Around the Block: 7/14/2023

July 17, 2023 BY JEFF CITY BLOCK

Greyhound, our new and current listings, and Philly happenings. If you’d like to discuss real estate or anything in this newsletter please send me an email: [email protected]. This edition of Around the Block was originally published on Friday, 7/14/23.

7/14/2023

Relevant Commentary, all information Philly (real estate and otherwise), Open Houses, Listings, Happenings, and More — by Jeff “City” Block

Introducing the New Greyhound Bus Sidewalk

Hey everyone.

We are finally getting that hot and humid weather that is always a part of Philly summers. And this year add in real poor air quality along with drought followed by torrential rains and flooding. We have so far escaped the intense, blazing heat that has plagued so much of the country this season.

This leads me to an unusual topic this week. Intercity buses. While I’ve taken tons of SEPTA buses, I have not taken a lot of intercity buses in my life. I remember taking the “casino bus” to AC as a teenager. Not to gamble, but just because back in the day the casinos had buses that took you to Atlantic City for $20. Sorry, let me rephrase that. The bus ride was free, and the casinos gave passengers $20 in quarters. I was under 21, so I didn’t get the rolls of quarters, but I still got a free ride down the shore. Then my parents or a friend would pick me up in AC and drive me down to Margate, where we would hang out. Maybe we would swing by White House for a cheesesteak but that was it.

In 1982, when I was 14, my dad took me to World’s Fair in Knoxville, TN

Photo from Visit Knoxville’s article: When the World Came to Knoxville Remembering the 1982 World’s Fair

My dad always loved an adventure and meeting interesting people, and for the World’s Fair he randomly proclaimed, “Let’s take the bus.” So, we took Greyhound from Philly, and I simply do not remember a ton of details. The whole trip is a fond memory of time with my dad, but I don’t remember much. Nothing crazy, nothing terrible. I remember on the way back we stopped in Roanoke, VA for the night and then got back on a bus. I wish I could recall more. Or maybe I don’t. Because most people do not relish a lengthy bus trip. I do not think I have been on an intercity bus since my teens.

Which takes us to Philly 2023, and the demise of the Greyhound Bus Terminal that has been a staple at 10th & Filbert Street for decades. It is closed. No more station. No replacement. But you wouldn’t know that from reading Greyhound’s statement:

“Greyhound has been proud to serve Philadelphia and the surrounding areas for decades, and that commitment will continue. This new location, right in the middle of downtown Philly, will enable passengers to purchase tickets and board buses in a seamless fashion. The peak travel season is upon us, and our new Market St. location will allow passengers to easily travel throughout the Northeast and beyond.”

This makes it sound like an awesome improvement. Yes, in the same way that I receive a letter from Independence Blue Cross every year that says something like, “In order to provide you even better service and value, we are raising your premium…”

As stated in an opinion piece by the Inquirer’s Inga Saffron, titled “Philly’s Greyhound bus ‘station’ is a humanitarian disaster and a municipal disgrace” Greyhound’s statement is a full-fledged lie. This change is terrible for Greyhound customers (many of whom are lower income). And it snarls traffic on East Market Street for cars, trucks, and SEPTA buses. Well, at least Market isn’t a major thoroughfare!

The new Greyhound “terminal” is literally a piece of the sidewalk on the 600 block of Market Street where everyone waits outside, sitting on their luggage. No seats, cover, heat or AC, nothing. Except the concrete sidewalk. And I guess the Dunkin’ next door.

Photo courtesy of Billy Penn article: Greyhound’s bus station move leads to dead-end on Cuthbert and crowds of customers on Market

The Greyhound pickup/drop-off is also the same place as a SEPTA stop for multiple routes, causing traffic jams and overall dangerous conditions.

Some Philly media, looking for the “hot take” angle, have incorrectly noted that the station moved due to the possible 76ers arena. What they do not necessarily note is that Greyhound has been closing bus stations in major cities throughout the country for a couple of years now. Changing their business model to compete with Megabus and other curbside carriers (in 2021, Greyhound was spun-off to the subsidiary of a hedge fund that is known for selling off its real estate). The 76ers arena is far from a sure thing and even the proposed demolition of the bus terminal site would be 2026 at the earliest (and in Philly time, even that seems optimistic). Why would Greyhound need to shutter its doors in mid-2023 without an alternative space in mind? Because it wanted to.

In fairness, this is not all Greyhound’s fault. The city has permitted curbside carriers like Megabus with its super creepy “mascot” and FlixBus to undercut terminal carriers with rent-free, under-regulated, traffic-jamming, full-exhaust-idling bus service at lower costs with zero overhead.

Super Creepy Megabus “Mascot”

Some cities have recognized this issue and set up municipal terminals where for a reasonable fee all carriers can share the space. Other cities have done something pretty nice while others are more no-frills (as was the 10th & Filbert location, to say the least). Either way, passengers at least have seats, restrooms, vending machines, cover, and conditioned air. Some cities have had the logic to place their bus facility adjacent to or near the rail terminal, something that was feasible and actually considered here at one time. Alas, it never came to pass.

Now, passengers are sitting on the sidewalk (or their suitcases) waiting for a bus, sometimes for hours. A real sad situation. The city has now acknowledged this is a problem that has gotten away from them. Hopefully, they will find a solution for the curbside carriers, which sadly now includes Greyhound’s iconic brand.

Stay cool and dry out there.

Warm regards,

Jeff

Spotlight Property

UNIVERSITY CITY

4 University Mews

Brand New Listing

Philadelphia Inquirer Architecture Critic Inga Saffron wrote in 2017 about the Mews’ “…mix of modernist architecture and quaint, brick-lined walkways.” She added that the Mews is a “charming, tucked-away community” and “a fascinating, early example of architects’ efforts to redefine what an urban rowhouse could be,” noting that the project was featured in a 1964 issue of Progressive Architecture devoted to ‘The New Row House.’ Built in 1962 at the corner of 45th & Spruce Sts, the award-winning complex predates condominiums; instead, the common areas (the U-shaped brick drive and a brick center courtyard) are shared by all owners. Just off 45th St. on the south side of the Mews courtyard, sun-filled #4 has retained all of its original modernist features and split-level style, and a recent rehab added stunning upgrades. From the brick drive, the garage is at entry level with an extra parking space out front. Down half a flight of stairs is a work-at-home office, study or play space, plus a half bath, laundry & mechanicals. Heading up half a flight of steps from the entry, there’s 1.5-story high living room with a wood-burning fireplace and sliding doors leading to a private flagstone patio. Another short flight of steps takes you to the open plan dining room and 2022 chef’s kitchen, overlooking the living room below. The top floor holds a spacious main bedroom, a recently rehabbed luxury bath, and a second good-sized bedroom. The house was just repainted and the windows were recently replaced. The location is in the heart of the Spruce Hill neighborhood of University City/West Philly, close to several bus routes leading to the University of Pennsylvania, Drexel University, and center city just beyond. The Mews is in the catchment area for the popular Penn Alexander public K-8 grade school, though catchment area location doesn’t guarantee admission. Don Barriga Mexican restaurant is at the corner; Knockbox Café is in the next block, and Local 44 bar & restaurant is one block east on Spruce St. Baltimore Avenue, the neighborhood’s “main street,” is 3 blocks south, with additional restaurants, shops, and the #34 trolley line.

View full listing here

Philly Fun This Week

New Restaurant at the Italian Market

Enjoy charcoal-grilled flatbreads and fancy main dishes with seasonal ingredients at the Italian Market’s newest restaurant, Alice. Some of the menu items include a Colorado lamb rack served with crispy potato, organic fried chicken with housemade hot sauce, and striped bass with a sun gold jus. In addition to the delicious food, Alice has an impressive wine list and seven specialty cocktails.

Photograph from @alice.philadelphia on Instagram & content courtesy of visitphilly.com.

Featured Listings

UNIVERSITY CITY

4 University Mews

BRAND NEW LISTING

2 BD | 1.5 BA | 1,350 SF | $625,000

SOCIETY HILL

537 Pine Street

NEW LISTING

5 BD | 3.5 BA | 3,725 SF | $1,450,000

UNIVERSITY CITY

415 S 47th Street

5 BD | 3.5 BA | 4,160 SF | $1,750,000

UNIVERSITY CITY

4721 Chester Avenue

6 BD | 3.5 BA | 6,623 SF | $1,300,000

MANAYUNK

4555 Riverside Way

4 BD | 3.5 BA | 3,190 SF | $1,025,000

COBBS CREEK

35 Property Portfolio in West Philly

35 Single-family Properties | $7,000,000

MOUNT AIRY

7111 Germantown Avenue #403

3 BD | 2.5 BA | 1,775 SF | $795,000

UNIVERSITY CITY

247-251 S 44th Street

3 Contiguous Properties | 6,726 SF | 1,525,000

MIDTOWN VILLAGE

105 S 12th Street # 201

1 BD | 2 BA | 1,333 SF | $619,000

WEST POWELTON

321 N 40th Street

5 Units | 5,792 SF | $1,595,000

FAIRMOUNT-ART MUSEUM

768 N 24th Street #2

2 BD | 1 BA | 1,183 SF | $399,000

MANTUA NEIGHBORHOOD

520-22 N 32nd Street

5 BD | 1.5 BA | 1,491 SF | $599,000

MOUNT AIRY

7111 Germantown Avenue #102

3 BD | 2 BA | 1,670 SF | $525,000

UNIVERSITY CITY

255 S 44th Street

4 Units | 2,000 SF | $550,000

FISHTOWN

2562 Salmon Street

3 BD | 1.5 BA | 2,178 SF | $425,000

UNIVERSITY CITY

632 S 51st Street

4 BD | 1.5 BA | 1,792 SF | $375,000

UNIVERSITY CITY

4616 Paschall Avenue

3 BD | 3 BA | 2,800 SF | $550,000

SOCIETY HILL

504 S Hancock Street

NEW PRICE

2 BD | 1 BA | 1,100 SF | $324,500

UNIVERSITY CITY

1333 S May Street

3 BD | 1 BA | 1,096 SF | $250,000

Experienced real estate agent?

Would you consider joining one of the most respected real estate teams in Philadelphia?

The City Block Team is looking for an experienced agent who wants to provide Expert Real Estate Representation. CBT is committed to helping you build your business and offers excellent coaching and mentoring; solid systems & admin support; leads (quality over quantity); superb team camaraderie; and outstanding team name recognition and regard.

Please contact [email protected] to discuss. All inquiries are confidential. Thank you

Know Someone Looking to Buy or Sell?

As always, please know that I’m humbled by and appreciative of your introductions and referrals. If you have a friend, colleague, or family member that is in need of Expert Real Estate Representation, please have them contact me.

Be assured, I will do my best to exceed their expectations! Thanks for taking the time to read this issue of Around the Block.

Some imagery in this e-newsletter was sourced via visitphilly.com, alice.philadelphia, and Canva.

Office: 212-913-9058

Compass RE is a licensed real estate broker. All material is intended for informational purposes only and is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. No statement is made as to the accuracy of any description or measurements (including square footage). This is not intended to solicit property already listed. No financial or legal advice provided. Equal Housing Opportunity. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions.

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Introducing the New Greyhound Bus Sidewalk

Spotlight Property

4 University Mews

Philly Fun This Week

Featured Listings

Moving? Discover the value of your home.