The Piedmont Project
The 3200 block of Piedmont Avenue used to be known as “the worst block in the Hanlon Park community,” according to James H. Haynes of Haynes Properties, Inc. After renovating three vacant homes on the block with two more in progress, Haynes says the area’s reputation is shifting for the better.
The Hanlon-Longwood neighborhood is home to a mix of stately detached homes, rowhomes, and historic homes, as well as the lush green Hanlon Park and idyllic Lake Ashburton waterfront. Though a lovely and lively community, it is also home to many distressed properties. Neighbors voiced their concerns about the 3200 block of Piedmont Avenue and the drug operations within its vacant buildings at community meetings. Haynes, who lives about four blocks away from the troubled block, says he reported the issue to the police on several occasions when he was President of the Community Association. “Those rowhouses were a haven for these drug dealers going in, hiding their commodity,” says Haynes.
When his friend and neighbor, the owner of 3215 Piedmont Avenue, passed away, Haynes decided to purchase the vacant property from the estate to renovate and save it from becoming another drug den. After that, he realized an opportunity to extinguish the drug trafficking issue by renovating multiple vacant properties on the block. Haynes acquired four more properties through One House At A Time: 3202, 3204, 3206, and 3213 Piedmont Avenue.
"I was able to get [the properties] at a very reasonable price and be able to put the kind of quality in the renovation and get them sold at a price that surprised me far beyond what I thought the market would accept."
Haynes has been in the business of property development and management for 31 years, working primarily with rental apartments. This renovation of five rowhouses, dubbed “the Piedmont Project,” is his largest undertaking as a developer and first effort in renovating properties to be sold. Despite it being a new experience, Haynes says the process of renovating and selling 3206, 3213, and 3215 Piedmont Avenue went as expected. The largest issues they faced were replacing the entire back wall of 3206 Piedmont and adding an addition to 3213 Piedmont since part of the house collapsed. However, Haynes seems unfazed by these problems thanks to his lucky partnership with a capable contractor. “That may be considered challenging, but it didn’t seem like it because the contractor just went on and did it quite easily as we extended the square footage on 3213 Piedmont Avenue,” says Haynes.
"I think it gives them hope that things don’t have to remain as they are. They can be better."
3206, 3213, and 3215 Piedmont Avenue now stand as beautiful, functional homes on the block. They each share a similar black, white, and gray color scheme with a slatted feature wall in each living room. The style is modern and clean with open concept designs. Haynes is particularly blown away by the living room areas in all three homes and the electric insert fireplace in 3206 Piedmont. But he says interested homebuyers were most impressed by the large soak-in bathtub in the primary suite bathroom at 3206 Piedmont. “It’s interesting how the architect and designer came up with [the designs,]” says Haynes. “I think it’s just outstanding.”
3206 and 3215 Piedmont both saw a shocking turnout at their open houses, according to Haynes. 3213 Piedmont sold before the team even completed the rehab because the buyer admired the work they did on the other properties. All three sold at affordable rates: 3206 sold for $299,000; 3213 sold for $269,900; and 3215 sold for $263,700. Haynes says he was surprised and happy that he was still able to sell at affordable rates with the increase of housing costs. He credits receivership for its low acquisition costs allowing those rates. “It really made it affordable to do what I needed to do, especially given the rising cost of materials and supplies and labor these days,” says Haynes. “I was able to get [the properties] at a very reasonable price and be able to put the kind of quality in the renovation and get them sold at a price that surprised me far beyond what I thought the market would accept.”
One of the most important partnerships Haynes praises for allowing him to achieve the Piedmont Project is with Baltimore Community Lending (BCL). BCL is a mission-based lender that supports local developers working to improve underserved Baltimore neighborhoods. Haynes says the most difficult aspect of rehabilitation is funding. He works on this project without grant funding or city subsidies. “I was fortunate that I got BCL,” says Haynes. “I was able to do this [project] just through developing a line of credit with Baltimore Community Lending.” He says he is getting ready to sign an extension on the line of credit with BCL for the rehab of 3202 and 3204 Piedmont Avenue.
"I’m just hoping it becomes a block of committed homeowners who are interested in staying and making this their place to live."
Haynes plans to start work on 3202 and 3204 Piedmont Avenue by mid-February 2025 and hopes to sell before July 1st. Though the Piedmont Project is still in progress, Haynes says the Hanlon-Longwood community is happy with the work completed so far. He says he’s received many compliments at Community Association meetings. “I think it gives them hope that things don’t have to remain as they are. They can be better,” says Haynes. “It was just a sore spot in our community and to see all of that gone is a tremendous feat. And the value we’re getting boosts the economic viability of Hanlon Park, which is not the kind of value we’ve historically gotten for rowhouses in that area.”
Once the Piedmont Project is complete, Haynes says he wants to continue to renovate vacant houses and create homeownership opportunities in Baltimore. He even wants to broaden his scale and rehab entire blocks. But for now, his sights are on Piedmont Avenue and its future. “I’m just hoping it becomes a block of committed homeowners who are interested in staying and making this their place to live. Because Hanlon Park is a beautiful community,” says Haynes. “My goal was to reduce the number of vacant houses in Hanlon Park, and I think we have succeeded in doing that. And that, to me, is a major accomplishment…We’ve been able to meet that goal and now they’re tax producing properties. So, the city is benefiting from this kind of development.”
