I didn't put this in the Ohio photos forum, because I don't have time to take new pictures.  But I wouldn't object, if a mod wanted to move it there.

 

I had been thinking about starting a thread like this for awhile, now.  But heard some really good news today that finally made me decide to do it.

 

Here is the neighborhood in question.

 

I just heard, today, that this house has been bought, and will be converted to a few luxury apartments.

 

Here are the other houses--the ones I'm aware of--that are being, or will soon be, renovated, in the neighborhood outlined above:

 

And, of course, there is my own house: :lol:

 

Additionally, the University Red & White (was quite "ghetto") is also being renovated, and will reopen as University Circle, a convenience store/restaurant. 

 

The pilot store, Downtown Circle, is highly regarded for their food.

http://youngstownlive.com/cafes-bakeries-other-treats/downtown-circle-deli

 

I know 8 projects may not seem like a lot to some, but this is quite a lot of activity for a Youngstown neighborhood, and I am neglecting the people who were the true "urban pioneers," and already live in restored homes, in the neighborhood.

 

Here are 2 of them, but there are more--I just don't have photos of their houses.

What a stunning neighborhood it could be with a little sprucing up!

I know this neighborhood, very interesting..

 

The park it surrounds has the reputation of one of the most dangerous areas in Ytown-- rapes, murders, robberies...

 

I have actually always felt that the houses that surround it would be PERFECT houses for YSU's frats/sororites (But that's too much campus life for YSU)

I know this neighborhood, very interesting..

 

The park it surrounds has the reputation of one of the most dangerous areas in Ytown-- rapes, murders, robberies...

 

I have actually always felt that the houses that surround it would be PERFECT houses for YSU's frats/sororites (But that's too much campus life for YSU)

 

Really?  How long ago?  I've never heard anything like that, since I've become active in the city's affairs. (I've lived here 12 years, but only got involved in the community about 6 years ago)

Recently enough.  My parents say that kind of stuff.  It always sounded to me like one incident blown up into more than it was.  On the good side, my friend founded a frat at YSU and their house is/was on Wick Park.  Can't think of the name right now.

I know this neighborhood, very interesting..

 

The park it surrounds has the reputation of one of the most dangerous areas in Ytown-- rapes, murders, robberies...

 

I have actually always felt that the houses that surround it would be PERFECT houses for YSU's frats/sororites (But that's too much campus life for YSU)

 

Really?  How long ago?  I've never heard anything like that, since I've become active in the city's affairs. (I've lived here 12 years, but only got involved in the community about 6 years ago)

 

You've never heard anything like that and you've been living in ytown for 12 years?? Lol

 

I grew up in Youngstown and even went to YSU for a semester (I would not recommend) before transferring to CSU for good. My whole family is still in ytown so I am there often  The park and neighborhood have a rough reputation throughout YSU students. there's been quite a few incidents and there are plenty of scary stories of wick park experiences. There are even police who wait outside stambaugh auditorium for high school students who come to the facility nightly during the week. It just does not have a good history.

 

I think the houses are gorgeous, reminiscent of the awesome houses you see throughout Cleveland's inner ring and it would be awesome to see them turn around. Like I said, it'd be great if they used them as Greek houses for YSU and revamped the park to make it like a central area for the Greeks, festivals/competitions/etc

Recently enough.  My parents say that kind of stuff.  It always sounded to me like one incident blown up into more than it was.  On the good side, my friend founded a frat at YSU and their house is/was on Wick Park.  Can't think of the name right now.

 

I only know of one frat actually on Wick Park, and I don't remember their name, either.  They are in a yellow house near the NE corner of the park.

 

I know this neighborhood, very interesting..

 

The park it surrounds has the reputation of one of the most dangerous areas in Ytown-- rapes, murders, robberies...

 

I have actually always felt that the houses that surround it would be PERFECT houses for YSU's frats/sororites (But that's too much campus life for YSU)

 

Really?  How long ago?  I've never heard anything like that, since I've become active in the city's affairs. (I've lived here 12 years, but only got involved in the community about 6 years ago)

 

You've never heard anything like that and you've been living in ytown for 12 years?? Lol

 

I grew up in Youngstown and even went to YSU for a semester (I would not recommend) before transferring to CSU for good. My whole family is still in ytown so I am there often  The park and neighborhood have a rough reputation throughout YSU students. there's been quite a few incidents and there are plenty of scary stories of wick park experiences. There are even police who wait outside stambaugh auditorium for high school students who come to the facility nightly during the week. It just does not have a good history.

 

I think the houses are gorgeous, reminiscent of the awesome houses you see throughout Cleveland's inner ring and it would be awesome to see them turn around. Like I said, it'd be great if they used them as Greek houses for YSU and revamped the park to make it like a central area for the Greeks, festivals/competitions/etc

 

Again, I've never heard Wick Park described as: "one of the most dangerous areas in Ytown."  Don't get me wrong, I know bad things have happened in the neighborhood.  I'm not going on any midnight walks through the park alone, anytime soon.  But let's not get carried away.

 

There are already plenty of YSU students in the neighborhood.  I certainly wouldn't object to more, but it would be incorrect to imply that there are none.  The current neighborhood association president is a YSU student.

 

As far as police outside of Stambaugh Auditorium, I assume they are there at the request of the facility; to calm those who think that the neighborhood is one of the most dangerous in Youngstown.

 

Discussion of the park, itself, reminded me that it will soon start to see improvement, too.

http://www.youngstowncityscape.com/wick-park-history

http://www.youngstowncityscape.com/announcements/wick-park-update

http://youngstown312.blogspot.com/2012/04/wick-park-corner.html

Thanks for the photos. Yes, this probably belongs here in the photo section or maybe even the City Discussion section. But not in the projects/construction section. Thanks again for sharing the photos!

^Thanks!  I only put it there, because I was thinking of this as a series of small projects.

Understood. Start a thread about a particular area (ie: we have one about Smokey Bottom in Y-town), and then post some news items, or a city's board docket listing for a project, or some other newsy angle the describes a project in that area. Maybe the best way I can differentiate the content is akin to the difference between a travelogue/feature article (equates to a photo thread) and a news article (equates to a construction/project thread).

Old North Side Homes Getting New Life

 

On a recent Wednesday night at 67 Woodbine Ave. in Youngstown, Chaney High School graduate Joe Parent, 28, was helping his neighbor, Hubbard graduate Amber Rochow, 28, hang drywall.

 

The house, built in 1912, is two blocks east of Wick Park and five blocks north of Youngstown State University. Rochow paid $3,000 for 2,700-square feet.

 

Once the renovations are complete, Rochow, her husband, Shaun, and their son, Nicholas, plan to make the house their home.

 

More: http://www.wkbn.com/content/news/local/story/Old-North-Side-Homes-Getting-New-Life/-voBpR1gzE6RqNTAlTwc9g.cspx#.UM_D1LNoT2I.facebook

More pics from my archive, but new news items to add to this thread.

 

This house is being renovated by YMHA for veteran housing, I believe.

 

Another renovation/restoration:

 

Sometime, when I get more free time, I'll walk the neighborhood again, and get new photos of what's happening.

Beautiful hood. Gap-toothed, but still enough buildings and an intact grid to have potential.

^Thanks!

 

Unfortunately, the neighborhood continued--and continues--to get more "gap-toothed" as time goes by, (mostly toward Wick Ave. to the east) since that aerial was taken, in 2006.  Also, the city has suddenly become more proactive about putting vacant, neglected structures on the demolition list.  When some concerned citizens from our neighborhood organization asked to take some of them back off the list, the city said no, unless we can find buyers who can prove they are able to pay for restoration of the properties in question.    At least there are individuals in this neighborhood who are fighting to preserve as much of the building fabric as possible.  Other less historic city neighborhoods aren't as lucky.

I went to YSU in the late 90s and I don't ever remember anything bad happening at the Park. CLE618, when did you attend YSU? I would never tell someone not to go to school there, I think it's much improved from when I went there 13 years ago and there seems to be a lot more people living on or near campus now, plus they are getting closer to downtown, they have a rec center now and a lot more new buildings. I see nothing wrong with the place.

I went to YSU in the late 90s and I don't ever remember anything bad happening at the Park. CLE618, when did you attend YSU? I would never tell someone not to go to school there, I think it's much improved from when I went there 13 years ago and there seems to be a lot more people living on or near campus now, plus they are getting closer to downtown, they have a rec center now and a lot more new buildings. I see nothing wrong with the place.

2008/2009. Obviously that's about a decade since you had attended. Also, I believe JUST YESTERDAY there was a shooting on the YSU campus and there is actually a video of it posted by the Jambar. Your comment obviously came with good timing with a shooting this weekend ;)

I went to YSU in the late 90s and I don't ever remember anything bad happening at the Park. CLE618, when did you attend YSU? I would never tell someone not to go to school there, I think it's much improved from when I went there 13 years ago and there seems to be a lot more people living on or near campus now, plus they are getting closer to downtown, they have a rec center now and a lot more new buildings. I see nothing wrong with the place.

2008/2009. Obviously that's about a decade since you had attended. Also, I believe JUST YESTERDAY there was a shooting on the YSU campus and there is actually a video of it posted by the Jambar. Your comment obviously came with good timing with a shooting this weekend ;)

 

The fact that the shooting is all over the local news illustrates (IMO) just how rare this kind of thing happens near campus these days.

I went to YSU in the late 90s and I don't ever remember anything bad happening at the Park. CLE618, when did you attend YSU? I would never tell someone not to go to school there, I think it's much improved from when I went there 13 years ago and there seems to be a lot more people living on or near campus now, plus they are getting closer to downtown, they have a rec center now and a lot more new buildings. I see nothing wrong with the place.

2008/2009. Obviously that's about a decade since you had attended. Also, I believe JUST YESTERDAY there was a shooting on the YSU campus and there is actually a video of it posted by the Jambar. Your comment obviously came with good timing with a shooting this weekend ;)

 

The fact that the shooting is all over the local news illustrates (IMO) just how rare this kind of thing happens near campus these days.

I can't disagree with that. Though most of the perimeter of campus is empty lots and housing structures. But it's definitely better having blight than seeing a lot of people around in the nearby neighborhoods looking to start trouble. Scary vid though if you haven't checked it out.

I went to YSU in the late 90s and I don't ever remember anything bad happening at the Park. CLE618, when did you attend YSU? I would never tell someone not to go to school there, I think it's much improved from when I went there 13 years ago and there seems to be a lot more people living on or near campus now, plus they are getting closer to downtown, they have a rec center now and a lot more new buildings. I see nothing wrong with the place.

 

That's because there is NOTHING wrong with the place.  I can hear it now those, as someone who lives in the Canfield/Boardman/Poland area, "Typical Youngstown!"  I am a transfer student who went to Cleveland State, and had more problems there with the homeless.  I lived in Fenn Tower, and things go sketchy real quick when you would cross the I-90 bridge on Euclid heading towards the east side.  I refused to pay some $120 for a parking pass this past semester, and can easily find myself some parking places along some of the inner core streets of campus.  I spend most of my days in the Phelps building, so I park by the new Lariccia accounting building and park on the street where there is no meters and no time limit.  But on days where I am running late, most everything is taken on campus so I park on side streets like Lincoln.  This area you are almost certain to find a spot, but some would consider is sketchy.  I have never once feared for my life, or even felt like something was going to happen.  And I have walked to my car a lot of the time in the evening when it is dark out.  The only thing that bothers me when I am over in that area is the fact that Charlie Staples smells so damn good and I don't have any money on me to stop in and get something to eat.  YSU and downtown Youngstown are fine, but people in the suburbs who know nothing about the city will run their mouths like they always do.  I grew up in the southern suburbs and "hickville" Columbiana County, and that's all you would hear people do is run their mouths about how big of a warzone Youngstown is.  If anything, the biggest problems I see on campus are the kids from Canfield racing around in their BMWs trying to get into the parking garage and almost hit people on the sidewalks doing so.  And now that I am working in an office building downtown and hear the stories of a lot of the success and eateries to stop at during lunch, it's truly and exciting time in the city.  Now if only they could save the Paramount  :roll:

I went to YSU in the late 90s and I don't ever remember anything bad happening at the Park. CLE618, when did you attend YSU? I would never tell someone not to go to school there, I think it's much improved from when I went there 13 years ago and there seems to be a lot more people living on or near campus now, plus they are getting closer to downtown, they have a rec center now and a lot more new buildings. I see nothing wrong with the place.

2008/2009. Obviously that's about a decade since you had attended. Also, I believe JUST YESTERDAY there was a shooting on the YSU campus and there is actually a video of it posted by the Jambar. Your comment obviously came with good timing with a shooting this weekend ;)

 

Actually, it wasn't "on" YSU's campus, it was North of campus in an area where there are a lot of students and the perps are from Pittsburgh (not sure what they were doing there). I think this quote by a student who lives in the area says it all, "She added, however, that she feels “pretty safe” at YSU.

 

Her friend, Alaina Wells, also of Cleveland, said she’s “not really concerned about my safety because the person involved doesn’t live in the city.” Wells said this incident hasn’t changed her mind about living in Youngstown and attending YSU. “Other than that [the shooting], I love Youngstown,” she said."

http://www.vindy.com/news/2013/feb/18/shooting-in-shadow-of-ysu/

Historical mansion getting makeover

 

http://www.wkbn.com/news/local/historic-mansion-getting-makeover

I took a walk around the neighborhood last night and took a lot of photos with my phone.

 

Later, I plan to start a new thread with a more comprehensive photo tour.  But in this thread, I'm just posting photos of recent and/or ongoing projects.

 

My house:

 

The house to the left will be renovated, soon:

 

Unfortunately, this house, to be renovated by YMHA, is on hold because they ran out of money:

 

This house, which inspired me to start looking for a project in the neighborhood seems to be at a standstill.  It seems as though the owners did just enough to get it rented, and stopped. :(

 

We had a cleanup at this house earlier this summer.  There are a number of people who would like to renovate it, but it's in ownership limbo; it's owned by a fraternity that no longer exists at YSU.

 

 

This house was bought by a developer, who also bought the stone mansion on Broadway, (and a couple buildings downtown) to redevelop.  But, it seems they overextended themselves, and so this house is back on the market.

 

 

There hasn't been any progress on this brick house for a number of years, now.  The owner (out of state) has run into financial and health difficulties, but insists that they will finish it.

 

Someone bought this little house, and has been working on it.  I'm sorry to see that they replaced the original tile roof with asphalt shingles, though. :(

 

 

A long time ago, these three houses were combined into a single assisted living facility.  There is a brick annex building behind, that connects them.  This (now single) property has been bought by someone, and some minor work has been done.  Unfortunately, the house on the far left will be demolished, because it still has some liens left over from before the properties were combined.

 

The house on the right has been painted, but I'm not sure if it's undergoing any other renovations.  I had heard that the house on the left would be renovated, but I don't see any progress being made.

 

 

 

 

http://metromonthly.wordpress.com/2014/08/17/after-decades-of-decline-wick-park-neighborhood-shows-signs-of-revival/

JRC, good to see you're still hanging in there. Compared to the photos you took a couple of years ago, I can see visible signs of improvement. We may be visiting the region in Mid-September and my neighbor who just sold his Queen Anne Victorian house (and is looking for another old house to call home) will probably be coming with us. If there were some decent prospects, I'd consider taking a side trip to the Youngstown-Warren area. In photo No.2 there's a towered Queen Anne style house; what is the story on that one? Any other houses with towers available in the neighborhood? Also, the late Victorian house in photo number 6 (porch supported by 4x4 wood posts) you said is for sale? Any idea about what remains inside? (PM me if you wish) I think you lucked out with your house as it was so unspoiled and had never experienced the cheap remodels so many old houses receive. Your neighborhood certainly has potential and looks more welcoming now than in years past. Reminds me of some of the neighborhoods in Toledo and the Daytonview historic district in Dayton. These big old houses were built to last generations but as long as water hasn't gotten inside and caused major damage or they haven't been abused/vandalized extensively, they can become  high quality homes again.  Thanks for sharing.

JRC, good to see you're still hanging in there. Compared to the photos you took a couple of years ago, I can see visible signs of improvement. We may be visiting the region in Mid-September and my neighbor who just sold his Queen Anne Victorian house (and is looking for another old house to call home) will probably be coming with us. If there were some decent prospects, I'd consider taking a side trip to the Youngstown-Warren area. In photo No.2 there's a towered Queen Anne style house; what is the story on that one? Any other houses with towers available in the neighborhood? Also, the late Victorian house in photo number 6 (porch supported by 4x4 wood posts) you said is for sale? Any idea about what remains inside? (PM me if you wish) I think you lucked out with your house as it was so unspoiled and had never experienced the cheap remodels so many old houses receive. Your neighborhood certainly has potential and looks more welcoming now than in years past. Reminds me of some of the neighborhoods in Toledo and the Daytonview historic district in Dayton. These big old houses were built to last generations but as long as water hasn't gotten inside and caused major damage or they haven't been abused/vandalized extensively, they can become  high quality homes again.  Thanks for sharing.

 

Thanks John S.  The house in the second photo is called the Peace House.  The older lady who owns it occasionally has concerts and events.  A few years ago, she ran into financial difficulties, but I think things have since stabilized for her.

 

The house in the 6th photo isn't for sale.  The house in the 7th photo is for sale: http://www.zillow.com/homedetails/239-N-Heights-Ave-Youngstown-OH-44504/34840383_zpid/  From the pictures, it appears to have suffered from being split into apartments, and also from serious neglect.  The RE agent tells me that the roof isn't leaking, at least, but the box gutters and front porch roof are completely gone.

 

There aren't that many Queen Anne style homes, with a tower, in the neighborhood.  Warren's housing stock is older, and may have more of that sort of thing.  And as an added bonus, their land bank seems to be more active: http://trumbullcountylandbank.org/index.php/properties

Thanks JRC. I did an extensive streetview neighborhood tour and on those streets with an isolated house or two remaining, the only hope for them is infill housing at some point or maybe moving them together to create a cohesive block of houses. (a topic of discussion in the Dayton demolition thread on another forum-and since they will not allow mention of other fora there, I will not mention them here) Good housing stock overall from what I could see with some real gems here and there. I think I need to see it in person and will try to combine a Youngstown-Warren- and New Castle, PA tour for a day or two.  Yes, Warren has two areas with concentrations of historic homes but the one with the towered houses is very spotty with some faded mansions in deplorable condition.  Mansfield's Park Avenue is the same...at one time it was a grand residential boulevard now with isolated survivors competing with numerous commercial intrusions. How to save faded neighborhoods is a continuing problem nationwide. How to save isolated survivors standing alone and no longer in a residential context is an even more difficult problem. Zoning restrictions could have helped some of these places out decades ago but would be of little help now. I'm glad to see caring people coming into Wick Park and bringing it back one house at a time. Nice article and I noticed you received mention so you are recognized as part of the neighborhood effort. If you see some folks with Texas plates driving around looking at houses in mid to late September, it might be us.  :wave:

Earlier this week, there was a small disaster at the house in the 6th photo, from my August 8th post.  A tree fell, and smashed into a portion of the porch on the left side of the house.

 

Today, the residents of the house had a little event, asking interested neighbors to come and help them clean up the mess, remove the damaged structure, and stabilize the remaining structure.

 

As one of the participants, I was given a tour. :-D  Let me tell you, the interior of the house is still amazing!  It would have been impolite for me to have taken pictures, and even more impolite to post them here.  So, I can only describe some of the features.  The front parlor and main parlor have rounded corners, so the rooms are somewhat oval shaped.  In the front parlor (they call it their library) there are shelves built into this rounded space.  The walls under the stairs in the foyer are covered in unpainted wood paneling.  The dining room also has 6-7 foot unpainted wainscoting, with a built-in buffet at one end.  The kitchen is even charming, and wasn't modified significantly over the years.  I know the wood floor is original, because there is original quarry tile where the stove was.  Now I really wish I would have worked harder to contact the previous owner to buy this house myself. (I could never get a hold of him)  But, they tell me that the previous owner, who they're trying to work with, seems to have a few loose screws.

JRC, it would have had to be one of the Wick Park houses I was most interested in.  Because I've built a replica c. 1860 Gothic Revival porch for a landmark house in Vallejo, CA as well as restored a massive Colonial Revival porch on a St. Joseph, MO, mansion,  this would not be too great of a challenge.  I have old planbooks and illustrations showing box beam framing construction for Colonial Revival porches and assuming they meet current code, they could be  used to rebuild this porch. Probably it would be best under the circumstances to clean off the debris, (save that long strip of dentil molding!) square off the remaining porch roof to align it with the entry bay and re-deck the now exposed porch decking with with pressure treated materials. (1 x 6 PT bullnose would probably be the least expensive if historic district regs allow it for temporary repairs) Slap some paint over the ghost of the old framing plus replacement decking and make sure the  4 x 4 posts are allowed by the city as temporary supports. Since I understand this to be a rental, the approach I outlined would be the least expensive. Above all you don't want to risk a condemnation order from the City. The long term solution is to get this house in the hands of someone who has the motivation and resources to reconstruct the porch to its original dimensions and replace the square posts with proper classical order columns and capitals. (Sometimes salvage versions are sound enough for the purpose but finding the right length and number needed is a matter of luck) This was a mansion-grade home when built and was undoubtedly architect designed; it would be a shame to lose it because of a damaged porch. As for owner involvement, most rental landlords are solely motivated by rental income; if the stream of rents ceases, they could care less what happens to the house. I salvaged (dismantled) a two-story rental house about a dozen years ago because its was old (1909) and had experienced a kitchen fire that damaged the attic and a portion of the roof. Since the renters were mainly Sec. 8, the landlord chose to relocate the renters to other properties he owned rather than pay for repairs. He also saved demolition costs via my salvaging work so I suppose it was a win-win situation. I still have thousands of quality bricks from the foundation walls of that house.  If the owner faces expensive repairs or is told the property cannot be rented unless they are done, a better alternative is to sell the property to someone who can bring the house back. The interior sounds impressive. I hope this story has a happy ending.

I'm not sure what the whole story is, but the residents are not renting, and they consider themselves the new owners.  There are liens on the house, so they are working on resolving those, to complete the purchase process.  I don't think they plan to make any major repairs/improvements until they have full ownership, but they have continued to do stabilizing work.

 

They tell me the original columns are in the basement.  I'm guessing the previous owners took them out because the bases, or substructure rotted.

 

Oh yeah, another interesting feature of this house is that all of the glass seems to be 1/4" thick!  If you look at the picture above, you'll notice that the 2nd floor window is broken, and is missing at least one of the 10 panes of glass in the upper sash.  While cleaning up this morning, we found one of the missing panes, unbroken.

 

Believe it or not, this house isn't in a historic district.  Neighbors tried to expand the district to include this street years ago, but they couldn't get enough support from other neighbors.  On the other hand, my house is in a historic district, and I haven't heard from anyone regarding changes, or needed repairs to it.  Which is to say that I think the historic district board in Youngstown is toothless.

I'm not sure what the whole story is, but the residents are not renting, and they consider themselves the new owners.  There are liens on the house, so they are working on resolving those, to complete the purchase process.  I don't think they plan to make any major repairs/improvements until they have full ownership, but they have continued to do stabilizing work.

 

They tell me the original columns are in the basement.  I'm guessing the previous owners took them out because the bases, or substructure rotted.

 

Oh yeah, another interesting feature of this house is that all of the glass seems to be 1/4" thick!  If you look at the picture above, you'll notice that the 2nd floor window is broken, and is missing at least one of the 10 panes of glass in the upper sash.  While cleaning up this morning, we found one of the missing panes, unbroken.

 

Believe it or not, this house isn't in a historic district.  Neighbors tried to expand the district to include this street years ago, but they couldn't get enough support from other neighbors.  On the other hand, my house is in a historic district, and I haven't heard from anyone regarding changes, or needed repairs to it.  Which is to say that I think the historic district board in Youngstown is toothless.

JRC, That's encouraging news. The aforementioned porch restoration project in St. Joe included replacing the rotted column bases with new items fabricated from PT wood in a local millwork firm's shop, as well as my repair and restoration of the 21 columns using epoxies for treating damaged areas. In two cases I had piles of staves to reglue and assemble back into columns but I was proud that ALL the original columns were saved, repaired, and put back to use. I was able to identify the original yellowish cream white column color and they were repainted in that color. I posted photos of the project on my Flickr album:

The younger fellow was my helper Chris, (I'm in the background in another photo) who was delighted to go from a minimum wage job at a fast food restaurant to one paying almost double that amount.  The box gutters were also rebuilt. The project won a local preservation award for the property owner in 2006. Sounds like the current residents appreciate what they have so will hopefully triumph in their efforts to own the house free and clear and restore it.  That old glass is getting harder to find as not much of it gets salvaged when houses are demo'ed.  Replica old style imperfect glass is available but when you see the prices, finding salvage items becomes much more attractive.

That looks great, John!

Thanks JRC. I've been following your restoration on other fora and you deserve hefty praise for all the work you've done with limited time and a limited budget. As mentioned, I may swing by to look in the area about a month from now.