Graduate Hospital is Great!
Why We Like It: Convenient location: walk north to Rittenhouse Square and central business district, west over the South St. bridge to UPenn, Drexel, CHOP and HUP, east to Wash West and Bella Vista; lots of new and newer construction; large 3-story homes with some original detail.
Why We Don't Like It: Lack of daily needs: most restaurants, bars and cafes are located on the north side of the neighborhood around South St.; A few bodegas and bars exist in the neighborhood core but most people will find themselves gravitating towards South St. for most of their food, drink, dry cleaning, etc.
Housing Stock: Graduate Hospital has seen explosive growth over the past 10 years. Once filled with vacant lots and dilapidated structures, it's now almost completely built up. Housing is primarily 2 and 3-story single-family homes. Condos exist but most are in 3-story properties that have been converted to 3-condo residences. Graduate Hospital is also one of your best bets for new or rehabbed construction in the Center City area. It also has many homes where period-detail was saved with the addition of modern kitchens, baths and mechanicals. Finally, some of the best skyline views in the city exist from the numerous roof-top decks.
Price Points: Not much below $300K. Smaller 2-story homes on sides streets below Christian St. can be sub $300K but many 2-story homes on northern blocks like Kater St. and Penberton St. will approach $400K. Parking can add $100K to a property. 3-story new construction below Christian St. with parking will sell for around $500K while similar properties closer to South St. can exceed $700K. 1 or 2-bedroom condos typically sell in the $200K-$300K range.
Places of Interest: Think concrete and bricks. Again, not a whole lot happening south of South St. If I had to pick: Marian Anderson Park and Recreation Center, Julian Abele Park, picturesque blocks of 22xx and 23xx Madison Square, Christian St. YMCA, well-maintained entry grounds of Naval Square.
Food/Restaurants: Devil's Pocket House, Jamaican Jerk Hut, Sidecar, SoWe, Moe's, La Va, Pumpkin, Ants Pants, Honey's Sit & Eat, Ten Stone, The Cambridge, Grace Tavern.
Schools: Chester A. Arthur, Edwin M. Stanton, Independence Charter School, The Philadelphia School.
The Bottom Line: Graduate Hospital is all about location. Most people love being a quick walk north to Rittenhouse Square or to their jobs on Market St. west of City Hall. You'll also find many people living on the west side of the neighborhood that commute daily to University City via the South St. bridge or who spend their time at Schuylkill River Park in Fitler Square. Those on the east side benefit from being centrally positioned in Center City's core. Prices are steep and much of the newer construction is "junk" that was quickly developed by novice investors looking to make a quick buck in the housing boom of the mid 2000's. Still, the neighborhood identity is growing and the area will stabilize even further as Point Breeze to the south slowly develops.