329 Adelphi Visit
First, let me say that it was a pleasure meeting the realtor, Bill Radtke, a really nice guy. This house will need a total gut job. The basement ceiling needs to be removed to determine the issues with the undulating (!) first floor. That said, this house seems really solid. It was most likely built…
First, let me say that it was a pleasure meeting the realtor, Bill Radtke, a really nice guy. This house will need a total gut job. The basement ceiling needs to be removed to determine the issues with the undulating (!) first floor. That said, this house seems really solid. It was most likely built in the 1840s or somewhere therabouts and maintains its original clapboards under the shingles. The framing is solid (likely oak) 4X5, 24″ on center and filled with brick, which is why, despite the floors, the house stands plumb. It needs a new roof, all new plumbing but does have circuit breakers and a fair amount of new BX. There is nothing salvageable AT ALL on the inside except the crown moldings, which are pictured and quite interesting and a nice stair rail. The stairs are built against a curved wall and will be a beautiful feature once that wrap around rail is restored. The fireplaces have been long ago sealed up and there is one rather plain marble mantle.
The basement is full height and legally occupiable. The top floor has decent ceiling height to make a large bedroom and perhaps add a small bath. About a third of that 24′ X 35″ floor is usable.
So, it’s really about 3,100 sq. ft. in total usable space. Carve out a utilities room in the basement from that figure.
The door and window casings outside might be slavageable but in reality should be replaced along with the windows, which are not slavageable. The porch needs to be completely rebuilt but the columns are salvageable.
The house next door which someone linked in yesterday’s HOTD thread has been completely restored and is a copy of this one wrt porch & casing details. The addition on the back, though it shares the same basement is a bit funky with the second floor level lower than the main house. It was originally detached.
It’ll make a beautiful house but it will require far more than $200-300,000 in renovation, ptobably $500,000.
I last did a gut reno in PA in 2000 and easily spent $300,000 on a smaller project.
The last comment I made to Bill as we were leaving was that dealing with LPC on the exterior was going to be the least of your problems. But if someone with the passion can see this as the size house that’s good for them, it’ll be a great project and it’ss be worth more than $1.2 MM when done correctly.
Ed: The original House of the Day post can be viewed here.
Couldn’t you make something like them with plaster of paris and a… I dunno, wax cast or something?
egg and dart looks too busy- I love beautiful, very wide curved moldings (ogee?). I’ve never seen 3-d moldings either- I hope whoever does the restoration salvages as much as possible. So where are you looking next? I have to say we have a couple of fabulous desperately needing reno’s over by us in some truly spectacular homes.
I agree, bxgrl. They look “Victorian” I’ve never seen them before where they were 3-D with the space behind them though. I think the best course of action and what would be more to the period of the house would be to remove them (they’re going to fall anyway when the ceiling has to come down, no matter how careful you are) and replace them with wood/composition crow molding….not just a piece of 5″ stuff from HD but something built out and down maybe with some dentil or egg and dart.
Thanks for the update dibs. I was so curious to hear if the house details followed through after seeing the amazing crown molding. *sigh* Those were later, weren’t they? I thought they looked more fancy than this house would have originally been built with. Maybe put in when they put in the parquet floors?
I thought we were experience the 100 year flood event right now.
I couldn’t stand the weather, brickoven. Besides, there’s that looming threat of the next 100 year flood event in 5-10 years!!!!
Yes, the two, in theory, are the same. But you would still have to apply for a new C of O.
It’s not more than 50% below grade, has windows, a ceiling over 7′ and has two means of egress. I’m not sure what else is necessary for it to be made into a separate apartment.
I think some others might know..Iron Balls, vinca, Senator Street.
It’ll certainly make for usable bedroom/family room/ game room/ etc.
Dave if you like places like this you should check out New Orleans. You can place this style but the real deal for 100 sft or around there.
when I hear legally occupiable i think legal to rent it out.