Transforming a Neighborhood: The Baden-Hoffen Project in North St. Louis
By Michelle Kim, Washington University Gephardt Institute for Civic and Community Engagement 2025 St. Louis Fellow
In the historic Baden neighborhood of North St. Louis, a community is being revitalized through the rehabilitation of single family homes, apartments, and commercial buildings. Led by Sanctuary in the Ordinary (SITO), the Baden-Hoffen project serves as a model for reinvestment in overlooked neighborhoods.
Addressing the Housing Shortage in St. Louis
With a focus on providing affordable housing for low to moderate income individuals and families, SITO utilizes selective rehab to create new spaces from old ones. Thanks to funding from the City of St. Louis’ ARPA allocation through the Community Development Administration (CDA), the Baden-Hoffen project will offer thirteen affordable housing units and three updated commercial spaces by the end of this year. The properties were acquired in 2023.
Preserving the Community’s History
At the core of SITO’s work is a four-point strategy that prioritizes retaining and repairing existing homes rather than building new ones. This approach recognizes the value of preserving the homes that have shaped St. Louis’ neighborhoods. As SITO Executive Director Jeff Buck explains, “We’re not here to start from scratch – we’re here to build on what’s already standing. These homes, these neighborhoods, they already have stories worth preserving.”
A Novel Financial Approach
Selective rehab is key to SITO’s model, but it can be costly. Traditional lending models often only provide non-profits with up to 75% of a building’s post-rehab value, leaving a significant gap when trying to provide affordable housing in low to moderate income communities. To bridge this gap, SITO combines donations with 10-year, interest-free loans. After a decade, the equity gained in the property allows for refinancing and repayment of the loans. SITO also shares this approach with other housing non-profits in the city, believing that if more organizations adopt this model, it could be a powerful agent of citywide change.
Phase One: The Apartment Building on North Broadway
The first phase of the Baden Hoffen project began with the rehabilitation of an apartment building on North Broadway. Roof work and tuckpointing were completed first, but since some units were already occupied, SITO had to carefully coordinate temporary relocations. Once renovations are complete, residents will return to their original homes in a revitalized community.
