Which areas around North Park are solid? (tenant, university)

[kettlepot]

Originally Posted by FinkieMcGee

Aright, got another for ya!

2 or 3 blocks south of Univerisity between Park Ave and 30th?

The Wightman and Louisiana apartment would also be in the same area south of University between Park Blvd and 30th Street. The difference between the Wightman/Louisiana property and this later one, is that instead of being one block south of University you are now 2 to 3 blocks south. The quality of the neighborhood advances markedly the further south of University you go, and the closer you get to the northern edge of Balboa Park.

[tande1n5]

Originally Posted by FinkieMcGee

How is 30th St. just south of Upas?

In some ways I actually prefer this area to Morley Field, especially when looking from an SFH perspective (Not 30th itself, but the streets surrounding). It's not quite as accessible, so it's a bit quieter, and although it might be more of a pain from a walkability standpoint, quiet streets and the more manicured look are a huge plus for me, especially from a buying standpoint.

The areas directly in view of the canyons have some awesome estates and downright mansions, and the smaller homes further in, and going toward St. Augustine High and bordering Burlingame/South Park are very well kept on the whole. I personally think the housing stock in this area, like Burlingame or South Park, has been preserved a bit better than the rest of North Park, aside of course from the historical homes around Morley Field... which even still can still be somewhat subject to an "ACF" here or there that had gone in over the years.

[FinkieMcGee]

Originally Posted by tande1n5

In some ways I actually prefer this area to Morley Field, especially when looking from an SFH perspective (Not 30th itself, but the streets surrounding). It's not quite as accessible, so it's a bit quieter, and although it might be more of a pain from a walkability standpoint, quiet streets and the more manicured look are a huge plus for me, especially from a buying standpoint.

The areas directly in view of the canyons have some awesome estates and downright mansions, and the smaller homes further in, and going toward St. Augustine High and bordering Burlingame/South Park are very well kept on the whole. I personally think the housing stock in this area, like Burlingame or South Park, has been preserved a bit better than the rest of North Park, aside of course from the historical homes around Morley Field... which even still can still be somewhat subject to an "ACF" here or there that had gone in over the years.

I gotcha, but I'm not really looking into buying anything since there's nothing in like the 150k-200k bracket (I don't really have the funds or will to purchase anything over that).

[tande1n5]

Originally Posted by FinkieMcGee

I gotcha, but I'm not really looking into buying anything since there's nothing in like the 150k-200k bracket (I don't really have the funds or will to purchase anything over that).

Gotcha, I was just trying to give a jist of the slightly more SFH home flavor of the 30th/below Upas area over the more "central" NP area, since there is a bit of difference between the two parts of NP.

[sdurbanite]

Originally Posted by tande1n5

In some ways I actually prefer this area to Morley Field, especially when looking from an SFH perspective (Not 30th itself, but the streets surrounding). It's not quite as accessible, so it's a bit quieter, and although it might be more of a pain from a walkability standpoint, quiet streets and the more manicured look are a huge plus for me, especially from a buying standpoint.

The areas directly in view of the canyons have some awesome estates and downright mansions, and the smaller homes further in, and going toward St. Augustine High and bordering Burlingame/South Park are very well kept on the whole. I personally think the housing stock in this area, like Burlingame or South Park, has been preserved a bit better than the rest of North Park, aside of course from the historical homes around Morley Field... which even still can still be somewhat subject to an "ACF" here or there that had gone in over the years.

Great post! I totally agree with everything you said.

[FinkieMcGee]

Arighty through further searching I have a question about a couple more areas. How is University Heights just west of Park Blvd and North of Meade Ave?

[kettlepot]

Originally Posted by FinkieMcGee

Arighty through further searching I have a question about a couple more areas. How is University Heights just west of Park Blvd and North of Meade Ave?

It's an absolutely great area. You have access to a small, very walkable commercial district along Park Blvd, and with a bit more effort you can walk across the Vermont Street pedestrian bridge to access the attractions of Hillcrest.

The area behind Park Boulevard is safe to walk, (except during skunk season), and as you get further back onto Cleveland and Maryland, it is a very pleasant urban neighborhood. Along, Campus and North it is nearly entirely apartments, or houses with apartments behind them. Some of the apartments are aesthetically challenged, and not all of them have full amenities (A/C, Dishwasher, Laundry room, adequate parking if you have two cars).

Because the area is a cul-de-sac you don't get much in the way of transient oriented disturbances or crimes of opportunity. Problems will happen of course, as it is an urban neighborhood, but usually these problems occur to people with lifestyle issues regarding drug usage, or otherwise hanging out with the wrong crowd. Overall, it is a very good area. I think you would be pleased living there. However, it will probably carry a bit of rent premium over some other nearby areas, but not as much as Hillcrest itself.

[FinkieMcGee]

Originally Posted by kettlepot

It's an absolutely great area. You have access to a small, very walkable commercial district along Park Blvd, and with a bit more effort you can walk across the Vermont Street pedestrian bridge to access the attractions of Hillcrest.

The area behind Park Boulevard is safe to walk, (except during skunk season), and as you get further back onto Cleveland and Maryland, it is a very pleasant urban neighborhood. Along, Campus and North it is nearly entirely apartments, or houses with apartments behind them. Some of the apartments are aesthetically challenged, and not all of them have full amenities (A/C, Dishwasher, Laundry room, adequate parking if you have two cars).

Because the area is a cul-de-sac you don't get much in the way of transient oriented disturbances or crimes of opportunity. Problems will happen of course, as it is an urban neighborhood, but usually these problems occur to people with lifestyle issues regarding drug usage, or otherwise hanging out with the wrong crowd. Overall, it is a very good area. I think you would be pleased living there. However, it will probably carry a bit of rent premium over some other nearby areas, but not as much as Hillcrest itself.

That's good to hear, I'm actually noticing that for 1 BR's/Studios it seems to be a pretty decent area. The other parts I'm looking in are more like 2+ BR houses (I have a couple of friends moving here in Sept./Oct. so I'll probably look around there when the time comes). Thanks for the info!

Is it general like that west/north of Washington St.? I noticed a bunch of apartments along Campus Ave that are in my price range.

[kettlepot]

Originally Posted by FinkieMcGee

That's good to hear, I'm actually noticing that for 1 BR's/Studios it seems to be a pretty decent area. The other parts I'm looking in are more like 2+ BR houses (I have a couple of friends moving here in Sept./Oct. so I'll probably look around there when the time comes). Thanks for the info!

Is it general like that west/north of Washington St.? I noticed a bunch of apartments along Campus Ave that are in my price range.

Yes I was talking about the area north and west of Washington Street. However, if you can afford it, I would get at least one block away from Washington Street itself. Washington Street has such a volume of cars, and you have the 163 onramp (that's what the Vermont Street pedestrian bridge crosses) that at least to my taste there would be too much traffic noise, and traffic exhaust. Then again, if you are needing to keep rent as low as possible, being close to Washington Street might be the compromise that you make. Also, being really close to Washington Street gets you more of the thru traffic. By that I mean people driving to their homes and apartments in the interior of the neighborhood will all be driving right by your house/apartment, and, if the area does get any transient oriented crime, or unpleasantness, it would be in the area closest to the southern edge along Washington Street.

[FinkieMcGee]

Originally Posted by kettlepot

Yes I was talking about the area north and west of Washington Street. However, if you can afford it, I would get at least one block away from Washington Street itself. Washington Street has such a volume of cars, and you have the 163 onramp (that's what the Vermont Street pedestrian bridge crosses) that at least to my taste there would be too much traffic noise, and traffic exhaust. Then again, if you are needing to keep rent as low as possible, being close to Washington Street might be the compromise that you make. Also, being really close to Washington Street gets you more of the thru traffic. By that I mean people driving to their homes and apartments in the interior of the neighborhood will all be driving right by your house/apartment, and, if the area does get any transient oriented crime, or unpleasantness, it would be in the area closest to the southern edge along Washington Street.

Yeah, I mean if there's any compromise I'm going to make, street noise is fine. My bedroom faces Ingraham St. shortly after the bridge coming north and it hasn't really been an issue. After a while I guess I just tune it out.