Alternate Vision for Rails to Trails Project in North Buffalo is on the Right Track

A group of dedicated community members and young professionals have been hard at work in the University Heights, spending the last year crafting a proposal for a bike path along an abandoned rail corridor in North Buffalo (Check out this google map for an idea of the trail location). Running between Main Street at the LaSalle Metro Rail station to Kenmore Avenue, the path would connect and continue on through Tonawanda, linking the entire NFTA public transit system to the Canal along the same former rail corridor. This link provides a direct route from the suburbs to the Metro Rail that is entirely separated from vehicular traffic, excluding a few intersections.

Jacob Jordan, a UB Urban Planning student, got involved with the University Heights Collaborative (UHC), a not-for-profit community organization serving the residents of University Heights and the surrounding neighborhoods. “The first meeting I attended,” said Jordan “they were putting together committees to work on individual projects, such as an upcoming community garden, Linear Park, the Capen Garden Walk, and Rails-to-Trails. Back home (Dutchess County/Poughkeepsie, NY), they had just completed a bulk of the work on the new Dutchess County Rail Trail, which had completely changed the culture of the area. With relatively flat terrain and such a strong bike culture, I thought the benefits to Buffalo-Niagara could be ten-fold what they were to the Hudson Valley. I did some research, showed up to the Rails-to-Trails meeting with some preliminary property analysis and service maps, and we started working from there.” 

The Committee would explore the possibility of reviving the at the time forgotten plan to run a bike path down the former Erie/DL&W right-of-way, which had become increasingly important with Erie County's recent commitment to build their section from Kenmore Avenue to Tonawanda Creek.   

There seemed to be some hesitance on the City's part to work with the organization, given the community’s staunch opposition to a 2006 plan for commercial housing that saw the original plan tabled.  A group of residents were responsible for passing around a 1,100-signature petition back in 2006 to shut down a commercial development of the property, which ignored the Federal funding for the path in lieu of a $40 Million Dollar housing development.  

The remnants of this group put out a post earlier today and that petition was specifically aimed at the opposition of housing development on the vacant parcel and rather than the construction of the bike path.  These active citizens, along with the 30 foot right-of-way that NFTA must preserve under their National Trails System ("Rail-Banking") obligations (16 USC 1247 (d)) ultimately shut down the project, but in doing so they burned any bridges they had with the City Government. As a result, when UHC and their new Rails-to-Trails committee tried to move on anything, the City seemingly stonewalled them.  

Regardless, a separate interest group, recently formed under the name Queen City Rail Trails (QCRT), began surveying the site by GPS in order to record features such as wetlands, bird habitats, and even elicit landscape and household dumping.  By November, both the UHC and QCRT were confident that they knew more about every inch of the site than anyone in the City, and now had the data to support it.

The big change came in February, after the organization's general elections. Mickey Vertino, a retired corrections officer, local landlord, and long time resident of University Park was elected president of the organization, bringing with him his infectious optimism and enthusiasm.  Ultimately, the UHC’s Rails-to-Trails committee (also under the new leadership of Raymond Reichert, another long time University Park resident) and their persistence paid off. After talking with their councilwoman, Bonnie Russell, they secured a meeting with Mayor Brown and several other key players. The City, convinced by the group’s efforts and supportive after their thorough presentation at City Hall, began to explore the possibility of pursuing the project once again.

The two biggest things that convinced the City to continue ahead on this was the group’s willingness to cooperate and an online survey that showed a majority of the community was in favor of the path. Both the UHC’s general plan for the site and the Deputy Commissioner of Park’s plan were presented to and then opened for discussion, with representatives of the UHC and the City meeting half-way on a number of important issues.  After some slight alignment changes that would allow the project to be expanded on in the future and service a greater portion of the community directly, the final plan had taken shape and the City was on board.

Now, the University Heights Collaborative is mobilizing to get as many signatures on a petition and recently issued a new survey with a large number of respondents already. “Our community feels energized and sees the potential this project has to improve both the Heights and the entire City,” said Jordan.  “QCRT recently entered the Designing to Live Sustainably competition with a City-wide plan of bike paths and linear green spaces, and this very well could be the federally-funded first step to achieving that goal.”

When asked about the earlier post, Jordan stated that while some of the concerns were valid, much of the concern was regarding misinformation and the fear of the City revitalizing plans to build houses on the 30 acre site.  “They’re good people,” Jordan went on to say.  “We worked with John, Jim, and Dave for the bulk of this project, but when we finally got an audience with the Mayor, they didn’t like the plan the City put forth, nor did they approve of the modifications we appealed for.  City Hall has been incredibly helpful in this whole project, but that good relationship and the future of this project was based on collaboration.  We originally were pursuing along the whole rail line, but when we met with the City, we found out that in order to gain access to the CMAQ money, they had to match $266,000.” 

“In order to do this, they had to use money that they had slated for repairs to Minnesota Avenue Linear Park,” Jordan continued, “so when they suggested that the path run down that park in order to “kill two birds” with one stone, we didn’t find that unreasonable.  Mr. Hall and that contingent decided they were going to hold the Mayor and City Hall ransom by withholding vote until they got what they wanted.  Given that this money will expire in September and elections are in November, we could not support this kind of thinking. Ultimately, it’s the position of the University Heights community and most of the City that the $1.1 Million of CMAQ money will be of great benefit, with this investment in the Heights being far better than the alternative.” 

Jordan assured that the City of Buffalo and Watts Engineering are hard at work, entering into the necessary lease agreements with the NFTA (who owns the rail property) and ensuring that the money is secured by the September 30^th deadline.  “And the best part is that this path could run right along side any future Light Rail development out of Lasalle,” Jordan said.  “We’re only limited by the 75 feet between the two old DL&W/Erie bridge abutments, which is plenty to run the 30 foot rail corridor and a 12 foot bike path safely.”        

If you’d like to take part in the survey distributed by Queen City Rail Trails, check it out by clicking here.  They have also worked with the UHC to develop a petition to support the project.  Contact them at queencityrailtrails@hotmail.com if you are interested in signing/gathering signatures.  

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St. Francis De Sales Church in Hamlin Park is on the Market

Here’s an opportunity to own one of the most beautiful churches in Buffalo. St. Francis De Sales Church at the corner of Humboldt Parkway and Northland Avenues (google map) is on the market for $450,000, Hastings+Cohn has the listing here. Although the context of the church has changed due the destruction of Humboldt Parkway, the location is fantastic and so is the church.

Its location and contributing status in the Hamlin Park Historic District enables the owner to utilize the 20% or 40% historic tax credit program. The 20% path would assume homeownership only, but the 40% program requires the church to be an income producing property, i.e. multiple residential units, commercial space, or a restaurant for example. The nomination was prepared by Preservation Studios and recently listed on the State Register. It is currently at National Park Service for their review and listing on the National Register of Historic Places.

St. Francis De Sales sits on nearly one and a half acres and boasts over 23,000 square feet. A partially raised basement with nine-foot ceilings provides additional room for gatherings and would be a great candidate for a few residential units or one large tenant.

The church was dedicated in 1928 and was the third version the congregation had built on that site. Typical of most churches in early 20^th century Buffalo, the parishioners continued to outgrow their space so the need for a new larger church came twice before the existing church. George Dietel, the architect of Buffalo City Hall, designed it with input from Murphy & Olmsted architects in Washington, D.C. The previous iteration was a combined church and school, which is currently the parking lot.

It was shuttered by the Diocese of Buffalo in 1993 and has gone through a handful of different congregations since. Although the building is intact and operational, it does have some needs that require attention. The roof is the most apparent issue and leaks from several locations. The resulting damage is minimal, but should be corrected as soon as possible to avoid significant issues.

The building is clad entirely in limestone with a vibrant ceramic tile roof and tall campanile that is visible from miles around. Much of the stained glass has been removed over the years, but the striking rose window on the front remains completely intact. The interior is rich with ornamentation and detailing, but the real stunner is the large dome where the transept and nave meet. An oculi at the center of the dome pulls in natural light and at the right time of day creates a great beam of light.

Empty churches in Buffalo are a hot topic and many have been reused or successfully converted for residential use. However, those churches were not able to use the historic tax credits because under the current Department of the Interior’s Standards, dividing the sanctuary space is not possible. That rule has spelled demolition for some churches like the North Park Baptist Church. Although a sensitive proposal was created for dividing the interior while respecting the character of the building, it was still deemed inappropriate within the Standards.

As more and more churches close across the country we’re left with a large catalogue of beautiful spaces, most of which are eligible for National Register listing and tax credits that come along with the designation. There have been many discussions surrounding the need to revise the Standards so that these magnificent buildings can be divided in a way that both respects the character and feeling of the space, but can also generate a profit to ensure their continued existence. Conversations are ongoing, but the Standards have yet to be revised.

For additional photos of St. Francis De Sales, check out my album on ipernity, by clicking here.

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Have a Dollar and Looking for a Fixer Upper? These Hamlin Park Homes also offer a 20% to 40% Tax Credit on Rehab Work

In a recent post I highlighted the Urban Homestead Program that enables people to purchase certain city-owned homes for just a buck. Now if that wasn't reason enough to consider the program, what if you could save 20% to 40% of the rehab costs? Well, check out these five homes in the Hamlin Park neighborhood that offer just that as a result of their historic district status. See them here in a close up of my Homestead Eligible map.

212 Florida Street is the best out of the four

The house above at 212 Florida Street is the best out of the five available dollar properties. It was built in 1915 and is a double with a small shed/garage in the rear. It was bank owned in 2004 which is likely when the roof was last replaced and it looks to be in great condition. Most of the rooms are in decent shape, but the bathrooms and kitchens both need to be gutted and redone, which is pretty typical for a rehab project anyway. I'm unsure of the electric, water, and gas systems, but assume they will require attention. Additional photos of the interior of this home can be found here.

Intact fireplace in the lower unit at 212 Florida

As a homeowner with a contributing home you can get a 20% tax credit for qualified rehab work. Examples of qualified rehab work include a roof replacement, electrical and plumbing systems, window replacement, etc. There are three requirements to enroll in the program: the rehab cost must be at least $5000, 5% of that must be spent on the exterior ($250), and home must be a contributing structure.

Bay window in the living room of the upper unit

Let's say you have to replace your roof, want to restore your porch details, and need a new furnace and the total cost is $15,000. The homeowner credit is 20% of the rehab expenses, which in this case yields a $3000 tax credit, which is applied to your state income tax for the year the project is completed. If your state income tax is less than $3000, the credit covers the taxes and the difference is paid back to you in a refund.

To earn the 40% tax credit the property must be income producing like renting a double or an industrial/commercial building. This route requires that the property does not change hands for five years and the costs of the rehab must be greater than the adjusted basis of the property (acquisition - depreciation + improvements), which would be satisfied by any of these rehab projects. Just like the homeowner credit, 20% comes from the state and the other 20% comes from the federal government. 

257 Florida Street is between two occupied and well-maintained homes

This double at 257 Florida Street is a few doors down on the other side of the street and is probably the second best candidate on the list. It was built in 1922 and has been city owned since 2009 so the interior may be relatively decent still.

This small cottage style home is great for an entry level rehab

A home of this size at 231 Florida Street may be the perfect size for a first time rehabber or someone looking for a smaller space. This little one and half story home was built around 1914 and has been city owned since 2009. Prior to the city's ownership it had belonged to the same family since 1956.

294 East Delavan Avenue has some fire damage

These two homes appear to have bigger needs than the previous ones listed here. The first home at 294 East Delavan Avenue looks like it suffered from a fire in the upper unit, but the extent of the damage is not clear. Finally, this large double at 160 Brunswick Boulevard is the neediest of the bunch. The condition of the roof and the deteriorated soffits probably mean a pretty rough interior. Apparently something is in the works for this to be rehabbed and sold at fair market value, but work has not started yet and title hasn't changed according to online country records.

160 Brunswick is huge, but may be off the market

If you have an interest in any of the homes pictured in this post, call the Department of Real Estate directly at City Hall at 716-851-5590 or you can get in touch with me at mike.j.puma@gmail.com.

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The Bailey Avenue Neighborhood is Working Towards a Brighter Future

There is some exciting momentum in the Bailey Avenue neighborhood as improvements are planned for the street, collaborations are under way, and a large section of the area was designated a Buffalo Promise Neighborhood last year. Abraham Cissé is often at the center of all this good news since he founded the Bailey Avenue Business Association (BBA) last year. The BBA stretches from Winspear to Genesee and includes almost 200 active businesses within those boundaries.

Buffalo Promise Neighborhood map and boundaries

Cissé has been in WNY since 1994 and moved to the Bailey Avenue area in 2004 from Cheektowaga. In his nearly ten years living and operating a business in the neighborhood, he has never had any problems arise. He operates an IT company called ABCIS Technology Services at 3163 Bailey Avenue in the former Varsity/Uptown Theatre with a storefront where they sell and repair computers and accessories.

The Varsity Theater 

The building is also home to a church, a tax office, and in the near future hopefully a Subway. He purchased the building in 2010 and moved from his former location directly across the street. “The building was an opportunity and I could see it’s potential,” Cissé said, “I see the value of a building like this in the community. It can be used for kids functions, school functions, and live entertainment.” The theater seats 630 people and is almost ready for use just as soon as heating and air conditioning issues have been resolved.

Inside the Varsity Theater

Just next door to Abraham’s building, a new early childhood education center is well underway and slated to open this year. The Oisehi Foundation approved a $1 million grant last March for its construction. This education center is part of the Buffalo Promise Neighborhood improvements and will serve about 150 children from infancy to age five.

Childhood Education Center rendering. The building is nearly complete

The BBA has reached out to local colleges like UB and Villa Maria to engage students in creating a better business district. Cissé has been talking with UB, offering the theater space for an off campus auditorium, noting that UB south campus does not have a comparable facility. Additionally, the BBA has been in discussion with UB’s Community Outreach program. Students from the business program at Villa Maria will be working with the BBA and individual owners to put together plans for improvements.

An important goal of the BBA has been about creating strategic partnerships with stakeholders like BPN, UDCDA (University District Community Development Association), UDBCC (University District Block Clubs Coalition), and the three Council Members, Richard Fontana, Damone Smith, and Bonnie Russell, all of whom preside over districts that encompass BBA.

Buffalo Police have recently increased their presence in the area at the request of residents and the BBA; the new E-District Chief Beaty has been very aggressive with thwarting crime since she took over the district. BPN was awarded a $962,000 grant from Bryne Criminal Justice in September, to be used for crime and safety prevention in the district.

They are currently working on having beat officers who would walk up and down Bailey Avenue patrolling. “The negative perception of Bailey Avenue is not the reality and the BBA is working diligently to change that perception,” said Cissé. Increasing a noticeable police presence should help people feel safer while shopping on Bailey Avenue.

The BBA and UDBCC have also implemented oversights and reviews for new businesses setting up shop on Bailey Avenue. Any new business must first be approved by the BBA and UDBCC and the owner must pass a background check to ensure they are current on their city taxes, they are not involved in nefarious activities, etc. Additionally, the BBA is looking for infrastructure improvements along Bailey that would possibly include repaving the street, tree plantings, bicycle lanes, and more.

Bailey Avenue has everything going for it to make it a desirable commercial strip; consistent foot traffic, a wide variety of shops and restaurants, close proximity to a large clientele (UB), and great density in the surrounding neighborhood. The combination of the Buffalo Promise Neighborhood, the University District Community Development Association, the University District Block Clubs Coalition, planned infrastructure improvements, enhanced safety measures, and the BBA should ensure that the Bailey Avenue neighborhood is moving in the right direction.

For additional photos of the Bailey Avenue Neighborhood check out my Flickr page here.

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The Hamlin Park Neighborhood: A Strong Community and One You Should be Seriously Considering

Hamlin Park is a neighborhood that is very under the radar for most Buffalonians looking for a new place or suburbanites moving into the city. People assume simply because it's east of Main Street that there is no reason to consider it, which is a huge oversight. Those who live in Hamlin Park or are in the process of moving there now know better. Here are some of the biggest reasons why you should be looking to make Hamlin Park your home.

1) A Dedicated Community with Very Active Leadership: The Hamlin Park Community & Taxpayers Association (HPCTA) has been active since 1965 and continues to be a positive force in the neighborhood. The non-for-profit group was organized to be the local administrators of the Model Cities program in Hamlin Park from 1968 to 1975. Rather than disbanding after the program ended, the HPCTA stayed together and meets once a month, every month to discuss anything and everything related to the neighborhood. 

Some things the HPCTA does include offering a scholarship fund for students who live in or have ties to the Hamlin Park neighborhood. They are overseeing the restoration of the Old Stone Farmhouse at 60 Hedley Place and have been crucial in securing funding for the rehabilitation of several homes in the neighborhood. Additionally, they organize tree plantings and neighborhood beautification efforts including clean-ups, infrastructure improvements, maintenance of signage and landscaped features, etc.

Each block has its own block club that meets regularly as well and works with the greater HPCTA to ensure issues big and small are given attention. Everyone knows what is going on in the neighborhood, the only people who are left out of the loop are those who don't participate. Most families have been in Hamlin Park for several generations and as a result there is a lot of pride in keeping the neighborhood beautiful, tackling problems as quickly as possible, and lobbying City Hall for funding and consideration for improvement projects.

2) Historic District Designation Offers Incentives: Hamlin Park was designated a local historic district in the 1990s, which went a long way to protect the historic character of the neighborhood. Any material changes to the exterior of homes that requires a permit, must be approved by the Preservation Board to ensure the work is done within the Department of the Interior's Standards for Rehabilitation. While the designation meant the neighborhood would retain its historic charm, it didn't come with economic incentives.

However, the Hamlin Park Historic District is now listed on the State Register of Historic Places and is on the way to being approved by the National Park Service as a National Register Historic District. Preservation Studios completed all the work for the nomination, pro-bono and as a result homeowners and commercial property owners can utilize historic tax credits for qualified rehabilitation work. Here is an example of one such property on East Delavan that could be a great live/work space for someone.

If you own a contributing home in the district you can get a 20% tax credit for the approved work you do to the home. It basically includes anything related to the house itself including roof replacement, HVAC, electrical, and plumbing systems, restoration of architectural features, windows, etc. There are three requirements to enroll in the program: the rehab cost must be at least $5000, 5% of that must be spent on the exterior ($250), and home must be a contributing structure. Here is the official application, which is very straightforward. 

Here is an example of the benefit. Let's say you have to replace your roof, want to restore your porch details, and need a new furnace and the total cost is $15,000. The homeowner credit is 20% of the rehab expenses, which in this case yields a $3000 tax credit, which is applied to your state income tax for the year the project is completed. If your state income tax is less than $3000, the credit covers the taxes and the difference is paid back to you in a refund.

Even better news, if you own an income producing property like renting a double or an industrial/commercial building, you are eligible for a 40% tax credit on rehab work. Just like the homeowner credit, 20% comes from the state and the other 20% comes from the federal government. If you're keeping track, that means almost half of your rehab expenses are pretty much covered.

3) Proximity to Parks, Metro Rail, the Elmwood Village, the Medical Campus, and Expressways: Another fantastic selling point is the variety of different options for getting around Buffalo and the nearby recreation spots. For those unwilling to give up their cars, accessing the Kensington and Scajaquada Expressways are quick and easy. People more interested in sustainable modes of transportation have two options for Metro Rail stops; one at Main and Humboldt Parkway and one at East Delavan Avenue and Main Street.

The Main and Delavan entrance to Forest Lawn Cemetery is just a few blocks from the majority of homes in Hamlin Park for people who like to stroll and take in the landscape. The path around the Gala Waters in Delaware Park can be reached by bike in just over five minutes. Additionally, the Elmwood Village is a straight shot down Delavan Avenue, a mere seven minutes by bike, probably less for most people.

Young doctors and medical students with a lot of debt and little capital will appreciate the five minute drive or the ten minute bike ride from Hamlin Park (Northland and Jefferson Avenues) to the Medical Campus (Michigan and North Streets). When you're paying off big student loans and throwing away money renting, reducing your transportation costs can have a huge impact. That takes me into my next point.

4) Affordable Home Prices with Historic Character: Most of the housing stock in Hamlin Park was built between 1895 and the mid-1920s, which means plenty of architectural character and historic features. I assembled a complete list of all property sales in Hamlin Park and the average purchase price ranges from about $40,000 to $70,000, making it very affordable for most people. There are a few deals to be had at the In-Rem auction every October and some really great houses can go for less than those prices, like the one I'm in the process of buying. 

Many people are loving the ongoing revival in Buffalo and a lot of that is centered around the Elmwood Village and Allentown neighborhoods. As a result, housing prices have skyrocketed, rents are steadily high throughout, and people priced out of the housing market are forced to rent rather than own their own home.

The Elmwood Village/Allentown is close enough to Hamlin Park that walking, biking, or driving takes no time at all. In Hamlin Park you can spend your rent money on a mortgage payment instead, often close to the same price as renting in the Elmwood Village. Rather than throwing money away with an apartment that you won't see a return on your investment, buy a house and make a profit on your investment when you sell.

The homes in Hamlin Park are really lovely with their big open porches, natural woodwork throughout, and parcels that offer some outdoor space without too much to maintain. Tree lined streets provide a great canopy over the street and a ribbon of little parks run through the neighborhood. These ribbon parks are located on top of the Scajaquada Creek, which was covered by culverts in 1920s.

This is the same view, separated by almost 100 years. Not much has changed, but that's a good thing

5) A Stable, Walkable Community with Friendly Neighbors: There is an immeasurable value in having "eyes on the street" and neighbors who look out for one another. It deters crime, fosters good relationships amongst neighbors, and creates a unified community that can effectively overcome challenges. The head of the HPCTA, Stephanie Barber, is a force to be reckoned with and when she stands up for Hamlin Park, city hall listens. 

The main commercial thoroughfare is East Delavan Avenue, but at the moment there are only a few corner stores and barber shops. Many of the storefront buildings are maintained, but underutilized, which presents numerous opportunities. A small restaurant would be a great fit along the stretch and it could make a killing since many people in the area also note the lack of eating establishments and the desire to have them. Some other storefront buildings are also scattered throughout the area, like Northland and Jefferson Avenues.

Closer to Canisius College, there is a great little cafe that is undergoing a remodel at the moment. Located at the corner of Oakgrove and Hughes Avenues, E.M. Tea Cup Coffee is a nice fit in the neighborhood and provides a place to grab some breakfast, coffee, or an occasional small live performance. It's the only commercial building in that part of the area, but it fits well within the dense residential fabric.

I'm not moved in yet, but already love my neighbors. I kept an eye on the house during the winter and often went to shovel the sidewalk and driveway because it's never too early to be a good neighbor. About the third time I went to shovel, to my astonishment, my neighbors had already cleared the sidewalk and about ten feet of my driveway. That's not unique for my street, that's the typical level of good neighbors you can expect in Hamlin Park.

An empty storefront just begging for a restaurant

Those are just five good reasons to move to Hamlin Park and you can bet that there are many more. Spend sometime in the area and talk to the neighbors and you'll probably fall in love with this fantastic neighborhood for the same reasons I have. For additional streetscape photos of Hamlin Park, check out my Flickr page here. 

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Homestead Eligible Properties: Buy a House in Buffalo for a Single Dollar

The Urban Homestead Program that is offered by the City of Buffalo enables qualified buyers to purchase a home that has been deemed "homestead eligible" for $1.00 and there are plenty of properties left. There are three main requirements when purchasing a homestead property; the owner must fix all code violations within 18 months, have immediate access to at least $5000, and live there for at least three years. You also have to cover the closing costs of the purchase.

54 Pershing maintains all the original exterior detailing like the eastlake window treatments, simple porch columns, and paired entry doors. Available for just $1

 A complete list of homestead eligible properties and vacant lots can be found here, but it has not been updated since 2011 and many of the properties listed have been demolished or sold. I've taken the liberty of looking up each home on google maps and the Erie county property site to see if it's still there and still owned by the city. All the homes that are still standing and city owned can be seen on this map I created. Many of the homes are in rough shape, but that's in part why they are only one dollar.

54 Pershing and its charming, well-maintained brick neighbor

Several people have already successfully purchased dollar homes with the help of fixBuffalo blogger, David Torke. The most notable success story is that of the Lyth Cottage on Harwood Place, more on that here. Some other properties include one on East Utica Street, a small cottage on Dodge Street, and a great place on Woodlawn Avenue, which was rehabbed by a local attorney. It's not impossible to get these old house operational again with some sweat equity and solid finances.

The Lyth Cottage was a $1 home and is almost fully rehabilitated

You'll notice many of the $1 homes are located on the east side, some are in neighborhoods on the rise and others, not so much. These four homesteaders are all west of the Kensington Expressway because neighborhoods like Hamlin Park, Cold Spring, and Masten Park are either already stable or working towards it. As development heats up around the medical campus it seems like more and more properties are getting some love and investment so picking up one of these gems in the near future may prove to be a solid investment in the long term.

This home at 393 Masten Avenue (google map) is in great shape and has some wonderful original detailing inside and out. It was built between 1893 and 1899 and has two twins just up the street on the same side at 407 and 413 Masten. I was pleasantly surprised by the interior of the home, because it wasn't packed full of the previous tenants belongings and the damage was minimal. Overall the house is very solid with a fair roof, but it does not have a basement. 

The neighbor on the right is a WWII veteran and a very nice gentleman, but the neighbor to the left in a vinyl clad new-build has been trying to get the city to demolish the home in recent years. Apparently a broken waterline to the home results in minor flooding in her basement, but take that with a grain of salt. If you'd like to see additional photos of the interior, check out my set on Flickr for the home here. 

One couple has chronicled the process of buying a city-owned home on their site, Unbreak my House that you may want to take a look at for some context. Their home was not a $1 house, but the acquisition process is somewhat similar. If you have an interest in any of the homes pictured in this post or on my Homestead Eligible Map please get in touch with me via mike.j.puma@gmail.com or call the Department of Real Estate directly at City Hall at 716-851-5590. 

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