South Side row house with modern redesign priced under $700,000
People who take on a property rehab have a sense of adventure. For architect Tom Gray, reimagining his three-story brick row house on the South Side was more like an exploration of the home’s potential.
“We took the house apart rather carefully to let it reveal its possibilities, to understand it better,” said Gray, principal of Thomas O. Gray Architects LLC.
The result is a three-bedroom, 3½-bath stylish combination of design with an eye toward sustainability— and a four-vehicle carport.
Now 2328 Sarah St. is on the market for $699,000 (MLS No. 1580496) and listed with agents Beth Cox and Julie Rost of Team Rost, Berkshire Hathaway HomeServices (www.thepreferredrealty.com or 412-352-5570). An open house is set for noon-2 p.m. Sunday.
Outside, the house looks like its early 1900s neighbors, with a mansard roof and original slate tile. But the inside was a mess. The architect’s adventure started on day one.
“No fewer than 25 buckets completely full of water — 35-gallon trash cans full of water — we had to drain before we could do anything,” he said, noting that contractors had to hang hoses out of a window.
Then work began on removing first-floor walls and pocket doors to create an open floor plan with three areas that flow into each other but keep their identities.
A partial wall creates an entryway without closing off the living room. Tall windows illuminate a gas fireplace with a simple wood mantel, stone surround and tiled
hearth. The chimney breast reaches to the ceiling and red-brick walls are exposed.
“We decided to open up the stairs ... went a little bit modern,” said Gray. “Very little of the original character was left. The only molding left was below the front windows.
“We tried to keep the better parts of the original but we weren’t given very much.”
Partial walls act like pillars to define the dining room, which is lit by a stylish chandelier and recessed lighting that ties the first floor together along with luxury vinyl tile.
The modern kitchen has leathered granite counter tops, brand-new Beko stainless-steel appliances and lots of storage in upper and lower cabinets that line the walls. A custom-made hood vent is trimmed in rustic wood.
The mudroom at the rear of the house leads out to a private patio area that can also be accessed from French doors in the dining area.
Anyone who’s struggled to find parking on the South Side will love the covered carport with room for four cars. It’s reached via double-wide garage doors on Larkins Way. A deck is shielded from the garage by a decorative screen but easy to access at the same time, a
true South Side convenience.
On the second floor are two bedrooms and a family bathroom. The larger front bedroom has a walk-in closet and a stylish bathroom with subway tile, a double vanity and a walk-in shower.
The second bedroom offers a grand view of the Slopes and has exposed ductwork. A family bathroom off the hallway has a showertub combination.
During the renovation, the row house was gutted to the studs and all wiring, plumbing and HVAC updated.
“I have four little letters after my name, LEED. It’s been in my mantra since I
was young,” said Gray.
“We used closed cell spray foam as the best way to insulate the building. It has the most effective R-value per inch, really sealed the building up well.”
The third floor boasts a large office area with a wet bar for your morning coffee. Beyond it is a spacious bedroom with a decorative fireplace, large windows and French doors leading to a private deck.
“Instead of trying to cool the third floor from the basement, we decided to go with a mini-split,” Gray said. “You introduce your cold air at the very top of the building because cold air drops. It gives you more control having two systems.”
The first and second floors are heated and air-conditioned by a forced-air, highefficiency furnace and the tightly sealed ductwork is specifically designed for efficiency. There is a wholehouse exhaust fan.
“In the swing seasons, spring and fall, you don’t have to run the AC, just keep the windows open,” said Gray.
The top-of-the-line water water heater has a recirculating loop. “You don’t have a long waiting time, waiting for it to get hot.”
The house also has a new metal roof with a skylight that pours light down to the first floor thanks to partial walls on the hallways and staircases.
The laundry is conveniently located on the second floor, leaving the basement for storage or something
more. It has good head height, another treat in an older house.
The property assessment is $186,800. Over the last two years, six houses have sold in the 2300 block of Sarah Street for prices ranging
from $95,000 for this one in March 2021 to $600,000 in August 2022 (www2.alleghenycounty.