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November 8, 2006
House of the Day: Lefferts Looker
We're loving this brick beauty from the outside but are a little worried by a few things in the ad on Craigslist. First of all, there are no interior pics but there is extensive language about the extent of the highly customized reno that was performed over the last two years. Call us cynics, but we'd say the odds are that the purchasing public will not put such a high value on the sellers slate bathroom that took two years to renovate or the hand-crafted book case or the marble floors. As nice as this place is from the outside, $1.799 million is a TON of moolah for a house in the Lefferts Garden Area, as the ad describes it. (The implication being that it's not actually in Lefferts Gardens.) That said, this is probably a little cheaper on a per square foot than the new Lefferts South condos we discussed earlier today. Can anyone speak to the interior of this place? How about its exact location? And don't forget, there's an open house on Sunday from 2 to 4. Update: The address is 385 Parkside Avenue. Check out links to Bob Marvin's photos in the comments.
Beautiful 2 Family House in Lefferts Garden Area [Craigslist] GMAP
Comments
would not pay 1 mill for this ghetto area come on folks, i would rather be on warren st with all the shotings then this death zone. Get real
Posted by: Anonymous at November 8, 2006 12:09 PM
"Death Zone"??????
How many people got shot here this year? I guess you really know the neighborhood well mr. racist, since you assume people are murdered here in the "death zone" coz there are too many black people for your taste. Stay on Warren Street or just go back to New Jersey where you belong. Remember the old phrase? "New Jersey and you.....PERFECT Together!"
This is technically Lefferts Garden, there have been houses on the Lefferts Manor house tour on this street.
$1.799 is WAY too high though
Posted by: Tom at November 8, 2006 12:18 PM
Hey whitey at 12:09 - WHAT death zone? They didn't even give the address. This is just a troll trying to get a debate raging about PLG. All you haters are going to be hating life ten years from now when those who bought houses in PLG for a song, are rolling in dough.
That said the price is a reach, sure. I wish they'd show the interior photos. But just looking at the exterior, at least the buildings on either side of this one are very nice. So many times we see a beautiful old mansion even in prime neighborhoods, and there's some blighted property right next to it. So whatever "death zone" block this is on, it's in way better shape than some in South Slope and Cobble Hill.
Posted by: Anonymous at November 8, 2006 12:19 PM
what a beaut.
$1.799 is WAY too high
$1.799 is WAY too high
And the broker should take more care in checking the spelling in the ad.
Posted by: Anonymous at November 8, 2006 12:23 PM
Though clearly over-priced, one would think some effort ought to be made towards a decent presentation when asking for almost $2 million dollars.
Posted by: Anonymous at November 8, 2006 12:40 PM
The address is 385 Parkside ( I called the broker). So, this is not in the Manor, but is in Lefferts
Gardens as advertised.
It's a beautiful house (from the outside) on a pretty block, but too much money.
Posted by: dt at November 8, 2006 12:45 PM
Agreed 12:23, not just the spelling but the wording and writing itself in the ad is terrible. It seems like it's a newbie realtor who got this listing only by promising the moon and stars, and/or charging very little commission.
Posted by: Anonymous at November 8, 2006 12:53 PM
It is amazing how many people in the real estate business can't spell the word "separate" correctly. It does look pretty on the outside and who knows what the renovation is like. It almost doesn't matter what the renovation is like -- the neighborhood is not ready for those kind of numbers.
If the owner is trying to recover money for an expensive, fancy renovation, it is a shame and a warning to people who are putting too much money into specialty finishes in neighborhoods which won't bear the costs on a resale.
Posted by: donatella at November 8, 2006 12:55 PM
I'm all for paying a realtor a decent commission (4 to 6%) when they're effective and good. But for me, that commission has to include a well-written ad even if the realtor has to hire a copywriter to write it, and professional photographs of the property inside and out. Period. Anything less for 6% commission is robbery. Sellers should base their decision on which realtor to choose, not only the projected sale price, but on the specific services offered by the realty firm. Also Sellers should check out that realtor's other listings to see how well photographed and well written they are. I feel like Sellers never care or ask about anything else besides what they can get as a sale price, because you see SO many badly done listings these days. Therefore most of the time it's the Seller's own fault if they end up with a crappy ad for their property. They just didn't do their homework and pick the best realtor.
Posted by: Anonymous at November 8, 2006 1:00 PM
That's true, Donatella. One exception would be (which is the case with us in the house we're moving into) when people know they are going to live in a house at least ten years if not the rest of their lives. In that case, I believe in putting in the finishes you can afford that you love and you want to enjoy for many years. Whatever increases your quality of life and makes you happy. For me, that's a custom kitchen. I wouldn't put it in if I were going to sell this house in under 5 years, but we're there long term so I'm going to go hog wild! Just to make something I'll really enjoy. Durability, functionality and sufficient storage is important in a kitchen I'm going to use long term.
Posted by: Anonymous at November 8, 2006 1:05 PM
Yes, I agree 1:05. You should go for it.
Posted by: donatella at November 8, 2006 1:14 PM
Can we substitute "agents" for "realtor." There is a difference.
Posted by: Anonymous at November 8, 2006 1:27 PM
These double duplexes on Parkside, between Bedford and Flatbush are remarkable houses IMO. They were built as two--families, have separate entrances, and really LOOK like two separate houses from the inside. That being said, the ad isn't very well done--this house deserves better. As to the price, it seems a bit of a stretch, but I'd think that the rental duplex would bring in a good income. BTW the ad is NOT accurate when it says " a duplex on each side." These houses are four-story with two duplexes, one over the other--the entrance to the upper duplex opens to a flight of stairs.
Here are links to some photographs I took of the row, which includes single family "American Front" houses as well as the double duplexes:
http://tinyurl.com/yb693z
http://tinyurl.com/jalen
http://tinyurl.com/hqgnq
Posted by: Bob Marvin at November 8, 2006 1:45 PM
Wow Bob, great pics. do you do this for a living?
Posted by: Anonymous at November 8, 2006 1:50 PM
This price just reflects an ignornance of the current market conditions in PLG. Any decent broker could tell them that. Parkside is a very loud, traffic-filled street, not neraly as nice as Midwood or Rutland for example. They are smoking rope as Tony Snow might say.
Posted by: west at November 8, 2006 1:54 PM
Reminds me of the dumping of MC Hammer's former estate in Fremont, California.
Posted by: Anonymous at November 8, 2006 1:58 PM
Thank you very much Anon. 1:50. I'm very serious about my photography, exhibit it often, and ocasionally manage to sell prints, but fortunately I don't have to make a living out of print sales. "Fine art" photography would be a difficult "day job" but I love it.
Posted by: Anonymous at November 8, 2006 2:15 PM
Whoops---the post at 2:15 was (obviously) by me , but was signed "Anonymous" even though I'm signed in--no doubt an artifact of the recent website re-design.
Bob Marvin
Posted by: Bob Marvin at November 8, 2006 2:40 PM
I love these houses on Parkside. They'll be worth a fortune one day.
Posted by: Anonymous at November 8, 2006 3:27 PM
These houses are beautiful; unfortunately they are not in the PLG Historic District, so they are in danger. Someone could buy this house and tear it down to replace it with whatever godawful crap he felt like.
And I'll bet you anything this agent is not charging 6% or even 5% -- that's how these little brokerages survive, charging lower commissions, then refusing to co-broke.
Too bad -- you get what you pay for. A higher commission would equal a more professional presentation, a company with a real website, better-quality and multiple photographs (if not a video tour), advertising in major publications, and invitations to co-broke to all major firms.
Not to mention (hopefully) some realistic pricing advice, although when a seller insists on a ridiculous price, there's not much you can do.
Posted by: babs at November 8, 2006 4:59 PM
Parkside has some gorgeous houses, I love the buildings on the block, the architecture is quite interesting. It is also on a bus route, which is a major neg to me. Plus some people have makeshift driveways in what was meant to be a front yard, this has to get under control. Finally, there are some businesses being run from these houses if I remember correctly, daycare at the very least. Overpriced.
Posted by: leffres at November 8, 2006 5:07 PM
The broker is from ERA - not exactly a small outfit. She reduced the price from a staggering $1,999,000 to the still unbelievable current asking. I bought my Lefferts Manor house through her about 15 months ago and it was priced a bit below the market so maybe she is trying a different tack.
You can find all of the PLG real estate offerings that I can glean from a variety of sources at:
http://www.planetplg.com/PLGForSaleIMPROVED2.htm
this is a list that I maintain as a hobby.
By the way, houses are selling pretty well in this nabe, especially those on nice streets for about $1,000,000. Those at the top and bottom of the range sell much slower.
Gary
Posted by: Gary at November 8, 2006 5:22 PM
I just clicked on the ERA link for this house on Gary's list, which is found on the Planet PLG website.
I learned that 385 Parkside has CITY WATER and CITY SEWER. I think it was very nice of the broker to point that out. The buyer will not have to drill a well or dig a septic tank. THAT must be why the house costs almost $2 million :-)
Posted by: Bob Marvin at November 8, 2006 5:33 PM
ERA is a franchise; ANYONE can open an ERA office, like Century 21 (or McDonald's or Golden Krust or any other franchise). And like all of the above, some are good and some are not so (although MacDo seems to do the best job of ensuring homogeneity).
That's a real shame about the city water and sewer on the house, however; I was hoping for a septic tank!
Posted by: babs at November 8, 2006 6:23 PM
Ahh, I have fond memories of well-water in MN as a child out at our lakehouse. It tasted SO good. Alas we'll never taste the likes of that anymore anywhere. Wow, I have a "back in the day" memory there, and I'm not even that old.
Posted by: Anonymous at November 9, 2006 12:45 AM
PLEASE maybe the house is nice but the neighborhood is the pits...I used to live on Hawthorne 2 blocks away. I always hated walking up Parkside young men and boys hanging out from The Q train stop to the corner of Flatbush/Parkside. The neighborhood is crowded with shoppers, constant activity..I left and don't regret it at all...I don't miss hearing the gunshots or the constant crowds or the bad attitude of the people in the neighborhood..I lived here for 16 years and it went from a decent place to crowded/crazy..and yes I'm black so flame away..I've found my slice of heaven in a much quieter/safer section of BKNY.
Posted by: Anonymous at November 9, 2006 10:45 AM
Gary,
Good job with the link site in PLG. It would be interesting if you added a section for you own personal comments of every house.
Posted by: Anonymous at November 9, 2006 12:28 PM
Brownstoner,
If you really want to make some money, set up the first real Brooklyn MLS.
If the site worked, you could charge mad cash to advertisers and eventually charge the brokers to list like Craigslist is doing.
Posted by: Anonymous at November 9, 2006 12:32 PM
ERA seems to be listing other stuff in the 'hood a bit high (don't get me wrong, I live in PLG and love it, but...). They've got a place on Lefferts Ave btw Nostrand & Rogers for $850K, while comparables on the same street are going for $700K or less...
Posted by: Anonymous at November 9, 2006 1:40 PM
365 Parkside down the block was recently sold for somewhere around $879k earlier this year(I had a higher bid, but was not the winning bid). I walked the neighborhood over 2 weekends and didn't think it was all that bad (I'm white). The broker and the owners gave me similar stories about how great the 'nabe is (at seperate times). The broker lives in the 'nabe (also white) and the owners had lived there for 19 years (also white). They both said PLG has a great sense of community and people care for each other in this area - and I got that sense from walking around and talking to people. That house was on the same block and BEEUtiful, it did need some work, (new bathroom and Kitchen), but the interior was fantastic and it was a legal 2 family. In fact, after looking at Brownstones in Brooklyn for 6 months, 365 was the most pristine, beautiful solid building I had seen. It was a "Arts and Crafts style" (and I still get bummed out everytime I think of it)
I can't imagine 385 Parkside being worth the advertised price - no way, no how, not compared to what other properties sell for in that area. Seriously- $1.7M what the heck is she on?
Posted by: jab287 at November 9, 2006 11:02 PM
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