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January 11, 2007

House of the Day: 24 Cheever Place

cheever PlaceA reader flagged this listing on Cheever Place for us, calling it "optimistically priced" and we'd have to agree. Cobble Hill's purdy and all, but close to $2 million for a three-floor house built in the 1970s with no particular character to recommend it? Pass. And you'd think big swingers Leslie Marshall and James Cornell would know enough to put up some interior photos, even if what's there ain't that sweet.
24 Cheever Place [Corcoran] GMAP P*Shark




Posted by Brownstoner at 11:53 AM | Comments (28)
Categories: Properties

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Comments

Look at the crazy rent for 1.5 bedroom 1000sq ft floor-thrus: $3900 per unit.

Posted by: Anonymous at January 11, 2007 12:17 PM

I'm going to guess that that's the rent for all 3 units

Posted by: anonymous at January 11, 2007 12:59 PM

I don't know how you can say it doesn't have character. Granted it's not a brownstone- and I hate the garage but it is seems very much of it's era: a perfect building for some ironic hipster wearing Urban Outfitter's distressed, faux-vintage t-shirts (if they can dig up the scratch...)

Posted by: P at January 11, 2007 1:02 PM

Dont get me started on Corcoran

Posted by: AA at January 11, 2007 1:08 PM

Is that a precursor to the fedders special. The 2nd floor looks like it has 2 ac's sitting on top of each other. A little strange. Having said that, I like the three windows in a row.
I guess 30 years from now, our current garden variety fedders complex will be worth mucho dinero.
And someone will argue that it fits the character of houses built at the turn of the 21st century.

Posted by: Anonymous at January 11, 2007 1:19 PM

I've been in the lower level duplexes and they are actually nice, if characterless. Most of the rent roll is definitely from that unit, not the the upper simplex units.

Posted by: Anonymous at January 11, 2007 2:07 PM

This house is between Henry & Hicks, a half block from the BQE trench...you can here the constant hum of traffic even when you're two blocks away from it. For that much money, hope the house is thoroughly sound-proofed!

Posted by: Anonymous at January 11, 2007 2:08 PM

Not only is Cobble Hill "Purdy", Cheever Place is one of those almost-no-traffic streets that run parallel to Court st. A nice spot.

Posted by: Anonymous at January 11, 2007 2:14 PM

sorry but I'd rather pay 2M for a brownstone in a better area like Fort Greene or Park Slope. Carroll Gardens ain't all that and you are sitting too close to the BQE to hear the trunks come barrelling through. I like Cheever Place but if i'm gonna spend 2M it ain't gonna be on this house. You go Ms Marshall and Mr Cornell...yeah maybe to another place

Posted by: Anonymous at January 11, 2007 2:16 PM

the house is in a beautiful, tranquil area. Great for strolling. People moving from manhattan won't mind the BQE's hum. It might even be a welcome relief from the horn-honking and sirens of city traffic. I've seen 2 bedroom duplex condos in that nabe sell for over a million (and that was 2 years ago). Two mill might be a stretch though.

Posted by: Anonymous at January 11, 2007 2:17 PM

I'm sorry, but the BQE is a non-issue on this street. I live a block further away on Henry, and often walk down this block. It's faint white noise, at the worst, and not noticeable at best.

That said, this place is way overpriced. I seem to remember a four-story brownstone on this block not asking for that much. In this market especially, this price will come way down.

Posted by: grendel at January 11, 2007 2:23 PM

BQE is always a problem..even if you live in brooklyn heights along the promenade...your house and windows shake, your walls split and you hear it all...on or two blocks doesn't matter..either way you hear it, feel it and know it's there and never going away

Posted by: Anonymous at January 11, 2007 2:49 PM

I live 2 (short) blocks away from the BQE. I can't speak for those living in Brooklyn Heights on the promenade, but I almost never hear it (and even when I do, it's faint white noise), and I certainly never feel it. I'm always struck by how quickly the sound comes up as you hit Hicks Street, and how quickly it has diminished by the time you hit Cheever.

Posted by: grendel at January 11, 2007 2:58 PM

Trying to imagine how lower duplex is created...since no window on street - and they are saying 3 bedroom duplex?
Would like to see floor plan.
Building in 21' x 53' so the 2 single floor apts are good size.
I know not everyones cup of tea - but for size and location (believe it of not this is landmark block) the price is not far off the mark.

Posted by: Anonymous at January 11, 2007 3:16 PM

I can see how this duplexes, but I guess it is lower in the back because below-grade bedrooms aren't legal.

Even so: Assuming rents of
3000
2400
2400
300
The price is 21x rent roll, which is a disaster for an investment.

I think that she priced this at 614/sq foot. Problem is that I don't think tha t garage space goes for that number.

Historically, crappy rentals haven't gotten this kind of number.

Posted by: Anonymous at January 11, 2007 3:50 PM

first off these are in Carroll Gardens not Cobble Hill. Second I have to say I walked by them recently and though for the grouping was kind of quaint for a "recent" build. It's a simple colonial facade but I think it's reasonably well done. And better than most of the stuff going up today. That said 2 million seems steep to me. Especially with those taxes. Yeesh.

Posted by: combustiblegirl at January 11, 2007 4:26 PM

this home can use a makeover, some stucco on the outside, poly white fence, the works..then maybe 2 mil will be achieveable

Posted by: anon at January 11, 2007 4:33 PM

As a former Cobble Hill resident (I lived in Cobble Hill Towers for 10 years), I must play armchair neighborhood boundary cop. This is most definitely Cobble Hill and not Carroll Gardens. Here is a map of the Cobble Hill Historic District:

http://www.brooklyncb6.org/committees/index.cfm?m=web&a=webpage&tpl=main&show_menu=true&template_id=5§ion=3&page=11&content_id=52

Posted by: Anonymous at January 11, 2007 4:45 PM

31 Cheever across the street is asking 1.79mm. Don't know the condition, but it's also been sitting for awhile.

Posted by: cheapnotfrugal at January 11, 2007 5:27 PM

It is definitely Cobble Hill. Carroll Gardens starts at DeGraw Street.

Posted by: uncle beafie at January 11, 2007 8:27 PM

2 million is too much. Typical Corcoran overpricing. Their strategy is to look for that one buyer who will pay top dollar. (Even if it takes a full year). But I don't mind the architecture. There's far worse out there. Hipper landscaping and a beautiful laquered red front door, small details like that, would make the place prettier.

Posted by: Anonymous at January 11, 2007 9:33 PM

I used to live two door down and I have been in the lower duplex a few times. The windows are all on the garden side (yes, there is a garden, not mentioned by the Smart Corcoran people...!) - The bedrooms are on the lower level and one has no windows, just the two smaller one have windows. I wouldwarn anybody who is interested in it to watch out for termites as there was such an infestation when I last was there (a couple of years ago) that they had actually eaten HOLES in the parquest floors!!!!!!!! As for the BQE noise on that side I would not call it simply a white noise, it is a constant rumble if you sleep on that side... I sleep so much better here in Clinton Hill now and when I was back for a barbecue next door this summer I could not believe I had tolerated it for 6 years with all that moise.... not to speak about the soot collecting on the windowsills as soon as you left a window open for half a day... I loved Cheever Place, but I would buy across the street and not on the BQE side!

Posted by: Bianca at January 11, 2007 10:20 PM

I say get rid of Hicks St and plant massive wads of trees and bushes. That's the cheapo solution. The sensible billion-dollar solution is to cap it Big Dig style and build a park over it or sell the "land" created by the capping to developers to ease some of that legendary NYC housing crunch. The ridiculous bazillion-dollar fantasy in-my-dreams solution is to get rid of the BQE, give the land back to its original owners, and tell drivers to kiss my fat bike seat and looong subway tracks. Oh, and piss on Robert Moses' grave.

*cough*

Posted by: Jeremy at January 12, 2007 1:28 AM

This property is in Cobble Hill, not Carroll Gardens (as posted above) CG starts at Degraw. In terms or renting it out--it'd be pretty easy to get people with children, it is zoned ps 29.

Posted by: Anonymous at January 12, 2007 5:48 AM

nice area guys come on there r drugs all over fort green

Posted by: rat at January 12, 2007 8:31 AM

25 people who live near the BQE say its not a problem and there are still idiots who don't live there that say it is. I'll go on the record as living a block away (on Tiffany Place) and the noise is not a problem. Also, I hate trying to find a parking spot on this street as there's about 4 of these houses in a row and they compltely break the street up with their driveways. But that's my only complaint.

Posted by: cobblestoner at January 12, 2007 10:46 AM

The BQE noise is a problem if you live on Hicks and for about 3/4 of the first block on either side of the highway (like Degraw or Kane). By the time you get to Henry you can't hear it at all. But I would think that you WOULD hear it in the back of this building. Yes, I live near there--about 1 1/2 blocks away.

Posted by: Carol Gardens at January 12, 2007 10:56 AM

the lower floor of the lower duplex in the building next door really feels (and smells) like a basement. the conditions are just right for mold. buyer beware.

Posted by: guest at September 13, 2007 4:19 PM

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