Learning From the Past - The First Ashland County Courthouse

The A.N. Myers Home demolition by the Ashland County Historical Society divided many in the city of Ashland, but this isn't the first time that demolition has divided the community. The original Ashland County Court House was built in 1853 at a total cost of $20,000. This courthouse was the location of the famous Horn and Gibbons trial which led to the last public hanging in the State of Ohio. Back in 1928 controversy started over the need for more room to carry out the business of Ashland County's government. A committee of three people (a judge, a newspaper publisher and on resident of Ashland) decided that after an inspector for the State of Ohio cited the need for extensive repairs to the 1853 structure, it was time to create a plan to tear down the old courthouse and build a new courthouse. Ashland County voters passed a levy to pay for a new building by 1,201 votes. Interestingly, all three county commissioners who approved the new building lost in their following elections. The conflict is reported in the Ashland Times-Gazette in 1928. Even with the objection of many, and voting commissioners out of office, it was too late. The original Ashland County Court House was torn down. Ed McNabb stated that the old courthouse was "the greatest relic in the county." Many old courthouses today have annexes because they are now too small to function. Ashland County has an annex today. Too bad it is too late. We need to learn from the past mistakes of tearing down historic buildings in Ashland.

What Could Have Been Done With The A.N. Myers House - con't

Some think the A.N. Myers Home needed to be torn down and that the Ashland County Historical Society was doing the right thing. There was a fire in the home back in mid 1900's. Some say that is the reason the house had to come down, but they have not seen other homes and building on the National Register of Historic Places that have been restored, even after fire. One such building I had the opportunity to see was in Marietta, Ohio. Amazing, and all the work was done with 20% tax credits
Some say the A.N. Myers Home lost it's historic value. The former director of the Ashland County Historical Society wrote to the Ohio Historic Preservation Office and the National Register of Historic Places to have the A.N. Myers Home removed from the Register and declare that the building was non-contributing to the Center Street Historic District. The Ohio Historic Preservation Office and the National Register of Historic Places replied (do have a copy of they reply letter) that they would not remove the home from the National Register because it should more original details at the time of the letter than when the A.N. Myers Home was placed on the National Register.
Some say that A.N. Myers himself was not significant enough to preserve his home. I say, Isn't it important to preserve all. My home was build by your average railroad agent. Is the railroad agent any less important? From factory owner to factory work, we need to preserve all parts of our history.
Some say that the A.N. Myers Home would cost too much to restore or rehab....well, I think I have already proven my case in past blogs!

What Could Have Been Done With The A.N. Myers Home - Money

In past blogs about a preservation plan for the A.N. Myers Home, razed by the Ashland County Historical Society, I wrote of the minimum of $26,000 per year that the Society acquired from rent. By renting for five years the Society could pay for the exterior restoration just through rental income. Thinking about the rehab of the interior main floor and basement, with minimal updates to apartments on the upper floors, we know that the Society would then loose the income from the main floor, which I estimated at $800 in a previous blog (I would venture to guess they got more for the main floor doctor's office). That would bring down the income per year to $16,400.
The former director of the Ashland County Historical Society said time and again that it would cost $1,000,000 to rehab the A.N. Myers Home. While I argue that number I will use her number to show a preservation plan. I'm told that the Noonan House, the offices of the Ashland County Historical Society cost over $800,000 to build. I know the the A.N. Myers House could have been cheaper for the Society and didn't have to be torn down.
$1,000,000 hmmm. minus 20% tax credit
$800,000 (The same price as the Noonan House, without the history)
$800,000 minus the approximate $260,000 in rent the Ashland County Historical Society collected for the ten years
$540,000
And now there are the potential grants:
Save America's Treasures - matching grants $125,000-$700,000
Ashland County Community Foundation - Support is provided for: Building/Renovation, Project Grants, Matching Grants
Johanna Favrot Fund for Historic Preservation - $2,500 to $5,000
Cynthia Woods Mitchell Fund for Historic Interiors - $2,500 to $5,000
National Trust Loan Fund - Low Interest Loans
Lowe’s Charitable and Educational Foundation Preservation Fund - $$ vary
Preserve America - $20,000 -$250,000 50/50 match
Jeffris Heartland Fund - $5,000 -$50,000
National Endowment for the Humanities Challenge Grant - $30,000 to $1,000,000 25/75 match
The Crock Center in Ashland raised look funds to help build their complex. The United Way raises 3/4 of a million dollars every year here in Ashland. I have to think that the community would have found a way to assist in the restoration and rehabilitation of the A.N. Myers Home it not been destroyed.

What Could Have Been Done With The A.N. Myers Home - Interior Rehab

In order to get the 20% Federal Historic Tax Credit and/or the 25% State Historic Tax Credit, a property must be income generating. The A.N. Myers Home qualified by bringing in at least $26,000 a year. In order to use the tax credit, still be an income generating property, and bring the home's interior back to its Victorian roots, I would have left almost the entire second floor and attic space as rental apartments and focused on the main floor. The original floor plan could have been laid out with changes to accommodate the needs of the Ashland County Historical Society. Custom woodwork would have mimicked the style of the home. The main staircase would have been rebuilt. I would make sure that the apartments in the upper floors would not have access the main floor and basement. The apartments on the upper floors would only get the rehab needed for short term, with a goal that in ten years the apartments would be taken out and restoration would continue on the upper floors. This would allow time for the exterior, main floor and basement costs to be paid off. Tomorrow, let’s talk more about money.

What Could Have Been Done With The A.N. Myers Home - Restoration Had Started

Just two years before the demolition of the A.N. Myers Home, the Ashland County Historical Society paid for a new roof, had the chimneys tuck pointed, and even had the corbels around the roof restored. Several were rotted out and the Society had Amish woodworkers make the few that had to be replaced. So some restoration work had already been started. It was a great beginning. By putting on the new roof you prevent any water damage.

What Could Have Been Done With The A.N. Myers Home - Restoring the Exterior

Century Restorations, a local company that restored and rehabilitated old homes and buildings, gave an estimate to restore and rehabilitate the exterior of the A.N. Myers Home. The cost was $125,000. With rental income of around $26,000 a year, it would have taken the Ashland County Historical Society five short years to pay for the exterior restoration/rehabilitation of the A.N. Myers Home. This does not take into account any tax deductions.
Granted, it doesn't take into consideration the interior, but my preservation plan would not end with the exterior.

What Could Have Been Done With The A.N.Myers Home - Income Generating Property

The Ashland County Historical Society owned the A.N. Myers Home for 10 years before deciding to tear it down. It was purchased when Scott Brown was president of the Society and wanted to preserve the home from the potential of razing the house for a Elk's Lodge parking lot. During those ten years, the Ashland County Historicial Society rented out at least four appartments as well as office space for a doctor. This tells me several things. First, the space couldn't have been such a hazard as described, otherwise a doctor would not have practiced in the building. Second, it provided income to the Ashland County Historical Society. I don't have the numbers but averaging even $400 a month for four appartments and $600 a month for a doctor's office, that would have been $26,000 in rental income a year or $264,000 over ten years. As I have mentioned in previous blog postings, tax credits of %20 are available for income generating buildings on the National Register of Historic Places. The tax credits are like bonds and can be sold. So, nonprofit organizations can take advantage of the tax credits as well! One catch to the tax credits is that the property can not be sold for I believe five years and it must remain the income generating property. Apply this knowledge to the A.N. Myers Home.

What Could Have Been Done With The A.N. Myers Home

The conflict on whether to tear down the A.N. Myers Home in the Center Street Historic District tested the bonds of friendship in our community. So many people made so many great suggestions on both sides of the issue, but the fact remains that the building was torn down by the Ashland County Historical Society with no purpose. The lot still stands vacant today even though the director at the time insisted they needed storage and display space.
This is my opportunity to lay out a preservation plan that the Ashland County Historical Society could have used but the director and board at the time had no interest in preserving the A.N. Myers Home on its original lot or elsewhere. I do believe that if this issue came up today, the outcome would be different because of some of the different leadership in the Ashland County Historical Society.

Purchase with Delayed Closing

Strategy #3 from Historic Salisbury Foundation
Remember this strategy is for a 501c3 nonprofit organization
Purchase with Delayed Closing
- The organization makes an offer with a small down payment
- The closing date should be as far away as way as possible. Suggested 12, 24, 36 months
- Start marketing the property
- This process is more risky for the organization because you are locked in to the purchase, or you loose your down payment.

Acquisition of a Property Through Donation

Strategy #2 from Historic Salisbury Foundation
Remember this strategy is for a 501c3 nonprofit organization.
Accusation of a Property Through Donation
o An individual, trust, government entity, organization, etc makes an outright donation of a property
Option to Purchase
o Negotiate an option to purchase a property
o Negotiate a fixed price and a fixed time for the option to buy (as long as possible)
o Pay $1 for the option to purchase to make it official
o Once signed, market the property
o Market the property for more than the option to purchase price in order to cover marketing expenses (don’t over price the building) Use the federal and state tax credits as incentives.
o When a new owner is found, the organization only owns the property for about an hour and the organization places an historic easement on the property with a preservation plan in place before it goes to the new owners
o Create first right of refusal to purchase the property it would go back on the market. This should be part of the preservation plan. Follow up with the property owner to make sure that they are following the preservation plan. If the organization would purchase the property they would have to pay “bona fide” offer at market value. This is rarely used.
Donation Sale
o Go directly to a property owner. Explain the purpose of the non profit organization and tax deductible donations.
o Ask to purchase a home for part of the value of the home and in return the organization can give a receipt of a tax deductible donation for the remaining amount. (Important with capital gains…donation can help offset the capital gains)

Getting 501c3 Historic Organization(s) Involved

Salisbury, North Carolina is located about 45 minutes to an hour away from Charlotte and Winston-Salem. In the 1970's a group of people wanted to do something about the neglect and demolition of historic homes and buildings in their community. So, they formed the Historic Salisbury Foundation, with the purpose of preservation of the city's historic structures. In Ashland County we have the Center Street Historic District Association, The Ashland County Historical Society, The Ashland County Historic Preservation Alliance, and other 501c3 nonprofit organizations that can help with preservation. Most of the organizations only need a preservation plan. There is no need to reinvent the wheel. The Historic Salisbury Foundation has already built a great preservation plan and strategy.

Strategy #1 - I see hundreds of historic properties that I would love to purchase and restore. As an individual it is really out of the realm of possibility. I don't have that kind of capital, even with grants and tax credits. I have invested in my own historic home.
The Historic Salisbury Foundation agrees, but they also don't encourage a nonprofit to outright purchase a historic home or building because it takes to much capital. Then the building has to be managed and repairs made. Many organizations won't have the donations available to so this. An outright purchase of a building should only be used as a last resort. There are better ways!

The Salisbury Plan for Preservation

Over the summer I had the opportunity to talk to the director of the Historic Salisbury Foundation. Check out their website at http://www.historicsalisbury.org/
The director and I spoke at great length on how they go about historic preservation in their community. What an amazing plan! In about 25 years their Foundation has been able to save approximately 90 buildings and put 105 historic easements on buildings to prevent them from ever being torn down.
I had so many questions for the director because Salisbury, North Carolina had so much in common with Ashland. Both have approximately the same population. Both are located between two large cities, about an hour either way. Yet Salisbury has become a destination, a place where individuals, businesses, and families want to be. Much of this comes from their desire to preserve their local history and historic homes and buildings.
This week I'll be looking more at the Salisbury plan.

1. Vermillion Institute, Hayesville, Ohio

The Vermillion Institute in Hayesville was not just a local private college. In the mid 1840's it was chartered by the General Assembly of Ohio. Opening its doors in the spring of 1846, the professors taught in the building that measures thirty-five by fifty feet. The college struggles in the firest three years. The Presbyterian Church stepped forward to purchase the college on two acres for $3,500. At the height of its existence, the student enrollment was approximately 600 with students from 13 states. With the onset of the Civil War in the 1860's, the college enrollment decreased. By the 1880's, the College of Wooster and Ashland College were established, creating a further drain on student numbers. By the mid 1880's, Vermillion Institute was closed and the building was used as Hayesville High School until 1929.
Today, the building sits empty as it has for many years. The Vermillion Institute was placed on the National Register of Historic Places in 1978. The building suffers from years of neglect. The current owner does not live locally but has put the property up for sale by owner. The sad truth is, the old Vermillion Institute will take a tremendous amount of effort to make it a useable space again and with this economy, most would probably rather raze the building and sell off the bricks. The good news is that the property is on the National Register. That doesn't protect a building from being destroyed by neglect or a bulldozer, but it does allow for the potential of tax credit incentives as well as grants if only someone will step up to the plate. Chances are slim in these economic times and time is running short for this 165 year old building! So, this is #1 on my list of the top most endangered historic properties in Ashland County.

Reduce, Reuse, Recycle

If a century homeowner is ACTUALLY in need of the home to come down, why can't the home/building be deconstructed and details sold for architectural salvage? The motel at the corner of East Liberty and East Main Streets was deconstructed by the Amish. I'm sure that ever piece of lumber will be reused. Architectural salvage companies are huge in cities across the United States. This would being back some many from the lose of the house. Of all the homes raised by the City of Ashland from the government grant, NONE had any salvage removed. What a waste, and it all went to the landfill which will hurt us in the future because our landfills are filling up. We will pay even more to have our trash taken way. The #1 most endangered historic property in Ashland County will be posted tomorrow.

2. F.E. Myers Factory, Ashland, Ohio

For a brief history of the F.E. Myers and Bro. Factory, I would encourage you to visit the Ashland County Genealogical Society's website at: http://ashlandohiogenealogy.org/myersfactory.html
This one single factor built much of Ashland as we know it today. J.L Clark got his start at the Myer's factory before partnering with Dr. Gilbert Hess. Faultless Rubber Company was started by F.E. Myer's son-in-law, T.W. Miller, and his brother, P.A. Myers.
After a fire a few years ago that destroyed part of the old factory complex, parts of the buildings are showing deterioration. Once the factory had buildings covering almost 18 acres, few parts remain. The offices are more secure since the Pump House Restaurant operates out of that part of the factory complex, but the factory and warehouses across the street have many broken windows and unkept buildings. Just like the Hess and Clark Factory, the F.E. Myers Factory faces similar challenges. It is currently owned by Pump House Ministries. If the ministry only used some of my ideas, with assistance, this old factory could be refurbished with a restored exterior. As it looks today, I'm not convinced that it will happen. Therefore, the F.E. Myers and Bro. Factory is #2 on my most endangered historic properties in Ashland County.

Preserve Your Home Forever!

The concern of what happens to the property you have lovingly restored after your death doesn’t have to be! Talk to Heritage Ohio, Preservation Ohio, or the National Trust for Historic Preservation. They can help you put together an historic easement for your property attached to your land deed. The above mentioned organizations, with a donation, will check the properties once a year to make sure no one has done anything to damage or destroy the house. If someone were to damage or destroy the house, those organizations would take the home owner to court.
There are also benefits to putting an historic easement on your home. First, if you make a donation to Heritage Ohio, Preservation Ohio, or the National Trust for Historic Preservation, you can use the donation as a tax deduction because they are all nonprofit organizations. Second, the home or building is actually devalued because the property can no longer be developed. Because of the devaluation of the property, you will pay less in property taxes.
Things to remember before putting on an historic easement on your property: You need to be committed to the preservation of your property and in it for the long haul. Property values will come back up but it will take time. Waiting to put the historic easement on your home until after the restoration is done could be more beneficial for saving on taxes. Although putting an easement on the property early in the process allows for the values to climb quicker initially.
I'll continue tomorrow with the 2nd most endangered historic property in Ashland County.

3. The Hess and Clark Factory – 10 E. 7th Street, Ashland, Ohio

The Hess and Clark company began in 1893 when Dr. Gilbert Hess and J.L. Clark formed a partnership. The pair produced and sold veterinarian pharmaceuticals. In 1915, local Ashland Historian Will Duff wrote that the Hess and Clark Co. has many successes including, ““The three story plant covers two-and-a-half actress of floor space. The goods are marketed in every state in the Union and all of the Dominion of Canada. It employs 250 people with 30 salesmen on the road. Branch houses in Sacramento, California; Portland, Oregon, Regina, Saskatchewan; and Hamilton, Ontario. They have their own printing plant. More than 4,000,000 personal letters were mailed last year to stock and poultry dealers representing $60,000 in postage. (1914) Thirty-three carloads of goods were distributed as free samples.”
Both Dr. Hess and J.L. Clark gave back so much to the community including scholarships for students and Samaritan Hospital.
The old office and factory buildings still stand on E. 7th Street where Hess and Clark Inc. was located until 1990. Over the last 20 years the buildings have become more dilapidated and in need of repair. On March 13, 2009, Gulf Coast Bank and Trust Company of Louisiana took control of the property. In June 2010 the entire property was sold for $30,000, an absolute steal when the assessed value is just over $330,000.
The problem is that even with instant equity to help in the refurbishment of the Hess and Clark office and factory, it will take major investment, time, and commitment. The complex was purchased not by an individual but an investment company from outside of Ashland. Just like the old schools in Ohio, most people would rather build new than update and refurbish the infrastructure that we already have. We can only hope they see Hess and Clark as an anchor in our community and desire to refurbish the building rather than level it.

4. The Old Congregational Church Parsonage - 308 Center Street, Ashland, Ohio

The old Congregational Church Parsonage was built in 1896. It only served as a parsonage for about 10 to 15 years before it became a family home until the 1960's. In the 1960's the home was turned into a rental, a duplex. It was listed on the National Register of Historic Places in 1992.

According to the Ashland County Auditor's online records, the Starkey family has owned the National Registered historic home since 1990.

Mr. Starkey passed away a number of years ago and the home is in a trust for his three children. Offers have been made on the home but have continually fallen through. I've lived in Ashland since May of 1996 and the parsonage has been empty since then. The roof is in dire straights and just sitting empty, who knows what else has is wrong with the house.

The Ashland County Auditor's website states this century home at 308 Center Street has a value of $86,290. The land itself is only valued at $16,970. The city and county will loose out, loose out on yet another piece of irreplaceable historic architecture, as well as the tax revenue. It does not have to come to demolition. Action should be taken NOW to prevent this! For these reasons the old Congregational Church Parsonage at 308 Center Street Ashland is #4 on my list of top 10 most endangered historic properties in Ashland County.

5. The Landis House - 415 Claremont Avenue, Ashland, Ohio

The C.W. Landis Home is one of the last remaining mansions on Claremont that is still a residence and not a business. The home was built over one hundred years ago by C.W. Landis, an Ashland grocer for more than 60 years. At one point Claremont was lined with homes as beautiful as Center Street.

Looking closely at the Landis Home you can see that the roof is in desperate need of repair. The porch has also been neglected. The current owner gained control of the property in 1988 and also owns #6 on my list of the top 10 endangered historic properties in Ashland County. He has had two other properties torn down by the City of Ashland, demolition by neglect. 522 Cottage was a huge Victorian Mansion, as was 340 West Walnut Street. Both were in terrible shape, but were not kept up. According to the Ashland County Auditor's website the 2634 square foot century home at 340 West Walnut Street had a value of $50,440. The land itself is now valued at $14,990. The city and county have lost out, lost out on two pieces of irreplaceable historic architecture, as well as the tax revenue. It did not have to come to demolition. Action should have been taken years ago to prevent this!

We can see a pattern here! We know what WILL happen if action is not taken SOON. That is why the first T.W. Miller House is #5 on my list of the top 10 endangered historic properties in Ashland County.

Don't worry, the last four endangered historic properties in Ashland County do not all have the same owner.

6. The 1st T.W. Miller House – 713 Center Street, Ashland, Ohio

This house was the first home of T.W. Miller and his bride, Helen Myers, the youngest daughter of F.E. And Alvesta Myers. It must have been a showcase in its day. The Warren Palmer family bought it in 1914 and lived there through the 1950s. Mr. Palmer, with Ed Mayner, operated a dry goods store on Main Street. It is currently an apartment house owned by Gary Austin.

Looking closely at the Miller Home you can see that the roof is in desperate need of repair. Aluminum siding has come off, leaving rain to drop behind the siding. The current owner has had two other properties torn down by the City of Ashland, demolition by neglect. 522 Cottage was a huge Victorian Mansion, as was 340 West Walnut Street. Both were in terrible shape, but were not kept up. According to the Ashland County Auditor's website the 2634 square foot century home at 340 West Walnut Street had a value of $50,440. The land itself is now valued at $14,990. The city and county have lost out, lost out on two pieces of irreplaceable historic architecture, as well as the tax revenue. It did not have to come to demolition. Action should have been taken years ago to prevent this!

We can see a pattern here! We know what WILL happen if action is not taken SOON. That is why the first T.W. Miller House is #6 on my list of the top 10 endangered historic properties in Ashland County.

7. Ashland County Public Schools

The Ohio School Facilities Commission was created in 1997 to address the growing problem of the condition of Ohio schools. When the commission started its evaluations for each school district, it made a decision that if a building would cost 2/3 the price of a new building of equal size, the building would be razed to build new. The state would even assist in the abatement and demolition process. Although changes have been made in the "2/3 rule" 14 historic schools in Ashland County have been destroyed with numerous others endangered. Consider Ashland City Schools as they consolidate and make grade level buildings rather than neighborhood schools. What will happen to these historic neighborhood schools?
Osborn school was built in the early 19o0s and named after Belle Osborn. Belle Osborn taught school for years in Ashland and was the daughter of Judge Osborn. Their home once stood on Center Street where Trinity Lutheran parking lot is today. Belle Osborn upon her death donated money for the city to purchase land to make a city park....Brookeside.
Will Osborn School suffer the fate of the Osborn House? If a school district abandons a building how can it be rehabilitated for another use? Who will make the investment in a large building like a school? For these reasons I have placed Ashland County Public Schools as #7 on my list of the top 10 endangered historic properties in Ashland County.

8. The Frazee House - 602 Center Street, Ashland, Ohio

The Frazee Home is not only one of the oldest and best preserved landmarks in Ashland, it also remained in the same family for over 100 years. The home was built in 1873 by William C. Frazee.
Sid Boyd wrote about the Frazee home in the Ashland Times-Gazette on Dec. 20,1968. “His (William Frazee) business associates on Orange Street told him, ‘Bill, you’re building too far out of town.’ The house was built on a large tract of land that extended from Walnut Street to College Avenue (then Bank Street) and from Center Street to Chestnut Street. Because the Frazee business required a large number of horses, his estate needed to be large.”
Boyd continued, “Bricks for the house were made at a brickyard near the present Samaritan Avenue. The bricks for several other residences and those used at Allen Hall and the original Founders Hall on the college campus also came from this brickyard.”
The home eventual was put in the hands of Trinity Lutheran Church. Members of the church debated whether to tear down the building for additional parking. In 2002 Margaret Childs of Sacramento, California purchased the house from the church in order to preserve the structure. Although the home was saved in 2002, Trinity Lutheran Church still holds a first right of refusal to purchase the home if it is ever sold. Unfortunately, Margaret passed away last October. What will happen now to his home? It has always been a private residence but until the church gives up their first right of refusal, there are no guarentees. Would the Good Shepherd purchase the property and clear the house? That is what happened with the McClellan House at 608 Center Street. Would a business purchase the home to make it office space? The West side of the Center Street Historic District only has three single family homes not used as businesses left.
The Frazee House therefore is #8 on my list of the top 10 endangered historic properties in Ashland County.

9. The Harris House - 502 Claremont Avenue, Ashland, Ohio

Located on the southwest corner of West Walnut Street and Claremont Avenue, the Harris House was most currently used as the Ashland County Bureau of Motor Vehicles and AAA.

F.E. Harris worked for the F.E. Myers and Bros Company for about 50 years. Mr. Harris had the house built at 502 Claremont in 1916. By the 1950s the home began to be used as office space and that is when the three car carriage house was torn down to make way for parking.

Since the BMV recently relocated, the home now sits empty. When the Harris House was built, every corner of West Walnut Street and Claremont Avenue had a grand home. Now it stands as the only home left at that intersection. Will this home suffer the same fate as the other mansions on Claremont and be torn down to make way for a fast food restaurant or gas station? Will it be chopped up further inside and out, past the point of recongition of a single family residence? For these reasons, the Harris House is #9 on my list of the top 10 endangered historic properties in Ashland County.

10. The Williams House on 208 West Walnut Street, Ashland, Ohio

The Williams family lived in this home during the Victorian Era. The home was quite possibly built by a local carpenter named Theodore McNeely. McNeely built numerous homes in Ashland including the Locke-Mason House on Pleasant and the Brinton House on Center. The woodwork in the home is almost identical to that of the Lock-Mason and Brinton Homes.

Mr. and Mrs. William's daughter, Olivia, married Charles F. Kettering in the Williams House in 1905. Charles Kettering was a famous inventor who created Dayton Engineering Laboratories Company (DELCO) which was eventually taken over by General Motors. Kettering had over 100 patents to his name and headed up General Motors' research division for almost three decades. In 1933 Kettering even made the cover of Time magazine.

The Williams House is currently empty. It is a product of the economy and bank owned. Although in relatively good shape, it will take someone special to purchase this piece of American History and restore the home to its Victorian roots. At what the bank is now asking, $29,900, the William's home will likely suffer the same destiny as so many century homes, it will be come a rental for a few years before being torn down.

The Top 10 Most Endangered Historic Properties in Ashland County, Ohio

Starting tomorrow, I will begin posting my top ten most endangered historic buildings in Ashland County. All of these century structures run the risk of demolition for a multitude of reasons, some for potential parking, others out of neglect. Read along each day to see what building might turn up on my list.

Duplex to Single Family Means $$$$

If you own an old home that was converted to a duplex and can’t afford to restore or rehab the building, consider converting the duplex back to a single family residence. My own home was converted into a duplex in the 1930s. When we purchased the home, it appraised for $122,000. By taking out a kitchen and opening up a doorway between the two parts of the house, it was re-appraised for $155,000, almost instant equity in the home to use for renovation/restoration projects.

Time Bank - Pay It Forward To Rehab Your Historic Home

People across the United States have created “Time Banks” to help accomplish their goals. According to www.timebanks.org, “You will be working with a small group of committed individuals who are joined together for a common good. It connects you to the best in people because it creates a system that connects unmet needs with untapped resources. To see what happens each week when you are part of Time Bank is deeply fulfilling, especially if you are helping to make it run.”

It’s actually quite simple. You note in the time bank what service you can provide, for example I am good with landscaping and yard work. I could then talk to a community organizer or look online for someone that has banked hours and needs landscaping work done. For ever hour I work, I get one hour of work in return.

Imagine if you own a century home that needs work but you don’t have the expertise, time banking could be an option. If you are willing to put in the hours of work, others will be willing to help you!

Top Ten Most Endangered Historic Properties in Ashland County, Ohio

On August 8th I will begin posting my top ten most endangered historic buildings in Ashland County. All of these century structures run the risk of demolition for a multitude of reasons, some for potential parking, others out of neglect. Read along each day to see what building might turn up on my list.

Donate Your Century Home or Building To A Preservation Organization continued

An owner of a dilapidated historic building could work with a nonprofit and negotiate an option to purchase the property. The option to purchase should include a fixed time and negotiated price; donated and/or purchased. For as little as $1 a nonprofit preservation organization could obtain the option to buy the property and market the historic building as mentioned in my post, Donate Your Century Home or Building To A Preservation Organization. The organization can market the property for more than the option to purchase so that they can cover their marketing expenses, yet price the building to sell and encourage federal and state tax credits as extra incentives to purchase. Before selling the historic building, the group can place an historic easement on the structure and can put a preservation plan in place for the new owners.

Ashland has three nonprofits that could possibly do this for our city; the Ashland County Historic Preservation Alliance, the Center Street Historic District, and Ashland County Historical Society. All of these could opt to purchase an historic property but each organization would have to commit to marketing the historic structure to find a new owner.

Donate Your Century Home or Building To A Preservation Organization

Most homeowners are going to say, “Are you crazy? Donate my home to some nonprofit organization?” Hear me out though! A nonprofit preservation organization can offer a receipt for a tax-deductible donation including a house or building. If a home is out of reach for the owner to restore, refurbish, or rehabilitate, then this IS an option. Most homeowners would rather have some cash for their property though. One nonprofit organization in another state works directly with property owners. The nonprofit explains the purpose of the organization and tax-deductible donations. Then, the group asks to purchase a home for part of the value of the home and in return the organization can give a receipt of a tax-deductible donation for the remaining amount. This takes some negotiating but can be important with capital gains…donations can help offset the capital gains. This nonprofit organization out of state then is able to market the historic building for less than market value in order to help find someone willing to restore the building. Before selling the historic building, the group places an historic easement on the structure and puts a preservation plan in place for the new owners. The new owners could then potentially use the 20% federal tax credit and/or 25% Ohio historic tax credit. Ashland has three nonprofits that could possibly do this for our city: the Ashland County Historic Preservation Alliance, the Center Street Historic District, and Ashland County Historical Society. All of these could accept a donation or accept a part purchase/donation. They would have to commit to marketing the historic structure to find a new owner.

Tax Credits To Restore Or Refurbish Historic Buildings

So few people know that tax credits are available at the federal and state level to restore or refurbish historic buildings. If a building is on the National Register of Historic Places, it could qualify for a 20% tax credit. If it is not on the National Register but older than 1936, the structure could still qualify for a 10% tax credit.

Many states have started their own Historic Tax Credit program. In Ohio, buildings on the National Register could qualify for 25% of a rehab project. These are tax CREDITS and not deductions. The credits can be sold like bonds. So non-profits can also utilize these incentives.

So what is the catch? The work must meet certain standards, but if you are receiving this assistance, it only makes sense! The buildings must be income generating. The rehabilitation of a property most also be significant. Most century buildings that people are razing because of the cost to restore them would be significant rehabilitation projects.

The old Home Company department store in Ashland, Ohio was rehabilitated using the federal tax credit.

Marketing Old Homes To The Right Crowd

The best thing that could happen to a vacant and/or dilapidated century home is to have it sold to someone who loves the charm and wants to restore or refurbish the house. I know this is easier said than done, but much of it comes with marketing the home to the right type of buyers. Interested buyers are more apt to see the potential rather than the building as it is. Here are a few places one could advertise a heritage home.


www.HistoricProperties.com will list a property for $50. The listing includes 3 photographs and will be online for three months. The property will be on their website within 3 business days of receipt of your submitted form and photos. An extra page of 6 more photos is available for an additional $25. The total cost for the two-page listing with up to 9 photos is $75.
A Featured Listing on the Home Page for one week is $150. A Featured Listing will be one of 3 properties cycled on the home page. This fee includes your 3 month basic listing and a second page of photos. Features are booked well in advance. You can reserve your date by selecting from available dates at the bottom of the Listing Form.


www.HeritageOhio.org through its Historic Real Estate for Sale marketing program will advertise historic (generally 50+ years old) Ohio buildings for sale on their web site and in quarterly publication called Windows. A full-color quarter-page print ad in Windows costs $50 per issue. A web ad costs $75 for a two-month listing. Choose both the print ad and web ad for only $100. To advertise, send Heritage Ohio a good digital image of the property, a 50-word description of the property (include information such as location, asking price, contact phone number and/or email), and a check made payable to Heritage Ohio.


The National Trust for Historic Preservation's magazine called Preservation has a circulation of 450,000 across the United States. For $395 your historic property is put in front of a nationwide audience that cares about preserving and maintaining historic properties. Their ad includes 70 words and a photo.


National Trust For Historic Preservation also has an online venue called Historic Properties for Sale http://historicrealestate.preservationnation.org/pages.php?id=3
Basic listings start at $60 for two months with featured listings available for $100 for two months


www.historicforsale.com is much like HistoricProperties.com. A 2 month listing = $60.00; 6 month listing = $125.00; 12 month listing = $185.00
historicforsale.com works with PreservationDirectory.com
Fees for listing your home on PreservationDirectory.com are 2 months add $15 (total for both sites = $75), 6 month listing - add $25 (total for both sites = $150), or 12 month listing - add $35 (total for both sites = $220).

Burning Money

It’s truly perplexing to think that a property owner would allow their building to be demolished when the home is worth $40,000 and more. Homes and building in Ashland are being razed by the homeowners as well as the City of Ashland. The Ashland County auditor’s online records show taxed value of homes and properties. After the leveling of these homes, properties are worth $10,000 to $20,000. It doesn’t make economic sense to destroy something you own that has value. It’s like burning money. This week I will be exploring options people have other than allowing them to be destroyed.

Three More Homes Razed

I was driving down East Main Street today and realized another three Victorian Era homes have been razed. These homes stood close to where East Main Street and Cleveland Avenue come together. It's amazing how many century homes and buildings have come down in the city since I have lived here in Ashland. In just four years, I am able to count 27 without having to pause to think. The demolition of so many vintage homes and buildings drives me to continue to do whatever I can to "Save Old Ashland" while there is still sometime to save.