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August 18, 2006

Open House Picks

houseDitmas Park
1410 Beverley Road
Liz Simon
Sunday 1-3:30
$1,525,000
GMAP P*Shark

houseFort Greene
266 Clermont Avenue
Fillmore
Sat & Sun 2-4
$1,499,000
GMAP P*Shark

houseProspect Lefferts Gardens
62 Midwood Street
Aguayo & Huebener
Sun 1-3
$1,395,000
GMAP P*Shark

houseWindsor Terrace
452 Prospect Avenue
Heights Berkeley
Sat 2-4
$1,059,000
GMAP P*Shark




Posted by Brownstoner at 11:31 AM | Comments (42)
Categories: Open Houses

Comments

The place on Midwood Street looks interesting, but unfortunately it is in quite a dangerous area.

Posted by: Anonymous at August 18, 2006 11:37 AM

whats up with the windsor terrace place - it's been on the market for severl months????

Posted by: will at August 18, 2006 11:41 AM

Love the colors of the Windsor Terrace house. I think A&H dropped the ball with the photos of Midwood Street. Although Fillmore gets my vote for the worst realty photograhers out there!

Posted by: Anonymous at August 18, 2006 11:45 AM

I am pretty sure that Clermont listing was with Foxtons several months ago. I have no idea why it is still priced so high. It's a decent location, but the photos make the kitchen look tiny, and everything in need of an update. not a good buy at that price, imo.

Posted by: Wendy at August 18, 2006 11:45 AM

The house on Beverley Road is asking around $500k more than it's neighbor, the blue with turret and original shingles... Although interior detail is pristine, so was the house that just sole (I've been in it). No pix of kitchen or bathrooms. Suggests they need work. House is a little bit larger, than the other, but is that worth the higher asking price. Don't think so. Also, I think this house has siding, not original shingle. That's not cheap to restore. I don't think the exterior is as charming as the house with the turret. Not unattractive, just not as much curb appeal. A nice house though, for not quite such a high price.

Posted by: Anonymous at August 18, 2006 11:49 AM

The Windsor terrace place is very nice- albeit an odd confirguration. The "great room" is actually a converted garage-the price was as high as 1.275M back in April/May. The Clermont listing is freakishly over-priced. The place next door (virtually identical) closed in late June at a little over 1.1M.

Posted by: Anonymous at August 18, 2006 11:50 AM

clermont house is pretty crappy -- we used to own it. once the homeless guys started breaking in and trashing the place it got to be annoying.

Also, the jhs down the street has a lot of annoying kiddies who litter a lot and the sanitation dept tickets very aggressively.

Posted by: Anonymous at August 18, 2006 11:56 AM

The demographic is okay. There are rich white people living in these nabes.

Posted by: Anonymous at August 18, 2006 12:16 PM

The frame house to the left of the Clermont place sold recently and quite quickly. Maybe it was in better shape and/or better priced...

Posted by: Anonymous at August 18, 2006 12:23 PM

I may just swing by the 1410 Beverley Road open house. I'm not loving the brick railings, but there are details that I would like to check out in person.

Posted by: Arsenic and Old Lace at August 18, 2006 12:28 PM

"The frame house to the left of the Clermont place sold recently and quite quickly. Maybe it was in better shape and/or better priced.."

Yes to one-- it sold for 1.1M, don't know the shape of it.

Posted by: Anonymous at August 18, 2006 12:33 PM


It's funny how the JUST SOLD townhouses are so much nicer and more reasonably priced for what you get than these overpriced openhouses.

These sellers think they'll win the lottery and find rich suckers. I suspect they won't and these prices will be cut by atleast a third.

Posted by: Homer at August 18, 2006 1:42 PM

1.3m seems around right for the Beverley house I would think, given what the neighborhood comps have gone for. Seems like it would be tough to sell a house like this as an FSBO when you're really overpriced. They're clearly out of touch with the market and a broker would set them straight pretty fast!

Posted by: west at August 18, 2006 1:45 PM

yeah I have to agree on 1410 beverley, its a nice house but beverely is a pretty busy road traffic wise comparably to the side streets. I think he/she has overpriced it by at least 200k

Posted by: Anonymous at August 18, 2006 1:58 PM

Homer makes a good observation that the just sold homes are all a better value than these--and the market has decreased since those homes went to contract. I'd agree that all 4 of these will probably get reduced by at about 20% before they're actually sold. With few exceptions, the game at the moment seems to be to list places at the "old" prices and then hope someone bites. If no one does after a month or two, the prices get cut.

Posted by: Anonymous at August 18, 2006 2:18 PM

I bought in Brooklyn and I love it, and I got a great value a few years ago, but if I were in the market today and was looking in the above price range, I'd buy here:

http://realestate.nytimes.com/+comshare/vulisting.asp?Lid=723-5

No brainer in my opinion.
But it's the neighborhood where I grew up. So I'm biased in favor.

Posted by: Hal at August 18, 2006 2:43 PM

The Midwood St. is an amazing deal. So much space and all the details are pretty much intact. The buyer would have to put a little $$ but would have a house they could live in forever.

Posted by: west at August 18, 2006 3:06 PM

62 Midwood is a beautiful house on what IMO is the nicest block in Lefferts Manor.

It'd be worth MUCH more if this typo from A & H were true:
"LOT SIZE 45 x 20
BUILDING SIZE 100 x 20"

I'd pay a lot for a property that successfully defied the laws of physics :-)

Their other mistake is that the house was built in 1898, not 1899--no big deal.

There are a number of other posts regarding this house about which I'll not comment, as per my prior promise.

Posted by: Bob Marvin at August 18, 2006 3:06 PM

There are some beautiful homes there. No doubt about it. I would be willing to live there if I were single. I have two kids, though, so that particular neighborhood probably would not work so well.

Posted by: Anonymous at August 18, 2006 3:16 PM

I can't agree with West that 62 Midwood is "an amazing deal" at 1.4M, and given recent sales in Lefferts Manor I bet it won't sell for more than 1.3M. But we'll see.

Hal--that's a nice house you posted. I'm going to look at it. Thanks.

Posted by: Anonymous at August 18, 2006 4:03 PM

Sorry 11:37am and 3:16pm but no one is biting today... :-(

Posted by: Anon at August 18, 2006 4:06 PM

Except for you, 4:06PM. You seem only too eager to bite...suspicously eager.

Posted by: Anonymous at August 18, 2006 4:39 PM

haha, its so transparent that Hal is trying to sell that house in Queens. and then he signs in anonymously and replies to himslef: "hmmm...that's a great house hal, thanks, i'm gonna check it out..."

hahahahaha

Posted by: Anonymous at August 18, 2006 5:01 PM

All us anon's are on our best behavior so we don't have our privileges revoked.

Posted by: Anonymous at August 18, 2006 5:45 PM

What are you guys talking about? Is someone going to let the rest of us in on the joke?

Posted by: Anonymous at August 18, 2006 7:25 PM

good grief. I said I was going to check out the place in Queens. And I am. And I'm not Hal. Get a grip on the paranoia.

Posted by: Anonymous at August 18, 2006 11:02 PM

According to a friend who lives in FH, it is seriously mobbed up, and by newcomers, not the romantic, fading Carroll Gardens variety. Lots of those nice old houses being torn down and replaced by McMansions

Posted by: Anonymous at August 19, 2006 12:12 AM

11:31 AM, 11:37 AM, 11:41 AM, 11:45 AM, 11:49 AM, 11:56 AM, 12:16 PM, 12:23 PM, 12:33 PM, 01:42 PM, 01:45 PM, 01:58 PM, 02:18 PM, 02:43 PM, 03:06 PM, 03:16 PM, 04:03 PM, 04:06 PM, 04:39 PM, 05:01 PM, 05:45 PM, and 07:25.

Posted by: Anonymous at August 19, 2006 11:13 AM

I have to set the record straight about Clermont Ave. (see 11:56, above).

I live across the street from this school (which is an elementary school, not a middle school), and have no problems with litter or excessive sanitation tickets. In fact, I've never gotten one.

And the people at the school are really nice-- good members of the community, w/ kids planting gardens, etc.

Posted by: Anonymous at August 19, 2006 4:28 PM

Well, isn't this thread a ringing endorsement for registration on brownstoner.com!

Posted by: Ed at August 20, 2006 3:27 PM


No, Ed, it is a ringing endorsement of open posting. It is fun and interesting. Not like the snore-fest we had with registration. I think Brownstoner is smart enough to realize that in the end the site is a form of entertainment. If it doesn't entertain, no one will come.

Posted by: Anonymous at August 20, 2006 5:54 PM

Stopped by the 1410 Beverly Road FSBO open house.

The house is classified as a one family and the owner has extended family occupying parts of the house.

The siding is faux wood, but because of the color comb and style, it does not scream vinyl siding.
The house is brimming with beautiful dark woodwork, parquet floors, stain glass, fireplaces galore.

The first floor kitchen has an attached breakfast area. The kitchen is not updated, you could either reface the cabinets an put in new appliances, or reno the kitchen, depending on you taste and budget.

The basement is full finished with a supper clean looking boiler and hot water heater, it's gas and installed about 7 years ago. Whole house is on one set of meters (since it's classed one family) There is a slop sink and hook up for washer dryer. The basement also contains an apartment with separate rear entrance, a stacked washer dryer unit. The kitchen and bath are quite new and there is a Jacuzzi tub in the bath.

The second floor has several bedrooms some with shaving closets with original marble sinks. Again great woodwork, parquet, and fireplaces. The main bathroom is quite spacious, but has pink tiles that might not be to everyone's taste.

The third floor (only accessible by main stairway) is set up as apartment. It has a kitchen plus washer dryer set up. Across the hall a room is set up as formal dining room. Then couple of bedrooms and bathroom off central hall. There is trap door to attic which can be used for storage.

Back yard is half covered with the brick/cement deck. There is 1 car garage.

The house's strong point is all the intact details on all 3 floors. Yes the kitchen and bathroom could use some updating, but that is something you just toss money at. You can't just toss some money and make period details appear.

Posted by: Arsenic and Old Lace at August 21, 2006 1:32 PM

The carved up multi-family use of a single family house is a big, expensive drawback. This house needs several hundred thousands of dollars to bring the rest of the house up to scratch with the preserved detail (which is fantastic). I looked at several houses with multiple kitchens and bathrooms, clearly being used as extended family homes (in DP and FG) and HATED them all. Not the way I want to spend my money and energy. New bathrooms and new kitchen for one family is enough work... who wants to demo a bunch of other ugly kitchens and baths... Unless you're a flipper. The price is way to high, slightly high even if the place was pristine. Although the siding isn't a deal breaker, it's still ugly.

Posted by: Anonymous at August 22, 2006 7:59 AM

Just how big a immediate family do you have that you would need/use a three story house and basement apartment solely for your own use? Most people would need to bring in some friends or relatives to fill out such a huge space. And having a separate kitchen for them would be a bonus, not a minus.

Posted by: Anonymous at August 22, 2006 11:05 AM

Here's the answer. I have four children. I work from home and need an office. The most affordable form of child care for me is an au pair - who needs her own bedroom (no, I don't want her to have nor does she need a kitchen). We frequently have grandparents visiting from out of town, which means we like to have a guest room. I happen to live in a 5 bedroom home with an office and finished basement, and we are tight on space, given the size of our family and our needs. That comes to eight bedrooms. Oh, and a large finished basement with extensive laundry facilities and a finished playroom is a big plus. Before you say how spoiled this sounds, let me just say this is my family and these are our needs and one of the reasons we live in Flatbush and not some other, trendier nabe (at least that was how it was when we moved here), is because we needed space and it was much more affordable here... And we did not want to leave the city.

Posted by: Anonymous at August 22, 2006 12:34 PM

From the Aguayo & Huebener blurb on the Midwood house:

"Serenity Landmarked Lefferts Manor 1899 manor home, sinfilled 4 stry 20X40X100."

Do you think they meant "sunfilled" or is this a wink-wink reference to the current owners?

Posted by: dan at August 22, 2006 3:01 PM

Even though the add lists 1410 Beverly Road as a 7 bedroom house, from what I recall, it has 4 bedrooms on 2nd floor, 3 bedrooms on 3rd floor (using one 3rd floor BR as dining room). Plus a bedroom in the basement. So that's 8 bedrooms with out having to touch the existing 3rd floor kitchen.
The living room of the basement apartment could easily be used as a home office or a playroom and the basement bedroom for the au pair or as guest room. Or if you are looking for a more formal office space, there are twin parlors on the first floor in addition to the formal dining room. One of those spaces with all of the fantastic period details would make an impressive home office if you have clients that visit.

I'm just hoping that who ever buys this house respects and cherishes all the period details and does not alter or remove any of it.

Posted by: Arsenic and Old Lace at August 22, 2006 3:09 PM

Sorry, but the only house I would move to in Flatbush from my present home is a strictly single family with allnew kitchen/baths, electric, plumbing, etc..., minimum seven bedroom, single family use only, all original detail peserved.

Posted by: Anonymous at August 22, 2006 4:26 PM

It's the extra kitchens that make me crings...

Posted by: Anonymous at August 22, 2006 4:28 PM

Well good luck with finding that house with all new kitchen/baths, electric, plumbing, etc..., minimum seven bedroom, single family use only, plus all original detail preserved.

Just about any house that was on the Flatbush Open House tour that had details plus the new kitchen and bath were only that way because the owners had bough a building in really really bad shape but still had details and then worked their buts off to reno the house. And many of the houses on that tour lacked details as you moved to the upper floors.

Posted by: Arsenic and Old Lace at August 22, 2006 6:10 PM

Finding a house that is BIG full of details AND has up to date kitchen and bath is not that easy.


For example http://www.brooklynproperties.com/house14.htm has shiny new kitchen and bath, and beautiful new wood siding. But it lacks beautiful woodwork, inlaid parquet floors, charming fire places and stained glass. And it's only 4 bedrooms, as they have made a huge loft out of part of the space.

Or this beauty that just sold: http://www.marykayg.com/html/0425.html It's got details galore, but only 5 bedrooms.

Posted by: Anonymous at August 22, 2006 6:26 PM

I'm aware of that everyone, which is why I won't be leaving my current Flatbush homein a hurry!

Posted by: Anonymous at August 22, 2006 9:31 PM

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