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Old 07-26-2010, 02:30 PM
 
4 posts, read 9,336 times
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Hello! Can someone help me with this question? I am looking at condos in N. Dorchester off Columbia Rd. It is actually on Elsner and Cawfield. I have google scanned the neighborhood and I can't get a read on the gentrification situation. Columbia Rd. looks ok and I hear that Upham's Corner, ( about 4 blocks South) is up and coming. Some of the homes in this area have been gutted in 2005 thru 2007 and are nice and affordable. I just wonder how safe the neighborhood is and the vibe of that neighborhood feel.
Thank you,
jb
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Old 07-26-2010, 03:22 PM
 
Location: Dorchester
2,602 posts, read 4,675,302 times
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Try the other side of the square. Boston street or over to Dorchester Ave. The area you are looking at is not recommendable. From my experience, whenever you see triple deckers lined up and none of the triple deckers have any aesthetic value, it indicates an area that will not gentrify easily. I have also driven through that area and it looks nasty.
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Old 07-26-2010, 04:42 PM
 
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Thank you for that insight. This is a triple decker that was gutted in 2005 and redone pretty high end with central air., 2 bd 2 bath. It is a short sale for 130K with an assessed value of 186K. There is a tenant there until Dec. 2010 at $1550 per month. With 30K down and with annual property taxes at $2,200 and condo fees at $150 per month my total cost would be under $1000 per month and I would plan on moving there in about 3 years. The neighborhood however, looks pretty shabby.
Thank you for your insight. I am in Denver and it may make the difference of my flying to Boston to look at it and put an offer on it.
JB
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Old 07-26-2010, 08:12 PM
 
Location: Boston, MA
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You should take a look at the Baker Chocolate Factory and Lower Mills Condominiums in the Lower Mills section of Dorchester (the southernmost part of Dorchester bordering Milton). It is a much safer and much more pleasant not to mention aesthetic looking part of Dorchester if you are looking for a condo.
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Old 07-26-2010, 09:02 PM
 
Location: Chicago
6,026 posts, read 14,781,950 times
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Uphams Corner, up and coming? since when?

AFAIK, given what family who used to live in that area have told me, the area is getting worse w/ crime, not better. maybe the area could turn around if/when the Fairmount commuter rail line gets fixed up, along w/ the Uphams Corner stop and it became a better option of commute, but it would take a lot more than that, IMHO, to gentrify that area. I think you'd have better luck in the Ashmont/Ashmont Hill area, along w/ the areas previously mentioned
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Old 07-27-2010, 07:38 AM
 
Location: Dorchester
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Yeah, keep looking around john, keep us updated and we can give good insight into the city. I live in the aforementioned Ashmont area and it is a far better area than the one you were looking at.
I also neglected to mention that one of my current neighbors in Ashmont lived in that area and they lost a lot of money when the neighborhood went bad. Their car was broken into almost nightly.

As I said before though, if you were to look into the neighborhood on the other side of Columbia Rd you would feel like you were in a different world and it is only 500 yards away. Your car may still get broken into (this happens everywhere though) but it is much safer and more attractive.
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Old 07-27-2010, 12:11 PM
 
Location: Boston MA
29 posts, read 80,137 times
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Quote:
Originally Posted by johnbwright View Post
Hello! Can someone help me with this question? I am looking at condos in N. Dorchester off Columbia Rd. It is actually on Elsner and Cawfield. I have google scanned the neighborhood and I can't get a read on the gentrification situation. Columbia Rd. looks ok and I hear that Upham's Corner, ( about 4 blocks South) is up and coming. Some of the homes in this area have been gutted in 2005 thru 2007 and are nice and affordable. I just wonder how safe the neighborhood is and the vibe of that neighborhood feel.
Thank you,
jb
Hi JB,

What you are doing is the right way to approach Dorchester. The neighborhood is so big that it is impossible to generalize about any of the 5 neighborhhods within Dorchester. My advice is to hang out there in the area you are considering to see how it is at different times of the day and night.

Last edited by CaseyB; 07-27-2010 at 01:31 PM.. Reason: realtor advertising
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Old 07-29-2010, 08:03 AM
 
9 posts, read 35,588 times
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Default Help in Dorchester

John, It will be a long time before Uphams Corner will come around. It looks good in the daylight but at night may be a different story. I have worked in the Codman Square area for the last 25 yrs. and it has changed very little, until now. The Peabody Sq area, at the foot of Ashmont Hill is starting to gentrify, evident by the arrival of small resturants and college students looking for low rent. Which was a precursor to the radical change in my hometown of Jamica Plain. You are much better looking in south Dorchester. Ashmont Hill is a lovely area for old Victorian homes with a large contingent of the gay community that have done an excellant job of maintaining these magnificent homes. Lower Mills is an excellant area, the Baker Chocolate Factory (first in America) have just changed hands and is now owned by Beacon Development. Very nice, but not sure of prices for condo's. The Lofts at Lower Mills, part of the same development but owned by a different company. They are on a rental basis for the first 5 years before converting to condos. A one bedroom will run you 1900 a month. Pretty pricey, and not surprisingly, there is a high turover rate this first year of occupancy.
As in a lot of sections of Dorchester, there is difference in night and day. During the day, you are not likely to be bothered, but at night, when the younger element is out....you just never know. And, if you leave anything of value out in the open in your vechile, it WILL get broken into. If for any reason, just to teach you a lesson!! They may be trying to change N. Dorchester but it will be a long time in coming.
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Old 07-29-2010, 02:41 PM
 
4 posts, read 9,336 times
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Thank you all so much for your insight and advice. I have had a Dorchester community / real estate intervention! I think I will be looking in the Dorchester Avenue / Boston St. & S. Dorchester Ashmont Hill areas.
JB
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Old 08-03-2010, 10:58 AM
 
4 posts, read 9,336 times
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Can anyone suggest a good experienced realtor who knows the Boston Street over to Dorchester Ave, (a little above 93)and the Peabody Square / Ashmont Hill areas? I really want t o get moving on this although my pricepoint being 150K is probably disuading some of the realtors I have approached.
Any help would be appreciated.
Thank you,
JB
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