Brookland Park Blvd.: ‘I didn’t know this was here’

Last week's gathering at Streetcar Cafe, which opened in the corridor in 2015. (Photos by Jonathan Spiers)

Attendees at last week’s gathering hear from Derek McDaniels of Streetcar Cafe, which opened in the corridor in 2015. (Photos by Jonathan Spiers)

“Is this the next Scott’s Addition?” one attendee asked another as a group of developers, architects and commercial real estate brokers crammed inside the Streetcar Café coffee shop along Brookland Park Boulevard, a long-neglected corridor that some are declaring Richmond’s next commercial hot spot.

The occasion was the latest Commercial Coffee get-together, a networking event put on by local engineering firm Timmons Group. The crowd of designers, developers and real estate professionals converged on the café last week to hear from owners Derek and Cybelle McDaniels, whose 1-year-old business has been viewed as a beacon for a sea change that appears to be swelling in the area.

“This corridor is rich with opportunity,” Streetcar Café’s Derek McDaniels told the group. “It was abandoned roughly 60 years ago, when ‘white flight’ occurred and then crime escalated and all the other things that impact small main streets. But what has been maintained here is a desire of folks to shop within their neighborhood.”

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The Streetcar Cafe at 10 E. Brookland Park Blvd.

Adding to their options in the next several months will be locally based Black Hand Coffee, which is moving its roasting and wholesale distribution operation from its current location in Scott’s Addition, and a tattoo shop and sign painting studio by local artist Charles Berger, his first business venture.

And Jay Bayer and Adam Hall, the team behind acclaimed Jackson Ward restaurant Saison and the adjoining Saison Market, are actively eyeing Brookland Park for their next potential venture, details of which have yet to be announced.

“We have an interest in that part of town,” Bayer said. “We believe it’s a really forward-looking neighborhood – there are beautiful homes up there – and a really awesome opportunity in a part of town that we think is very underserved that we have interest in doing business in at some point.”

The interest adds to activity already underway in the corridor, where the City of Richmond’s economic and community development department – which for years has been pushing to revitalize the area through tax-abatement programs and other redevelopment incentives – has placed banners on street posts along the corridor that read: “Brookland Park Boulevard: Experience the transformation.”

Already home to a bike shop, a shoe repair store, a hardware store and several other businesses, Brookland Park Boulevard has seen a significant uptick in interest from business owners and developers, both local and out-of-town.

Since April 2015, 13 properties within the corridor – part of the Brookland Park Historic District that stretches from Edgewood Avenue to Richmond Henrico Turnpike – have changed hands in deals ranging from $35,000 to $266,000, according to city property records. See the map here.

Three of those properties have been purchased in recent months by Brookland Partners LLC, an entity consisting of Keith Whipple of Water Street Studio and Patrick Sullivan of One South Realty Group. The duo is developing the buildings that will house Black Hand Coffee and Charles Berger, both of whom have signed multiyear leases.

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Another entity, locally based Dixon/Lee Development Group, is planning apartments and a business accelerator for the former American National Bank Building at 201 W. Brookland Park Blvd., which it purchased last year for $20,000. The former Brookland Theater building at 115 W. Brookland Park Blvd. was purchased in May for $106,000 by locally based Hampton Nash LLC. And an out-of-town group, Reston-based Nova Commercial Ventures, has purchased two properties over the past couple years.

Sullivan said the commercial interest is being driven by what’s happening in the neighborhoods around it, where 1950s-era homes are being flipped and resold at considerable profits to young professionals and first-time homebuyers attracted to the area’s housing stock and proximity to downtown.

“Everyone’s just seeing what’s happening with all the residential around it,” Sullivan said. “You hit that critical mass where there’s enough expendable income.

“It’s the last real quality housing stock left in the city,” he said. “As people are growing up from Shockoe Bottom and apartments, people are realizing they can buy a house, and they want to stay in the city and keep that character.”

Of their purchases in the corridor, Sullivan added: “We’re trying to find tenants that will help motivate change for the good of the entire neighborhood. We don’t look at it as just an investment property.”

New neighbors

For Black Hand Coffee, which is maintaining its storefront in the Museum District, renovations are underway at 15 E. Brookland Park Blvd., where an art deco-style garage building will house its roasting and wholesale distribution operation, currently based in a warehouse on West Leigh Street in Scott’s Addition.

The former gas station where Black Hand Coffee is moving its roasting operation and will open a cafe.

The former gas station where Black Hand Coffee is moving its roasting operation and will open a cafe.

Black Hand owner Clay Gilbert said he was looking for a space where he could combine the roaster with a second café. He said rising rents in Scott’s Addition made the concept less practical there.

Once he takes possession of the property in October, Gilbert said, roasting would start right away while work is done for the café, which is planned to open in November or December. Gilbert said he plans to put about $25,000 into the property.

“I’m actually from Richmond, but I didn’t even know this place existed,” Gilbert said of Brookland Park. “We were able to take advantage of some economic development credits, because the city is really invested in bringing that area up. And we decided that, long term, Scott’s Addition wasn’t going to be a place where I could put a café.

“I think that area has a lot of potential. There are a good number of restaurants that could go in there or want to go in that area,” he said, adding that he’s happy to commit to the area long-term, having signed a five-year lease.

Berger, who is opening his first brick-and-mortar shop after years drawing tattoos at shops in Carytown and Lakeside, said he was drawn to the area for its sense of community and lack of similar businesses. He said he’s putting $20,000 into the space at 224 W. Brookland Park Blvd., which will house his tattoo shop and a space for his sign painting business. He plans to open the space on Oct. 8.

“The area, that strip – that was the hot spot in the ‘50s,” Berger said. “I really enjoy that community, and I want to embrace that community by being there.”

While the corridor has declined since that time, Streetcar Café’s Derek McDaniels said its current traffic count is appealing to doing business there. He said while the corridor currently has a 30 percent vacancy rate, he said 10,000 cars pass his storefront every day.

“It’s only second to Carytown. It’s one of the best-kept secrets,” McDaniels said.

At the corridor’s eastern end, the 100-year-old Scott’s Funeral Home, which has bookended the strip since it moved there from Main Street in 1967, is in the throes of constructing a new chapel across the street before starting an expansion to its current building.

The new chapel under construction across from Scott's Funeral Home.

The new chapel under construction across from Scott’s Funeral Home.

Scott’s Funeral Home owner and director Richard Lambert said he’s seen the community change a lot as different businesses have started to come into the area.

“We’ve seen quite a change with the type of businesses that are coming in, which is all good, because we were limited with mainly beauty shops and barber shops. Now it’s becoming more diverse with the different businesses, and that’s good for the community,” Lambert said.

With the chapel construction set to finish in November, and the funeral home expansion set to begin thereafter, Lambert said his business is renewing its commitment to the neighborhood it has called home for half a century.

“The community seems excited about it, and glad that we are investing and staying in the community and putting our resources back into the community,” he said. “We have been here since 1967, and the community has done well by us. We wanted to give back.”

Lambert declined to disclose the cost of the two projects. The chapel project, which got underway last November, is being built by Ashland-based Haley Builders, with mechanical work by Virginia Beach-based Pace Collaborative and engineering by Chesapeake-based Site Improvement Associates. The architect is Virginia Beach-based Ivy Architectural Innovations, and Union Bank & Trust is providing financing.

The flip side

As investment continues along Brookland Park Boulevard, those behind the residential redevelopment around it are wary about the word getting out.

Keith Carter of K.C. Enterprises of VA, who has been restoring and flipping homes in the area for more than a decade, said the area has been appealing for its trifecta of buyer interest, the city’s 10-year tax-abatement benefit for homebuyers, and the potential for state and federal historic tax credits.

“It’s kind of a unique market to have all three of those things,” Carter said. “That’s a hard market to find. I can’t say I know another area on the East Coast that offers all three: they’re buying, you get the tax-abatement and you’re in a historic tax credit area.”

However, Carter said, there’s a downside to such interest.

“You start getting investors from all over the country flooding that one area, they drive the prices up, and they pretty much ruin the market,” he said. “It’s a Catch 22. I guess there’s no way to avoid it.

“I’m actually in the process of looking for stuff outside of Richmond, because history has told us nothing good lasts forever. It’s hot right now, but it is definitely going to cool off,” he said.

Breese and Josh Romano of Cobblestone Development, in front of 2723 Edgewood Ave., one of the 40-plus homes they're on track to remodel by the end of this year.

Breese and Josh Romano of Cobblestone Development, in front of 2723 Edgewood Ave., one of the 40-plus homes they’re on track to remodel by the end of this year.

Josh Romano of Cobblestone Development, which has flipped more than two dozen houses in the area, said such attention can also make profit margins slimmer.

“You’ve got a lot of guys coming into the market, and they’re paying quite a bit for a shell, where we used to buy a house for like $50,000 and sell for $210,000; people are buying now for like $110,000 and selling it for $250,000.

“It’s the last good stock of inventory of homes near the city, besides Church Hill,” he said. “And the commercial corridor is going to start reflecting like Scott’s Addition or Carytown, but with more of the smaller shops. We’re right there on the ground floor, so it’s been exciting to watch over the past few years.”

For Carter, who has flipped about 40 homes in the area since the turn of the century, the level of interest is a stark change from just a few years ago – and prompting him to look out for which area might be next.

“There’s just so much property over there that needs to be renovated – that whole side of town has just been neglected for so long – I think we still have a good three to five years, hopefully,” he said.

“I think it’s going to spread. I think Battery Park is getting kind of congested right now, so I believe it’s going to spread over to Highland Park,” he said. “I think that’s the next hot area.”

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20 Comments on "Brookland Park Blvd.: ‘I didn’t know this was here’"

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Chris Terrell
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My grandparents lived on 3rd Avenue in Highland Park for over 50 years. The neighborhood, especially the homes closer to Brookland Park, has some great properties in it and of course is a mere five minutes from downtown. In the mid-90s when I worked for the USPS I delivered this neighborhood door-to-door as a substitute carrier and saw firsthand all the possibilities. I also saw the drug-dealing and blight that was commonplace then. It will only be a matter of time before that neighborhood gentrifies, it has great potential. People can bike to work downtown from there quite easily. I… Read more »
Charles Artis
Guest

I guess no are of Richmond is safe from the hipster invasion.

Karen Mullins
Guest

Positive and useful comment, grandpa. Thanks for contributing! (#cranky #GetOffMyLawn)

Charles Artis
Guest

Maybe they’ll put in a brewery, coffee roaster and trigger warning safe zones too.

Durwood Usry
Guest

Having grown up in Ginter Park, the Brookland Theater was one of many theaters I attended. I saw such movies as
Rebel Without a Cause, Blackboard Jungle, and Giant with James Dean.
I also played football at Hotchkiss Field.
What a great neighborhood. It deserves lots of attention.

Michael Grabow
Guest

Charles- are you familiar with that area? You would rather have a bunch of empty buildings and 400 places to get your hair done, than new businesses? Interesting.

Charles Artis
Guest

I’d rather something be done to help the existing residents of the area opposed to white millennials exploiting cheap real estate to drive up said residents taxes while bringing no benefit to them. But hey that’s business as usual in this town, just don’t go acting like your a savior for doing it.

Michael Grabow
Guest

Charles- Like what? Why don’t you come up with some ideas of your own rather than strictly criticize based on assumptions?

Also, if some of those residents are interested in selling, the increased property taxes come as a result of increased home values. That sounds like a benefit.

Clavius Walker
Guest

Michael Grabow have you been regurgitating that rhetoric for so long that you actually beleive it, these are residents in their neighborhood and want to remain that way, the paltry sum they get from selling their long term home will net them what, another home in a lower rent district that will soon be whiteyfied?

Mike Jarrett
Guest

Clavius,
Lets sit down and chat sometime. We have some things to discuss.

Pam Davis
Guest

Kudos to these adventurous entrepreneurs! Urban revitalization gives a positive influence to forgotten neighborhoods.

Pam Davis
President
Packaging Products of Virginia

Karen Link
Guest

Another welcome addition to the Brooklandpark Blvd. Business Corridor.

Nancy Waldman
Guest

I am glad that new developers and businesses are actively moving into this area. I’ve lived a few blocks from that stretch of road for ten years now, and my heart sings when I see new kinds of businesses open there (like Streetcar, Nomad Deli, and Da Spot). However, I hope that the new development is not pushed through too quickly, and that the changes come at a pace that embraces the neighborhood, rather than pushing it aside for something new.

Kenyatta Watts
Guest
I’m so pleased to see all of the interest in the Brookland Park commercial corridor. I purchased a home a couple years ago in the area because I love the charming character of the neighborhood. It would be great if the revitalization of the movie theater includes showing movies again. I’ve talked to several neighbors, and they’ve expressed the same thought. It would also be awesome if there was a grocery store that would sell local produce and fit in with the landscape of the community. Having a neighborhood market would improve the walkability score of the neighborhood and reduce… Read more »
Jeanne Boisineau
Guest

Welcome to the neighborhood! You’ll love it! We moved to Green Park fifteen years ago because we loved our house, but stayed because we love our neighbors. Everyone is welcome here – come on in!

Jeanne Boisineau
Guest
Clearly, Charles Artis, you haven’t bothered to visit the corridor or the neighborhoods along it. The businesses that have opened are owned in large part by long-standing residents of the community, and the folks who areu planning new ventures can hardly be considered “hipsters”. Our neighborhoods are diverse, consisting of many economic, age, ethnic and racial groups. There have actually been community meetings with residents, business owners and developers that keep the conversation going about how best to revitalize the area while staying sensitive to the neighborhoods and those who have called it home for decades. Instead of closing your… Read more »
Sheri Jamerson
Guest

If anyone is interested we have a lot for sale in The Ginter Park Area near the corner of Chamberlayne Ave & BrooklandPark Blvd. The address is 3004 Chamberlayne Ave Richmond, VA 23227. If interested email [email protected].

Bruce Milam
Guest

It’s great to see another beautiful neighborhood turning to the better again. I grew up in Arlington and witnessed the decay to the commercial corridors. The County was losing population, closing schools and nearly bankrupt.

Then came Metro! The evolution to a thriving metropolis was incredible. Still, there were the grousers and grumblers who didn’t want hat kind of change. You can’t please everyone!

You go Brookland Park and join Manchester in the revitalization of Richmonds commercial districts.

Joe Hudgins
Guest

Lived there from 1946 until 1969. Lots of great memories that include the Brookland Theatre (.15 admission), Woody’s Ice Cream Parlor, Atkinson & Howard’s Drug Store, Bratman’s 5 & 10, Orlando & Funai’s Restaurant, Hatcher’s Hardware, Northside Foodland, High’s Ice Cream, Pence-Briggs Studebaker, the Ice House, People’s Drugstore, the bakery (can’t remember its name), the Safeway etc. Glad to see that that it is being “rediscovered” for current and future generations to enjoy and make new memories.

Debb Smith
Guest

I saw this article only recently. I have noticed that Streetcar Cafe is now closed and the building is for sale.

Some neighbors told me that building was part of a city funded rehab project and the building was renovated from grants from the city….a great idea!

But as I understand it, the owners are from Maryland and in fact have returned to Maryland and now want to profit from the sale of the building? I thought it was about bettering our community. Does anyone know what the deal is about Streetcar?

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