JJxvi
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Everything posted by JJxvi
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RE: the house on Dart. Theres a good example on how clean view of the skyline can affect value. Its a 4000 SF lot, was on the market in 2003 with the ability to build a house on it that features the spectacular skyline view. The lot was purchased in Dec 2003 for $150,000, or $37.50 a foot and that house was built on it to exploit that quality of the location. There is a house on Colorado St (built 1930, not kept up, very dilapidated and boarded up when it was on the market, etc) that is on the northwest side of its particular block, with no guarantee that the land directly south of them would not someday block the view. (and in fact in the interim 3 story townhomes have been built just southeast of this property) The agent noted on the listing that it was being marketed at lot value only. This lot at 5000 SF, a mere 2 blocks away from the house on Dart sold for $75,000, or $15/SF in October of 2003. In fact both properties were on the market together for a substantial period during 2003. The Colorado house, in your estimation, is probably in a superior location, being surrounded by residential lots instead of directly across the street from industrial like the Dart lot is. However, the skyline view potential of the Dart lot represented a 150% markup in the value of the lot on Dart. I don't care what type of ugly condo, or apartments, or anything beyond being next to a boarded up building with signs that say "get crack here" that a house or lot could possibly be next to, but it ain't affecting the value of the land by 150% like the skyline view can. The real world does seem not work in the ways you say it does.
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I got the impression that he likes his skyscrapers like he likes his bungalows...made in the 1920's.
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Real estate in Houston, TX is not generally in direct marketing competition where Property A has the Houston skyline, Property B has a view of New York Skyline, and Property C shows the Shanghai skyline. It is in competition with other property in Houston that has no downtown view at all. In addition it is not marketed to people who cant "name that skyline!" but to people who LIVE IN HOUSTON and know which city the buildings that they see outside the window of the property their realtor is showing them that day.
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LMAO. You are unreal!
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2219 Harvard was never marketed as lot value. Has the house been torn down? My understanding is that its been renovated. And its sold again for less than that in the interim. 308 E 23rd also not marketed as a lot value sale. Has it been torn down? Unless these get torn down and redeveloped, both of these sales included improvement value. Based on the pictures of these homes I find it absurd that either of these were lot value sales.
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Your point might be valid if I didn't know that this exact lot (with a house on it that had to be demo'd) sold for $210,000 in 2006 which is $46 a foot+demo costs to get the bare piece of land before this house was built. I doubt there are any sales ever in any year in the general vicinity of 22nd and Harvard that high.
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The land at 22nd and Harvard is undoubtedly more desirable, simply because it is a larger piece of property. The land on Ridge is going to be worth a lot more on a per square foot basis. There are no recent land sales on Ridge, but lots in the area go for $45-50 a foot while lots around Harvard and 22nd go in the upper $20-mid $30s a foot. Land is more desirable around the Ridge property.
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Link? I would bet that occupancy is higher for cheap inexpensive garden style apartments, which are more likely to have low income entire family units. High end luxury apartments have a maximum occupancy of two people, almost never have an entire family, and usually its a single. The target market is totally different its not a "they are more expensive so more people must live in every unit" scenario at all.
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winner
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I thought we were only talking about 350 units which I would make out only 400 or so new residents. If its twice that I guess getting up to 1000 is possible. No way you have two people per unit though.
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1000 new residents?
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Chevron Skyscraper Proposal At 1600 Louisiana St.
JJxvi replied to tangledwoods's topic in Going Up!
The city's portion of tax (assuming the building ended up on the roll at $250 million) would be a little under $3M per year. -
In a world of driverless cars, only a few will own cars and everyone will call for driverless taxis.
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If you had your way nobody would be able to buy a camelback and demolish the obvious added part to go back to 1930 like everyone will soon want to!
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Also, I would say that the major automobile related problem in these densifying districts is not traffic, but parking. Multiple single family townhomes are built on what were previously single lots, eating up driveway space, and most of these areas have narrow streets with ditches rather than gutters and curbs with wider streets. The townhome occupants are also wealthier than previous occupants and have more cars.
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I would say there is a definite trend toward density in the West End, Heights, and Cottage Grove, but its not multifamily, and the impact is mitigated slightly by the fact that many of the homes being replaced had large family demographics but are being replaced by higher density but smaller family units.
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lmao. Welcome.
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Obviously the freeways can be bad too, but Im talking local traffic not long distance commute, so I left off the freeways. I don't notice many "first scene in office space" type traffic jams.
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The only place I drive with "bad traffic" is Galleria area at rush hour and maybe Shepherd south of W Gray during rush hour. Everywhere else there can be heavy traffic but its just an annoying several minutes or so. (Disclaimer: I don't drive everywhere within the entire inner city)
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Hate to break it to you but I -10 and Yale ain't highland village or river oaks.
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Just put a bird on it.
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Oh, its probably the jail facilities north of downtown.
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My guess is that for some reason some people are lumped into census tract 2101. The homeless perhaps?
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I generated them with the following tools. http://factfinder2.census.gov/faces/nav/jsf/pages/index.xhtml
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From lightest color to darkest are following density by census tract. 1) 0-4999 2)5000-9999 3)10000-14999 4)15000-19999 5)20000-24999 6)25000+ It seems the urban core of Portland is denser than the urban core of Houston, southwest Houston is the densest area between the two cities, and Portland appears to be slightly more "uniformly dense" than Houston.
