Buying a house - 24th and Carpenter/22nd and Federal

[coconut12]

Hey phillyspeaks,

Longtime Philadelphia residents in the midst of home purchase. We currently rent in Graduate Hospital. We have liked homes we saw at 24th and Carpenter and 22nd and Federal. We are priced out of most of Graduate Hospital. We are also looking in East Passyunk, but are more familiar with the blocks over there.

Does anyone live near 24th and Carpenter or 22nd and Federal to comment on what living near those blocks is like? Carpenter looked like it had an active corner when we first saw the house...

Thanks in advance!

[Porterpotty8]

Ive lived on 21st and Federal for over 5 years now and its been a great experience...the block is awesome. great neighbors and people who care about the good of the neighborhood.

[Reader]

We live at 24th and Carpenter and it is great. We have 3 homes up for sale, 2 on the 2400 block and one on the 2300 right now, and I fully expect them to sell quickly. The 2400 block is mostly single family homes. We have two rentals which are pretty well taken care of, and two empty homes, one of which just went to zoning and is going to be redone. Everything else is lived in, which I think is awesome. The block is a nice mix of long term residents and newer ones, with a few families with small children. Everybody sweeps in front, shovels during the winter, and stops to chat. We aren't throwing block parties but we are friendly and glad to have people who take care of their homes. People also have planters, pumpkins, bikes, Vespas, etc. in front of their homes, and we have never had any issues with things being stolen or broken.
I'm honestly not sure what you were referring to by an active corner? There are folks who hang out at the empty school on 24th and Christian, especially to play basketball, but there is a lot of foot traffic there as many residents park in the school lot. You're welcome to PM me or post with specific questions or concerns. I'm happy to answer.

[andrewd]

We are right around there (24th and carpenter) too and have really had nothing but great experiences. As reader said above it is a nice mix of long term residents and newer ones (the newer ones seem to be mostly young professional or post-grad/med students). Lots of people walking, families pushing strollers. The worst we have had is a couple of plant pots getting taken but I'm chalking that up to bored kids screwing around. Things are improving very rapidly in the last year (not that was bad at all before) - restaurants like SoWe, the improvements to Abele park, Ultimo Coffee, etc...

[Ho Chi Minh]

Hey phillyspeaks,

Longtime Philadelphia residents in the midst of home purchase. We currently rent in Graduate Hospital. We have liked homes we saw at 24th and Carpenter and 22nd and Federal. We are priced out of most of Graduate Hospital. We are also looking in East Passyunk, but are more familiar with the blocks over there.

Longtime Philly residents? Get more familiar with E. Passyunk. I can't even imagine comparing that area with 22nd & Fed.

[Baloo]

Longtime Philly residents? Get more familiar with E. Passyunk. I can't even imagine comparing that area with 22nd & Fed.

Agreed. East Passyunk is WAY better than 22nd and Federal.

I mean, you can actually walk around there at night.

[Stamy]

If you’re going to buy in Point Breeze, 22nd and Federal is the one of the best intersections in the neighborhood. It’s quiet and I feel very safe. There have been many times where I got out of work late and walked through that intersection (at night) with a suit and tie on. My wife and I have a 2 year old and a 1 year old and do not worry when we take them walking. We’ve lived here for the past 4 years and we are enjoying.

Also, it’s an easy 10 – 15 minute walk into Center City and you will still have easy access to OCF Coffee house, SoWe, Abele Park, Sidecar and Ultimo.

[coconut12]

Thanks for all the feedback! I'm glad to hear good things about 24th and Carpenter and 22nd and Federal. Regarding the "active corner," when we saw the house at Carpenter for the first time there just seemed to be a bunch of guys hanging around at 24th and Carpenter, cars stopping and idling and stuff. But when we've been back again I haven't noticed anything so it probably wasn't anything.

I also didn't mean to misspeak with regard to East Passyunk/Graduate Hospital/Point Breeze. I recognize the vast differences in these neighborhoods. These just happen to be the places we are looking to buy - we can get more house in Point Breeze and some parts of Graduate Hospital than we can in East Passyunk, so we're kicking around those options at this point.

[Porterpotty8]

youll make way more money off of a house in Point Breeze in 5-10 years than you ever will in Passyunk. Also, parking is tremendously better in PB. The neighborhood is moving up quickly...long ways to go...but it certainly isnt leveling out price wise...only can go up.

[jifpez]

Hi. Own a property (as landlord) on the 2200 Federal Block and have had no problems whatsoever. Tenants seem very happy there as well.. Good Luck in your search!

[five apples]

Thanks for all the feedback! I'm glad to hear good things about 24th and Carpenter and 22nd and Federal. Regarding the "active corner," when we saw the house at Carpenter for the first time there just seemed to be a bunch of guys hanging around at 24th and Carpenter, cars stopping and idling and stuff. But when we've been back again I haven't noticed anything so it probably wasn't anything.

I also didn't mean to misspeak with regard to East Passyunk/Graduate Hospital/Point Breeze. I recognize the vast differences in these neighborhoods. These just happen to be the places we are looking to buy - we can get more house in Point Breeze and some parts of Graduate Hospital than we can in East Passyunk, so we're kicking around those options at this point.

Wow, times have changed from when I bought in PSquare if you can now get more in the Graduate Hospital for less. Having said that, overall safety and neighborhood I would go with 24 and Carpenter over 22nd and Federal. I am not convinced either that the forces of improvement will win out in PB.

[Gen 3 Electric]

My office is at 26th and Warton. I drive by 22nd and Federal every day. For the past 8 years I have seen some great improvements in the point breeze neighborhood. This is a great neighborhood to invest and is becoming more and more livable. New coffee shop and bar/restaurants have open up in the past two years. Architecturally Point Breeze Ave has a ton of potential.

The area still needs some love. It is going to take time before it catches up to East Passyunk and Graduate Hospital. Point breeze now reminds me of how Graduate Hospital look 15/20 years ago.

The good news is that call for electrical renovation in this area are going up. There seems to be many new home owners fixing up the houses. I'm hopeful that new business and home owners will make occur more quickly.

[Stamy]

- we can get more house in Point Breeze and some parts of Graduate Hospital than we can in East Passyunk...

Good point - don't forget about taxes too, they are lower in Point Breeze!

[BarryG]

Good point - don't forget about taxes too, they are lower in Point Breeze!

Not for long.