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Old 01-02-2008, 05:26 PM
 
1 posts, read 2,915 times
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Hi All,

I am looking at acquiring a multiunit property for investment near Worth & Lowell Sts., near Randall Park in Dallas. Please advise how this area is in terms of crime rate, general desireability, etc. for such a purpose.

Thanks!

Dave
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Old 01-02-2008, 06:19 PM
Tta
 
Location: lake highlands
64 posts, read 223,112 times
Reputation: 33
here is a neat interactive crime map:
City of Dallas Interactive Maps

unfortunately, I don't know that area too well
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Old 01-02-2008, 08:05 PM
 
Location: Kaufman County, Texas
11,853 posts, read 26,854,435 times
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That's a pretty rough area. That is in the part of old East Dallas between Baylor Hospital and Lakewood that I have warned others about. There are some apartment properties on Gaston Avenue that have been redone by Upper E and Power Properties, but the rest of the neighborhood is pretty scary...
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Old 01-03-2008, 09:04 AM
 
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Yes Christie, I am crouching on the floor right now! Oh wait, it was just yuppies walking their Weimaraner.
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Old 01-03-2008, 01:31 PM
 
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Worth and Lowell is a few blocks from Randall Park, which is undergoing a $3 million makeover and will soon be on the East Dallas Veloway/Tension Trail. Junius Heights is the newest, largest (over 800 homes) historic district in Dallas and adjoins Swiss Avenue and Munger Place HDs. It is served by the ever-exemplary Lipscomb Elementary (the principal was also named DISD principal of the year). It also is the home to the Lakewood Branch Library (most supported in Dallas) and the historic Tremont Columns. The Lakewood Theater and Shopping Center border its northeastern edge.

There are less than a dozen properties listed for sale right now in JH - one is a single-family on Lowell for $450,000. There are very few multi-family properties scattered in the district, which was completely backzoned to single-family twenty years ago, with some properties grandfathered. You should check on that...

More info: Junius Heights Neighborhood Blog » Historic Neighborhood Information
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Old 01-03-2008, 11:35 PM
 
Location: Dallas/Fort Worth, Texas
4,207 posts, read 15,250,942 times
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The key word being "investment" I would suggest that you concentrate more on the property itself on condition, ROI, etc. The area is undergoing revitalization and it will become just as desirable as other parts of Lakewood and prices will skyrocket. You will not be able to touch a 4plex for 250K that they are selling for today.
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Old 01-07-2008, 10:56 AM
 
16,087 posts, read 41,147,800 times
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This is going up a few blocks away, between the Swiss Ave. and Junius Heights Historic Districts:

Back Talk Lakewood/East Dallas: Coming soon: Bungalow-style townhomes on Gaston
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Old 01-07-2008, 07:43 PM
 
2,973 posts, read 9,478,415 times
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One thing to consider is the historical designation of the property and approval/rules for doing work on the property.
A friend of mine in Junius Heights wanted energy efficient windows - she couldn't get approval. She could only use wood framed windows which would have cost her a fortune. Also had to get paint colors approved, permission to build a 2nd story deck...you get the idea.

Worth and Lowell has a couple of daycares across from Lipscomb Elementary. Lipscomb has improved their performance and is becoming a great neighborhood school - they have lots of neighborhood support. Junius Heights had their first home tour benefitting Lipscomb.
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Old 01-10-2008, 03:37 PM
 
Location: Kaufman County, Texas
11,853 posts, read 26,854,435 times
Reputation: 10597
I was down near this area today (at Baylor Hospital) and I took a few minutes to drive over there. The IMMEDIATE area is nice (and yuppieish), but if you go two blocks either north or south, you're back in the bad neighborhoods on Gaston and Carroll Ave with the buildings with bars on the windows, etc. If it's an investment, you'll likely be fine, but I sure wouldn't live there...
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Old 01-10-2008, 03:41 PM
 
Location: Dallas, TX
937 posts, read 2,905,969 times
Reputation: 320
It definitely isn't for everyone.
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