GOOD “Ideas for Cities” will be presented at the Contemporary Art Museum

13 January 12

What do the names Arch City Revival, Brain Drain, HOK FIT, STL Provocateur, ACTivate the City, Live the Lou and STL Alley Lovers have in common? They are all volunteer teams who have been selected by GOOD Magazine to present creative solutions for real urban problems. The GOOD Ideas for Cities event will be coming to St Louis in March.

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Who: Volunteer Groups from St Louis
What: Live presentations tackling urban problems
When: March 8th 2012
Where: Contemporary Art Museum
Why: Share ideas about improving the urban fabric

Learn more about this event/contest from this Article in the St. Louis Beacon and here on this Post from GOOD

The Great Heart of the Republic: St. Louis and the Cultural Civil War

5 January 12

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Got a new book for Christmas. The Great Heart of the Republic: St. Louis and the Cultural Civil War. I really enjoyed the perspective offered by this poem noted in the introduction.

I was a Metropolis when Chicago was a trading post;
I was a cosmopolitan on the bank of  moody river when Philadelphia and
Boston were pulsated only by town-criers;
Along my levee French and Spaniard and Aborigine and African met and
understood each other.
I was hardy and founded upon a hardy brotherhood.
I became asylum to a horde of freedom-bent Germans from an oppressive Fatherland;
I was bosom to the shorn lambs of Ireland.
When gold polarized the West, through my bounden limbs converged the Argonauts of ‘forty-nine.
Frugal Yankees and touchy Southrons came and fetched their feud over slavery;
Slave pens and a public mart are among my relics in limbo, but I supplied
History with the cause celebre named for black Dred Scott.
I was a Union City in 1861, yet I gave succor and occasion to Confederate
sympathizers–(I should be the most liberal city in the U.S.A)

I am the center of the Continent. I am the centripetal of these United
States, for I am a parcel of all sections;…
I am the American City of manifest destiny–I am St. Louis

–Nathan Benjamin Young, Jr. “Your St. Louis’ Speaks,” 1937

Skinker-DeBaliviere St. Louis: Sold Properties in 2011

15 December 11

Continued from : Lafayette Square, Sold Properties 2011

This post focuses on the Skinker-DeBaliviere neighborhood. Again, I’m only looking for habitable homes (not homes that will need substantial rehab work) and for that reason I set the lower limit of every search at $100,000. In this case, the lowest price habitable home was listed at $145,000. There are four houses on the CMA below priced about $100,000 and below $145,000 but all needed significant amounts of work. I’ll highlight the least and most expensive homes/condos in each neighborhood and pull out some basic stats: Number of units sold, high-median-low price points, average size, price/square foot and average days on market

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5740 Waterman: This was a 4 bed 2 bath home. It originally listed for $149,900 and sold for $145,000 after 24 days on market.

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6161 Kingsbury: This home was listed for $449,900 and sold for $437,500 after 47 days.

Stats for Residential
21 Total Sold Units
$101,000-$437,500 with a Median Sale Price of $220,000
Avg. Square Feet: 2151
Avg. $/SqFt: $104.13
Avg. Days on Market: 147

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5858 Nina Plc 2W: Was listed for $115,000 and sold for $105,990. However it took 149 days.

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6109 Washington Blvd #101: This 2 bed, 2 bath condo was originally listed for $219,00 and sold for $187,000 after 202 days on market

Stats for Condos
9Total Sold Units
$100,000-$187,000 with a Median Sale Price of $112,500
Avg. Square Feet: 1284
Avg. $/SqFt: $102.80
Avg. Days on Market: 128

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Lafayette Square, St. Louis: Sold Properties in 2011

12 December 11

Continued from Central West End St. Louis: Sold Properties in 2011

This post focuses on Lafayette Square. Again, I’m only looking for habitable homes (not homes that will need substantial rehab work) and for that reason I set the lower limit of every search at $100,000. I’ll highlight the least and most expensive homes/condos in each neighborhood and pull out some basic stats: Number of units sold, high-median-low price points, average size, price/square foot and average days on market.

Stats for Residential
23 Total Sold Units
$120,000-$705,000 with a Median Sale Price of $280,000
Avg. Square Feet: 2624
Avg. $/SqFt: $121.15
Avg. Days on Market: 188

2230 Hickory: This 2 bedroom, 1.5 bath townhome was listed for $145,000 and ultimately sold for $120,000 after 315 days on market.
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1515 Missouri: 5 bedrooms 3.5 baths sold for $705,000 after beginning at $1,200,000 in July of 2008.
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Stats for Condos
12 Total Sold Units
$119,500-$405,000 with a Median Sale Price of $228,000
Avg. Square Feet: 1589
Avg. $/SqFt: $135.60
Avg. Days on Market: 156

1720 Chouteau #104: Was a 2 bedroom 1 bath condo in the Eden Lofts. It was listed for $127,500 and sold for $119,500 after 72 days.
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1610 Mississippi Ave #M3: Had 2 bedrooms and 2 full and 2 half baths. It originally listed for $440,000 in April of 2010 and sold 231 days for $405,000.
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Central West End St. Louis: Sold Properties in 2011

1 December 11

As 2011 wraps up, I’d like to look back over the sold data for individual neighborhoods. As the old saying goes it’s all about  ”location, location, location.” In effort to test the truth of that statement, I’d like to compare the selling stats of different neighborhoods. First up: Central West End. I’m only looking for move-in-ready homes and for that reason I set the lower limit of every search at $100,000. I’ll highlight the least and most expensive homes/condos in each neighborhood and pull out some basic stats: Number of units sold, high-median-low price points, average size, price/square foot and average days on market.

Stats for Residential
37 Total Sold Units
$110,000-$997,000 with a Median Sale Price of $333,000
Avg. Square Feet: 3297
Avg. $/SqFt: $118
Avg. Days on Market: 190

4600 Washington: Was the lowest priced move-in-ready home in the CWE neighborhood. It originally listed for $196,746 and ultimately for sold for $110,000–55% of the asking price–after 550 days on market.

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15 Lenox Place: This classic Federlist style home took 302 days to close. Initial list price was $1,499,000. It ultimately sold for $997,000-66.51% of list price. The home had been completely renovated in 2009 with high quality materials and energy-efficient systems.

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Stats for Condos
102 Total Sold Units
$100,000-$804,375 with a Median Sale Price of $195,000
Avg. Square Feet: 1534
Avg. $/SqFt: $148
Avg. Days on Market: 163

4440 Lindell #701: This condo was initially listed at $125,00 and finally sold for $100,000 after 148 days on market.

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4545 Lindell #9: Was located on the 4th floor of the 4545 Lindell new construction building. This condo was originally listed for $874,000 and ultimately sold for $804,375. It took 336 to close.

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St. Louis Magnet School: Kennard Classical Junior Academy

14 November 11

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Kennard Classical Junior Academy is located on Potomac in South City behind Uncle Bill’s Pancake House. According to many a city resident it is the Creme de la Creme of St. Louis City’s public magnet schools. (A Magnet School is a St Louis Public School without a neighborhood boundary–meaning it is free and a student does not have to live near the school in order to attend. In total there are 23 specialty schools under the Magnet umbrella. Each Magnet school has a different focus: technology, law, international, arts or gifted). Kennard’s mission is to “meet the unique academic and affective needs of the gifted and talented student….In 2009, Kennard CJA was recognized as one of the fifteen high-performing elementary schools in the state of Missouri and was granted Missouri’s Gold Star School distinction.” From Kennard elementary students move on to McKinley Classical Leadership Academy and then to Metro Academic and Classical High School.

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Kennard has pre-school classes through 5th grade. There is one pre-school class, two kindergarten classes, two first grade classes, three second grade classes, three  fourth grade classes and three fifth grade classes. To be accepted into Kennard the students must pass a test that measures IQ and aptitude. In addition to the test there is also a lottery because the number of applicants exceeds the number of available spaces. For details on the testing and application process visit www.slps.org or call the Recruitment and Counseling Center at 314.633.5200.

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Tours of the school are given monthly on Mondays and Fridays at 930 and 1030. Appointments need to made at least 48 hours in advance. KennardTours@gmail.com

In talking with some of the Kennard parents I learned that there is a very structured approach to learning and that students are usually performing one grade level ahead of their actual grade. I asked the mom of one 2nd Grader what the weekly schedule was like. In addition to the regular subject her son had Spanish twice a week, Music once a week, Art once a week, Gym twice a week, Library and Science Lab–for these the child would change classrooms. In 2nd grade the students are also encouraged to take extracurricular activities. This could be Scouts, musical instruments, or chess club.

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Kennard does have a loose uniform policy. I visited during the World Series (2011) so I saw a lot of red. But I was told that bottoms should be navy or khaki and tops could be white, navy or gold.

Textbooks are all online. There’s a buzzbook for parents to keep in contact with each other. I was told that most teachers are available daily via email regarding homework.The culmination of the Kennard experience for the student ends with a week at Camp Wyman in the Spring.

While a child does not have to live close to the school, children who live in the neighborhood are given priority as are children who already have siblings at the school.

Homes Near Kennard
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5638 Oleatha: $215,000. 4 bed, 2 full baths. Over 2400+ square foot of living area that includes a partially finished walk-out lower level with a nice custom bar, great for entertaining! Updated kitchen that leads to a composite deck that overlooks the yard and garage. Extra concrete parking pad next to garage.  Gas fireplace. Nice sized bedrooms upstairs with plenty of closet space. 200 amp electrical service. Newer A/C in ‘06. MAKE THIS YOUR HOME TODAY!

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3801 January: $239,900. 3 bed, 3 full bath.  bBuilt in bookcases in the Living Rm and the beautiful hardwood floors thru-out the entire main level. The kitchen has been updated. The dinning room/Breakfast room is very spacious and is open to the kitchen. The main full bath offers a shower/tub combo. The 3 bedrooms are nice size with plenty of closet space. The master bedroom has a completely updated bath w/a luxury feel & look. Finished lower level with ceramic tile floors, office space, play/hobby area, plenty of closet & storage space and a full luxury bath w/beautiful tile walls, floor & shower.

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3125 Parc Ridge Lane: $445,000. 5 bedrooms and 3.5 baths.  2.5 story home has a  foyer that opens to a stunning great room with a custom stone fireplace. Updated kitchen with stone-wrapped center island, walk-in pantry, glass back splash and custom cabinets. Hardwood floors, paint, custom window treatments, ceiling fans and much more. The second floor offers a family room, 2 large bedrooms, full bath, and laundry room. The master suite has dual walk-in closets, coffee bar, and bath. The next level offers even more living space with two additional bedrooms, full bath and another family area. The lower level is partially finished with a custom bar and bar stools. The level yard with deck, patio, newer fencing, beautiful landscaping will be the highlight of outdoor entertaining. An attached 2 car garage complete this picturesque home.

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5734 Vera Ct: $899,900. 3 bedrooms and 2.5 baths. Luxury living and grandiose entertaining with large living room, dining room, and billiard room. One of a kind picturesque setting in the heart of the city. Quality details and custom craftsmanship. Gourmet kitchen with granite, marble and high end appliances. Exceptional master suite with spa-like bath and large dressing room (21 x 8 feet). The entire home is filled with light and there are hardwood floors throughout. Additional amenities include a sound system inside and outside of the home, alarm system, 2 laundry areas, 2 fireplaces, a butler’s pantry, walkout basement and a 3 car oversize garage. The garage and patio were designed together to accommodate full service catering, music, entertaining.

Improving Indoor Air Quality for Better Smelling Houses

27 October 11

Not long ago, I showed a house to a set of clients. They loved it in an irrational way. Don’t get me wrong, it was a great house. I really liked to it too. But it was seriously over-priced in comparison to others of similar size in similar locations. But there was something intangible about this house. It was clean and well-kept. It had nice updates but not necessarily UPGRADES. The rooms were well-proportioned and being up on a hill it had exceptional natural light. But there was something about this house that made it stand out from the pack.

Eventually we came to believe it was the quality of the air. It didn’t smell. It wasn’t scented, it was just fresh. Upon further investigation we could tell that the owners were actually very concerned about the air quality and had gone so far as to install a  purification system. When we read their seller’s disclosure, we noticed that they had installed a UV air cleaner.

I’ve been doing a little research for myself this week about improving the air quality in a home. With the crazy weather we have had this year I feel like I haven’t had my windows open enough. (The wet, wet Spring turned into a super hot Summer and it seems like I went from heat to air condition and right back to heat). I am still in the very early stages of researching air purification systems. Is a whole house system better than a portable one? Then there’s the choice between the different technologies: HEPA filters, Ion and Ozone Generators, Charged Media filters or Activated Carbon filters. Yikes, way too overwhelming.

While I can say that there was something very special about the house I mentioned earlier, I am still not convinced that installing an air purification system would have that same effect for every house.  (If anyone wants to chime in here regarding their experience or research on the topic that would be much appreciated.)

I’ll just move on to make the point, that a clean, fresh smelling house makes a real impression on a buyer. All of the intangibles add up to a real psychological experience for a buyer. When getting your house ready for sale considering how it smells needs to be as important as the deep clean and the staging.

Here are a few basics:

1. Most importantly DO NOT SMOKE inside

2. Change the air filters in your furnace every 4-6 months

3. Vacuum the floor registers and air returns

4. Vacuum carpets and mop floors regularly

5. Use a dehumidifier in the basement and make sure to sweep out the basement and vacuum rafters

6. Deep clean kitchen and baths weekly

7. Use natural cleaning products with a citrus base

8. Keep your home well ventilated

9. If painting is part of your strategy for getting your house on the market, make sure to use low or no-VOC brand

10. Pay attention to the smells coming from the garbage disposal the dishwasher. Lemons in the garbage disposal and cinnamon in the dishwasher works wonders.

Helping Buyers Sort Through All the Inventory: 2 Bedroom Bungalows in South City

4 October 11

Today (October 3, 2011) there are over 45 Active listings in the 63116 zip code for 2 bedroom homes priced between 75-100K. For a first time home buyer, this can be extremely overwhelming. In an effort to help my clients save time, we start by sorting online with a personalized MLS portal. The portal allows my clients to view ALL the inventory in their price range and stated area that matches their criteria. From the original list they can save or reject specific properties and keep on eye on certain homes to see when they go under contract or if their price is reduced.

Looking at 45 homes is a possibility but really isn’t reasonable. Ten is a much more manageable number to view. Viewing 10 homes will take about 3.5 hours so could be accomplished in the morning or afternoon. But to get from 45-10 will take a some strategic “eliminating”

My goal is to eliminate 35 of these options and bring the ten best options to the forefront. Part of my job as a buyer’s agent to keep my clients focused and help them save time. Who wants to spend an entire Saturday looking at houses that just won’t be a fit.

This particular client wants a brick home, so we can eliminate all house with siding. She would prefer a pitched roof to a flat roof and hardwood floors are a must. By using this simple criteria we can reduce the 45 original options to 21

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21 is still too many. A garage was not a “must have” but it was a preference. By eliminating homes that did not have at least one covered garage space, I was able to reduce the number of possibilities to 15.

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That is still too many to look at in one afternoon. One suggestion would be to consider square footage. But I really don’t trust the tax records. It is often just wrong but even if it is technically correct it might not accurately the true sense of the space. This is why you will often see “0″ as the recorded square footage in the MLS. The incorrect number has been deleted. House with “0″ or smaller square footage need to be viewed. Space is tricky and places that measure “small” can feel plenty big. Space is something that needs to experienced.

CDOM stands for Continuous Days On Market. In my opinion this is an indication of price or condition. Average days on market for this batch of homes is 173. The highest is 599. The least is 31. If time is of the essence, we really want to see the newer properties first. If a house has been on the market for almost two years, what are the chances it is going to fly off the shelves before my client and I get a chance to schedule a second tour. For our first tour, I really want to choose the best possible house or at least those that I think will actually be fit. A property that is priced well and in good condition is likely to sell quickly. So we want to make sure to get into those first. Choosing all the properties that have been on for less 150 days brings that total down to 9.

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Of those 9 here are the three highlights

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4159 Quincy: $77,500. CDOM 68.

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4031 Bamberger: $81,900. CDOM 31

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4259 Gertrude: $99,900. CDOM 149

Shaw Art Fair and Houses Along Flora Place

20 September 11

The 19th Annual Historic Shaw Art Fair is coming up. This year it will be held in its usual location, along the boulevard of Flora Place on Saturday and Sunday, October 1st and 2nd, 2011. In addition to the over 135 artists (from across the country and Canada) there will be live music both days (including bluegrass, blues and jazz) and a kid’s stage with storytelling and a puppet show.

This is probably my favorite outdoor art show of the year. The weather is usually gorgeous as it is just getting crisp, the trees are still full and some are starting to turn and the sky is clear and blue. The architecture on the street is varied and unique. The homes are consistent in terms of proportion and grandeur but they are all individual–each works of art themselves. I love walking my dog up and down Flora Place on any average day but during the art fair there’s much more life and excitement.

Homes For Sale on Flora Place

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3918 Flora: $344,900. Classic 2.5 story with 4 bedrooms and 1.5 baths. Updated kitchen with cherry cabinets. Lots of original unpainted woodwork and historic mantles. The covered front porch is waiting for a swing and the third floor is ideal for a master suite conversion.

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3915 Flora: $348,900. This 3-story home is huge with 3675 square feet. It has 5 bedrooms and 3.5 baths. The formal foyer is stunning with gleaming woodwork and waterfall staircase. The home has so much historical character including original stained glass, fireplace mantles and butler’s pantry. The kitchen is on the small side but has been updated. The floor plan has perfect flow with half bath on the first floor for guests. In the back is a LARGE yard and in-ground pool.

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4175 FLora: $350,000. 3 beds, 2.5 baths. over-sized lot. Kitchen needs updating. Original marble fireplaces.

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3963 Flora: $375,000 this Dutch Colonial has 5 bedrooms and 3.5 baths with over 4100 square feet of living space. Features include leaded glass windows, historic mantles, inlaid wood floors and original built-ins. Main floor master suite is an unusual find.

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3934 Flora: $379,000. This 3 story Federal style home has 4 bedrooms and 3.5 baths with almost 3500 square feet. The home has been extensively remodeled with chef’s kitchen and master suite.

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4165 Flora: $399,900 This 2 story with clay tile roof has 4 bedrooms and 2 full bath and 3100 square feet of living space. Features include verandas, balcony and patio Chef’s kitchen and remodeled baths, spacious bedrooms with master, in-home theater, full front porch, 3 car garage.

To view any of these listings or homes like these contact me directly at 314-413-7086 or email me at dawn@dawngriffin.com

Living Near the Cultural Arts Center of St Louis

8 September 11

If you have never explored Grand Center/Midtown this is the weekend to do it! Both the Pulitzer and Contemporary Art Museum are opening new exhibits on Friday, September 9th, 2011 and STL Symphony will be presenting Bug Bunny at the Symphony on Saturday, September 10th, 2011.
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The Emily Wardill solo exhibition will open at The Contemporary Art Museum.
“The presentation will feature her 2007 film Sick Serena and Dregs and Wreck and Wreck, in which props and costumed performers appear in theatrical situations that evoke the stained glass windows of Gothic cathedrals, yet possess a contradictorily contemporary sensibility in their actions and manner of speech.”

Reflections of the Buddha will open on Friday at Pulitzer Foundation for the Arts
“Reflections of the Buddha  is the first loan exhibition of Pan-Asian Buddhist art in St. Louis. It presents over twenty masterpieces from seven important American collections.

Where to Live Near Grand Center

screen-shot-2011-09-07-at-85533-pm3010 Locust #209: $465,000. 3 bedrooms, 2.5 baths


screen-shot-2011-09-07-at-90446-pm4100 Forest Park Ave #403: $270,000. 2 bedrooms 2 baths

screen-shot-2011-09-07-at-90925-pm4212 Olive: $229,900. 2 bedrooms 3.5 baths