Blackwelder Cottages (NE corner of N Blackwelder Ave and NW 12) continues to move forward pretty quickly. They have the first one framed in and footings poured for all the houses that will face Blackwelder. It appears to me that they are still working on grading the land for the units behind those.

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All four of the Noble REH for-sale units behind (to the west of) Native Land apartments are framed in and two have their windows in, as well. This is called Plaza Rows, if I remember correctly. There are four townhomes at 1709 NW 11. Then they are restoring an existing house at 1715 NW 11, which looks incredible in person, and building a new detached house behind that at 1713 NW 11.

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Then across the street at 1138 N Blackwelder the "ModQuad" is framed up, as well. I think these 4 units will be rentals but I am not sure about that.

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A couple of blocks away at 1145 and 1151 N Ellison Ave, two lots have been cleared and graded in the last month. It appears to me that they've graded the plot for 5 detached townhomes facing NW 11, as approved by Council, despite the subsequent change in ownership.

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Anyway, it's really impressive to see the upward change in density in this small area.

I just wanted tonthanknyou for the report. I'll have to swing by and see the construction south of NW 16th.

New Art in front of The Mule. This replaces the tree that was lost during the Ice Storm. This was done by Don Narcomey, https://www.narcomey.net/public-art
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17156.

The Strubles look to be adding some more live/workspaces. I think these will be in the space in front of the parking that exists behind the garage live/work spaces. Couldn't find it on their website, but this sign is up.

Looks like the house (I use that word loosely) that is just east of the Up Down bar and the other two multi family properties is for sale. Total of 7,000 sf lot, 1,191 house. It was originally listed for $300,000 at the end of January, went up to $325,000 four days later and on 2/9, went up to $435,000. 1617 NW 16th street.

To call it a hoarder house is an understatement.

Looks like the house (I use that word loosely) that is just east of the Up Down bar and the other two multi family properties is for sale. Total of 7,000 sf lot, 1,191 house. It was originally listed for $300,000 at the end of January, went up to $325,000 four days later and on 2/9, went up to $435,000. 1617 NW 16th street.

To call it a hoarder house is an understatement.

Yes, it is a total eyesore. It appears whoever bought it to flip has just thrown tons of junk into the front yard. What a welcoming sight to the Plaza District! Someone needs to alert the city as this is surely a code violation.

Yes, it is a total eyesore. It appears whoever bought it to flip has just thrown tons of junk into the front yard. What a welcoming sight to the Plaza District! Someone needs to alert the city as this is surely a code violation.

That property has been like that for years. There are no flippers involved. I was very glad to see this one finally come up for sale. It’s a great lot.

Yeah there are no flippers involved. Last time it was bought/sold was in 2002 for $22,000. And it's also really sad that there are people out there that live like this.

https://www.zillow.com/homedetails/1617-NW-16th-St-Oklahoma-City-OK-73106/21847277_zpid/?

That property has been like that for years. There are no flippers involved. I was very glad to see this one finally come up for sale. It’s a great lot.

Bizarre pricing as far as huge increases in price. Currently at $365 a square. Pretty steep for non renovated house in that area when looking at comps. Maybe I am underestimating the value of being on 16th street.

Bizarre pricing as far as huge increases in price. Currently at $365 a square. Pretty steep for non renovated house in that area when looking at comps. Maybe I am underestimating the value of being on 16th street.

Yea I have no idea what they are doing with the rapid price fluctuations. The house condition is irrelevant as the value is the lot and I’m positive whoever buys will immediately tear the house down. The vacant lot where “the district” is now being constructed sold last year for 250k so I suppose their original ask of 300k is plausible. Not sure why they listed it at 300k and almost immediately increased the price to 435k. It could mean they aren’t actually serious about selling which would be a shame because getting rid of that eyesore and adding another mixed use type building on that property would be absolutely huge for the plaza.

Yea I have no idea what they are doing with the rapid price fluctuations. The house condition is irrelevant as the value is the lot and I’m positive whoever buys will immediately tear the house down. The vacant lot where “the district” is now being constructed sold last year for 250k so I suppose their original ask of 300k is plausible. Not sure why they listed it at 300k and almost immediately increased the price to 435k. It could mean they aren’t actually serious about selling which would be a shame because getting rid of that eyesore and adding another mixed use type building on that property would be absolutely huge for the plaza.

Yeah, I don't see any project being feasible at that price and that size. That's like Nichols Hills numbers for the lots. But then you could build a house and sell it for $2-3MM. The only comp that would come close would be the house on 16th and Douglas that sold for $1.1MM in late 2020. But that is on a slightly larger lot and facing east as well as south, so the ingress/egress is easier.

FYI, I remember back in 2009, the house at 1409 NW 16th (just a block east of this) sold for $142,000 at $47/sf. I was looking at that house as it was larger than our house, but my wife didn't love the idea of living on 16th Street. She actually worked in the Plaza District at the time and didn't want to be that close to her work either. The house sold in 2017 for $244,667 and is currently valued at $425,000, which is about $143/sf. I would bet, depending on the condition, it could be sold for $450,000 or higher.

Real Estate is about location, location, location! This area is really coming into it's own. Since I no longer live in OKC, I do not know the comps for this area. I would bet that if investors continue to pour money into this district you will see even more gentrification!

Since this is a tear down you are looking at lot only. Would cost about $10,000-15,000 to clear the site if I had to guess.

That being said, according to my math that's about $2.7 million/acre. LOL good luck. That's just greed at this point.

I'm guessing this is heirs looking to cash out (nothing wrong with that) and the late price increases might be a change in strategy from new arrivals in the mix.

Yeah, I don't see any project being feasible at that price and that size. That's like Nichols Hills numbers for the lots. But then you could build a house and sell it for $2-3MM. The only comp that would come close would be the house on 16th and Douglas that sold for $1.1MM in late 2020. But that is on a slightly larger lot and facing east as well as south, so the ingress/egress is easier.

FYI, I remember back in 2009, the house at 1409 NW 16th (just a block east of this) sold for $142,000 at $47/sf. I was looking at that house as it was larger than our house, but my wife didn't love the idea of living on 16th Street. She actually worked in the Plaza District at the time and didn't want to be that close to her work either. The house sold in 2017 for $244,667 and is currently valued at $425,000, which is about $143/sf. I would bet, depending on the condition, it could be sold for $450,000 or higher.

If 1409 NW 16th came on the market tomorrow it would easily list north of 600k. houses along 16th in that area are going for around $240/sf

http://www.okctalk.com/images/pete/plaza022722a.jpg


http://www.okctalk.com/images/pete/plaza022722b.jpg


http://www.okctalk.com/images/pete/plaza022722c.jpg


http://www.okctalk.com/images/pete/plaza022722d.jpg


https://www.zillow.com/homedetails/1300-N-Blackwelder-Ave-Oklahoma-City-OK-73106/21858315_zpid/
https://www.zillow.com/homedetails/1304-N-Blackwelder-Ave-Oklahoma-City-OK-73106/21858314_zpid/
https://www.zillow.com/homedetails/1308-N-Blackwelder-Ave-Oklahoma-City-OK-73106/21858313_zpid/

The small church in the left-center of this photo will be converted into 4 apartment units. The graphic shows only 3 but the developer specifically said four.

He (Sam Gresham) also told city council he hopes to add more units to the north end of the property but was waiting on a survey before determining if there would be enough parking.

http://www.okctalk.com/images/pete/plaza022722b.jpg


http://www.okctalk.com/images/pete/plazachurch.jpg

That's really cool.

Adaptive re-use of churches is really taking off, and that's a good thing because many ecclesiastical structures are quite beautiful and make for interesting residential properties.

^

And many are closing due to shifting demographics and the rise of the megachurch.

Speaking of that (and it's going to need to be moved to the correct thread) but what is the status of First Church of Christ, Scientist on Robinson since being purchased for conversion into law offices?

Speaking of that (and it's going to need to be moved to the correct thread) but what is the status of First Church of Christ, Scientist on Robinson since being purchased for conversion into law offices?

That was purchased by Travis Watkins, the owner of a tax resolution and accounting firm.

Watkins promised a quick renovation and move-in within a year. That was the summer of 2018 and absolutely nothing has happened there since.

That was purchased by Travis Watkins, the owner of a tax resolution and accounting firm.

Watkins promised a quick renovation and move-in within a year. That was the summer of 2018 and absolutely nothing has happened there since.

Really a shame. Such a beautiful building to be sitting there wasting away.

Hank's Salsa Co. (https://www.hankssalsa.com/) coming to the Plaza District in this small space on 16th Street.

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Scorecards getting a new sign:

http://www.okctalk.com/images/pete/scorecards061022a.jpg

Scorecards getting a new sign:

http://www.okctalk.com/images/pete/scorecards061022a.jpg

Good to see this little dive bar sticking it out

Good to see this little dive bar sticking it out

One thing that has happened with Saints closing, is Scorecards has gained a lot of new patrons that use to spend their nights talking and smoking on the patio of Saints. I think this is great for Scorecards, but also really cool of those Patrons to keep their dollars in the district.

17156.

The Strubles look to be adding some more live/workspaces. I think these will be in the space in front of the parking that exists behind the garage live/work spaces. Couldn't find it on their website, but this sign is up.

Construction on these units has started.

http://www.okctalk.com/images/pete/plaza061022a.jpg


http://www.okctalk.com/images/pete/plaza061022b.jpg

Great Photos Pete!! Lots of Pride activities this weekend in the Plaza District.

Really, the Plaza District started out very much like 39th Street. Had better building stock but tons of similarities including the now wide sidewalks with big setbacks.

It also goes to show how incredibly far the Plaza has come.

Did the hoarder house at 1617 NW 16th ever sell? I noticed the for sale signs are long gone, but the property is still the same mess it's always been.

Did the hoarder house at 1617 NW 16th ever sell? I noticed the for sale signs are long gone, but the property is still the same mess it's always been.

It is not listed as having changed hands on the County Assessor site.

Did the hoarder house at 1617 NW 16th ever sell? I noticed the for sale signs are long gone, but the property is still the same mess it's always been.

Are there no city codes to enforce with this house? It is ann abomination.

Are there no city codes to enforce with this house? It is ann abomination.

As much as I would like to see this house sold and made into something better it is not the only problematic property on 16th street. 1500 NW 16th Street has been vacant for at least 5 years and this last week it caught fire. The city has let the owners just board it up. There are other homes that seem to have tenants with no plans of leaving or even fixing the problems to their own properties. Our city lets property owners off easy with small fines and it will likely take years for most of 16th street to be rid of any of these problem properties.

As much as I would like to see this house sold and made into something better it is not the only problematic property on 16th street. 1500 NW 16th Street has been vacant for at least 5 years and this last week it caught fire. The city has let the owners just board it up. There are other homes that seem to have tenants with no plans of leaving or even fixing the problems to their own properties. Our city lets property owners off easy with small fines and it will likely take years for most of 16th street to be rid of any of these problem properties.

There are several properties in the Paseo, Central Park, edgemere, Jefferson park that are in horrible shape

I see them everyday but each month they are being purchased and renovated into nice homes and the trend continues and that trend is going quicker each month.

I think the people that bought the properties in the 90’s are being offered upwards to $200k and they are taking that money and leaving. I’m no fan of gentrification but at the same time I’m no fan of people owning property and letting their yards go and looking like junk yard sites not giving a **** about how their property looks in the neighborhood

Good riddance to them I say

Typically those run-down places are owned by someone who has lived there for a long time.

Ultimately, they can no longer live independently, are forced to sell, and then the flippers swarm.

I've seen this happen at least 10x in my own humble neighborhood.

In fact, one such neglected house was quickly snatched up and two new houses were built on a pretty small lot to start. They both sold within days of hitting the market with no brick and almost no yards and decent but not great finishes. They each went for $235/SF, and this was in the last couple of weeks, well after rates had climbed. Here is one:

https://www.zillow.com/homedetails/2446-NW-48th-St-Oklahoma-City-OK-73112/21880332_zpid/

Typically those run-down places are owned by someone who has lived there for a long time.

Ultimately, they can no longer live independently, are forced to sell, and then the flippers swarm.

I've seen this happen at least 10x in my own humble neighborhood.

In fact, one such neglected house was quickly snatched up and two new houses were built on a pretty small lot to start. They both sold within days of hitting the market with no brick and almost no backyards and decent but not great finishes. They each went for $235/SF, and this was in the last couple of weeks, well after rates had climbed.

That is exactly what I was getting at

Typically those run-down places are owned by someone who has lived there for a long time.

Ultimately, they can no longer live independently, are forced to sell, and then the flippers swarm.

I've seen this happen at least 10x in my own humble neighborhood.

In fact, one such neglected house was quickly snatched up and two new houses were built on a pretty small lot to start. They both sold within days of hitting the market with no brick and almost no yards and decent but not great finishes. They each went for $235/SF, and this was in the last couple of weeks, well after rates had climbed. Here is one:

https://www.zillow.com/homedetails/2446-NW-48th-St-Oklahoma-City-OK-73112/21880332_zpid/

Yep.

Here in Military Park there are generally multiple dumpsters on every single street in the neighborhood. Everywhere you look homes are being renovated and flipped. We have a long way to go with many derelict properties continuing to exist but even since we moved here two years ago many of the worst offenders on the area have been turned around.

Generally speaking, the forces at work are greatly improving a lot of decent but not great neighborhoods, my own included.

People moan about gentrification but there are still tons and tons of well-located, inexpensively priced homes. You just have to do some work, which is exactly what I did and my house doubled in value in five years. And my mortgage is about what people pay to rent a decent 2-bed apartment in OKC.

There has been a really ragged rent house around the corner since I moved in 5 years ago. Because prices have appreciated, the landlord tossed out the scumbag tenants (the place had 4 (!) inoperable cars and junk everywhere) and put it on the market. What a relief.

Another benefit is you get more young families moving back into neighborhoods that haven't seen kids in two generations. The houses on either side of me have little kids and it's really nice to see.


Just a few years ago, many of those streets south of the Plaza were pretty rough. Stray dogs running around, cars on lawns, junk everywhere. A tipping point has been reached and as soon as a house is available, it gets a big upgrade one way or another.

As much as I would like to see this house sold and made into something better it is not the only problematic property on 16th street. 1500 NW 16th Street has been vacant for at least 5 years and this last week it caught fire. The city has let the owners just board it up. There are other homes that seem to have tenants with no plans of leaving or even fixing the problems to their own properties. Our city lets property owners off easy with small fines and it will likely take years for most of 16th street to be rid of any of these problem properties.

I know this sounds crazy, but I think the state legislature changed the laws within the last couple years so that cities can't force property owners to maintain their properties at a high level. They can barely force them to secure their property, IIRC. I'm sure it was something about government overreach in the big city and the woke mob.

Typically those run-down places are owned by someone who has lived there for a long time.

Ultimately, they can no longer live independently, are forced to sell, and then the flippers swarm.

I've seen this happen at least 10x in my own humble neighborhood.

In fact, one such neglected house was quickly snatched up and two new houses were built on a pretty small lot to start. They both sold within days of hitting the market with no brick and almost no yards and decent but not great finishes. They each went for $235/SF, and this was in the last couple of weeks, well after rates had climbed. Here is one:

https://www.zillow.com/homedetails/2446-NW-48th-St-Oklahoma-City-OK-73112/21880332_zpid/

I have watched many homes that looked completely run down turn into beautiful new properties. The downside is, that the house directly west of the one that burned on the corner is in the middle of a major renovation. The person working on that home who has already put in a ton of time and money could have also lost that home. Causing them to have to start over. There is also a home on 16th and almost McKinley that was basically rebuilt from the foundation up and seems to be completed, for the most part, that has sat vacant for most of this year. Have not seen a for sale sign or anything, just a landscaper who comes by from time to time to keep up the front plants. There are all types of odd things going on up and down 16th Street.

Generally speaking, the forces at work are greatly improving a lot of decent but not great neighborhoods, my own included.

People moan about gentrification but there are still tons and tons of well-located, inexpensively priced homes. You just have to do some work, which is exactly what I did and my house doubled in value in five years. And my mortgage is about what people pay to rent a decent 2-bed apartment in OKC.

There has been a really ragged rent house around the corner since I moved in 5 years ago. Because prices have appreciated, the landlord tossed out the scumbag tenants (the place had 4 (!) inoperable cars and junk everywhere) and put it on the market. What a relief.

Another benefit is you get more young families moving back into neighborhoods that haven't seen kids in two generations. The houses on either side of me have little kids and it's really nice to see.


Just a few years ago, many of those streets south of the Plaza were pretty rough. Stray dogs running around, cars on lawns, junk everywhere. A tipping point has been reached and as soon as a house is available, it gets a big upgrade one way or another.

Most people don’t have the money to buy a home and dump a ton of money into it to renovate the home that’s just reality.

The average family income in the state of Oklahoma is $58k annually before taxes

South of NW 16th still has tons of rundown homes

^

You don't need "a ton of money" to fix up a home.

I've done it twice and did a lot of the work myself.

^

You don't need "a ton of money" to fix up a home.

I've done it twice and did a lot of the work myself.

You need a lot of disposable income, I’m guessing you make over 6 figures

I do really well myself and I grew up in poverty and have a lot of family living that reality now. Most people can’t afford to do what you are saying.

Upper middle class maybe

I’m dropping $500 just to get my yard decent, I’d do it myself but my injuries from the military means I can’t do it but I’m fortunate enough to have the money.

And really I don’t have a yard it’s mostly having trees cut down and large bushes cut down

You need a lot of disposable income

You can do a lot for a little if you are willing to put in the work.

Materials are generally cheap.


Anyway, back to discussing the Plaza District.

Went through the Plaza today and noticed a road closed sign for 7/20 and all of the concrete walkways had utilities marked on both sides of the street.

You need a lot of disposable income, I’m guessing you make over 6 figures

I do really well myself and I grew up in poverty and have a lot of family living that reality now. Most people can’t afford to do what you are saying.

Upper middle class maybe

I’m dropping $500 just to get my yard decent, I’d do it myself but my injuries from the military means I can’t do it but I’m fortunate enough to have the money.

And really I don’t have a yard it’s mostly having trees cut down and large bushes cut down

Veteran... Is there funds available thru the VA to fix up your home? My cousin (Lenola) was married to a Veteran who died and they paid for all of her home improvements.

Veteran... Is there funds available thru the VA to fix up your home? My cousin (Lenola) was married to a Veteran who died and they paid for all of her home improvements.

You can only use a VA home loan to buy a home and you can only use it once. I haven't used mine.

I'm fortunate, my home is paid off.

edit:

just found this link

https://www.veteransunited.com/valoans/va-rehab-loans/#:~:text=VA%20rehab%20and%20renovation%20loans%20o ffer%20veterans%20and%20service%20members,and%20re pair%20an%20existing%20home.

You can only use a VA home loan to buy a home and you can only use it once. I haven't used mine.

I'm fortunate, my home is paid off.

edit:

just found this link

https://www.veteransunited.com/valoans/va-rehab-loans/#:~:text=VA%20rehab%20and%20renovation%20loans%20o ffer%20veterans%20and%20service%20members,and%20re pair%20an%20existing%20home.

you can you your va home loan benefit multiple times .. (you just can't have more then 1 va loan at a time)

you can you your va home loan benefit multiple times .. (you just can't have more then 1 va loan at a time)

you are correct. You can use it as much as you want as long as you meet the requirements. I've been out for over a decade and never used the benefit.

you are correct. You can use it as much as you want as long as you meet the requirements. I've been out for over a decade and never used the benefit.

i have used it on some houses and not used it on others .. ...

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Thx for posting this, we'll park a street or two further away than we usually do when we hit the Plaza for the next year. :)

I was out for a walk around sunrise. Watched the 10 bus blast by heading west on 17th! Hadn't seen that before!

Scorecards had their new sign up.

And that corner, believe it's bad grannie's, or something like that...anyway used to have a community food shelf outside. Someone would drop some bakery items there, like bagels from locally. Also would have canned goods, bottles of water, etc.

Anyway that food shelf is no longer around, the gentrifier class I'm sure must be patting themselves on the back...

It's done that before for detours, so get used to it :-)

Here's a video from Hide and Go Bike going through there tonight, it's quite torn up already...

https://youtu.be/PeLLUCbN5QQ

Has the city published any renderings for what exactly they are doing to the streets in the plaza similar to what they did for 39th st https://www.okctalk.com/showthread.php?t=40603&page=8?

Has the city published any renderings for what exactly they are doing to the streets in the plaza similar to what they did for 39th st https://www.okctalk.com/showthread.php?t=40603&page=8?

I was wondering the same thing. The concrete wasn't in bad shape where they tore it up, so I'm wondering if this is a major renovation of some type?

Went for the free food test at Neon. Had the bacon, egg, and cheese sandwich on the donut bun. Loved the taste and the bun isn't overpowering. I just drink cold brew, but it is pretty decent.

I went today to try the donuts and got the Chocolate. They are a good size and not bad. I am not really a jelly donut-style type person, so I will just stick with the sandwiches. It was busy and the staff has it down to a science already. I think this place will be a hit!

Tasting Table ranked Neon's donut-bun BLT as one of the 20 best breakfast sandwiches in America: https://www.tastingtable.com/940402/where-to-find-the-20-best-breakfast-sandwiches-in-america/

#7 to be exact. Looks good!

Neon Coffee's donuts continue to impress me. Which is good, because their coffee is fair at best.