August 28, 2011

414 Park Avenue ~ A Restoration Artisan’s Victorian ~ $69,900 for 4,000 Square Feet of Living!

At the gateway to the Historic Park Avenue/Long Street Historic District, 414 Park Avenue with nearly 4,000 square feet of living space is everything the restoration craftsman wants in a historic Victorian. Like many Victorian homes of its day, 414 Park Avenue's exterior is graced with a wonderful wrap-around front porch and (2) sitting balconies.  The home features enormous rooms, hardwood floors, ample center hallways, and (8) fireplaces!  414 Park Avenue has a large back yard with a detached one-car garage.  

The North Long Street~Park Avenue Historic District was posted to the National Register of Historic Places on June 20, 1985.  The neighborhood features architecture from the late 19th and 20th Century Revival: Colonial Revival; American Movement: Bungalow/Craftsman; Victorian: Gothic.  The architecturally significant periods are: 1900-1924; 1875-1899; 1925-1949.  There are over 46 properties considered "Contributing Properties". 

This house, already a jewel in the neighborhood's crown, will be a masterpiece when its restoration and rehabilitation are complete.  A good portion of the home's restoration process has already been completed, yet there is more to do!  The renovated kitchen is delightfully large and sunny and features granite counter tops and wonderful lighting.  It opens with French doors to the renovated dining room (currently being utilized as a family room/den) with built-in china cabinet. The kitchen additionally features a walk-in pantry and rear mudroom that opens to a walled patio space that was once an enclosed room.  

The asymmetrically-massed house is sheltered by a shingled roof that is enlivened by a projecting pediment gable, a hip extension, and hip-roofed dormers.The terraced front lawn and wide central walk is enclosed with picket fencing. The concrete staircase from the city sidewalk to the front entry welcomes guest with a pergola at the gate. The over 500 sq ft wrap-around porch is straightforward in design without the more elaborate trimmings of the Victorian era. Windows in plain surrounds and a second floor balcony all complete the façade.

The first floor ceiling height reaches 11 ft. in most rooms. The center hall plan is finished with symmetrically molded surrounds, a turned baluster staircase, and original fireplace with its clean-lined mantel. Numerous original features still remain and include fireplace and mantels in many of the rooms.  

The terraced front lawn, with landscaping and large, shady old growth trees, is enclosed with picket fencing.  The staircase from the city sidewalk to the central entry walkway welcomes guests with a pergola over-structure at its gate.  The large back lawn includes a detached one-car garage.

Built as an elegant single-family residence, the property is presently occupied. 414 Park Avenue has (5) bedrooms, (4) baths (only one bath is operational). Home has NO Heat or A/C so it will need HVAC installed. The current owners use window heat and air units to heat and cool house.

This is a work in progress!  This c. 1900 property shows signs of its  history and the seller has priced it in relation to the average value of similar houses in the area with consideration for the work that needs to be finalized.  The listing price of $69900. reflects the remaining needed restoration vs. the grand scale of this 4000 square-foot home. The shingled roof is approximately 10-15 years old, and in good shape, apart from a flat roof with an intermittent leak in a rear bedroom that should be repaired. 

414 Park Avenue has tremendous potential to be a live/work property, provide rental revenue, or convert to a B&B or restaurant. The local community is willing to work with a new owner on redevelopment or improvements.  A preliminary cost budget for renovations can be made available by a preservation contractor.

414 Park Avenue is within walking distance to Historic Downtown Salisbury’s shops, restaurants, and galleries. The Park Avenue Historic District has been heavily invested in by the City of Salisbury with streetscapes, a central park, and adaptive reuse in the restoration of the historic Kesler Mills company stores.

Greg Rapp is showing this house in the "Buy History" event on August 28th.  If you  are not able to catch this annual event, contact Greg at 704.213.6846 to get a glimpse of the wonderful restorative potential that is 414 Park Avenue.