Neighborhood of the week: Polish Hill (Pittsburgh, Springfield: middle-class, sales, real estate)
Please register to participate in our discussions with 2 million other members - it's free and quick! Some forums can only be seen by registered members. After you create your account, you'll be able to customize options and access all our 15,000 new posts/day with fewer ads.
Polish Hill is a small neighborhood to the east of downtown, although generally not considered part of the East End (except in the most broad interpretation involving everything between the rivers). While the official neighborhood boundaries include a stretch of Liberty Avenue including Pittsburgh Ballet Theatre, it is more commonly considered to only begin as a neighborhood on the hillside above the East Busway. Outsiders often consider Bigelow Boulevard its southern boundary with the Hill District, the city defines the boundary as Ridgeway Street, and there are even a few other backwoods streets in this area (like Monroe and Ajax) where the population is mostly white and which are arguably part of Polish Hill.
Polish Hill began its history as a largely undeveloped area known as Springfield Farms. By the 1870s, a small community had grown up - mostly along Herron Avenue and the lower area by the railroad tracks which was known as Millwood. The area had a large population influx starting in 1885 from Poland (although there were also many Irish, German, and black families who settled there) and was almost completely built out from the period by around 1900. As was typical for "hillside" neighborhoods in Pittsburgh during this time period, frame was the building stock of choice, with only scattered brick structures mostly along the primary streets in the neighborhood. Somewhat uniquely for Pittsburgh at the time however, many of the structures were purpose-built as multi-family tenement housing, rather than rowhouses or detached-single-family housing. The name this area went under at the time was Herron Hill - a moniker shared with the modern-day Upper Hill (which was still heavily white) at that time.
Unlike the remainder of the Hill District, this area did not go through white flight during the mid 20th century and maintained its working class, mainly Polish roots. Around 1970, neighborhood residents petitioned the city to be recognized as a separate neighborhood called "Polish Hill." Cynics have argued that this movement was basically an attempt to brand the neighborhood as the "white part of the Hill" - or merely to come up with a new name to escape the stigma of the Hill District, similar to Point Breeze's separation from its former moniker of Homewood.
The neighborhood stayed in this basic configuration - a grimy but intact working-class, mostly Polish neighborhood - through to to the beginning of the 21st century, when young people in Pittsburgh began to be attracted to the neighborhood due to its "authenticity" - small-town feel, and extreme closeness to Downtown. The very closed nature of Polish Hill made it ha hard neighborhood to "break into" up until recently, with most outsiders who wanted to move into the neighborhood having to buy via off-market transactions ("knowing a guy who knew a guy"). Although many of the initial group of younger residents who moved into Polish Hill were not particularly wealthy (a lot of nearly-broke punks) in recent years there has been a growing number of expensive flips, albeit nowhere near as many as in nearby Lawrenceville.
Polish Hill lacks a true business district. However, the neighborhood is "semi walkable" with several local amenities - several of which are trendy). There is a coffeeshop which serves Sunday brunch, a record store, a comic book store, several bars (one of which, Gooski's, is a notable local music venue) and a deli/neighborhood market. The neighborhood also has semi-convenient access to the East Busway via Herron Station.
The future for Polish Hill is bright. The neighborhood's upside potential for now is still a bit limited by low turnover in housing stock, with the small market nearly bifurcated between total gut jobs and expensive rehabs. But there's clearly a lot of potential in the neighborhood due to its convenience and urban feel. I do think however it's going to "top off" at a much lower price point than nearby areas such as Lawrenceville, because the small neighborhood population (around 1,200) and topographical isolation means the neighborhood will never develop a full-on business district even though it's allowed by zoning. This means it's always going to be a comparably quiet portion of the city. I woudn't even be surprised if the neighborhood's population continues to shrink, as there is limited available space for infill, household size is likely dropping, and some of the two-unit structures are probably being converted into single-family houses.
Don't think this neighborhood will truly gentrify due to hills, winter, average housing stock, proximity to noise from Bigelow to Liberty, no business district. We need non-gentrified, "authentic" neighborhoods, as you say.
Don't think this neighborhood will truly gentrify due to hills, winter, average housing stock, proximity to noise from Bigelow to Liberty, no business district. We need non-gentrified, "authentic" neighborhoods, as you say.
The neighborhood is gentrifying. I've lived here since 2010 and have noticed the vehicles lining my block trending higher-end from Dodge Shadows to BMW's.
Here are the most recent sales transactions for homes on my block:
3031 Brereton Street: Sold on 12/19/2013 for $20,000
(Heavily Renovated)
Sold on 06/24/2016 for $389,900 Sold on 05/30/2017 for $395,000
3033 Brereton Street: Sold on 12/19/2013 for $20,000
(Heavily Renovated) Sold on 01/15/2017 for $440,000
3035 Brereton Street: Sold on 10/10/2000 for $25,000
(Not Appreciably Renovated) Sold on 09/09/2014 for $482,500
3037 Brereton Street: Sold on 06/01/2009 for $1 (Talk about a lucky inheritance!) Sold on 01/07/2013 for $220,000 (Likely worth ~$350,000 now)
3040 Brereton Street: Sold on 03/07/2001 for $73,000
(Not Appreciably Renovated) Sold on 06/14/2017 for $310,000
This is just one portion of my block. There are many other examples throughout the neighborhood. Here's around the corner from me:
3128 & 3130 Dobson Street: (Flips in Progress)
3205 Dobson Street: Sold on 10/12/2016 for $90,000
(Appreciably Renovated) Sold on 07/28/2017 for $300,000
3207 Dobson Street: Sold on 09/14/2016 for $145,000
(Appreciably Renovated) Listed for $389,000 Currently (Down from $439,000 Originally)
3209-3211 Dobson Street: Vacant Lot; 2 New High-End New Construction Homes Proposed
The home I live in with my landlady would likely fetch ~$250,000 today because it has a nice fenced yard with one renovated unit (hers) and one that needs a lot of work (mine). She inherited it. It's very tough to buy into this neighborhood now unless you're wealthy and looking to buy a flip for $250,000+ or looking to buy a total gut job and spend $100,000+ making it habitable.
This neighborhood will eventually become fully gentrified like Allegheny West---gradually-declining population of primarily those in the professional-class. It's a LONG walk from this neighborhood to the useful parts of other neighborhoods, too, which is why I'm surprised we're only a tad below Lawrenceville in terms of appreciation instead of much below it.
Polish Hill is definitely improving, but the housing stock, topography, and the relative lack of businesses means it will always lag behind the other gentrified neighborhoods.
The neighborhood is gentrifying. I've lived here since 2010 and have noticed the vehicles lining my block trending higher-end from Dodge Shadows to BMW's.
Here are the most recent sales transactions for homes on my block:
3031 Brereton Street: Sold on 12/19/2013 for $20,000
(Heavily Renovated)
Sold on 06/24/2016 for $389,900 Sold on 05/30/2017 for $395,000
3033 Brereton Street: Sold on 12/19/2013 for $20,000
(Heavily Renovated) Sold on 01/15/2017 for $440,000
3035 Brereton Street: Sold on 10/10/2000 for $25,000
(Not Appreciably Renovated) Sold on 09/09/2014 for $482,500
3037 Brereton Street: Sold on 06/01/2009 for $1 (Talk about a lucky inheritance!) Sold on 01/07/2013 for $220,000 (Likely worth ~$350,000 now)
3040 Brereton Street: Sold on 03/07/2001 for $73,000
(Not Appreciably Renovated) Sold on 06/14/2017 for $310,000
This is just one portion of my block. There are many other examples throughout the neighborhood. Here's around the corner from me:
3128 & 3130 Dobson Street: (Flips in Progress)
3205 Dobson Street: Sold on 10/12/2016 for $90,000
(Appreciably Renovated) Sold on 07/28/2017 for $300,000
3207 Dobson Street: Sold on 09/14/2016 for $145,000
(Appreciably Renovated) Listed for $389,000 Currently (Down from $439,000 Originally)
3209-3211 Dobson Street: Vacant Lot; 2 New High-End New Construction Homes Proposed
The home I live in with my landlady would likely fetch ~$250,000 today because it has a nice fenced yard with one renovated unit (hers) and one that needs a lot of work (mine). She inherited it. It's very tough to buy into this neighborhood now unless you're wealthy and looking to buy a flip for $250,000+ or looking to buy a total gut job and spend $100,000+ making it habitable.
This neighborhood will eventually become fully gentrified like Allegheny West---gradually-declining population of primarily those in the professional-class. It's a LONG walk from this neighborhood to the useful parts of other neighborhoods, too, which is why I'm surprised we're only a tad below Lawrenceville in terms of appreciation instead of much below it.
where are you getting the 3035 brereton street stats? redfin has it sold on 9/17 for 160k. it is 10 bathrooms and 5 bedrooms.
3037 is a goregous duplex with a 3 bed 2 bathroom up top and a studio in the basement. that price actually seems reasonable.
3031 is a 2300 sq. ft. renovated space 4 bed 3.5 bath with a mother in law suite in the basement.
obviously these prices look high on the surface but context helps. i think the matter here is that people are renovating these houses with high end fixtures.
where are you getting the 3035 brereton street stats? redfin has it sold on 9/17 for 160k. it is 10 bathrooms and 5 bedrooms.
3037 is a goregous duplex with a 3 bed 2 bathroom up top and a studio in the basement. that price actually seems reasonable.
3031 is a 2300 sq. ft. renovated space 4 bed 3.5 bath with a mother in law suite in the basement.
obviously these prices look high on the surface but context helps. i think the matter here is that people are renovating these houses with high end fixtures.
I don't use Redfin. I use the Allegheny County Real Estate Portal (tax database).
Count me in as an obstructionist, at worst, or obtuse, at best, I suppose, but I will never understand why every flip has to have the highest-end finishes possible. Instead of spending so many more thousands on stainless steel vs. white or black; quartz or granite vs. formica; custom cabinetry vs. stock cabinetry etc. a flipper could spend far less and then sell the house for far less so one need not be upper-middle-class to comfortably afford the home.
Don't think this neighborhood will truly gentrify due to hills, winter, average housing stock, proximity to noise from Bigelow to Liberty, no business district. We need non-gentrified, "authentic" neighborhoods, as you say.
Bloomfield is less gentrified at this point than Polish Hill. Bloomfield still feels more working-class, gritty, and "authentic". I mean the business district has vacancies, and the grocery store feels like you're walking around in 1983. Probably more little old Italians running around Bloomfield these days than little old Poles in Polish Hill.
I don't use Redfin. I use the Allegheny County Real Estate Portal (tax database).
Count me in as an obstructionist, at worst, or obtuse, at best, I suppose, but I will never understand why every flip has to have the highest-end finishes possible. Instead of spending so many more thousands on stainless steel vs. white or black; quartz or granite vs. formica; custom cabinetry vs. stock cabinetry etc. a flipper could spend far less and then sell the house for far less so one need not be upper-middle-class to comfortably afford the home.
Labor is a similar cost regardless of the material. As such, you can’t make as good a return on a flip that is at the lower end of the spectrum.
Bloomfield is less gentrified at this point than Polish Hill. Bloomfield still feels more working-class, gritty, and "authentic". I mean the business district has vacancies, and the grocery store feels like you're walking around in 1983. Probably more little old Italians running around Bloomfield these days than little old Poles in Polish Hill.
It's easier to get into Oakland from Bloomfield, so it has more of an appeal to undergrads and graduate students, meaning it has a touch more "student slum" to it. Polish Hill has no appeal to anyone who goes to school and/or works in Oakland - it's strictly appealing to people who need to get downtown quickly.
Please register to post and access all features of our very popular forum. It is free and quick. Over $68,000 in prizes has already been given out to active posters on our forum. Additional giveaways are planned.
Detailed information about all U.S. cities, counties, and zip codes on our site: City-data.com.
Please register to participate in our discussions with 2 million other members - it's free and quick! Some forums can only be seen by registered members. After you create your account, you'll be able to customize options and access all our 15,000 new posts/day with fewer ads.
