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September 8, 2006
Open House Picks: Townhouses
Boerum Hill
90 Dean Street
Douglas Elliman
Sunday 12-2
$2,390,000
GMAP P*Shark
Park Slope
19 Prospect Place
Brown Harris Stevens
Sat 1-3, Sun 1-3
$1,875,000
GMAP P*Shark
Carroll Gardens
119 Rapelye Street
Cobble Heights
Sunday 2:30-4:30
$1,790,000
GMAP P*Shark
Prospect Lefferts
195 Winthrop Street
Corcoran
Saturday 1-2:30
$825,000
GMAP P*Shark
NB: A new feature called Open House Picks: Apartments will run for the first time tomorrow morning and every Saturday thereafter. Please stop by.
Comments
Check out the realtor's description of the Winthrop St. house. It's a hoot.
Posted by: west at September 8, 2006 12:06 PM
That guy always writes odd property descriptions with odd phrases, often trying to sound high falutin'. lol
Posted by: lp at September 8, 2006 12:23 PM
If anyone reading this buys the Winthrop St. house, your next stop should be here:
http://armynavysuperstores.com/kevlarvestsurplus.htm
Posted by: Anonymous at September 8, 2006 12:41 PM
What's not in "good taste" about it?
Posted by: dcardoni at September 8, 2006 1:15 PM
..this large three family townhouse in the prestigious area of Lefferts Gardens... "Prestigious" bahahahah that is too funny.
Posted by: Anonymous at September 8, 2006 1:31 PM
The PL house description underscores how most brokers are just free agents--even at fancypants Corcoran. The guy can't write and makes himself sound like a goofball, but no one's minding the store...
Posted by: Anonymous at September 8, 2006 1:35 PM
thats one ugly photo set for the lefferts house
Posted by: Anonymous at September 8, 2006 1:37 PM
The house on Rapelye is overpriced by around $400,000 come on i went in there it is set up like a condo with cheap upgrades . they ripped out all of the details and put in Home depot garbage. Get real the house has been on the market months because you did a horrible job.
Posted by: Anonymous at September 8, 2006 1:54 PM
Most agents try to play up property. The guy is just trying to make it sound attractive.
Posted by: MIKE at September 8, 2006 2:06 PM
Re: Winthrop. The agent's last name explains the florid prose.
Posted by: crouchback at September 8, 2006 2:12 PM
Dean Street: One (or maybe two) actors move into a neighborhood and all of a sudden its a film colony?
Posted by: crouchback at September 8, 2006 2:17 PM
The Prospect Place brownstone seems like a good test case for where the market is right now...it seems like there is a flood of inventory hitting the market after the summer and what I find interesting is that most of the new listings have gone to Corcoran and BHS. Some of them could be leftovers from the spring that sellers didn't want to put on the market in the summer but it looks to me like there is a real consolidation of listings for these firms. I guess people want to go with the bigger firms in a softening market.
Posted by: west at September 8, 2006 2:20 PM
Its a good point about colony, crouchback, tho I think each set of actors has been working to multiply...
Posted by: nearby boerumowner at September 8, 2006 2:28 PM
"Between" Park Slope and Ditmas Park? Um, not really -- he doesn't sound likeable to me, just someone who knows absolutely nothing about geography. Additionally, the fact that there is not one interior shot doesn't seem too promising, although it's good to know that the house does seem to have the requisite number of electric meters.
Posted by: babs at September 8, 2006 2:30 PM
Mr. B:
Question: why can't you pick some of the nicer homes in PLG for this site so people can see that the nabe has an interesting mix--not just crappy stuff like the Winthrop Street house? By doing so, this will give folks interested in the nabe more options and a better overview of the community, particularly Lefferts Manor. That's really where the majority of newcomes want to be.
Posted by: Anonymous at September 8, 2006 2:32 PM
Re: Comments on Rapelye...overpriced by $400k? where you going to find house This Size under $1.5 even in shambles in Carrol Gardens? Yes, old detail missing but mechanicals all replaced , and HVAC.
Downer is taxes are going to double (to more than $6k) because of changing CofO to 2 family.
Posted by: Anonymous at September 8, 2006 2:32 PM
Thoughts on 90 Dean St? Inside looks nice to me. Do people think it is overpriced? what would be a fairer price?
Posted by: Anonymous at September 8, 2006 2:35 PM
We thought Winthrop was a beautiful building...
Posted by: Brownstoner at September 8, 2006 2:54 PM
Like the country/farmhouse look of dining area for 90 Dean Street. Its hard to account for the prices in this neighborhood; it can vary greatly from block to block.
Posted by: crouchback at September 8, 2006 2:55 PM
How could Dean St. be overpriced when you're in Brooklyn's Film Colony? You'll be having movie stars over for dinner weekly. Isn't that worth $2mm alone?
Posted by: west at September 8, 2006 3:01 PM
Elaboration on the Lefferts crime issues? Apart from checking stats is this perceived or real.
Posted by: B. Flores at September 8, 2006 3:12 PM
I think it's important to show houses in PLG that AREN'T in Lefferts Manor, primarily because the Lefferts Manor houses are (by deed) all one families. These are the most expensive properties in the area, and also probably the best-known. By showing the more affordable two and three family places in other parts of PLG Mr. B is giving a more complete picture of the nabe. Bravo!
Posted by: babs at September 8, 2006 3:13 PM
it's important to bring attention to all of plg but the properties in the main historic district are much nicer. those homes - though zoned one-families - remain intact and are architecturally pristine. and yes, RE there is higher but i think people are attracted to that part of the nabe simply because LM does exist and now that the area is "coming out" more people will be attracted to the greater area which offers multiple housing, but it's essentially the Manor that will get folks there. Lefferts in general is a wonderful, cohesive and growing community. i like it.
Posted by: Anonymous at September 8, 2006 4:18 PM
Speaking of Lefferts, I wonder what's up with the house at 160? Rutland Road that listed with Brown Harris and has not held a single open house! Did someone snap it up before they had a chance?
Posted by: dt at September 8, 2006 5:03 PM
here's my open house pick!! Windsor Terrace is where 'it's' at
http://www.elliman.com/Listings.aspx?ListingID=806190&rentalperiod=&SearchType=quick
Posted by: bklynscout at September 8, 2006 5:15 PM
The Winthrop Street house seems to have an attractive (if somewhat run-down) front facade, but the pictures are possible the WORST I've ever seen on any RE sales site.
I know I'm reputed to be the resident expert on PLG, but I don't know this block all that well. There are small Lefferts Manor houses that might not go for much more than this house, but for someone who needs the rental income this could be a very good deal IMO.
Posted by: Bob Marvin at September 8, 2006 6:24 PM
Here's another non LM PLG house, from the ATP blog:
http://acrossthepark.typepad.com/atp/2006/09/sterling_st_ope.html#comments
Posted by: Bob Marvin at September 8, 2006 6:32 PM
Re: the reasonableness of the pricing on 90 Dean, I guess the market will answer the question, but I note that a comparable house (wider, but not in nearly as good condition) sold for 2.45M in March 2006. See Brownstoner thread below.
http://www.brownstoner.com/brownstoner/archives/2006/03/
The house is beautiful, and I think quite fairly priced.
Posted by: Anonymous at September 8, 2006 6:43 PM
(The house that sold for $2.45M was at 152 Dean Street).
Posted by: Anonymous at September 8, 2006 6:52 PM
I went to see Rapelye during the spring of 2005 and it was sold for 999k. Whoever bought it probably spent about 250k for an odd renovation and put it on the market about 6 months later for i believe 2.2 The have changed realtors and slowly dropped the price. they need to drop it further.
2 in cg
Posted by: Anonymous at September 8, 2006 9:16 PM
BHS and Corcoran are getting most of the listings Rappelye is still overpriced.. Dean is too.. figure on this going for $2.1... too close to Smith Street (owners are trying to cash out). 19 Prospect Place is also overpriced should sell for $1.6 or so.. small house and too close to 5th Avenue.. block is sort of sketchyand the configuration is weird...
Posted by: Marc G at September 8, 2006 9:45 PM
The house at 19 Prospect Place?? That price for such a tiny house Get real.. I agree maybe $1.5 or $1.6 mil.. Block is not great...
Posted by: Ruth W at September 8, 2006 9:49 PM
The house at 19 Prospect Place?? That price for such a tiny house Get real.. I agree maybe $1.5 or $1.6 mil.. Block is not great...
Posted by: Ruth W at September 8, 2006 9:49 PM
The house at 19 Prospect Place?? That price for such a tiny house Get real.. I agree maybe $1.5 or $1.6 mil.. Block is not great...
Posted by: Ruth at September 8, 2006 9:50 PM
The problem with the Rapelye house is the location vs. price. The block the house is on ends where Hicks St. runs above the BQE and because there's nothing across from it but the playground of a school, it has a fine view of the highway. When it was listed for over 2 million, it seemed questionable that buyers rich enough to pay that amount would want that view, even had the house been in pristine, perfectly detailed and restored condition. So perhaps the developer was right to do a cheap renovation, but his price should reflect that -- even at 1.5 million, will buyers with that much cash want to live there?
Posted by: Anonymous at September 8, 2006 10:03 PM
Is the Dean St. house on the top floors only 33 ft long? What do people think of the layout? It's not the generally preferred kitchen on parlor floor layout. And, how close is it to Smith? That would affect how much of the noise they hear, although in terms of convenience, it's a great location -- I prefer blocks closer to Smith on Dean than those way up near Bond, despite those near Bond and Nevins being more beautiful.
Posted by: Anonymous at September 8, 2006 10:09 PM
Property records show 90 Dean being 38 feet deep on top 2 floors and 20 feet wide. With 12 foot extension on bottom two floors, makes total of 3520 SF.
Posted by: Anonymous at September 8, 2006 10:52 PM
To anon 10:03. houses on the blocks on Dean etween Hoyt + Nevins have gnerally sold at a premium to those on Dean between Smith + Hoyt. Don't know if its the business on Smith or the school on the North side of Dean.
Posted by: Anonymous at September 9, 2006 8:59 AM
Re: 19 Prospect Place -- posting saying "block is not great" -- ??!! I live nearby and this is a beautiful block, tree-lined, good housing stock, stable and pleasant neighbors, quiet yet adjacent to fabulous 5th Ave. Really close to all trains. I wouldn't live on the other side of the Slope for anything.
Posted by: Park Slope Neighbor at September 9, 2006 12:30 PM
Dean St. Prices on the next block were higher because they are nicer houses usually. This one looks better than most on this block.
Posted by: Anonymous at September 9, 2006 4:43 PM
The floorplans on the Elliman website show the 90 Dean Street house as 33 feet with a 12 foot extension on the lower two floors.
Posted by: Anonymous at September 9, 2006 7:06 PM
Drove by 195 Winthrop, what a joke. The building is unatractive. You can just feel the inside bieng a big mess and the block is not very interesting. Its not representative of the more lovely blocks and homes in PLG just a couple of blocks away. I can see this staying on the market for a while and the price dropping.
Posted by: QBorBK at September 9, 2006 10:13 PM
The middle of Prospect Place is crappy.. Lot of people hanging out on the street on or two rooming houses remaining on the block. It is NOT one of the better blocks in North Slope There are a few houses that are complete wrecks, tenants won't move and landlords refuse to put any money into them.
Posted by: Dennis at September 9, 2006 10:26 PM
Houses between Smith and Hoyt will not command as high a price as other areas along Dean. The price is super aggressive. I agree with the other person maybe $2 or $2.1. The agent has his work cut out for him.. I also heard from someone on the block that the owners are cashing out big time and moving to a much less esxensive area.
Posted by: Robert at September 9, 2006 10:39 PM
though 195 Winthrop...albeit not in prime PLG...is not an interesting or attractive house as is in its current state...actually the facade is quite nice...it definitely has huge potential...especially for someone who wants to come in, do a nice renovation, and receive the rental income. in fact, i foresee this property attracting someone solely based on the income it'll generage. where else will you find a 3-family house for less than a mil? athough i see it more as an owner's duplex plus rental.
i agree with mr. marvin that this is still a bargain...even for PLG.
Posted by: Anonymous at September 10, 2006 11:52 AM
Dennis says middle of Prospect Place is "crappy" -- guess it depends on what you like. We know the residents of the rooming houses by name. They are lovely people who have lived there for years and are a valued part of our neighborhood. It is a Brooklyn tradition to hang out on the stoop; we all do it. If this is not the kind of neighborhood you like, try the Upper East Side. Everybody there is affluent and nobody sits outside and chats with the neighbors.
Posted by: Park Slope Neighbor at September 10, 2006 12:27 PM
I saw 90 Dean today.. They are nuts.. I agree $2.4 is way too steep. The house needs work.. I agree with the $2.1 figure at the high end
Posted by: Sick on Dean Street at September 10, 2006 8:02 PM
that Hamm dude tried to sell me an apt. in downtown bklyn, just across the street from the new bklyn law school tower. at the time, the tower wasn't yet built, but he said it was only going to be 7 stories. i went across the street and saw the permit for a much larger building. the SETBACK was at 7 stories. his perfervid prose is a)hard to handle and b)not to be trusted.
Posted by: david at September 11, 2006 10:12 AM
Wanted to see 90 Dean, but couldn't make it out this weekend. Slick, what work needs to be done?
Also, thoughts on the location? I drove by it one night and, to me at least, that block of Dean is not great (across from a school, right off Smith, neighboring houses are not very nice).... How does this compare to 202 Dean (which was being sold for $1.9M by Corcoran)? Speaking of which, what happened to 202 Dean? Did it sell?
Posted by: Anonymous at September 11, 2006 10:50 AM
i looked at that Rapelye house last year when the elderly owner(s) had either passed away or had gone to a nursing home...from what i remember it was at about 800k? It had 4 separate apartments
and drop ceilings covering amazing molding/medallions.
went to see it sunday...the place is fu%^&*ing huge....a triplex with what seems like a million little rooms cheezy bathrooms. Looked like a somewhat decent reno except for some terrible paint and tile choices. Home depo kitchens with glossy stone countertops (i'm so sick of these). DIdn't do a thing with the yard except put in a steel deck.
Posted by: modern in cg at September 11, 2006 1:44 PM
Went to a bunch of Open Houses in Prospect Heights yesterday. I don't know if anyone's making offers but they were PACKED. Didn't feel like a slowing market out there at all. Could just be people looking but I was surprised.
Posted by: west at September 11, 2006 3:07 PM
probably just the nice weather. window-shopping is still in vogue.
Posted by: Anonymous at September 11, 2006 4:26 PM
I've lived in this end of the Slope for 15 years, first as a renter and for the last 13 years as owner of a brownstone. Prospect Place between 5th and 6th has always been known as a safe, pleasant, attractive block. Crappy is in the eye of the beholder; so if you want a pristine block of museum-quality houses, you can certainly find one of those. Of course, it will cost you, both in increased house prices as well as in possibly decreased character and vitality. By the way, 19 Prospect is most definitely NOT overpriced, in comparison to recent sales on St. Marks, Prospect, and Park. I actually thought the price was a little on the low side.
Posted by: Park Slope Neighbor at September 11, 2006 6:31 PM
I live on Dean between Smith and Hoyt and it can be noisy late at night due to live music at nearby Bar Tabac. Also, lots of construction going on at the school yard directly across from 90 Dean. Not sure if they are expanding the school.
Posted by: anon at September 13, 2006 4:57 PM
yeah, what exactly is going on in that schoolyard? i live across the street from it on dean and they dug a huge hole in the ground. also, bar tabac is a nightmare. it's so noisy that the fake frenchy-poo suspendered musicmakers sound like they're in my house with me. they have no appreciation for the fact that some people have to go to bed before midnight.
Posted by: anonymous at September 13, 2006 5:22 PM
The PS 261 schoolyard is scheduled to be finished Spring 2007. After that, it will be chock full of noisily playing kids, 8 a.m. to 6 p.m., and maybe later, at least 5 days a week. But the school is not expanding.
Posted by: Anonymous at September 16, 2006 8:47 PM
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