Clefan98

Agreed we're just talking past each other, but I did want to say I'm not picking and choosing data points randomly to fit any agenda or opinion. I just find using the most recent data points from 2018-2022 (last 5yr ACS) is much more relevant to this discussion, than comparing data from almost a decade and a half ago.

That's only true if you're comparing the years of 2010 and 2020 and nothing in between. Also, keep in mind, very few units (if any) were added in DS from 2010 to 2014. Those are the years during the last census when the neighborhood decreased in population. If you look at DS in more modern times, say 2018 to present, the data would show there's a direct correlation between number of units added (~1250) and population growth.

I'd have to search but I don't think the data, at least locally, supports this statement. I could be wrong...but I believe the notion of large established families getting pushed out is far overblown. Side note: the street I live on in Gordon Square just recently saw two single families converted back into multifamily rentals.

A lot of interesting data and forecasting here: https://www.greatercle.com/clientuploads/Downtown_CLE_Market_Study_2023_(Final).pdf

It's true that Detroit Shoreway's population decreased overall from 2010 to 2020. However the neighborhood started seeing population growth around 2017-2018, coinciding with the opening of the Edison. Since 2020, DS has seen numerous large projects such as the Welleon, Station 73, Parkview apartments, along with several hundred rehab and new builds. In addition, the amount of planned development in the 1-5 year pipeline is staggering and will further add to the neighborhood's growth. I wouldn't be surprised if 44102/44113 shows some of the largest % pop. growth in the state in the next actual census.

In Ohio City, there's better odds of marginal turning into substantial over the next ten years than not. Even if the number going from W41 --> Irish Bend is small, it doesn't negate the need for multiple garages around the near west side in the not so distant future.

The potential garage would be located at W41th, not W44th. I could see a future where visitors park there, hit up shops up and down Lorain, then use the Midway to eventually end up at Irish Bend.

You’re not accounting for realtor commission, closing costs and taxes.

The demo figure is accurate but building a comparable house would take 200k more than you’re estimating.

Welp, it’s already under contract and received multiple bids over 1M.

Those are just what you see on the MLS. A lot of the pricier homes in this neighborhood are custom and do not even hit the market. My buddy built a nice townhome last year on W65 (across from the Edison) and his total investment including land acquisition was north of 1.2M.

As the prophecy foretold: https://www.zillow.com/homedetails/1216-W-67th-St-Cleveland-OH-44102/345297504_zpid/

Exactly. Her stunting growth now is going to cause even more displacement and even higher prices... Consider this: For one-bedroom units, the most expensive neighborhoods were classified as Detroit-Shoreway and the Gordon Square Arts District, treated as separate areas for the report though Gordon Square is within Detroit-Shoreway. The average was $1,969 for both. Ohio City and the Gateway District in downtown follow with prices at $1,842, 12% increase, and $1,745, a 31% increase. Two-bedrooms have seen some of the highest increases year-over-year in Cleveland. The high is in Ohio City at an average of $2,647, a 42% annual increase. This is followed by Gateway District at $2,641, a 20% increase. Detroit-Shoreway is at $2,547, a 50% increase, tying with Gordon Square, which saw a 82% increase. https://www.cleveland.com/news/2024/01/rents-are-up-in-greater-cleveland-heres-a-community-by-community-look.html ***investors/developers take note. Gordon Sq is quickly becoming the most expensive place to live in the entire region.

I was going to mention and suggest the same. My investment group builds all over Ward 15 and we just simply bypass Spencer and go straight to zoning, if needed. She's her own worst enemy at the moment.

Nah, he's just a big orange puppet who's about to be bankrupt (again).