South Park Neighborhood - Warehouses, Old Greyhound, and Cargill Site

The Pub
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Here is a write up on the area around South Park. Feel free to give typo or other feedback!
https://www.whatisraleighbuilding.com/blog/south-park-area-2020

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Anyone want to look up the before (if flipped) and after photos for the following homes? I do not have time. These are all of the properties sold in 2020

Site Address City Planning Jursidiction Township Year Built Sale Price Sale Date Use Type Design Style Land Class
1109 GARNER RD RALEIGH RA Raleigh 1915 475000 12/23/2020 SINGLFAM Conventional Residential Less Than 10 Acres
813 MCMAKIN ST RALEIGH RA Raleigh 1990 464500 12/18/2020 FOURFAM Conventional Apartment
816 MCMAKIN ST RALEIGH RA Raleigh 1990 464500 12/18/2020 FOURFAM Conventional Apartment
817 MCMAKIN ST RALEIGH RA Raleigh 1990 464500 12/18/2020 FOURFAM Conventional Apartment
1405 TRAILSIDE DR RALEIGH RA Raleigh 1990 464500 12/18/2020 FOURFAM Conventional Apartment
804 MCMAKIN ST RALEIGH RA Raleigh 1989 464500 12/18/2020 FOURFAM Conventional Apartment
808 MCMAKIN ST RALEIGH RA Raleigh 1989 464500 12/18/2020 FOURFAM Conventional Apartment
1400 TRAILSIDE DR RALEIGH RA Raleigh 1989 464500 12/18/2020 FOURFAM Conventional Apartment
1404 TRAILSIDE DR RALEIGH RA Raleigh 1989 464500 12/18/2020 FOURFAM Conventional Apartment
1409 TRAILSIDE DR RALEIGH RA Raleigh 1989 464500 12/18/2020 FOURFAM Conventional Apartment
1308 HIGHCOURT DR RALEIGH RA Raleigh 1988 464500 12/18/2020 FOURFAM Conventional Apartment
1304 HIGHCOURT DR RALEIGH RA Raleigh 1988 464500 12/18/2020 FOURFAM Conventional Apartment
1300 HIGHCOURT DR RALEIGH RA Raleigh 1988 464500 12/18/2020 FOURFAM Conventional Apartment
1305 HIGHCOURT DR RALEIGH RA Raleigh 1988 464500 12/18/2020 FOURFAM Conventional Apartment
1301 HIGHCOURT DR RALEIGH RA Raleigh 1988 464500 12/18/2020 FOURFAM Conventional Apartment
1010 GREGG ST RALEIGH RA Raleigh 2017 437500 5/28/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1025 GREGG ST RALEIGH RA Raleigh 1981 435500 11/2/2020 FOURFAM Conventional Residential Less Than 10 Acres
1312 S EAST ST RALEIGH RA Raleigh 2017 420000 12/18/2020 SINGLFAM Conventional Residential Less Than 10 Acres
609 BRAGG ST RALEIGH RA Raleigh 2019 417500 1/14/2020 SINGLFAM Conventional Residential Less Than 10 Acres
315 BLEDSOE AVE RALEIGH RA Raleigh 1932 414500 8/31/2020 SINGLFAM Conventional Residential Less Than 10 Acres
529 BRAGG ST RALEIGH RA Raleigh 2019 410000 9/24/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1325 S EAST ST RALEIGH RA Raleigh 2017 407500 8/14/2020 SINGLFAM Conventional Residential Less Than 10 Acres
929 S EAST ST RALEIGH RA Raleigh 1959 395000 8/28/2020 SINGLFAM Conventional Residential Less Than 10 Acres
412 BRAGG ST RALEIGH RA Raleigh 2019 390000 11/30/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1308 S EAST ST RALEIGH RA Raleigh 2016 379000 5/7/2020 SINGLFAM Conventional Residential Less Than 10 Acres
205 BLEDSOE AVE RALEIGH RA Raleigh 2003 375000 6/12/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1133 S STATE ST RALEIGH RA Raleigh 2012 363000 11/10/2020 SINGLFAM Conventional Residential Less Than 10 Acres
920 DOROTHY SANDERS WAY RALEIGH RA Raleigh 2009 350000 1/10/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1111 GARNER RD RALEIGH RA Raleigh 1925 325000 11/3/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1433 GARNER RD RALEIGH RA Raleigh 2019 320000 6/12/2020 SINGLFAM Conventional Residential Less Than 10 Acres
211 BLEDSOE AVE RALEIGH RA Raleigh 1930 311500 9/29/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1411 GARNER RD RALEIGH RA Raleigh 1987 295000 3/10/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1109 S WILMINGTON ST RALEIGH RA Raleigh 1998 292000 9/18/2020 SINGLFAM Conventional Residential Less Than 10 Acres
805 BRAGG ST RALEIGH RA Raleigh 2016 265000 10/9/2020 SINGLFAM Conventional Residential Less Than 10 Acres
727 MCMAKIN ST RALEIGH RA Raleigh 1962 247000 12/18/2020 SINGLFAM Conventional Residential Less Than 10 Acres
915 S PERSON ST RALEIGH RA Raleigh 1914 231500 3/19/2020 SINGLFAM Conventional Residential Less Than 10 Acres
618 BRAGG ST RALEIGH RA Raleigh 1980 215000 1/10/2020 TWOFAM Conventional Residential Less Than 10 Acres
312 E LEE ST RALEIGH RA Raleigh 1920 215000 9/30/2020 SINGLFAM Conventional Residential Less Than 10 Acres
910 S EAST ST RALEIGH RA RALEIGH 1944 202000 9/3/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1933 BOAZ RD RALEIGH RA Raleigh 1959 201000 4/3/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1115 HOLMES ST RALEIGH RA Raleigh 1968 200000 7/24/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1206 MANGUM ST RALEIGH RA Raleigh 1948 195000 9/21/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1132 S BLOUNT ST RALEIGH RA Raleigh 1954 190000 8/12/2020 SINGLFAM Conventional Residential Less Than 10 Acres
514 MARTIN LUTHER KING JR BLVD RALEIGH RA Raleigh 1963 185500 7/29/2020 SINGLFAM Conventional Residential Less Than 10 Acres
401 TOP GREENE LN RALEIGH RA Raleigh 1990 185000 12/10/2020 Townhouse Townhouse Residential Less Than 10 Acres
1304 S STATE ST RALEIGH RA Raleigh 1983 182000 8/14/2020 Condo Condo Condominium
1912 BOAZ RD RALEIGH RA Raleigh 1959 182000 8/21/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1312 S STATE ST RALEIGH RA Raleigh 1983 181500 8/13/2020 Condo Condo Condominium
1304 S STATE ST RALEIGH RA Raleigh 1983 180000 6/26/2020 Condo Condo Condominium
1308 S STATE ST RALEIGH RA Raleigh 1983 172000 3/31/2020 Condo Condo Condominium
1308 S STATE ST RALEIGH RA Raleigh 1983 172000 2/28/2020 Condo Condo Condominium
1328 S STATE ST RALEIGH RA Raleigh 1983 169500 3/18/2020 Condo Condo Condominium
1115 S EAST ST RALEIGH RA Raleigh 1957 165000 9/10/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1108 S BLOUNT ST RALEIGH RA Raleigh 1935 165000 2/28/2020 SINGLFAM Conventional Residential Less Than 10 Acres
210 E LEE ST RALEIGH RA Raleigh 1925 160000 10/20/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1804 CHARLES ST RALEIGH RA Raleigh 1960 155000 2/14/2020 SINGLFAM Conventional Residential Less Than 10 Acres
1320 S STATE ST RALEIGH RA Raleigh 1983 154000 9/11/2020 Condo Condo Condominium
565 BRAGG ST RALEIGH RA Raleigh 1950 100000 4/1/2020 SINGLFAM Conventional Residential Less Than 10 Acres
309 BLEDSOE AVE RALEIGH RA Raleigh 1930 80000 7/7/2020 SINGLFAM Conventional Residential Less Than 10 Acres
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Things have slowed down a TON in SP and I’ll tell you exactly why: the prices got ahead of the real on-the-ground value.
I’m not talking about appraised or market property values, because in SP, those are insane. The neighborhood remains one of if not the least safe in the city limits. New builds from the 2017-2019 range, in particular the blue and grey “hipster huts” at the south end of Bloodworth, were apparently cheap and have not weathered well (what a shock, straight lines and flat roofs get stained in a humid environment, never heard of that before), and the newest builds from 2019 often sat vacant for a long period of time or did not sell at all and remain vacant. The market did not operate efficiently in the case of South Park and things have slowed way down for the time being.

Since the start of the year I’ve seen three houses start construction, all along Garner Rd. A fourth near the corner of Bragg and Blount may have started in January, or maybe December. Otherwise it’s been very slow. Pandemic has probably had an impact here, but not as much as the little mini-price-bubble.

If the Carolina Coach property ever gets off the ground I think that will turn things back on. But right now, I think too many buyers are looking at the neighborhood around the shiny new houses and realizing they could get something similar in a different neighborhood where they didn’t feel like they weren’t safe in their own homes. (This is not to say SP isn’t safe, if you aren’t involved in anything untoward (I mean, I’ve never had a problem), but it has a feel about it that probably doesn’t seem warm and inviting to the majority of the people looking at half-million-dollar houses.)

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Covid had an impact (lumber prices) and land values may gotten ahead of itself but I don’t think Southpark is slowing down. Just a quick hand count will put SFH new built per year in 2021 above 2019 and 2020 (see pictures). Several flips going on as well.

Side note: Passage Home contact told me apartments at Garner/Bragg will start construction this summer.

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Thanks for the update on the Passage Home development, I’ve been waiting for news on that great project! Very excited to see that derelict property rejuvenated.

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We live across the street and saw some activity at the Passage Home site (Toulon Place) yesterday. Appeared that there were police officers scouting the place and then a few pickup trucks there for several hours. We’re feeling optimistic about the development revitalizing the area!

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I believe this is applicable to this thread:

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https://go.boarddocs.com/nc/raleigh/Board.nsf/goto?open&id=BYHRQ76F0ECE

Strange, because they previously recommended approval, not recommending denial.

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“Denial of the request is reasonable and in the public interest
because the request would have detrimental impacts to a
historically Black community, and would facilitate the replacement
of naturally recurring affordable housing with housing that is
incompatible with incomes in the neighborhood.”

Yet the rezoning would have significantly increased the amount of actual housing stock available in the neighborhood. This tension is clearly not going away anytime soon. History is cool, I support maintaining historic character, but we’re already wrecking it all over the place (especially in South Park) and I’m not sure I see this as somehow worse than any of the development already occurring in South Park. I think it’s just that this is one project they could stop, so they did.

Interestingly, 513 S Bloodworth, the non-historic home, is a 3/2.5 built in 2000 and listed for rent for $1900/mo until they took the listing down about the time they filed this request. That’s not affordable housing, either. Only the duplex (507) is remotely affordable and it isn’t family housing, since it’s a couple 1/1s for $800+ each. Unless the other houses are subdivided I don’t think they’ve saved any “naturally recurring affordable housing.”

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I guess this logic stands but when I look at the zoning request:

Current zoning: Residential-10 (R-10), Office Mixed Use-3 stories-Detached (OX-3-DE), and Neighborhood Mixed Use-3 stories-Detached-Conditional Use (NX-3-DE-CU)
Requested zoning: Residential Mixed Use-3 stories-Urban Limited-Conditional Use (RX-3-UL-CU)

It’s already zoned for luxury housing (what can be done today) and they feel bad approving it for just slightly less luxury housing. (want to do in the future)

This feels like a consistent pattern where the rezoning request is dependent on what the project is going to be. I wish there was a way to decouple the two. There’s a larger policy issue here that the city doesn’t seem to tackle that well. (if at all)

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I absolutely agree! For better or for worse, though, Raleigh doesn’t seem to be the only city with this problem. New York historically used zoning as a way to expand/restrict parks or control the types of people living in specific neighborhoods, and zoning changes were treated as a proxy war for local debates over Chicago’s Obama Presidential Center.

At this point, what’s the point of zoning laws beyond a suggestion when big, out-of-town real estate investors can ask to rezone it to whatever they want (given that it fits one of the city’s future plans)!? If Raleigh seriously wants to shape its city in a certain way:

  • Shouldn’t it be harder for developers to rezone places in the first place? After all, isn’t the whole point of zoning laws to force land-owners including speculative developers to abide by specific guidelines?

  • Why are rezoning cases always on a case-by-case basis? I get how that’s useful for minor corrections (e.g. changing prohibited-use conditions or frontage), but shouldn’t there be a pathway for large-scale rezoning that’s tied with city plans like the Future Land Use Map?

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IMO, we are caught between a narrative and reality. Not recommending approval is virtue signaling while not really making a difference. The owners of those properties have building rights under the UDO that don’t require them to make any effort to provide workforce housing.
As for naturally occurring affordable housing, what does that really mean if we dissect that term a bit? Without being financially propped up, is NOAH really just housing that isn’t feeling the pressure of market forces? If so, then in Raleigh, NOAH is highly fluid and is like chasing a whack-a-mole at the State Fair. In a market like Raleigh, what is affordable today isn’t guaranteed to be tomorrow unless it’s artificially propped up or protected. If that happens, is it naturally occurring, or is just affordable housing that naturally occurred, and is then frozen in time?
Also, I suspect that affordable means different things to different people. There’s also a certain amount of gamification to it as well, as predicting where the market is going is often more important than understanding where it is today. I remember telling people back in the late 90s to buy in North Hills when it was “affordable”. Back when it was built, and for quite some time afterward, Northclift was a pretty affordable middle class neighborhood up Six Forks Rd. The modest sized homes stayed affordable for decades, but not now. https://www.fmrealty.com/homes-for-sale/205-Killington-Drive-Raleigh-NC-27609-308686323 is an example of what I’m talking about. Less than 1400 ft2, and over 50 years old, this house is pending at a sales price that was right at 300K. Wanna bet that it sold over that price? These houses used to be reachable for modest earners.
Ten years ago, the initial market rumblings were happening east of downtown when folks started buying up older single family homes for just tens of thousands of dollars instead of in the hundreds of thousands today. What seems fairly certain is that what’s affordable today near Raleigh’s center is likely to become unaffordable tomorrow.
If Raleigh wants to expand affordable housing options, it better get in on the game and place its bets, but let’s not pretend that any of it will be naturally occurring, or remain naturally occurring against the market.

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I just can’t agree with you my boxing coach is black, and ima tell you this this area was already being gentrified before all this. Why were you concerned then? A little off topic here but the Downtown South area where the planned construction will be was already getting gentrified before that. I’m sorry to say this, but my gloves are off you guys need to read this and respond, put your big boy pants up.

This same reason these NIMBYs and most people are worried about gentrification and black people being pushed out and why there for more affordable housing is because they don’t want those same black people living in there neighborhoods. You guys need to start listening to black people. Raleigh needs to put its big boy pants up and becoming a better risk-taking big city.

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Im sure there’s more going on behind the scenes but it would be nice if the city made a bigger deal of the affordable housing efforts they have going on. Right now it seems like the rezoning process is the affordable housing process.

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Well, you’re not disagreeing with me here, as I’m only quoting the zoning council’s recommendation. The subsequent paragraphs were my own. I live in a gentrifying area myself, probably should count myself the first gentry in my neighborhood, unfortunately (though I bought here several years before the sudden steep increases in both house prices and white folk around here).

But I also bought here because I needed a place I could afford that was close enough to work that I could commute without a car–in other words, I bought in an affordable housing neighborhood because as a member of the low-earning working class, I needed affordable housing. I would no longer be able to buy a house in this neighborhood. I can’t even afford to refinance to cash out and make upgrades to this house because I wouldn’t be able to cover my payments. Where are the neighborhoods now where someone like me–working but earning well below the median income for the city–would be able to afford a home now? Much farther away from downtown for sure. Realtor.com has not a single place available inside the beltway at under $150k.

Leo makes a good point that it would be good to see the city make a big deal about whatever affordable housing efforts are ongoing, as from my perspective there aren’t any. Seriously. The closest we get to any acutal affordable housing work is exactly what we see here–virtue signalling, as John said, that has no actual impact on affordable housing. It is well past clear that we are indeed past the point where any “naturally-occuring” affordable housing even exists, certainly in South Park, so the zoning decision in this case makes no sense. The idea behind it–protect affordable housing–is a nice one, but the decision does nothing whatsoever about it. Indeed, I’d suggest to the current owners of these parcels that they try to sell and move the historic homes anyway and build to the max the zoning will allow, as expensive as they want, because I want the people who think this kind of decision benefits anyone to see how wrong they are.

It’s nice to see and hear changes coming to the Passage Home property, as that will be the only actual affordable housing left in this area. The city should be looking at what they can do to encourage means-tested below-median-income families being included in housing construction projects, rather than simply putting the kibosh on a luxury development because it might replace…something that’s already out of the price range of any working class families anyway.

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There really is a marketing & awareness gap around the affordable housing work that happens. It feels invisible like you said but there are projects coming online every year. Those are generally tax credit apartments for rent, but they do accept section 8 which really opens access to lower incomes. For example in the area south of downtown Beacon Ridge opened last year with 120 affordable apartments https://dhic.org/properties/under-development/beacon/

The year before there was an affordable tax credit apartment built off Sunnybrook
https://www.sunnybrookpointeapts.com/brochure.aspx
, and the year before that Washington Terrace

was finished. Number wise, there may be more affordable units than expensive SFHs in Southeast ITB over the last three years.

There is also a program for first time home buys that helps with affordability and the College Park project. But, I never see numbers on how many people those help.

https://raleighnc.gov/Community/content/HousingNeighborhoods/Articles/Homeownership.html

Not saying it is enough to make up for general rising prices, but there are definitely things being done!

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And, like all of the other affordable housing developments, this one is suburban in nature an auto-oriented. Where is this development? If it’s in a walkable location, then shame on them for wasting land. I’ve said it before and I’ll say it again, if we want to building auto-oriented developments, then put them in auto-oriented context.
It doesn’t look like there’s been any attempt to building pedestrian oriented affordable oriented developments in walkable locations. I’d love to be proven wrong, but I have yet to see a real example. All of the best walkable locations are developed with parking and driving dominating the site plans.

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Housing and Neighborhoods recently hired their first communications analyst to work on this gap. The numbers are indeed out there in documents like the Consolidated Plan (every 5 years), Annual Action Plan (what will be done in the next year) [the draft is out now for public comment], CAPER (what was done in the past year), etc. but they are usually lengthy documents [because they are for HUD] that are tougher for average joes to want to sift through.

You did a great job of finding programs the City is working on. One of the better kept secrets is the City’s own rental portfolio of around 200 homes. Another behind-the-scenes effort are all the dollars (especially now with the stimulus bills) that the City is shoveling to agencies working to keep renters in their units with rental assistance and rapid rehousing (think shelter- to hotel - to affordable rental/transitional unit). The rehab program (which also looks to preserve NOAH) has a long waiting list but the problem so far hasn’t been funding, it’s been the lack of contractors willing to take on these jobs with the red hot construction market we have.

The single family homes in East College Park (around 96) are coming down the home stretch and the townhomes will begin soon both in ECP and across the street in the next phase of Washington Terrace built by DHIC and facilitated by the City. The remaining lots in Martin Haywood may resume soon. There hasn’t been much acquisition in recent years as bond funding has dried up and prices have exploded, but the recently passed bond will provide an injection for this, particularly around transit nodes and corridors.

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So true. Years ago when I lived in Greenville, SC. There was a small empty lot for years in the Neighborhood. A local developer wanted it rezoned for mixed use, and had plans for ground floor retails, with a couple floors of condos / housing over the top. NIMBYs got all up in arms about typcuial issues like traffic, and smell from the dumpster of some new restaurant. Developer ended up saying FU and built a single story branch bank and some fast casual restaurant, without needing rezoning. Was a rather plain, stale building.

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7 posts were merged into an existing topic: Gentrification and Displacement

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Don’t you mean NIMBYs? Just validating.