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June 29, 2005

House of the Day: Attractive Mid-Slope Miniature

bergen stHere's a new listing in Park Slope from Prudential Douglas Elliman for $2.15 million. This is a charming house to be sure, with original moldings and wide floorboards among other details, but its small size (2,650 s.f.), sunken English basement and Sub-Sixth Avenue location make us question whether over $800 a foot is too much for this puppy. The 2-family, 3-story brick house has an attractive garden as well, but that also looks on the small side. We're not deeply entrenched enough in the Park Slope market, though, to completely write this off. What do others think? Anything on this block sold in recent memory?
Bergen Street [Prudential Douglas Elliman] GMAP




Posted by Brownstoner at 11:37 AM | Comments (22)
Categories: Properties

Comments

This is North Slope, not mid-Slope (almost all the way to Flatbush). Seems pricey for the location and size to me. Wish there were a floorplan, tho -- curious how they get 1 1/2 baths in the rental ans 2 1/2 baths in the duplex. That's a lotta toilets on three floors. Someone must have had a tiny bladder.

Also, I wouldn't call 2,650 ft sq small. It's at least average for the neighborhood. It would be roughly the equivalent of a 20 x 45 footprint on three floors.

Posted by: linusvanpelt at June 29, 2005 11:48 AM

I grew up in the slope, from 74-92. That's way too much money for that block and size. It's not a bad neighborhood per se, but that's an obscene amount of money for what it is.

Posted by: Sloper at June 29, 2005 11:54 AM

brownstoner Gmap is not working righ, looks like a problem with link.

Posted by: malymis at June 29, 2005 12:04 PM

BTW - the GMAP link brings right back to brownstoner.com with no map.
The small backyard makes me think bordering Flatbush Avenue. There is 449 Bergen which propshark shows with that sq ftage and short lot.
Block is also 1/2 commercial. Not a leafy prime block or very quiet.
Way over priced. At $2m can get better block and
a little more space looking at current things on market. (not that $2 would be my price range anyway).

Posted by: Anonymous at June 29, 2005 12:06 PM

the price is laughable

Posted by: Anonymous at June 29, 2005 12:15 PM

I'm posting again, still astounded by the price. For the sake of comparison, a 4-story brownstone in the center Slope, between 6th and 7th Avenues, went for around $450k in early 1995. I don't know what that area costs now, but I'd guess this house on Bergen and 5th Avenue was worth $300k, max, in 1995. So in a decade, the value has jumped by $1.7 million? That just doesn't make sense, clearly a bubble. Admittedly I'm not well-versed on current Slope real estate, but it seems like $1.3 million would be a more realistic price. Especially since it's relatively close to the Net stadium future traffic nightmare.

Posted by: Sloper at June 29, 2005 12:41 PM

yeah, the price is a joke. $2 million can get you a decent 4-story brownstone on a prime block.

Posted by: anonymous #2 at June 29, 2005 1:23 PM

It does seem overpriced - Some 3 story Slope houses have gone for close to 2 million, but they tend to be on much more desirable blocks and feature more original detail than you can see from this listing. Also you can't get as much rental income from an english basement as you can with a regular basement/garden apt. I think 1.6/1.7 is more realistic, still a lot of $$ though...

Posted by: Anonymous at June 29, 2005 1:27 PM

It's about as ridiculous as row houses in Red Hook going for over $1M, but some idiot will buy it. There's always someone out there with too much money and not enought sense.

Posted by: Anonymous at June 29, 2005 3:26 PM

What a nutty price. I could be wrong, but I didn't notice anything unique or charming or anything that remotely justify this price range. Now does the Waverly Ave. 44x60 carriage house seem 'reasonable' for the same price?

Posted by: renogirl at June 29, 2005 3:32 PM

Waverly carriage house is looking a lot better by comparison!

Posted by: Brownstoner at June 29, 2005 3:45 PM

seems to me the 1st floor is actually well below grade - can you still call this a lower duplex? i'm new to this, but i read that code doesn't allow bedrooms or kitchens 50% below the sidewalk

Posted by: Anonymous at June 29, 2005 9:35 PM

this price is insane. i know park slope and this doesn't make any sense at all. not a special house, not a special location, not especially large- what's the deal? perhaps there's something very valuable hidden inside?

Posted by: Anonymous at June 29, 2005 9:53 PM

$2.15 million to have your street used as a parking lot for Bruce Ratner's guests? No thanks. You can get so much more, and in a much nicer location, ten or fifteen blocks south in park slope.

Posted by: Anonymous at June 29, 2005 10:06 PM

$2.15 million to have your street used as a parking lot for Bruce Ratner's guests? No thanks. You can get so much more, and in a much nicer location, ten or fifteen blocks south in park slope.

Posted by: Anonymous at June 29, 2005 10:06 PM

I see that a Henry St.-Carroll Gardens house that I think was the May 9 House of Day for $2.2 is now down to $1.9.
Overpriced houses will sit even in this market.
Whereas a President St (PkSlp) house was listed about a week ago for $1.47 is already showing in contract on their site.

Posted by: Anonymous at June 30, 2005 9:20 AM

The listing seems to have been pulled from the Elliman site. Brownstoner is clearly a force to be reckoned with. That, or it was a typo.

Posted by: linusvanpelt at June 30, 2005 10:49 AM

Hmmm. The link worked yesterday. The listing has definitely been removed--if you search for houses in Park Slope on PDE, this one does not come up.

Posted by: Brownstoner at June 30, 2005 11:19 AM

Suddenly a 2650 sq. foot house is small?

Posted by: Anonymous at June 30, 2005 11:39 AM

For $2.15 million? You bet. Most brownstones are 3,500-4,000 s.f. That's not to say that 2,650 s.f. is not plenty of space for a family to live in.

Posted by: Brownstoner at June 30, 2005 11:49 AM

Once Brownstoner.com starts ranking on your real estate listing you'd better pull it off.
We are tough bunch of critics.

Posted by: Anonymous at June 30, 2005 11:51 AM

I guess it's okay to complain about the high prices until it's our turn to sell.

Posted by: Anonymous at June 30, 2005 3:11 PM

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