.Development is now complete on the conversion of this duplex to a 2,394 square foot single-family home. The finished product features 4 bedrooms and 3 full bathrooms, and includes many green construction features.

The project was developed by Tiger Lily Development in conjunction Clover Leaf General Contracting. They, most notable, handled the renovation of the 3500 Illinois property in Marine Villa in 2010. The building was rebuilt to the standards necessary to receive Energy Star and Builder’s Challenge designations, which includes using closed cell insulation throughout the houses, high efficiency HVAC, and Energy Star windows, appliances, lights, and fans. The project also used Missouri Historic Tax Credits, and retained many of the historic features such as the original trim and mantles, where possible. The original two-car garage was also be rebuilt. As you can see from the picture gallery below, the transformation was quite impressive.

Completed in Summer 2011, the property is actually still on the market at a $229,000 list price. You can check out the full listing here or contact the listing agent Gillian Noero of  Dielmann Sotheby’s International Realty.

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Tucked away in the northeast corner of the Benton Park neighborhood of South St. Louis at 1920 Shenandoah, neglected and lonely, is the former Falstaff Brewery. It might not be as beautiful or well known as the Lemp Brewery 10 blocks to the south, but a piece of local history nonetheless. But while talk has continual gone on for years about redeveloping the old Lemp complex and other former Falstaff breweries get a second life around the country, this gem has gotten far less fan fare.

In the past few of years, the only significant mention of the Falstaff name locally was the fire that happened at the site in February of 2008 (ended up being nothing major) and the proposed redevelopment (see St. Louis Business Journal article) of the other, less attractive, former Falstaff Brewery in town at 3674 Forest Park Blvd. This brewery has less character than the one in Benton Park, but the proximity to the SLU campus made it an attractive development option. Unfortunately, it seems that the project never really got off the ground.

As for the brewery at 1920 Shenandoah, it is gradually showing signs of its age. Other than the fire, structural problems have continued to mount due to decaying mortar and water damage. As you can see from the picture gallery, there are a number of openings and crumbling bricks around the perimeter. Nothing unfix-able, but if left untended for too much longer it could become a problem. The property has been listed for sale (see brochure) for a few years now, but the $1.3 million price tag and uncertain housing market makes investing in this 129,214 sq ft behemoth a bit questionable to the big guys in town and around the country.

The good thing is that there is still plenty of time for someone to come in an fix up the building. Although it is deteriorating as is expected of any untended building, it is long from a lost cause. Since the building is located just north of the most redeveloped section of the Benton Park neighborhood (near Blues City Deli) and only a few blocks from McGurk’s and all the traditional Soulard attractions, one would think that someone will soon recognize the potential of this gem as the market slowly warms back up in the coming years. For a look around the exterior of the complex check out the picture gallery below. Note that this gallery also includes pictures of the adjoining building at 2300 Salena, which is currently for lease.

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While it is never useful to put much stoke in these things, it’s nice to see St. Louis get some positive buzz from college grads for once. St. Louis comes in at #10 behind such cities as Boston, Denver and Atlanta. The list was compiled via a joint venture between Apartments.com and Apartments.com and CareerRookie.com.

via PR Newswire

Is there a street light out on your block? Is the grass at that vacant property across the street ridiculously tall? Or maybe the bricks falling off the building next door were the last draw. Never fear, there is an easy way to tackle the problem: Report it to the Citizens’ Service Bureau (CSB). Any code violation in the City of St. Louis is usually best remedied by contacting them for an inspection or maintenance request. They will then forward the issue to the appropriate City Division if the issue needs additional attention.

I have used this service many times, to report all kinds of things in areas of South St. Louis where I frequent. My favorite example is the time when I noticed that the street light in front of my office on Gravois was out and that the long-existing crack in light poll itself was spreading. I reported the issue to the CSB via their website that nigh and two days later a street crew pulled up and got to work. Not only did they fix the bulb, they actually tore out the entire poll and replaced it. Only 48 hours after reporting the issue, it was fixed.

Of course, not everything is taken care of so quickly, but it is a great first step to tackle problems. If you are having a major problem, it might also help to encourage some of your neighbors to report the issue in question as well. The squeaky wheel does get the grease after all. Especially in these days of tight budgets, City government workers are stretched to the limit so there simply is not time for them to drive around policing neighborhoods for code violations. As a proactive resident or landlord, you are the first line of defense (or offense) in creating quality neighborhoods. I have heard a lot of people complain through the years about municipalities not fixing things quickly enough. And while I am sure there are times when there is truth to that claim, the reality is that oftentimes the issue is they simply did not know there was a problem. We as citizens have to do our part as well by making sure we point out these issues.

To contact the CSB call them at 314-622-4800, send a Twitter note @stlcsb, or report the issue electronically through the Citizen’s Service Bureau website. It just takes a few minutes and its well worth your time.

Nice piece in New York Magazine about planning a weekend trip to St. Louis. Great to see shout-outs to the bursting microbrewery scene with Urban Chestnut Brewery, Perennial Artisian Ales, the Stable and Civil Life Brewing getting mentions. Tower Grove Park, the Missouri Botanical Gardens and even Local Harvest get praise among many others. Always nice to see some positive [press.

via New York Magazine 

It’s been an eventful few years for the historic Pevely Dairy Complex at 1001 South Grand Blvd, on the southwest corner of Chouteau and South Grand. Following the abrupt closure of the site in October 2008, Bruce Development unveiled plans to convert the site to a mixed-use development. All seemed to be going smoothly until a fire wiped out one of the buildings in March 2009. Talk of Bruce Development’s purchase vanished at that point. However, in November 2009, a major hurdle to development was overcome when the site was officially added to the National Registers of Historic Places. All had been quite on the news front for the better part of a year until developer Rick Yackey unveiled plans to on create 165 market-rate apartments and commercial space on the redeveloped site in late 2010.

While groundbreaking, originally set for Spring 2011, never occurred, it seemed as though Yackey’s plan would eventually become a reality. Then the new hit that St. Louis University has purchased the complex. And just like that, the situation is dire again. Considering SLU’s history of leveling historic buildings, and St. Louis City’s willingness to let them do so, it is possible the site could be destined for the wrecking ball. But thankfully, the fact that the complex is no on the National Register of Historic Places, that might be easier said than done. Hopefully the site is reused instead.