House of the Day: South Slope Mint? Flip?

I think it's 228 8th St.

Posted by: Anonymous at October 30, 2006 12:08 PM

sweet deal at over a million? i don't know about that. isn't a bit small for that kind money? for that i'd expect a full 3rd fl, plus and engl. basement. personally, if i were in the market, i wouldn't go above 850 for this place, especially since the rental unit has no kitchen.

Posted by: Anonymous at October 30, 2006 12:10 PM

The house is tiny tiny plus the block has a lot to be desired.

Posted by: Anonymous at October 30, 2006 12:14 PM

Is this the south slope? Hit the mapping button, and I cannot in any way say this is south. Clarify someone. Thanks.

Posted by: Anonymous at October 30, 2006 12:41 PM

The house next door to this sold for 1.1 million a little over year ago. However the house next door also had an entirely seperate charming brick building in the back yard that comprised two small one-bedroom rental units. It also needed more work. I would guess this place goes for a 1 million. There is a post office parking lot just across the street.

Posted by: Anonymous at October 30, 2006 1:43 PM

12:41, IMO this would be center slope. (1st st. to 9th st.) South slope starts at 9th st. and runs to the Prospect Expressway. I'm sure there are varying opinions though.

Posted by: Anonymous at October 30, 2006 1:55 PM

Will some of the posters who think this place is worth $800k tell me where you can buy a decent single family house for less than $1 million? I'm not being sarcastic. I've been looking for over a year and am not finding it.

Posted by: Anonymous at October 30, 2006 2:17 PM

2:17, Bed Stuy and Crown Heights,also perhaps Lefferts, Sunset Park and Bushwick. If you don't NEED to stay in Brooklyn...plenty of places. Regarding the interior of this house: can't say whether it's a flip or not, but I used to own a South Slope vinyl house. By the time I got it, it didn't have any detail left. I had heard (don't know if it's true) that these frame homes never really had great detail as they were always working class. Yeah, you can do a nice reno, but it will never be drop dead gorgeous, droolworthy detail.

Posted by: Anonymous at October 30, 2006 2:31 PM

okay. it's on 8th st. for some reason i thought i was much further south. it looks like it should be further south. that's not a put down, just a description. there seem to be more wood frames the further south you go.

i'm sticking to my original quote of $850. maybe it will get 900, but no more. that's what i'm sayin...:)

Posted by: Anonymous at October 30, 2006 3:16 PM

Another thing to note about the house - the exterior is not vinyl, it is painted wood (cant speak to the quality of the wood). Beautiful, yes, but imagine having to paint is every few years.

Posted by: Anonymous at October 30, 2006 3:39 PM

I own a wood frame single family in Boerum Hill and would disagree that these homes don't hold their value. Most frame homes are either 1 or 2 family (versus Bronstones which are mostly 2-4 family)so its not surpising that Brownstones often have higher prices. They are bigger. While the detail in a wood frame is gnerally not as ornate as that found in a Brownstone, there is character and high quality workmanship. While the Brownstones in Park Slope, Ft. Green and Brooklyn Hieghts might have a lot of detail, the Bronwstones in Cobble Hill, Boerum Hill and Carrol Gardens often don't. I think those neihgobrhoods were more middle class and therefore not as ornate.

Posted by: Anonymous at October 30, 2006 3:46 PM

Speaking of prices, this BHS listing has got to be the most expensive apartment in the city. Based on my calculations this works out to $6,000 per square foot. A bit pricey for Carrol Gardens?????

http://brownharrisstevens.com/detail.aspx?id=541035

Posted by: Anonymous at October 30, 2006 4:21 PM

Lefferts Manor has houses for under a million if it's one of the smaller 2-story houses. Not many are listed each year b/c the inventory is smaller. The condition is hit or miss from what I've seen at open houses; some houses have been nicely maintained, some are buried under layers of paint and grime. Regardless, the covenant there has kept the houses from being chopped into rabbits warrens of apartments so that saves you money on renos. No need to have to spend a lot to convert back to one-family. Then again you don't have an income-producing apartment. Though I've seen some "cheaters" at open houses. One large house was inside the Lefferts Manor designation and yet had a kitchen on every single floor. And yet still, the realtor insisted it was a one-family house. Hmm, maybe they were just very enthusiastic gourmands!

Posted by: Anonymous at October 30, 2006 4:48 PM

"While the Brownstones in Park Slope, Ft. Green and Brooklyn Hieghts might have a lot of detail,"

and bed-stuy

Posted by: Anonymous at October 30, 2006 5:33 PM

RE "Lefferts Manor has houses for under a million if it's one of the smaller 2-story houses." 4:48

That description is very last year. There are plenty of good-size 3 story and large 2 stories in LM that are for sale or recently sold for mid 800's to low 900's. The last smaller 2 story sold for 849K. The only things selling over 1M in the area seem to be the super-triple-mint 3 stories and the 4 stories.

So if someone wants a house for under 1M, I'd say you can get a very nice 3 story in LM for well under that. And if you're willing to cross flatbush and do Chester Court, you can get a renovated 3 story for 709K!

Posted by: Anonymous at October 30, 2006 6:31 PM

Some one I use to know bought a wood frame in south slope with little detail. One day they were digging in the back yard and they found the detail. Someone had buried the mantel in the ground. True Story.

Posted by: Anonymous at October 30, 2006 7:40 PM

you know its not expensive to put a brick fascade over a house, why dont these yucky vinyl/plank homes just invest in brick veneer?

Posted by: Anonymous at October 30, 2006 9:48 PM

This for $1.2??? Oh my... if this were in queens (as it looks just like a queens house), it'd be worth no more than 400K. Ahhh... location, location, location...

Posted by: Anonymous at October 30, 2006 10:38 PM

"Based on my calculations this works out to $6,000 per square foot. A bit pricey for Carrol Gardens?????"

is it 121 square feet? i think your calculations are wrong.

Posted by: Anonymous at October 30, 2006 10:57 PM

Hardy plank is definitely not on the same level as aluminum siding or brick veneer. This is good stuff. It looks amazing and lasts forever. It is also quite expensive but worth it. We used it on a grandfathered outdoor shed and it looks incredibly charming and authentic.

Posted by: Anonymous at October 31, 2006 5:52 AM

I've seen this house. It's very cute, a bit small but could easily work nicely for a family with 1-2 children. The backyard is very big. It lacks some inate charm, but whoever buys it can add this as they want. I think it will definitely go for between 1-1.1M. The market for houses in neighborhoods with decent public schools, subways and amenities is still very, very good. For coops/condos it's slowed down more. These are just the facts people.

Posted by: Anonymous at October 31, 2006 9:41 AM

brilly, my house (in the same rough area) is brick and brownstone so I should be biased toward your belief that frame houses are worth way less. But no way, no how is there a 30% discount for frame houses. Maybe it will take longer to sell than a brownsotne, and maybe for $100K less, I don't know. But if you could get a frame house this size and condition for $1M in this neighborhood, people like the house-hunter who posted above would jump for joy. They don't exist.

Posted by: Anonymous at October 31, 2006 11:42 AM

Anon 9:41AM is DEFINITELY the Seller.

House won't go for a dime over $875k.

Look at the comps folks!

Posted by: Anonymous at October 31, 2006 12:05 PM

wood houses sell for less than brick.

Posted by: Anonymous at November 1, 2006 7:23 AM

7:23 -- Not always true. A well done wood facade outvalues a poorly done brick one every time.

Posted by: Anonymous at November 1, 2006 11:58 AM