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401 North 27th is for sale
09/29/2010 4:06 PM by John M
Historic Richmond Foundation has word that 401 North 27th Street is for sale:
HRF staff has called Mr. Walter York, who owns the property; he is selling it on his own. He is asking $500,000. Clearly he has no intention of stabilization or lead paint abatement. Our staff has been in touch with code enforcement and the city attorney’s office as well.
For $500,000 he also clearly has no intention of selling the place.
With that over-inflated asking price, that place is going to remain vacant for a very long time I’m afraid.
Maybe the city attorney’s office can get something done, hope so anyway. Agree with #1, he has no intention of selling at that price. Or he’s delusional about the value.
The joker that owned the proposed “Church Hill Market” on Broad Street tried the same route by listing at $400,000. Who the hell was he trying to kid? It sold for $125,000. Finally, it’s in the hands of folks who know what to do with it…and it looks terrific.
401 N 27th is a mess and won’t even come close to the $125,000. Location, location, location.
Laura, Mason Wyatt was the previous owner and he is NOT a ‘joker.’ Mason meant well, had an A&E firm draw up plans for a high end market, and I know at least one of the parties who bid on it, the cost was around $1 million to do the renovation into a market. I AM glad it went to someone who is making it work though and I hope the commercial space becomes something we can all support.
My question here, probably best answered by Eric Huffsteder, who seems to be the most involved in the history of this place, is why the city isn’t trying to acquire the property, and I ask that because of something on another blog (link below) about two Fan properties. Can the city acquire property under the spot blight ordinance? Will someone with knowledge please answer here?
http://fanofthefan.com/2010/09/cpc-to-consider-1006-west-franklin-for-blight-abatement/
Charades. The assessment value is only $137,000 and even that is obviously wildly optimistic.
The place is in really bad shape, i got to go in there when some people were cleaning out all the old arcade machines he had stashed in the 1st floor. The ceiling on the first floor is literally caving in
@5 I’m aware of who the owner was. I was also aware of the plans. I stand by my comments.
It’s hard to crush such high hopes (owner of 401 N.27th, for one) of owners on the hill trying to make a buck and/or break even. Kudos to PaulF for looking up assesment values. They’re a matter of public record, it’s not rocket science to see property values are wayyyy down.
As for the Churchill Market; I too, know the owner, and his/company’s commitment to Shockoe Bottom, Churchill, and Urban Richmond are outstanding.
In regard to the city buying the property – really?!? The 500K that is being asked for it is roughly 1/5 of the city’s funding they received for distressed properties up here. The 20 houses that were bought by the city with that money on churhchill would’ve been significantly reduced. City governments aren’t unscathed by the economic downturn.
#9 I didn’t mean to imply that the city SHOULD buy this bldg., just that I found it interesting that they are apparently doing such things in other areas.
Speaking of acquisition – there is, or used to be, a clause in the state of Va. enabling legislation for a city old and historic district wherein if a bldg. deemed to be significant to the overall district was in blighted condition, the owner could be relieved of the property under certain circumstances (which protected the owner and gave said owner some money at the end of the process depending on what was deemed to be market value).
The only time I am aware of this happening was with 11 1/2 N. 29th St., which is draped in wrought iron and was literally falling down, roof had leaked causing third floor to fall, cascade effect all the way down to the basement. Somehow the APVA took title (circa 1990/or so) and held something like an auction; the purchaser had to provide proof of financial ability to renovate and agree to do so within a certain time frame. I THINK I heard someone tell me last year that HRF was looking into that for this property but nothing seems to have come of it.
I personally think it’s a shame that the only time that clause was used was to save one house overlooking Libby Hill Park, the one at 11 1/2 N. 29th St.
in my PERSONAL OPINION Richmond is dying especially our area. I like it here but this city needs to tear down some of these “historical” buildings. Lets let the past be the past and look forward to the future. its time Richmonders to embrace the new generations and looks to obtaning a bit of new life aka (buildings, restorations, etc.). VCU has done a fantastic job in taking broad steet from a dump to an exciting area. I am sick of seeing buildings falling apart and the new life being drained by pointless buildings and homes and “old” mentality that bring back Civil War. The Civil War is over and its time to bring some new life to our area. I know many will not agree with me, but again it is my personal opinion.
hey # 8 standing by your comments is really brave of you. mason has done a lot of quality work in richmond for decades. what do you do besides talk tough?being a meanspirited anonymous dumbass is apparently no real woop to you. i stand by my previous comments,you are one seriously hateful skank. and no i dont feel i have to be nice to anybody who wants to run her suckhole without the guts to own her venom. and yeah ,yeah ,yeah to you other secret haters please friend me on facebook.i dont mind having differences with actual people who have enough integrity to say shitty things in person.otherwise shut your gutless mouths.
First, the 401 N 27th building is NOT “owned” by Walter York any longer but a Lessie Hembrick. York transferred the deed to Hembrick on 9-9-2009 so not sure why he is representing the sale? One of the confusions as to why the city isn’t addressing issues with her rather than a previous owner, who’s name is also not on the CAR plans presented in 2008. I believe someone said Hembrick was York’s financial backer for the building so guess he simply passed on the title for payment in 2009 probably knowing even then he wasn’t going to really do anything with the building? Between the age of the building,years of neglect and stacks of code violations going back many years, the TLC needed to restore it along with current violations, spot blight, zoning issues including the parking restrictions presented when they were changing the use of the building and many other things, I am surprised they waited this long to even consider selling it. That said…
“crd” mentioned the William Hancock house (built 1868) on 29th Street which the city seized and was the only time they exercised this right. Yes, they do have the right to seize and sell if they want to. Think the Hancock house started in 1988 with the HRF trying to save it and ended in 1990 since the owners fought back but lost. Some 50+ years newer than the Wills Store, it has no real historical significance other than the ornamental ironwork, unlike the “oldest” status of the Wills building built in 1815. I am not familiar with the VA Code legislation covering the city’s right but think it falls under Spot Blight Abatement, Easement, and Eminent Domain sections.
Yes, $500k is insane but also keep in mind that a tax assessment doesn’t necessarily mean what an owner has tied up in it. It appraised for $137k as “PaulFat” mentioned, Charlie Johnson sold it first to Patrick Murray in 2004 for $150k who lost money after he gutted the building and sold it in 2008 to Walter York for $119 who in turn simply transferred the deed to Lessie Hembrick in 2009 for $0. These don’t include any construction already invested into it no matter how crummy the work. But I seriously doubt that anyone has $200k total into it. The “Heavy Remodeling” permit issued in 2008 stated $130k and it isn’t even close to being finished but basically just started.
To do a proper bare walls to completion restoration on this old of a building will probably take close to $1-million for a professionl and historically accurate job. Then what can you put in it to make your money back on a corner that is off the beaten path and not intrude on the neighborhood, including required “off street” parking per zoning?
“Vincent”, you know I can’t sign off without making a comment about your statements concerning “historical” buildings. We are not talking about the entire city of Richmond but small neighborhoods in a clustered area near downtown. It isn’t all about trying to live in the past but a pride thing – heritage and appreciation for history and quality. Such as people who like Classical Music, Antique Cars, Aged Wines… rather than Heavy Metal, Hot Rods, and Cheap Beer. It is a matter of taste. For those who don’t appreciate historic preservation then there are plenty of other areas in the city to live without the hassles. But for us who wish to fight to preserve something for the future to enjoy and admire, then we can “tolerate” the neighborhood 🙂
Will keep everyone informed about 401 and hope others will do the same if tidbits of information comes your way!
Eric
Crawl back in your hole corbett! You dimwit ape!
Sorry PaulF… the way the tag is spaced it looked like PaulFat rather than PaulF at… Not implying anything.
Eric
Everytime I read one of Buddy Corbetts posts on here I feel like the respect level gets dragged down a notch on the hill.
Everyone is entitled to be stupid but some abuse the privledge
@16 I agree completely. He brings out the worst in humanity.
Isn’t there some two-bit dive bar around here who is looking for a goon at the door?
As you may have seen, the CAR agenda for 4/26 has first on the list, 401 N 27th. They are approaching the owners about addressing work that was done that did not conform to his earlier approved Certificate of Appropriateness. The CAR also made them aware that the Spot Blight process continues and hopes to come up with a “fair market value assessment” in a week or two which we HOPE will open the door to a sale for proper restoration. Finally, the CAR is doing what they are supposed to do for a change.
The HRF is still interested but like many, has no intention paying $500k for a hollow shell that needs tons of work – including leveling the foundation and reversing the hack work done over the past 7+ years – not considering many years past.
Just this week someone showed interest in possibly putting a high end grocery store there but not with the cost factors involved.
Maybe now this crown jewel in the rough will find a proper owner!
Eric
Not sure if people are still following the saga of this building? Haven’t seen any other comments lately but in general, CHPN seems to have slowed down considerably in posts.
Here is the latest if anyone is interested?
1. The Virginia Department of Health is still holding the property condemned / unfit for human habitation due to the lead-based paint issue. Mr. York has not complied with the VDH requirements. This means that re-occupancy of the property will not be approved by the Health Department until their code standards are met.
2. Mr. Walter York has not met the requirements of CAR and the Historic Preservation Division.
3. Mr. York still has outstanding, active building permits with unfinished work which needs to be resolved.
4. Due to Mr. York’s slow work and the blighting influence the building presents, the property was placed into the Spot Blight program. Many time consuming but necessary administrative steps later, the case is nearing the final possibility of City acquisition. We have just received an independent appraisal report on the property which is necessary for the City Council and City Attorney to consider condemnation and acquisition by the City. These are the final steps in this procedural process.
5. After proper notification and failure to meet deadlines, Mr. York was taken to General District court by staff from my office. He was compelled to meet the minimum Virginia Maintenance Code requirements for a vacant building. He now has met the minimum standard under law for a vacant building. However, the building can not be occupied until it meets all parties code mandates.
401 North 27th will find it’s own price point. It is worth whatever anyone will pay.The natural progression and best result would be for a buyer to pay top dollar:Erik would then sell his BANDAID covered palace, grab his Showtune Collection and leave.Laura I think I have diagnosed your disorder as LOO.Lack of Orgasm. I love you Buddy Corbett. Just Don’t kiss me on the mouth.
Hey Erik! Now that Days of Our Lives and All My Children have been canceled you can devote all of your time to sticking your nose in other people’s business.
Eric –
Thank you for keeping on top of proceedings regarding these blighted properties in our neighborhood.
Your vigilence is appreciated by many of us.
Agree with Ray. Thanks Eric!
Thanks Ray for your support!
Looks like kushumpeng, a Buddy Corbett clone is showing their ass… oh wait a minute, they are ALL ass.
Yes, nothing will get done unless someone does stick their nose in other people’s business. Do you want to live next to blighted property… if so, go for it but not in our neighborhood!
If you couldn’t read what was said in the 4th paragraph of my post, the property is moving closer for the city to take it over and the city attorney will be notified shortly for legal action (who I know from working with to get 404 N 27th sold as tax auction). If the city takes it over it doesn’t matter what the owner wants for it..the city will pay them what they think it is worth and that is it. This will open the door for someone with respect for historic properties to buy it do the right thing with this anchor commercial building that helped bring Church Hill North as part of the National Historic Registry listing in 1997. I know the Historical Richmond Foundation (HRF) is still interested, when it comes down to fair market value and last I knew, had the funds to restore the property.
Oh, and by the way kush…whatever the hell your handle is (supposed to be using REAL names here). We are not moving anytime soon so no need to get your panties in a wad!
Eric
#23 It’s vigilance not vigilence. #20 Can you tell me what time I took a crap yesterday? I forgot.
And I am not sure but I think that kush-ass in #21 is implying that I own 401 N 27th? Nope… I don’t What makes you think once it is sold we would move? Again, nothing would ever get done if everyone takes a slackers attitude about problems in the neighborhood – or the city. What have YOU done to make things right with the 4 corners? 401 has been a Pawn far too long (7 years) in a sick game with the owners and the city and CheckMate is just around the corner.
OK, i can’t stand it anymore, so, I’m just gonna say it:
Mr. Huffstuffler is actually doing more harm than good for both 401 N 27th and the East End Theatre on 25th.
He is a busy-body laughing stock down at city hall and in the historic preservation community.
He makes up at least half (if not more) of the stuff he posts here. Really. Not just about 401 27th and the theater but about other historical “facts” he hands out as he little pearls of goo to the hood. He’s bogus.
Each time he publicly pokes a stick at the property owners of 401 N 27th and the East End Theatre, he gets each of those structures that much closer to demolition. Really.
Nobody (myself included) wants to see either 401 27th or the East End Theatre come down. But if Eric keeps this shit up, that’s what we’ll get.
Honestly, we should count our lucky stars the structures are still standing. We’re on the fringe up here NOB. We’re not the hot spot the Bottom is, and that’s why no one can get a bank to lend the kind of insane amount of money that’ll be needed for a commercial/residential historic rehab for the two properties we love so much.
Stabilization of these properties is the best we can hope for now. But each time Eric posts he gets each of these properties closer to an engineer’s letter saying the structures are unsafe, unstable a risk to life and adjacent properties. That’s all that’s needed for these structures to come down. Really.
Can the rest of us be patient and wait a little while for the economy to recover? The Bottom will build out and we’ll have our day.
Till then, put a muzzle on it Eric.
Wow, Eric, “capitalgal” must really think you are power. Who would have thought that your little postings on this blog would move our city officials so much?
Keep it up!
“The Bottom will build out and we’ll have our day.”
I don’t believe this. In fact, the bottom is losing one it’s better restaurants (cafe Gutenberg). There are also 2 other key restaurants looking for a way to move out of the area as well. It is hard to stay afloat down there, just like up on the Hill. Actually, I would say it is harder to stay in business down in the Bottom. There are 2 main reasons businesses are closing down in the bottom: parking and the increasing club scene. Parking has always been an issue down there, and people in this city never seem to realize they live in a city. Everyone drives everywhere, and the bottom has very limited parking. The club scene seems to be growing down there, and it is attracting the wrong type of attention. I hear many people complaining about fights and violence related to the night clubs. Now, I am at home at the pub, and certainly not opposed to night clubs. However, I think the club owners and police need to get a grip on things down there.
There is one glimmer of hope out there. The new condos on Main may bring in more mixed income parties. The firehouse attached to the condos is set to become a nice bar and grill. Also, Tobacco Row may see it’s own brewpub in the near future. With these businesses and housing situated closer to the Hill, they may be shielding from the shenanigans down in the Bottom. They could bring in more people to the area, which may help out Church Hill in the long run. Let’s hope for the best.
Capitalgal
The last thing I want is for the properties to be demolished. Laughing Stock at City Hall… probably more like they cringe when my name comes up. But their mindset is not one like in other major cities that have historical preservation and we want them to take a page from their way of doing things.
As for my not knowing what I am talking about – what I post is what I have been told. The 1-5 paragraph post above was from Roy Eidem in Planning and I can send his email to you direct if you like. The East End theater, I emailed Josh directly and again, can send the email. Whatever and whenever I post something is is usually after I received some sort of answer from those down at city hall. If what I say doesn’t set well with you then take it up with them since I am only referencing their statements. The rest is from various posts which can be searched out.
The bottom line of what I and others interested want is for the city to take over the property as mentioned and sold to someone who appreciates historical buildings. Not someone who only sticks a “bandaide” as someone mentioned on it, slap a incorrect shade of paint per the C.A.R. guidelines, and open it up as some junk shop or storage bin which doesn’t bring up any value of property or change of stigma which our neighborhood is trying to change from its sorted past.
Also, keep in mind that these buildings need to be done properly and not by some jackleg contractor. Look at the way it looks with what has been done so far. Globbed up stucco over anchor bolts that were working their way out of the walls. Foundations way off from being level and accentuated by the “fix” done on them to name a couple issues. These could have been done correctly done but they took the cheap way out which is what we are trying to avoid as well as the CAR guidelines being ignored or abused by people like Johannas, who has in the past voiced his opinion about being “accurate” and goes against the grain of what CAR is supposed to represent.
There are people who use to be on the team of wanting what is right for these buildings but have backed off since their voices are falling on deaf ears. I for one have not given up and going to be heard!
Eric
capitalgal
I can also add that I am not the only person on the block(s) close to 401 who has an interest and voiced opinions to city hall and wants things done a bit faster than the city is doing.
I think 7 years is well over and beyond being enough time to have something done to it and know what kind of games the owner has played. I am sure you can agree there. As the old adage goes… “shit or get off the pot!”
#27 My name is Kushumpeng. You can call me Kush. I don’t wear panties,I prefer a thong.Keep on peeping. Keep on Creeping.For your information Four Corners Charlie consulted with me before He listed the properties.I suggested he list all four “as is”for $995,000 because of the existing zoning.He still ended up getting good money for the 3 properties sold.You pretend to know everything. Actually you don’t know shit Boomba Clot Bwoy.There is a difference between being a concerned neighbor and being a pain in the ass nuisance. I suggest you look up the word” Fixation”.
Kushumpeng
I suggest you look up the word “respect”. In fact, I regret saying what I did to you since it isn’t really my nature but it doesn’t change the facts.
Yes, I heard several stories about the 4 corners. But I also know that there were people (more than once) who approached him to buy all 4 corners and he refused stating one time if he sold the buildings, it would be to Sandra Murray. In fact one person said he offered more than the value and was turned down. On another occasion I overheard him talking (he was talking loud enough to intentionally be overheard) that he did not like the whites coming in taking over and regretted selling the house at 402 N 27th. Then there was the one about him wanting to defend his birth right which puzzled a few here since he purchased these buildings in the 1960s.
All one could conclude was there were racial motivated intentions for not selling and now, asking for ridiculous prices. But Walter York will never get $500k for the 401 building and when the spot blight process steps up and seize the property and by Virginia Code gives him fair market value for it, then I can only hope the new owners will do the right thing. The city has rules and codes as does the CAR bound by the National Registry guidelines. I have been told that the owners do not like the city telling them what to do and they can’t just come in under the radar to so-call fix up a building as a quick rental, especially a high profile building like the oldest commercial building in Richmond.
There are several threads about 401 on this website and a lot of what I said can be read there and some posted by people other than myself. I don’t pretend to know everything but I do know enough from my correspondences over the past 5 years with the city, to know what has and hasn’t happened.
Do you have any information that you acquired yourself or
is everything Second Hand Gossip? See what I mean. Stop acting like the 400 block is Windsor Farms.Why don’t you focus on the Crack? I suggest you look up the word “vicarious”since all of your information was gleaned from others.What are you going to do when you don’t have 401? Become a birther? Join the Tea Party? Keel Over? Get a life! Let me know when you get some of that Brand New Second Hand
I am not going to continue bantering with you.
Guess you haven’t heard of a word called “history” which include oral. History is all second hand.
In any event, you are leading on that you know more than me. So, tell us “exactly” what has transpired blow by blow ever since the building was condemned in 2004.
#36 Who gives a shit. You and Ray.”Put a Muzzle on it Eric”
and we are suppose to be neighbors? forget the blighted building. the shitty neighbors are going to make me want to move out.
the reason the posts are slowing down is that nobody wants to talk to a bunch of mean anonymous blowhard jackoffs. even though eric is a really mean old lady he at least signs his own name to his opinions. contrast this with the same six or seven secret haters and you will begin to realise why these cowardly sorority sisters are killin the conversation! i again encourage anyone who does more than type with one hand and jerkoff with the other to friend me on facebook and have a real discussion.i will pop in from time to time but really…….dont you think that someone who constantly insults others but hides behind a “secret identity” so people wont realise what a douche they are is worthy to talk to?i say again ,especially to my detractors….run your mouths its a comment on your impotence.murden how long are you gonna let these blowhards run your paper.? its a simple fix john. to restore civility,make em post under their real names. sign me buddy corbett. ps laura i dont have sex with skanks,so PLEASE quit coming on to me ! my dear…..thing….i am in a committed relationship!
Worry not Buddy…you’re completely safe from me. I know what you look like.
Kush… who gives a shit? Preservationist, that’s who.
Buddy, I am impressed. You half heartedly sound civil – minus the obvious insults.
STOP BICKERING. You sound like teenagers. Geebus.
Buddy,
Why is it that you always seem to be coming down on the side of keeping the neighborhood shady? Whenever someone is working to restore the community, clean up the streets or anything productive you jump in and start trying to pick fights. Are you just belligerent or do you have a strong desire to see Church Hill turn into a dump? Eric is doing his part to help remove blighted properties and I think most home owners in the area would rather see this place turn into something decent than sit vacant. What is “mean” about that?
Just a quick update. The Spot Blight proceedings keep moving forward and part of the process was to have a Fair Value Assessment done in April of the building by an outside source. I finally found out that the result was $105,500. A far cry from the absurd $500,000 York is asking.
Also the health department made them keep the lead paint violation condemned notice up which was issued last year and has not been corrected. The notice is back on the door.
Eric
Looks like the owners painted the building a more brick color red this weekend to match what is going on around it BUT the lead paint issue still exist no matter how many coats of paint goes on. They have yet to scrape the old down to the brick/stucco with EPA-OSHA Hazmat code standards and start over per the Health Department’s “Condemed Building” notice.