Springfield: rentals and other issues

[ChriswUfGator]

I don't know what area of Springfield you're referring to, but overall, this area has changed 10fold in the past 10 years. True, there's still a few pockets of the low-end...but generally, this is NOT the case here. I'm also not sure where your rental properties were...but if they were in the low-end, then that's what you'll get as renters. There is a need for decent rental properties for the middle to high end of the scale...and that's where you'll find the renters that are more likely to take care of the place and to pay their rent on time.

Well admittedly, I've been out of it for a couple years, but I still drive through there every so often to see what nice things the City has stupidly turned into vacant lots, and with the exception of the 20 or so new $500k fake "old homes" they've built, the new half-dead palm trees along the first half of main street, and then a handful of other properties that have had decent renovations, it really looks like same-old place to me. Yes there are some nice houses, but there were always nice houses.

The problem is, none of them are more than a literal stone's throw away from some crackhouse that's falling in on itself, and there are still stolen winn-dixie shopping carts full of crap parked all over the place, and a good 1/3rd of the structures are still condemned, or should be condemned, and so on and so forth. The real problems with the neighborhood, the kind that make a prospective purchaser tell their realtor "No effin' way, get me outta' here!", and make a prospective renter ignore any rentals in the area, are all still present.

My properties were all south of MLK, and many were south of 8th, and all of them were in Springfield proper. And I think we're having a misunderstanding here, because I was really talking about the rental market, and I tried to make it clear I was talking about apartment buildings. I never got into buying single-family houses, those are a different story, because you're right in saying that you can luck into good tenants for those. But then you don't make any money, so it's a Catch-22. But for apartments, the pool of renters in that neighborhood is just dismal.

[jbm32206]

Those of us who are defending Springfield, are referring to Historic Springfield, of which is only one square mile. It would seem that the majority of where your properties were, are beyond that. Although I'm not sure where on 8th you owned. Therefore, yes, it seems there's a misunderstanding.

[ChriswUfGator]

Well, some of the most trouble I ever had with tenants was at 1719 Perry Street, and that was definitely in the historic area. I also had a couple places on 1st that were in the historic area.

Correct me if I'm wrong, but the historic designation is 1st through 8th on the west side of main, and 1st through 3rd on the east side of main, or something like that? It's been awhile, I forget.

[downtownparks]

Both houses across the street from me are rentals. They have been almost continuously occupied for my entire time here, and while I wont claim that some of the renters left it in better shape than others, generally speaking, they were all good neighbors. Now they are being used for Proton Beam, and we have had nothing but a great experience with them.

As far as the code issues, the house next to me is a huge gutted house. The owner keeps the lot clean, the debris out of site, and communicates with me regularly. He goes far above and beyond what I even expect, and from what I have heard, he has had no code complaints. The previous owner never mowed, made no effort to do anything. The only time I turned him into code was during the 2004 Hurricane season when large chunks of roofing material were flying off his house and slamming against mine. Yet he had a notice hung on his door at least monthly.

Also, Arlington is different only in perception. My renters were good, but I had to turn down about 10 people before them because I wanted to put someone in my house that wouldn't suck it up. I did not accept section 8 candidates, and did full back ground and credit checks on them all. You have to protect yourself. When you do, you end up getting screwed a little less.

[ChriswUfGator]

Both houses across the street from me are rentals. They have been almost continuously occupied for my entire time here, and while I wont claim that some of the renters left it in better shape than others, generally speaking, they were all good neighbors. Now they are being used for Proton Beam, and we have had nothing but a great experience with them.

As far as the code issues, the house next to me is a huge gutted house. The owner keeps the lot clean, the debris out of site, and communicates with me regularly. He goes far above and beyond what I even expect, and from what I have heard, he has had no code complaints. The previous owner never mowed, made no effort to do anything. The only time I turned him into code was during the 2004 Hurricane season when large chunks of roofing material were flying off his house and slamming against mine. Yet he had a notice hung on his door at least monthly.

Also, Arlington is different only in perception. My renters were good, but I had to turn down about 10 people before them because I wanted to put someone in my house that wouldn't suck it up. I did not accept section 8 candidates, and did full back ground and credit checks on them all. You have to protect yourself. When you do, you end up getting screwed a little less.

I never had any properties that I just let sit vacant, so I'm not sure about how that all works, but I think my original point that you aren't acknowledging is that, in my experience, Code Enforcement is more often than not being used as a tool for whoever is complaining to get what they want at someone else's expense, even when there's nothing wrong with the property.

Tenants make B.S. complaints constantly to improve their standing when you're suing them for eviction or suing them for back rent, and then neighbors make B.S. complaints all the time because they either just plain don't like you, or because they want something from you, or because they're just 90 years old and have nothing better to do for entertainment. Then once the ball gets rolling the power-tripping code enforcement officers keep coming back again and again to hassle you, even when there's no basis.

Out of all the hassles I had with them, there was NOT ONE SINGLE CITATION that was actually legitimate. Every single one was B.S., and was struck down. And this most recent judgment that they apparently got against me in 2007 for $14k worth of violations at a property I don't even own anymore will be struck down shortly too.

I'm fed up with it all, and the owner of the Pearl has every right to be fed up as well. Code Enforcement allows themselves to be used by other self-interested parties, and the officers themselves are uneducated, poorly trained power-trippers, who get off on hassling and harassing people. And once you get on their radar, they won't stop on their own.

And as to Springfield generally, I'm really not trying to insult your neighborhood (even though I've been a property owner there myself, and certainly have the right to my opinion), but with that said, you have got to acknowledge the reality of the situation. I bet that I can hop in the car right now and drive over there with my digital camera, and find all of the following within a very short time period:

1: Stolen shopping carts full of vagrant crap sitting around.
2: Condemned, DART'ed, or boarded up buildings within a block or two of any given address anywhere in Springfield.
3: Live chickens and stray dogs running around.
4: Fried chicken bones on the sidewalks.
5: Empty malt liquor bottles laying around.
6: Used hypodermic needles laying around.
7: Old used tires laying all over the place.
8: Vacant lots all over, where there was just a house or apartment building standing until recently, which now have 4' high grass and are being used as illegal trash dumps.

And if it weren't for the fact that I'm going home to my parents' place for the holidays and can't wait around until evening to do it, I would be able to add to the list:

9: At least a couple prostitutes in plain sight, and
10: A few drug dealers in plain sight.

And honestly...tell me with a straight face that this stuff happens in Arlington. Whether it's because you live in Springfield and are proud of the place, or because you're just used to everything that goes on over there by now, the truth is that you're whitewashing the whole situation. You may be used to it, but to most people it seems like the friggin' third-world over there. While I love the architecture, and think that....eventually....it will be a great place to invest, the truth is that for the time being it is what it is.

[ChriswUfGator]

I wouldnt argue with Downtown Parks, if I were you Chris.  He has many years experience of operating and owning commercial properties and apartment buildings.

A LOT more valuable experience than yours, I'd wager.

And NO ONE in Springfield has done more to protect landowner rights.

Well, I was too busy having to protect my own rights from COJ to worry much about protecting other peoples' rights, LOL.

But still, I've still got all my books and records from my rental properties, and you can consider this a standing invite to come over to my house any time and look at all the eviction lawsuits, bills for repairing vandalism and tenant damage, all the lawsuits and fights with code enforcement, and on and on and on, if you'd like. I'm not just making this stuff up Stephen...

And as to my experience vs. downtownparks, I guess all I can say is that I learned from my experience, and got the heck out of there and went back to law school. What I had was more than enough 'experience' for me!

[ChriswUfGator]

Are you sure, Chis?  Your not just posting all of this to make up stories?

It really happened, and you know for a fact because you were there?

Yup. Been there, done it, but I didn't even get a t-shirt. Swear I'm making absolutely nothing up.

[downtownparks]

The Pearl is being harassed, I agree, and yes, Code can be misused, but its not as easy as one phone call or complaint. It would take a concerted effort.

Secondly your list is WAY over stated.

1: Stolen shopping carts full of vagrant crap sitting around. Will you find A shopping cart? Perhaps. Odds are, it will have a person behind it pushing it, and if you saw more than one, if even that, I would be surprised. Your more likely to see them in the creek. Which still sucks.

2: Condemned, DART'ed, or boarded up buildings within a block or two of any given address anywhere in Springfield. I cant think of any darted buildings currently. Yes, there are condemned properties. They are just buildings, you do realize that right? They don't bite or anything. Hopefully someday someone will buy them and fix them. Or, as is sometimes unfortunately the case, it will become demolition by neglect, and the city will take it down. But a boarded up building doesn't scare me, it just means the neighbors need to keep a closer watch, and push the owner to keep the lot presentable, and the building secure.


3: Live chickens and stray dogs running around. Chickens were removed by the city to the protest of many of the neighbors, and SACARC has been working its ass off on the dog situation. Will you see some dogs? Probably, but I can tell you the ones I see are actually owned, and have crappy owners who cant seem to keep them in their yard..

4: Fried chicken bones on the sidewalks. Havent seen this in a while, but I am certain that its possible that someone has thrown their trash on the ground. I bet you will see some wrappers and soda cans too. You ever driven down Atlantic blvd? Hardly litter free zone. Jacksonville is a fairly litter ridden city. That said, I am of the opinion that littering should be punishable by having bamboo shoots shoved under the offenders fingernails.

5: Empty malt liquor bottles laying around. (see above)

6: Used hypodermic needles laying around. Would be very surprised to see that. I still see the occasional colored baggies that crack come in, but not as much as I used to, and not in as many spots.

7: Old used tires laying all over the place. Havent seen this either. Are there tires. Perhaps. Are they in any way pervasive? I dont believe so. In the creek is far more likely.

8: Vacant lots all over, where there was just a house or apartment building standing until recently, which now have 4' high grass and are being used as illegal trash dumps. This is a problem. SRG does a decent job of keeping their lots clean, but even they aren't perfect. Most of the worst lots were actually city owned.

9: At least a couple prostitutes in plain sight. This one is legit. On 8th st, in and around the Shell station. You are correct, this is a big problem, and the community should group together and see what they can do. I think its too bad that the neighbors up there havent gotten a lot of support from the community.

10: A few drug dealers in plain sight. I don't see this really either. When I first moved here there were certainly spots this was the case. Now, I just don't see it. I mean, you see people walking down the street, but hanging out on street corners doesn't seem to be the MO anymore. It might be there, I just don't see it in my day to day routine, but I also live in a really nice area.

[downtownparks]

I wouldnt argue with Downtown Parks, if I were you Chris.  He has many years experience of operating and owning commercial properties and apartment buildings.

A LOT more valuable experience than yours, I'd wager.

And NO ONE in Springfield has done more to protect landowner rights.

While I have experience in rentals. Quite a bit more than Dare realizes, I guess I am not truly successful because I have never been evicted, don't owe any back taxes to the state or city, nor do I have any judgments against me. THAT is the mark of a good businessman.

Chris. I am not fighting with you, I just think its frustrating that people judge Springfield on things that happened 10 years ago. You may have started out with the best of intentions, but in the end, it sounds like you ended up as part of the problem. This may not have been your fault, but thats how it comes off. Also, I completely agree with you on the Pearl. I am fearful they will just decided to close the doors rather than fight with COJ. I hope that is not the case.

[downtownparks]

Are you sure, Chis?  Your not just posting all of this to make up stories?

It really happened, and you know for a fact because you were there?

Yup. Been there, done it, but I didn't even get a t-shirt. Swear I'm making absolutely nothing up.

Not accusing your of making anything up, just offering some perspective as someone who lives here, which I do with my wife and two daughters. Dare supposedly does, but have seen no proof of it..

[soxfan]

And honestly...tell me with a straight face that this stuff happens in Arlington. Whether it's because you live in Springfield and are proud of the place, or because you're just used to everything that goes on over there by now, the truth is that you're whitewashing the whole situation. You may be used to it, but to most people it seems like the friggin' third-world over there. While I love the architecture, and think that....eventually....it will be a great place to invest, the truth is that for the time being it is what it is.

I can honestly and with a straight face that I see all of these things in Arlington on an almost daily basis. I run a 155 unit apartment complex in Arlington, so I would say that I have some experience. I've been in Arlington for 4 years now have been in Mayport, Jax Beach, and Ponte Vedra. I live in Springfield too and can honestly say with a straight face that I'm less comfortable in Arlington than in Springfield. There are less desirable spots all over the city not just in Springfield, you'll find what you want to see if you just go looking for it. I can make parts of Ponte Vedra look worse than Springfield if that is my intent. Chris, you may have just had some crappy tenants, I've had them also. They will sour you on owning rentals if you let them. My point is, there are places all over the city that people would feel like they're in third world countries, Springfield is really not as bad as it's perception from outsiders. Chris, you may have been here in the past, but nowadays, you're an outsider.

[jbm32206]

Quite true...and that's the point I was making earlier...that Springfield has changed tremendously over the past 10 years. Yes, there's still some problems...but nothing more dramatic than anywhere else in the city. As for the list of what you'd find:

1: Stolen shopping carts full of vagrant crap sitting around.
There's shopping carts around, and usually by the homeless (and such) and Springfield has more than it's share of homeless. Mainly in part to being so close to downtown, where all the shelters are.

2: Condemned, DART'ed, or boarded up buildings within a block or two of any given address anywhere in Springfield.
There are some Dart'd buildings, which is a direct result of neighbors working with JSO to rid the nieghborhood of offenders, but there's not as many as you'd have us believe. There's also abandoned buildings, most of which are boarded up, mostly a result of neglectful/absentee owners.

3: Live chickens and stray dogs running around.
The city did indeed take all the chickens and roosters...and yes, Springfield, like any other neighborhood has abandoned dogs, a direct result of lousy and irresponsible pet owners.

4: Fried chicken bones on the sidewalks.
It's difficult to convince people to be decent and toss their trash into the cans...again, this isn't a Springfield only issue.

5: Empty malt liquor bottles laying around.
Again, not just a Springfield issue with ignorant people tossing their trash, but the majority of residents maintain their property, which includes picking up after those ignorant people.

6: Used hypodermic needles laying around.
I don't see them laying around and doubt anyone else would...certainly not on a frequent basis. Illegal drug use is a national problem, and again...not just in Springfield.

7: Old used tires laying all over the place.
There may be one laying here or there, and again...residents of Historic Springfield work together to keep our neighborhood clean. In fact, there's another neighborhood clean up scheduled for January 17th, where the block captains (and I'm one of them) target problem areas and we go clean them.

8: Vacant lots all over, where there was just a house or apartment building standing until recently, which now have 4' high grass and are being used as illegal trash dumps.
Yes, there's plenty of lots...of which you can blame the city and the property owners...as for them being used as a dump...see my previous response.

[downtownparks]

10% or 20%??? Dude. Come on. Im not claiming utopia here, but I would say WAY more that 20%.

[ChriswUfGator]

Quite true...and that's the point I was making earlier...that Springfield has changed tremendously over the past 10 years. Yes, there's still some problems...but nothing more dramatic than anywhere else in the city. As for the list of what you'd find:

I did see some improvement in Springfield, no doubt about that, you are right. It just wasn't enough to make apartment buildings there really "workable" as a relatively headache-free investment. I've said from the beginning of this, single-family homes are a different story, especially if you live there yourself to keep an eye on things.

1: Stolen shopping carts full of vagrant crap sitting around.
There's shopping carts around, and usually by the homeless (and such) and Springfield has more than it's share of homeless. Mainly in part to being so close to downtown, where all the shelters are.

The city should do something about it, I agree, but in the meantime it's not exactly the sign of a ritzy neighborhood.

2: Condemned, DART'ed, or boarded up buildings within a block or two of any given address anywhere in Springfield.
There are some Dart'd buildings, which is a direct result of neighbors working with JSO to rid the nieghborhood of offenders, but there's not as many as you'd have us believe. There's also abandoned buildings, most of which are boarded up, mostly a result of neglectful/absentee owners.

I knew a lot of other investors, like Donna and Jason Phitides (Trust Home Equity / Trust Investment Corp / about 20 other corps I no longer remember), and Jimmy Bateh, the guy who used to have the grocery store and still had a bunch of rentals in Springfield, and Dr. Nwosu, Dr. Snauss, etc.  Everybody has a similar take on things, and the issue is that it's clear the place hasn't hit "critical mass" yet, and so they're waiting until it "clears the hump" before making my mistake and pumping in money for improvements and renovations that are just going to get trashed. In the meantime, most folks are content to board it up, pay the property taxes, and just wait until things get better over there.

3: Live chickens and stray dogs running around.
The city did indeed take all the chickens and roosters...and yes, Springfield, like any other neighborhood has abandoned dogs, a direct result of lousy and irresponsible pet owners.

I didn't realize they got rid of the bazillion live chickens that were always running around. This was probably the single biggest thing that made me wonder if I was really still in the U.S., so ya, that's definitely an improvement.

4: Fried chicken bones on the sidewalks.
It's difficult to convince people to be decent and toss their trash into the cans...again, this isn't a Springfield only issue.

The chicken bones always reminded me of the steps of the miami courthouse. The hispanic defendants' families believe in charms etc., and the chicken bones are "good luck". The chicken bones all over the sidewalks in Springfield always reminded me of this. But I agree, generally, litter is a city-wide problem here.

5: Empty malt liquor bottles laying around.
Again, not just a Springfield issue with ignorant people tossing their trash, but the majority of residents maintain their property, which includes picking up after those ignorant people.

Agreed, litter is a problem everywhere. It's just the "kind" of litter that gets pretty humorous in springfield. I mean, we're not talking the McDonalds wrappers or soda cans you see all over Jacksonville, in Springfield it's the packaging from those "Rose" crack-pipes the convenience stores sell, the innards from $.59 cigars dumped all over the place because they need the wrappers (I'll give you 3 guesses for what), empty-malt liquor bottles, used condoms, and on and on. I agree litter is city-wide, but it's the type of litter that's striking.

6: Used hypodermic needles laying around.
I don't see them laying around and doubt anyone else would...certainly not on a frequent basis. Illegal drug use is a national problem, and again...not just in Springfield.

I used to see needles a lot, maybe that's gotten cleaned up. There are still those little blue or pink baggies that crack and weed get sold in all over the place, though. Surely you've noticed that.

7: Old used tires laying all over the place.
There may be one laying here or there, and again...residents of Historic Springfield work together to keep our neighborhood clean. In fact, there's another neighborhood clean up scheduled for January 17th, where the block captains (and I'm one of them) target problem areas and we go clean them.

Well that's an improvement, for sure. Maybe the place really is getting better. For the most part, nobody seemed that interested in improving anything but their own situation when I was most active over there (2000-2004).

8: Vacant lots all over, where there was just a house or apartment building standing until recently, which now have 4' high grass and are being used as illegal trash dumps.
Yes, there's plenty of lots...of which you can blame the city and the property owners...as for them being used as a dump...see my previous response.

The city is as big of a scam-artist as any of the indigenous residents, I've long said that. They manage things in such a way that they can steal the most property they can, and then as soon as they do nobody maintains it AND code-enforcement won't touch it because it's the city's own property. LOL.

[ChriswUfGator]

10% or 20%??? Dude. Come on. Im not claiming utopia here, but I would say WAY more that 20%.

Well, that's probably the average, overall. The 2 or 3 blocks surrounding the park on the west side of Main between 1st and 3rd or 4th streets, now that area is now 100% improved/non-blighted, except for that one rat-trap that Dr. Snauss owns and won't fix up. I mean, last time I went through there, there were BMW's and Mercedes in the driveways, so you're right, there's no question big strides were made there.

But then as you move north up to 8th street, it drops off to maybe 50%. Cross 8th, and it's like 1 in maybe 5 or 8 houses looks nice, the rest are trashed. Switch over to the east side of main, and well...you know what I mean. What's the percentage of fully renovated and non-blighted properties east of Hubbard Street but still within Springfield? Maybe 10%? 

Springfield isn't just the historic district, it's everything from 1st up to MLK on both sides of main. And the historic district will continue to be affected by everything that goes on around it. I agree that certain areas (mainly that few blocks around the park) have improved greatly, but taken as a whole it's still not a pretty picture. As a side note, I heard somebody bought the Jacobs Jewelers apartments a year or so ago, I was happy to hear that. I tried to buy them, and they wouldn't sell at first, then called me back later and wanted $200k+, which was ludicrous at that time. I hope they fix it up.