Condo of the Day: Cut at the Court

condo
A couple of the apartments at the new development on Abby Court on 21st Street between 6th and 7th Avenues just had more than 10% shaved off their asking prices. The ground floor duplexes, originally priced at $475,000 and $425,000, are on the market for $425,000 and $379,000, respectively. Views from the common roof look pretty sweet but a photo of what the actual building looks like are noticeably absent from the listings and the development's home page. We're sure some of you Greenwood Heights residents can fill us in.
351-353 21st Street [Brown Harris Stevens]
Listings [Abby Court] GMAP

Comments

I did not have a happy time living on 21st St. five years ago. BUT, a duplex at that price? Tempting. Plus, convenience to Eagle Provisions! Yum.

Posted by: lesterhead at October 24, 2006 11:44 AM

The exterior is actually really nice. I didn't include a picture of it initially because they had a wooden enclosure around the front for a while when they were installing new iron work. -Lee Solomon, exclusive listing agent, Brown Harris Stevens

Posted by: Anonymous at October 24, 2006 11:57 AM

Lee, not that we do not beleive you, but can you post some exterior pictures.

Thanks

Posted by: Anonymous at October 24, 2006 12:10 PM

If it's those two godawful looking buildings on the corner of 21st and 6th Ave. then I'd say steer clear. I watched those things being built and I could see they weren't doing a great job (in fact if you look down 21st street from 1/2 way up the block you can see they don't even go up straight). I'd bet my bottom dollar the condos in their will have endless problems.

Posted by: Jeremy Adams at October 24, 2006 12:15 PM

12:15, I think you've got the wrong place. Those new buildings you describe at 21st and 6th are not the condos for sale - they are now rentals.

The condos are closer to 7th Avenue at the cemetery. They are old brownstones or brick construction w/ 2 new additional floors setback a bit atop each one.

The floorplans look small and there are only a few interior photos of the same angle...hard to tell what they're like. (Can we have more interior/exterior photos, please?)

greenwood heights is awesome.

Posted by: Anonymous at October 24, 2006 12:24 PM

Abby Court is closer to the corner of 21st street and 7th Avenue, so it is not the buildings that you are thinking of. I must agree though, the buildings that you are talking about are a truly special brand of fedders building.

Posted by: Anonymous at October 24, 2006 12:27 PM

The two bedroom units on the second and third floors are extremely small... less than 80 sq ft per bedroom! You get one bathroom and a decent kitchen. For $300k your mortgage payment will be around $2000, which is probably what you would pay in rent for these. In that regard you can probably make the argument that buying would be worth it.

The lower duplex that goes down to the basement is pretty bad because the basement space is really worthless. There's one bedroom on the top floor of the duplex (ground level) that is, again, extremely small. I'm not surprised that they lowered the price on these.

The top duplex apartments, in my opinion are the only interesting buys in this place. The front duplex's in both buildings are identical and boast a huge deck from where you get fantastic views. The downside to these units is that the deck is off the master bedroom (which is a nice size by the way) and the master bath is really nothing special. The smaller bedroom on the lower level is really small as well (about 70 sq ft or so). While the rear dulplex has a much more efficient bedroom layout, it has a much smaller deck that the front units.

Posted by: Anonymous at October 24, 2006 12:37 PM

I saw the apartments there at the first open house and they are really nice, albeit WAY too small. The finishings are really nice and there was definitely a lot of hard work and love in the renovation. But that said, the floorplans are more like West Village apartments than Brooklyn apartments. Very small rooms. Even the top duplexes would be hard for a family. Great views though.

Posted by: lookeratter at October 24, 2006 1:54 PM

Kitchen looks pretty amazing for that price.

Posted by: Anonymous at October 24, 2006 2:21 PM

oh Yeah I saw those, I think the kitchens are great!! since its an older building, its more solid than any new Crap thats been going up. I mean they are a little small but I know the prices have just came down.. Much more reasonable. I remember seeing the mortage breakdowns, the prices now are much better.. Looks to me like you can snag yourself a deal there. Oh yeah and that common roof deck is SICK!!!you can see everything..

Posted by: Anonymous at October 24, 2006 2:36 PM

If the finishes and kitchens are so great, why no pictures on the listing or the building website???

Posted by: Anonymous at October 24, 2006 2:48 PM

Why do I feel like most of these comments are one broker having a back and forth conversation with themself to talk up the place?

Posted by: Anonymous at October 24, 2006 6:16 PM

"Why do I feel like most of these comments are one broker having a back and forth conversation with themself to talk up the place?"

'Cause you realize what real esate agents are like and just how low they'll stoop to sell a piece o'crap property especially at times like these when they're desperate 'cause the market is going doooooowwwwwn.

Good detecting!.

Posted by: Bubble Boy at October 24, 2006 7:31 PM

Oh say can you see?,
by the dawn's early light,
how those prices they fail,
while the buyers are beaming,
whose broad wallets shut tight,
thru the perilous night,
over ramparts we watched,
as the sellers were reaming.

Now foreclosures are there,
ARMs bursting in air,
give proof thru the night,
that this market's a bear.

Oh say does that For Sale sign yet wave
over the land of the flippin' spree
and the home of the mortgage-slave?

Posted by: Francis Scott at October 24, 2006 7:55 PM

Look nice, but a bit small. Top units look to be about $750-800 psf -- is that what things are going for even way out in greenwood heights?

Posted by: MH at October 25, 2006 12:06 AM

brokers are sick

Posted by: Anonymous at October 25, 2006 1:48 AM

Francis Scott- keep your day job.

Posted by: anon at October 25, 2006 7:57 AM

Does anyone know the square footage of these condos?

Posted by: curiousgina at November 3, 2006 10:09 AM