We'd planned to live here for decades, so we built with that timeline in mind. An opportunity is taking us abroad—but we want to find the right home for this home, so to speak.
Most Bella Vista homes on the market are cosmetic renovations—fresh paint over decades of deferred maintenance. 814 Bainbridge is different: we approached this home with the intention of living here for decades.
Between 2022 and 2026, the property underwent comprehensive updates prioritizing long-term durability over quick visual fixes. This means the investment went into the core systems and finishes that matter for longevity, not just the parts that photograph well (though it does also photograph well).
The interior work followed the exact same logic: solid wood slab doors throughout, modernized bathrooms, a highly functional kitchen, and custom carpentry that makes the space feel truly finished rather than simply staged.
A beautiful home means nothing if the bones aren't cared for. We meticulously maintained and upgraded the home from top to bottom, ensuring every improvement was built to last.
We replaced "landlord special" with a combination of durable quality and aesthetic value. Every touchpoint in the house was upgraded to prioritize longevity, comfort, and ease of use.
While Philadelphia's famous Magic Gardens are nearby, this property has its own piece of neighborhood history. The street-facing wall of the backyard features an original mosaic by artist Isaiah Zagar—in good condition and simply part of the house.
It's a delight to have featured as part of the home, and keeps the neighborhood's cohesive feel going on our block.
Walking distance to the Italian Market, Angelo's, and three parks: Seger, Palumbo, and Cianfrani. A Walk Score of 98 isn't an abstraction here; it means the car stays parked most days (if you need it at all). That's in addition to Whole Foods and Acme, less than five minutes' walk away.
The property is within the William M. Meredith School catchment, consistently one of the top-rated K-8 schools in the Philadelphia School District. For buyers planning ahead, this is among the most tangible and durable long-term value components of this address.
A real-wood roof deck accessible from the master bedroom, a 12x12 space above Bella Vista. Built for everyday use—morning coffee, evening drinks, or just stepping outside without leaving home.
Much of the core maintenance and system upgrades aren't visible in listing photos. All of it is documented. Review the itemized history of the care and capital invested from 2022 to 2025.
| Project & Location | Year | The Work | Why It Matters |
|---|---|---|---|
|
Basement & Foundation
Basement
|
2023-2025 | Upgraded flooring with new poured cement and tile; restored and exposed internal brick wall. | Ensures a clean, dry, and highly usable lower level that retains its historic character. |
|
Electrical Upgrade
Basement / Whole House
|
2022 | Upgraded service from 100-amp to 200-amp; added GFCI outlets and sconces. | Modernized electrical capacity for heavy appliance use, modern living, and move toward electrification. |
|
Roof & Waterproofing
External
|
2022-2023 | Replaced main and addition roofs and flashing; full exterior repointing across facade per engineering survey; roof drainage system added (to water barrel in back; to planter in front). | Professionally removed all existing layers, then replaced and sealed; house has been dry for years since repairs. |
|
Doors & Hardware
Whole House
|
2022 | Replaced all hollow-core doors with solid wood slabs; barn doors installed in bathrooms. | High-quality solid wood doors throughout; barn doors maximize light and space. |
|
First Floor Modernization
First Floor
|
2022–2025 | Increased ceiling height, repainted throughout, and refinished hardwood floors. Electric fireplace, modern lighting, and ceiling fan added to living area. | The combined effect of taller ceilings and refinished floors is significant—the space reads larger than the square footage suggests. |
|
Kitchen
First Floor
|
2023 | New backsplash, faucet, dishwasher, refrigerator, induction cooktop, butcher block counter, and open wooden shelving. Dedicated under-sink water heater and drinking-water filter installed. | A fully equipped, functional kitchen, not a staged one. Everything works and was chosen for daily use. |
|
Custom Carpentry & Built-ins
First Floor
|
2025 | In-wall shelving and mantels built to spec. Hand-stained wooden windowsills throughout. | The kind of detail that makes a house feel like it was designed for someone, not assembled for sale. |
|
Second Floor Bathroom
Second Floor
|
2025 | Full replacement: hand-tiled walls and floor, new toilet, vanity, and windowsill. Shower expanded. | Modernized for comfort with custom tile work—enlarged shower is a meaningful upgrade over the original. |
|
Third Floor Bathroom
Third Floor
|
2023 | Entire bathroom replaced: new shower/tub, modern tiling, upgraded toilet, and separated vanity area. Layout reconfigured to allow direct access to the roof deck. | The separation of the vanity and toilet areas is a genuine quality-of-life improvement, not just a cosmetic one. |
|
Water Filtration
Whole House
|
2022–2024 | Whole-house water filtration system installed; dedicated under-sink filtered water in the kitchen. | Clean water at every tap, by design — not an afterthought. |
|
Rear Addition Maintenance
Internal / Addition
|
2025 | Comprehensive maintenance of the rear addition, including foundational stuccoing, sealing, and repointing. | Shoring up existing masonry as forward-looking, preventative upgrades. |
|
Windows & Lintels
External
|
2022-2025 | Executed engineer's recommendations: replaced all windows, trim, and windowsills; replaced original rusting steel lintels with custom limestone. | Improved energy efficiency, structural longevity, and a cohesive exterior aesthetic. |
|
3rd Floor Enhancements
Third Floor
|
2023-2025 | Updated bathroom layout to separate the vanity and toilet areas, improving the flow to the exterior door. Installed real wood roof deck. | Ensures the roof deck is accessible to guests without having to enter the bathroom area. |
|
Entry & Security
External
|
2022–2025 | Front door replaced and cement-framed. Logitech camera doorbell installed. | Modern security seamlessly integrated into the historic facade. |
|
Backyard & Planters
External
|
2022–2024 | Rear gate replaced; custom planters installed with seed-grown trees now fully established; rainwater barrel added. | A private outdoor space with mature greenery—no waiting for anything to grow in. |
Documentation available for serious buyers, including the 2022 exterior structural condition survey, maintenance logs, and the roof warranty.
An unexpected career opportunity is taking us abroad. We truly planned to stay here for decades, which guided our mindset for every renovation—we wanted to build for our own long-term comfort, not for a quick resale. We're gutted to leave the house, but excited for the move.
Painted brick traps moisture, which accelerates the deterioration of century-old masonry. When we had the exterior fully repointed in 2022, our structural engineer explicitly advised against painting it. We prioritized the building's ability to breathe properly so the facade and new limestone lintels last for another hundred years.
Same reasoning as no paint: Old Philadelphia brick is porous. Sealing it, especially in lower levels, can trap moisture behind the sealant and cause spalling (where the face of the brick flakes off). Leaving it natural is both aesthetically beautiful and structurally safer for historic masonry.
Because we know every inch of this house and the exact reasoning behind every upgrade. We feel we are the best people to communicate its value directly to the next owner. By bypassing standard listing commissions, we can price it fairly and ensure a smooth, transparent transaction.
Yes, absolutely. If you are a buyer represented by an agent, we are happy to work with them and offer a standard buyer's agent commission. Just have them reach out to us directly to set up a showing.
It's standard Philadelphia street parking (Permit Zone 22). However, with a Walk Score of 98, we genuinely go days (weeks, really) without needing the car. For those who prefer a dedicated spot, there are monthly rental lots nearby for reasonable prices in the neighborhood.