January 8, 20214 yr 10 hours ago, GCrites80s said: There is though. Oakley Near. Yeah I know two people who live in Madisonville and one says he lives "Oakley adjacent" and the other woman says she lives in "North Mariemont". Both are said tongue in cheek, but the neighborhood is surrounded by desirable locations so it's only a matter of time.
January 8, 20214 yr Madisonville today reminds me of Oakley 20 or 25 years ago, with the exception of the giant apartment buildings that will have a large influence over what happens to Madison Rd. retail. If the brewery and coffee shop can survive, I can see big things happening soon.
January 8, 20214 yr 31 minutes ago, ucgrady said: Yeah I know two people who live in Madisonville and one says he lives "Oakley adjacent" and the other woman says she lives in "North Mariemont". Both are said tongue in cheek, but the neighborhood is surrounded by desirable locations so it's only a matter of time. I agree with this for that reason. I'm curious between Oakley & Madisonville, which hood has a larger housing stock based on sqft., let's say 2,000+ sqft?
January 8, 20214 yr ^ There is one person who owns a lot of the Bramble and Whetsel unofficial business district. Most of his properties have high vacancy rates but he's slowly been adding to his portfolio over the years. Now that they are starting to fill in, it's likely he is going to have a nice retirement. I have also heard that another developer has big plans to make a run on properties along Madison east of Whetsel. I don't have access to specifics and the pandemic probably messed that all up anyways, so take that with a large grain of salt.
January 8, 20214 yr I can't think of many houses in Oakley over 2000 sq. ft. unless they've been added onto or are including finished basements.
January 8, 20214 yr 7 minutes ago, GCrites80s said: I can't think of many houses in Oakley over 2000 sq. ft. unless they've been added onto or are including finished basements. The triangle of Edwards, Madison, and Markbreit has the biggest houses. Eileen of course, but also Millsbrae and Hyde Park Avenue have plenty in the 2,200 to 2,700 sf range. There is certainly less variability in Oakley than the adjacent southeast quarter of Norwood or the older part of Madisonville by the railroad tracks.
January 8, 20214 yr Oh right. I always forget about that part since it is so far west and away from the parts I frequented.
January 8, 20214 yr In living in both neighborhoods and spending a lot of time driving on streets I never would have unless I resided there, it definitely seems Madisonville has a much larger inventory of larger homes.
January 8, 20214 yr 17 minutes ago, Cincinnatus said: In living in both neighborhoods and spending a lot of time driving on streets I never would have unless I resided there, it definitely seems Madisonville has a much larger inventory of larger homes. I was assuming that was also true since Madisonville is older and more developed in the 19th century. Hopefully increased interest in the neighborhood will save them as residential. Several have already be converted to other uses.
January 8, 20214 yr It will be interesting to see what happens. One of the most interesting sites is 5618 Whitney Pl. where my sister in law grew up. Recently purchased from other owners, it is a civil war era multifamily with out buildings and is up on a tremendous hill (a rarity in Mudville).
January 14, 20214 yr 6320 Madison Road is getting a facelift. The long-time tenant, The Gentle Cycle, closed up shop abruptly back in September or October. The parcel includes the parking lot and billboard to the west of the building, though the landlord also owns the lot to its east, as well as several other lots in Madisonville. The owners purchased that other parcel 3 years ago but have done little with it since. The listing for lease was taken down back in December though there did appear to be some minor work on the inside before that. Hopefully they will build something in that lot to match this 1946 building as this is the part of Madison that has lots of missing teeth. Both parcels are TF4N.MF-O.
January 15, 20214 yr 17 hours ago, Dev said: 6320 Madison Road is getting a facelift. The long-time tenant, The Gentle Cycle, closed up shop abruptly back in September or October. The parcel includes the parking lot and billboard to the west of the building, though the landlord also owns the lot to its east, as well as several other lots in Madisonville. The owners purchased that other parcel 3 years ago but have done little with it since. The listing for lease was taken down back in December though there did appear to be some minor work on the inside before that. Hopefully they will build something in that lot to match this 1946 building as this is the part of Madison that has lots of missing teeth. Both parcels are TF4N.MF-O. Love to see work being done on this building... but I wish they'd use a color other than that ubiquitous/generic gray that is used so often now (I blame HGTV). I rather liked the two-tone of the existing masonry.
January 15, 20214 yr Funny how that gray color or a sliiiiightly bluish gray (Sherwin Williams - Cyberspace) is so trendy and really looks quite good, especially when compared to a dirty tan or drab red brick, yet there's no shortage of buildings that were painted that same color some 30-40 years ago and it doesn't really hold up. That's especially true of buildings that had the fake pressed tin brick and/or dark bronze windows instead of something lighter with more contrast, or when they just sprayed the whole building that color without accents. The gray doesn't seem to age well, getting kind of chalky and worn, especially so if the building itself is allowed to get rundown and grungy too. https://goo.gl/maps/ywWyFxjHFaefvrHU6 https://goo.gl/maps/SBaRFjFhWo1aR4MfA https://goo.gl/maps/x9uVEg1VeaiZUwzU7
January 15, 20214 yr 20 minutes ago, jjakucyk said: https://goo.gl/maps/ywWyFxjHFaefvrHU6 Speaking of this building, the new siding on the front façade should be done soon, as work started earlier this week. I'll try to take a picture soon. I really dislike painted exterior brick in general. I can understand if there is a mismatching section of brick due to additions, fill-ins, or repairs, but it seems like it never ages well.
January 15, 20214 yr Nobody who had ever been to Pittsburgh in the '40s would paint a building dark grey or black.
January 15, 20214 yr 22 minutes ago, Dev said: The different shutters on the first and second floor of the clubhouse really bug me.
January 15, 20214 yr 1 hour ago, Ucgrad2015 said: The different shutters on the first and second floor of the clubhouse really bug me. Oh no...I did not notice that. Cannot be unseen
January 15, 20214 yr It's not at all atypical or ahistorical to have paneled shutters on the first floor for security and louvered shutters on the upper floors for ventilation. In fact, for a time it was even common to paint the first floor shutters a light color to reflect some candlelight back into the room at night, and a dark color on the second floor for additional shade during summer afternoon naps.
January 26, 20214 yr On 1/15/2021 at 2:53 PM, Ucgrad2015 said: The different shutters on the first and second floor of the clubhouse really bug me. It's funny you say that because this really bothered me and it bothers me that it bothered me that much.
January 26, 20214 yr Let's just hope that gets fixed along with the one missing shutter. Also there's only a downspout on one side *runs away*.
January 26, 20214 yr 28 minutes ago, jjakucyk said: Let's just hope that gets fixed along with the one missing shutter. Also there's only a downspout on one side *runs away*. Holy mother of God, why did you have to mention this. I'll just need to stay away from this intersection from here on out.
January 27, 20214 yr Since we're talking about PLK's development, they gave an update at the last MCC meeting last week. Apparently they are ready to install the new sidewalks but have to wait for some utility work by Duke first. They have already started signing leases for the units though most of the activity is for the flats and the 2-bedrooms.
January 27, 20214 yr Just noticed this sign for condos coming soon posted. I take this route all of the time and unless I'm crazy, it's new. # appears to be for: Marzell Romell Martinear, 37
January 27, 20214 yr 50 minutes ago, Cincinnatus said: Just noticed this sign for condos coming soon posted. I take this route all of the time and unless I'm crazy, it's new. Yeah it's new, I noticed it earlier this month. I was previously told that it would be 2 condos. Same owner as the grey building next to it, as well as an empty lot to the east that they plan to construct a SFH. No permits for either spot though. No movement on the grey home either, even though it has been listed for 5 months.
January 27, 20214 yr 21 minutes ago, Dev said: Yeah it's new, I noticed it earlier this month. I was previously told that it would be 2 condos. Same owner as the grey building next to it, as well as an empty lot to the east that they plan to construct a SFH. No permits for either spot though. No movement on the grey home either, even though it has been listed for 5 months. It appeared that there was a showing yesterday.
January 28, 20214 yr https://www.cincinnati.com/restricted/?return=https%3A%2F%2Fwww.cincinnati.com%2Fstory%2Fnews%2F2021%2F01%2F27%2Fmadisonville-business-district-project-pits-neighbor-against-neighbor%2F4260917001%2F As a resident of Madisonville I am still all for project. The big hoopla recently is due to the closure of the family dollar store which I am honestly 0% surprised about. In all honesty Madisonville is surrounded by wealthier communities that people are getting priced out of so it should have been expected that Madisonville would be the next to gentrify.
January 28, 20214 yr 2 hours ago, Ucgrad2015 said: In all honesty Madisonville is surrounded by wealthier communities that people are getting priced out of so it should have been expected that Madisonville would be the next to gentrify. Location, location, location.
January 28, 20214 yr 4 hours ago, Ucgrad2015 said: https://www.cincinnati.com/restricted/?return=https%3A%2F%2Fwww.cincinnati.com%2Fstory%2Fnews%2F2021%2F01%2F27%2Fmadisonville-business-district-project-pits-neighbor-against-neighbor%2F4260917001%2F As a resident of Madisonville I am still all for project. The big hoopla recently is due to the closure of the family dollar store which I am honestly 0% surprised about. In all honesty Madisonville is surrounded by wealthier communities that people are getting priced out of so it should have been expected that Madisonville would be the next to gentrify. The question is, if the new development wouldn't have happened would the Family Dollar have remained open? I doubt it.
January 28, 20214 yr 5 minutes ago, DEPACincy said: The question is, if the new development wouldn't have happened would the Family Dollar have remained open? I doubt it. You’d have to argue that enough people have already been displaced by higher rents in the neighborhood that it made the store lose it’s customer base, which seems highly unlikely. One point I did find interesting from the article is that Madisonville is currently 80% renters. I’m always pro development but this does seem like a situation where most current residents have little to gain and reason to be concerned with it making their neighborhood a ‘luxury destination’ and raising their rents.
January 28, 20214 yr 36 minutes ago, Guy23 said: You’d have to argue that enough people have already been displaced by higher rents in the neighborhood that it made the store lose it’s customer base, which seems highly unlikely. One point I did find interesting from the article is that Madisonville is currently 80% renters. I’m always pro development but this does seem like a situation where most current residents have little to gain and reason to be concerned with it making their neighborhood a ‘luxury destination’ and raising their rents. A much bigger issue than the family dollar closing is the rental market prices of these rentals going drastically up. I can remember last year in the next door app a woman was saying that the house that she was renting and had lived in for multiple years was going up $200 a month extra. In all honesty though I would say I am not helping out as when I bought my house I was hoping that Madisonville would become the next Oakley, my thoughts haven’t changed but I definitely feel more for the people and families that have to keep moving from place to place because the neighborhood they are in is gentrifying.
January 28, 20214 yr 15 minutes ago, Ucgrad2015 said: A much bigger issue than the family dollar closing is the rental market prices of these rentals going drastically up. I can remember last year in the next door app a woman was saying that the house that she was renting and had lived in for multiple years was going up $200 a month extra. In all honesty though I would say I am not helping out as when I bought my house I was hoping that Madisonville would become the next Oakley, my thoughts haven’t changed but I definitely feel more for the people and families that have to keep moving from place to place because the neighborhood they are in is gentrifying. Right. But building these new buildings isn't making the rent go up faster. It's making it go up slower. They are absorbing some of the demand to live in Madisonville. The average rent in the neighborhood will go up because of all the new high dollar units, but the existing stock would've risen in price faster without the new construction. Without the new buildings her rent might've went up $300 a month because there'd be more market pressure. People see these big apartment developments as symbols of gentrification, but the real symbol of gentrification are single family homes that are fixed up and converted from rentals to owner-occupied. My house used to be a rental. The previous owner saw an opportunity with rising values to make some money, so he fixed it up and sold it to us. Our household income is probably 3 to 5 times higher than the family we replaced. That's the real gentrification.
January 28, 20214 yr 9 minutes ago, DEPACincy said: Right. But building these new buildings isn't making the rent go up faster. It's making it go up slower. They are absorbing some of the demand to live in Madisonville. The average rent in the neighborhood will go up because of all the new high dollar units, but the existing stock would've risen in price faster without the new construction. Without the new buildings her rent might've went up $300 a month because there'd be more market pressure. People see these big apartment developments as symbols of gentrification, but the real symbol of gentrification are single family homes that are fixed up and converted from rentals to owner-occupied. My house used to be a rental. The previous owner saw an opportunity with rising values to make some money, so he fixed it up and sold it to us. Our household income is probably 3 to 5 times higher than the family we replaced. That's the real gentrification. I totally agree in general with the YIMBY free market approach to build more housing in order to alleviate demand and reduce prices, and I might be wrong as I don’t totally understand Madisonville’s housing market, but I do see this as an instance where the building of luxury housing will raise rents, since it will help cement the idea that Madisonville is a high end neighborhood worthy of high end prices. Maybe it’s already there regardless of the new buildings, and I underestimated its appeal though I don’t know.
January 28, 20214 yr 41 minutes ago, Guy23 said: I totally agree in general with the YIMBY free market approach to build more housing in order to alleviate demand and reduce prices, and I might be wrong as I don’t totally understand Madisonville’s housing market, but I do see this as an instance where the building of luxury housing will raise rents, since it will help cement the idea that Madisonville is a high end neighborhood worthy of high end prices. Maybe it’s already there regardless of the new buildings, and I underestimated its appeal though I don’t know. I see your point, but I do think you are underestimating its appeal. The current environment of rising rents didn't appear over night. The changes have been coming for years. It's just hit an inflection point where people are noticing it. And there is enormous demand to live in Oakley, Hyde Park, Madeira, and Mariemont and those places haven't been building enough housing for years either, so the spillover effect is huge. Fairfax is seeing large rent and home value increases too and they've had no large scale development to create an amenity effect. At least that's my take on it.
January 28, 20214 yr Like check out this house in Fairfax. They bought it for $30k and flipped it and got $275k for it. It wasn't too long ago that paying $275k for an 1,100 square foot house in Fairfax would've been unimaginable. https://www.redfin.com/OH/Cincinnati/3902-Watterson-Rd-45227/home/78902044
January 28, 20214 yr 1 hour ago, jjakucyk said: Being in the Mariemont School District is a big factor for Fairfax. Oh for sure. That's its biggest draw. But despite that, housing was relatively cheap there for a long time. That's been changing.
January 28, 20214 yr 3 hours ago, DEPACincy said: Right. But building these new buildings isn't making the rent go up faster. It's making it go up slower. They are absorbing some of the demand to live in Madisonville. The average rent in the neighborhood will go up because of all the new high dollar units, but the existing stock would've risen in price faster without the new construction. Without the new buildings her rent might've went up $300 a month because there'd be more market pressure. People see these big apartment developments as symbols of gentrification, but the real symbol of gentrification are single family homes that are fixed up and converted from rentals to owner-occupied. My house used to be a rental. The previous owner saw an opportunity with rising values to make some money, so he fixed it up and sold it to us. Our household income is probably 3 to 5 times higher than the family we replaced. That's the real gentrification. I think this is especially true because Ackermann is setting up where there was almost no residential at all. PLK did take half a dozen SFHs off the market but they are replacing that with about 150 units. Ackermann is different because they have displaced retail. There were some retail spots there at the intersection and their new spots are nowhere near the same amount of rent. This is not inherently bad though because there is a lot of empty retail spots on Madison and at Bramble. 2 retail spots closed right before Ackermann set up because they got robbed too often. Shoplifting at Family Dollar was also an issue, supposedly. A lot of the rentals in Madisonville are really low quality owned by terrible landlords. It sucks that the renters are the ones who get screwed over. 2 hours ago, jjakucyk said: Being in the Mariemont School District is a big factor for Fairfax. The homes in Fairfax are quite small by modern standards. It will be interesting to see if they start building a lot of additions since families cannot easily upsize to a bigger house in the same school district. 3864 Belmont in Mariemont is a recent example.
January 28, 20214 yr Indeed, I designed a master bedroom addition on the back of a house on Germania a couple years ago, with provisions to build on top of it later.
January 31, 20214 yr A quick infill at the intersection of Bramble and Watterson is now for sale at ~$250 a sqft: 6008 Bramble Down the street an extensive flip has been listed at ~$230 a sqft: 6613 Bramble
February 4, 20214 yr On 1/27/2021 at 11:38 AM, Cincinnatus said: It appeared that there was a showing yesterday. Sign came down and now it's pending. This is an interesting listing. The list price, location, etc. I wonder what the sell price will be...
February 4, 20214 yr Snooping around I found this from the Madison square development. Looks like the apartments along Red Bank are removed and a dog park in its place. Nothing says I love my dog like a park behind a gas station and along a busy road. Edited February 5, 20214 yr by Ucgrad2015
February 4, 20214 yr 4 hours ago, Ucgrad2015 said: Snooping around I found this from the Madison square development. Looks like the apartments along Red Bank are removed and a dog park in its place. Nothing says I love my dog like a park behind a has station and along a busy road. In their defense, they have been trying to move UDF this whole time so maybe it's something to put there to act like they care while they wait for the last parcel to be available.
February 4, 20214 yr 2 hours ago, Dev said: In their defense, they have been trying to move UDF this whole time so maybe it's something to put there to act like they care while they wait for the last parcel to be available. True. I have a friend who works at medpace and he said they have been trying to buy the udf but they are not budging. He said at one point they were willing to relocate them across the street in which my opinion is a much better location.
February 5, 20214 yr 15 hours ago, Ucgrad2015 said: True. I have a friend who works at medpace and he said they have been trying to buy the udf but they are not budging. He said at one point they were willing to relocate them across the street in which my opinion is a much better location. Yeah, pulling in and out of this UDF is the biggest pain in the ass. lol
February 5, 20214 yr They probably don't want to be on the other side of the street since they are on the "morning side" of the street right now.
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