The Leslie (dead)

[metro]

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I know there is another thread talking about it, but I thought I'd start an official thread for this property only with the name since there were multiple properties being discussed in the other thread. Construction is supposed to start first quarter of 2009. Feast your eyes on the pics and floor plans folks........




PICS..........Here is one pic, but I have more I can post if someone can tell me how I post Pdf's? I haven't posted a pdf before since the site upgraded.

Okay, here is the pricing sheet:

Maywood Park Leslie South


Unit # Number of Bedrooms Levels Square Footage (MOL) Sales Price

BUILDING A

101-A 1 1 560 99,900
102-A 1 1 560 99,900
201-A 2 1 1153 230,000
202-A 2 1 1153 230,000
301-A 2 1 1153 232,000
302-A 2/1 2 1330 266,000

BUILDING B

101-B 1 1 560 99,900
102-B 1 1 560 99,900
201-B 2 1 1153 230,000
202-B 2 1 1153 230,000
301-B 2 1 1153 232,000
302-B 2/1 2 1330 266,000

BUILDING C

101-C 1 1 560 99,900
102-C 1 1 560 99,900
201-C 2 1 1153 230,000
202-C 2 1 1153 230,000
301-C 2 1 1153 232,000
302-C 2/1 2 1330 266,000

BUILDING D

101-D SOLD 1 1 560 SOLD
102-D SOLD 1 1 560 SOLD
201-D 2 1 1153 230,000
202-D 2 1 1153 230,000
301-D 2 1 1153 232,000
302-D 2/1 2 1330 266,000

[Window Guy]

While the name sounds familiar, Where is the Leslie.

What's the physical address?

anyone....


anyone....

[jbrown84]

Just upload the PDF's to photobucket and link them.

[betts]

There's some design repetition from the brownstones, although I don't see any red brick. It looks like the ground floor flat is the smallest one, as I would guess there's lobby space on that floor. So the mews is not a street you can drive on? It's just for walking? That's interesting. It looks like each townhouse is probably wide enough to have three parking garages, but I wonder what they will do for parking for a second car for an owner or for guests?

[LakeEffect]

Is there a website yet?

[Chicken In The Rough]

Is it just me?? Or, are those really ordinary looking. I wish they could at least put some nice detail on their iron railings, or maybe an awning, or something that makes this property a little distinguuished. I know we need affordable housing downtown. But I had hoped it would be attractive.

[metro]

Just upload the PDF's to photobucket and link them.

I don't want to open a photobucket, I already use flickr and they don't allow pdfs for some reason. I can email the document to someone else if they want to post.

[betts]

Is it just me?? Or, are those really ordinary looking. I wish they could at least put some nice detail on their iron railings, or maybe an awning, or something that makes this property a little distinguuished. I know we need affordable housing downtown. But I had hoped it would be attractive.

They're not going to put any detail into the iron railing, because I don't think the designers like that kind of detail. They like pretty clean lines. I think the brick color could be better, but I think it will look better than you think. It's probably too expensive to use cast stone and more expensive materials in that price range.

[wsucougz]

I think it looks pretty sharp.

[Architect2010]

I agree. I think it looks great how it is. I don't like intricate designs much anyways. I favor this streamlined, clean look.

[TStheThird]

Can someone do a google earth of the area and color in the specific projects? I can't get a read on where everything will go in Maywood.

[betts]

I don't color well, but this project is immediately south of the Maywood Brownstones and north of the Maywood Lofts. It will occupy all the existing space there.

I must say, I'm really curious to see how that mews looks. I'd envisioned it kind of like Back Bay Boston, but the absence of an actual street makes me less able to envision it. It will make it very quiet, though.

[taylor83]

I'm not sure what to think. I'm excited that this project is adding more housing to downtown and some of it is affordable, but I'm a bit disappointed that there isn't a wider range of choices, like somewhere in between 560 and 1153 sq ft. But I guess there's always Maywood Lofts and Central Ave. I would love to see some floor plans though.

[mecarr]

Can someone do a google earth of the area and color in the specific projects? I can't get a read on where everything will go in Maywood.

Ditto on that. There are so many different complexes and a supposed park going somewhere in Maywood. From what I can gather, there is brownstones, maywood lofts, and the leslie, plus a park.

[warreng88]

I don't have a color "legend" of the area, but there is a previous thread about this area.

http://www.okctalk.com/okc-metro-are...wood-park.html

If you look at post #8, I outlined where they will go.

[TStheThird]

Metro, send me the pdf's at ts.clinton@gmail and I will mail you back pics that you can post. Cheers.

[Midtowner]

They're not going to put any detail into the iron railing, because I don't think the designers like that kind of detail. They like pretty clean lines. I think the brick color could be better, but I think it will look better than you think. It's probably too expensive to use cast stone and more expensive materials in that price range.

It's $200/square foot.

At that price, how do you really say anything is too expensive?

[BDP]

I think I kind of like the design, but where are the roof top decks and gardens? It seems we're missing that in this area. Think of having breakfast over looking the skyline, or having a few friends over to your roof for fireworks, etc. Why aren't these developers incorporating roof access to their town homes and apartments? One of the coolest things I did in San Francisco was watch Fleet Week from a rooftop in Cow Hollow. It was also cool to look around and see just about every rooftop in the area full of people to watch the show and I think sharing a deck and/or garden with others in your townhouse creates a great sense of community that is really the whole point of urban living.

[metro]

Metro, send me the pdf's at ts.clinton@gmail and I will mail you back pics that you can post. Cheers.

Thanks. Even better I got it figured out to a link now:

http://www.urbanneighbors.org/Websit...ES%20PLACE.PDF

[supersooner]

$200 or even the $175 seems still pricey for a young person. but i guess if that is what you want. it isn't too bad. the small units are almost too small. this isn't NY.......we like space here.

[Midtowner]

^ Unless you're targeting young people who have trust funds and don't care that their property values are probably going to plummet.

[betts]

^ Unless you're targeting young people who have trust funds and don't care that their property values are probably going to plummet.

If property values downtown plummet, we can probably forget about any more development there, at least of the sort that you can count on holding up. A lot of the cheaper suburban housing isn't going to hold up well over the long haul, and you can already see that in developments that are 10 to 20 years old. They look pretty on the outside for a while, but a lot of them are constructed shoddily.

[Midtowner]

If property values downtown plummet, we can probably forget about any more development there, at least of the sort that you can count on holding up. A lot of the cheaper suburban housing isn't going to hold up well over the long haul, and you can already see that in developments that are 10 to 20 years old. They look pretty on the outside for a while, but a lot of them are constructed shoddily.

I doubt it. Builders would still be making a great profit at $125/sq. foot or $150.. even $175. $200 is just at the tipping point of being unreasonable.

Consider this -- what happens when builders stick to this $200 price point which they think the market will bear and then folks start deciding to move out to the burbs? Do you really think the "used" homes are going to sell as highly as the "new" homes? How much of a price increase will a cheap housing market like OKC stand?

These are not the nice highrise, urban developments we're seeing in places like Dallas, these are dumpy little cheap to build brownstones.

[Architect2010]

Dumpy? Can you see into the future? Because they look fine to me and not at all "dumpy" If thats ur idea of that word then look around this city a little more closely. No offense of course, but cheap doesn't equate to dumpy and they look great to me.

[betts]

I doubt it. Builders would still be making a great profit at $125/sq. foot or $150.. even $175. $200 is just at the tipping point of being unreasonable.

Consider this -- what happens when builders stick to this $200 price point which they think the market will bear and then folks start deciding to move out to the burbs? Do you really think the "used" homes are going to sell as highly as the "new" homes? How much of a price increase will a cheap housing market like OKC stand?

These are not the nice highrise, urban developments we're seeing in places like Dallas, these are dumpy little cheap to build brownstones.

I built a house that was started nine years ago and finished over seven years ago, and I paid the builder a fee for being the contractor. I then paid all materials, labor etc at invoice price, and my cost was $150 per square foot, when I factored in the builder's fee. That did not include land. So, I saw every invoice before writing a check for it, and I knew precisely what everything cost. We were required by code to use 2 x6 s instead of 2 x 4s, so that was an increase in cost. I used a nicer asphalt roof, and had nice trim carpentry. But, this was not a super high end luxury home, just a really well built one. My point is, I'm not sure how cheap to build these are. The developers here have pretty high standards, and I don't believe they cut corners. I'm sure they are making a profit at $175 to $200 a foot, but I suspect it's not an outrageous profit. I also don't think you can assume a highrise is any better constructed or will be as appealing to buyers. It might be, or it might not.

As far as what these will resell for, it's a situation similar to other places where there's a limit to supply. Unlike the suburbs, there is not limitless land available. If the townhomes are well built and maintained, and there aren't a lot of brand new ones being built, they'll retain their value. If they're poorly built, or there are lots of new options in the area, they might not maintain their value. Real estate is always a crap shoot, and I believe it's best to live where you want and not worry so much about resale. The minute you assume you know what the real estate market is going to do, something will change to screw up your assumptions (from a long-time homeowner here who's bought and sold in boom and bust markets).