Condo of the Day: 127 Saint James Place #3


This floor-through pad in a brownstone at 127 Saint James Place just re-hit the market with a new broker and a slightly lower price tag of $655,000. (It spent much of the fall at $659,000.) The two-bedroom condo has been nicely renovated (though we’re not loving the generic finishes in the kitchen) and comes with exclusive roof rights. It’s a pretty block and the price sounds about right so we’re a little surprised that it hasn’t sold already. Agree?
127 Saint James Place #3 [Corcoran] GMAP P*Shark

20 Comment

  • is the furniture on that roof deck photo shopped in? awesome.

  • I don’t know, that home office looks pretty nifty, and the coffee table apparently doubles as a plant holder. On the other hand, I feel a deep sense of despair as I stare into the uncanny valley.

  • I’m not very surprised it hasn’t sold. The roof rights are nice (I guess), but it’s a top floor walkup, has only one bathroom, and a rather small second bedroom. And I’m not sure that LR/DR/Kitchen area is very workable furniture-wise. Certainly not as shown. Who wants to sit on their couch and stare at their dining table?

  • I’m not very surprised it hasn’t sold. The roof rights are nice (I guess), but it’s a top floor walkup, has only one bathroom, and a rather small second bedroom. And I’m not sure that LR/DR/Kitchen area is very workable furniture-wise. Certainly not as shown. Who wants to sit on their couch and stare at their dining table?

  • I saw this yesterday and sent it to a friend who’s in the market. Seems like a great apartment for the price and location and I am surprised that it hasn’t sold. It would seem perhaps that this listing (notwithstanding the photoshop work, which honestly, I don’t see as such a big deal) is much better than the actual apt.

    • It’s tough to evaluate the apartment from the pictures, without having a floor plan. I’m skeptical about the size of the living room and layout and general amenities (closet space, etc.). From what I can see, this apartment would go for around $650-700k in Park Slope, not sure this location justifies the same price.

  • The photoshopped furniture makes it look wonderful – it probably is.

  • Nice but price seems high for location and what is essentially a one-bed + study (or the baby’s room for 2 yrs). Agree that the living room area is small and only one bathroom less than ideal.

  • Nice but price seems high for location and what is essentially a one-bed + study (or the baby’s room for 2 yrs). Agree that the living room area is small and only one bathroom less than ideal.

  • This is a relatively quick flip. I saw this apartment back in August 2008 when it was recently rehabbed and on the market. Shoddy Home Depot flooring, cheap cabinetry and appliances, and the main room is almost impossible to use as a split LR/DR space. The second bedroom can only be used as a study or nursery, and, overall, there are much better 2-bed’s on the market to be had in brownstone brooklyn. I’m assuming that the owner installed the roof deck and is trying to recoop renovation costs. It shouldn’t fetch much over $625,000.

  • Something fishy about this listing…and it isn’t the photoshopped furniture. Usually when they say exclusive roof rights, it means just that, the right to build a deck. Which led me to believe that not only the deck furniture, but the deck itself, must have been photoshopped in. Then, reading the listing language, it says there is a roof deck. Which is an odd thing to say when they say exclusive roof rights – usually it is exclusive roof rights OR your own private roof deck. That said, having your downstairs neighbors’ AC compressors running right next to your deck isn’t so nice, especially when your place isn’t air conditioned. They should have added central AC when they renovated, since they clearly could have – those top floors bake in the summer.

    You may complain about the size of the living room, the second bedroom, or that there is one bath – but folks, that’s what you get in a typical brownstone one-family converted into floor-thrus. I must have looked at a million of these when looking in Park Slope (I ended up buying something larger, so I get that these can feel small.) BUT, there is a market for these, and has been for over 30 years since the brownstone coop boom started. This being a condo should make it more desirable. The 7 foot bedroom here is standard for these (some are only 6′) and does make for a great study, guest room (I’ve used brownstone rooms this size as both), or small child’s room. The living room and bigger bedroom are both wider than usual, likely because it looks from the floorplan that they incorporated what would have been the exterior hallway to the roof hatch into the unit. The bedroom is also longer than usual, and living room not-too-short.

    The kitchen may be generic, but that’s not nearly as much a problem as poor layout – stove crammed right next to the wall. They should have given it some room on the other side, and put the DW on the other side of the sink. The fact that it has a WD is a big plus, means you only carry groceries up, not laundry. The floors look cheap, even if they say they are solid wood – these don’t look nearly as nice as original floorboards, or the new ones that are thinner like the old ones and don’t look so out of place. The lack of hearth area in front of the fireplace mantel also looks odd. Generally, a sloppy reno. Could have been nice with a little more thought and care.

    I’m guessing a problem might be if the roof access is a straight up iron hatch ladder, rather than a pull-down ships ladder-type access. You’d have to bring someone in to figure out if there was room to add easy roof access if it isn’t already there.

  • Who would want to go up to the roof deck with the big central air unit right next to it. May as well have no outdoor space as it is not usable.

  • Man, we can never, ever move.

    I don’t like brownstone conversions, because I am not a fan of small apartments or living room dining room combinations. On the other hand, this is a fabulous block. If this apartment had a real roof deck and more kind of faux old finishes, I think they’d get ask. They might anyway–despite some touting Park Slope as a benchmark, Clinton Hill has plenty of buyers and you can’t beat this location.

    Which is why we are never moving. Ever.

  • isnt a stove right up against a wall, a fire hazzard, or even not in code?