You can’t say I didn’t warn you.
Four years ago I marked Hemphill Heights as a likely locus for appreciation and restoration. Still, I did raise an eyebrow when I came across two current listings at over $400,000 — $100K over the median price for this Near Southside neighborhood. Even two years ago the median would have been just north of $200K. But investors, flippers, and urban pioneers have been infiltrating Hemphill Heights these last few years and have left their mark on the market.
Here are two examples of what you can find in Hemphill Heights in the $400K range.
A Spacious Open Concept
The larger of the two properties is a 3,200-square-foot, four-bedroom, three-bath, new build on a corner lot at 1012 W. Bowie St. Built in 2018, its mild-mannered aspect renders it a good neighbor to adjacent, more senior — a bit of a disappointment.
The kitchen is open to the dining area. That’s not laminate on the floors it’s ceramic tile. Wood would have added more warmth.
The kitchen is modern enough with nice stainless steel appliances and a gas range.
Am being too picky to notice the fake ivy on the upper cabinets? In fact, the house could have used some discreet editing for showing.
The upstairs landing is a cozy and comfortable space. There are three bedrooms on the second floor with the principal suite below. The detached two-car garage is at back.
Tod Shermerhorn of Century 21 is offering 1012 West Bowie Street for $450,000.
A Cozy Bungalow
More to my liking is a smaller, on-the-park bungalow at 3142 College Ave. If you think you’ve seen this home before, it’s because I wrote about it in its more investor-ready state back in 2020. Since then, it has been completely transformed.
Built in 1923, its black-and-white scheme gives it a modern twist. There is an open porch from which to observe the park. Another appealing feature is the sinuous ogee crown at top.
Just over 1,900 square feet, the large scale of the living and dining room and the light white oak floors give the four-bedroom, three-bath cottage an open and spacious feel. The fireplace, sadly, is a decorative electric one, but must have at least contained a gas stove once upon a time.
The kitchen is as fresh looking as the rest of the house with open space and room for a table. The stainless steel appliances and crisp white cabinetry are recent replacements.
I love these architectural floating stairs leading to the second level. Quite modern, but I think it works.
The baths have been meticulously updated, the above featuring a marbled tile shower stall.
At back are two covered parking spaces. System updates include a new roof, energy-saving windows, new HVAC, and great insulation due to the concrete construction.
Kevin Matthews of Coldwell Banker has priced 3142 College Avenue at $425,000.
