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April 9, 2007

Not Much Left at Abby Court

abbycourt040907.jpg
It took a little price-cutting and about six months' work, but Abby Court, the twin tenement conversion project at 351 and 353 21st street in Greenwood Heights is just about sold out. Everything except the first floor apartments in the rear is in contract. When this place came up for discussion last October, the consensus seemed to be that the interiors were nicely done but that the rooms were too small. Not small enough, evidently, to stop 14 buyers so far from signing on the dotted line.
Listings [Abby Court] GMAP
351-353 21st Street [Brown Harris Stevens]
Condo of the Day: Cut at the Court [Brownstoner]




Posted by Brownstoner at 11:31 AM | Comments (17)

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These posts are making me cranky today. These are/were attractive tenement buildings, but the bland, top-floor additions that come all the way to the lot line are fugly. Buh-bye, sense of proportion. I guess a setback couldn't be done because then the rooms would have been even smaller. At least the prices aren't completely stratospheric. Anybody know what's going to go between the two buildings, where now there is a gray, plywood construction gate? Maybe something attractive--garden, iron gate, like that there?

Posted by: Bob999 at April 9, 2007 11:45 AM

Bob999 hit the nail on the head...

FUGLY!

And buyer beware. Took almost THREE YEARS for the conversion and addition. Lots of issues with DOB and the neighbors.

Developer was a total A-hole to the block, what's new...

And those top penthouse extensions? The buyer's best hope for no strong winds coming off of Green-Wood. They'll be in sitting on 6th Ave in the street...

Wizard of Oz anyone?

Posted by: lostinbrooklyn at April 9, 2007 12:00 PM

"Anybody know what's going to go between the two buildings, where now there is a gray, plywood construction gate?"

Oops, forgot to add...

Parking. There are spaces in the back, last time I checked...

Posted by: lostinbrooklyn at April 9, 2007 12:02 PM

Hi, LIB. Do you mean there will be a curb cut and driveway where that gray gate is now, leading to parking in back? Looks awfully narrow for cars!

Posted by: bob999 at April 9, 2007 12:09 PM

That's what we thought, but unless they have changed their plans, it was for 4-5 spots. Have not peered over the gate lately.

Posted by: lostinbrooklyn at April 9, 2007 12:12 PM

Could have sworn they are just going to use the back space for an open courtyard - when we looked at it they didn't mention any parking, but perhaps they've sold out.
and yes, to reiterate - beautiful views on the top decks, but very small spaces. found it hard to imagine a couple living there, and there's no way you're getting a full-size bed in the second bedroom.

ah- sure enough the site mentions parking. hope whoever uses that court yard has a steady hand on the steering wheel, and a compact car.

Posted by: Anonymous at April 9, 2007 12:51 PM

Perhaps it's for scooters and motorcycles only ;)

Posted by: lostinbrooklyn at April 9, 2007 1:44 PM

If the NIMBY crowd hadn't forced a rezoning of this area, there would be no need to create fugly product like this. Demand is very high for housing of course, but Greenwood Heights is a dump and in 5 years, the whole neighborhood could have been redeveloped. With that kind of competition, developers would have built better places.

Large numbers of people want to live near Park Slope. Some will sacrifice the Brownstoner Aesthetic in order to live proximite to the neighborhood.

Posted by: Eryximachus at April 9, 2007 2:58 PM

don't get it - what does zoning have to do with "quality" of places built? isn't that simply a matter of developers making a calculation regarding market's appetite for "quality"? put another way - if there hadn't been rezoning, why wouldn't there simply be much bigger, taller buildings that also fail to please the Brownstoner Aesthetic?

Posted by: Anonymous at April 9, 2007 3:10 PM

Right you are, as always, Eryximachus...

This POS really does sacrifice the "Brownstoner Aesthetic."

How astute of you to point our such a glaring flaw none of us noticed.

And this 'bute certainly adds to your argument of "Greenwood Heights is a dump," right?

Tear-em down, buil-em up! Rawhide!!!

Posted by: lostinbrooklyn at April 9, 2007 3:46 PM

We looked here a while back. There are some major problems with the back two (and front 2) units. Namely, potential for serious flooding and not just from ground water seeping in since both units have their downstairs below grade and the building has no pumping system. The back unit has an outside stairway connecting the door leading from the first floor to the second floor (which is below grade and basement level). The stairway ends in a dugout area that is shored up by bricks, but only has one drain (that drains into the sewer). So if there is a torrential downpour it essentially becomes an aquarium if the drain is blocked and then potentially flows into the downstairs under the door. The construction on the units is also very poorly done (although this appears to be par for the course in the new buildings going up). The kitchens may have granite counters & stainless steel appliances but the cabinets are made from incredibly cheap plywood and very poorly constructed and will probably need to be replaced in a year or two. The stairs in the duplexes are also not shored up and appear rather perilous. It looks like a potential money pit (or should I say condo fees pit).

Posted by: anon at April 9, 2007 6:05 PM

Wow, what a dump. What a useless floor plan, too. All that unusable basement space. You're essentially paying $429k for a tiny studio. Blech.

Posted by: Bolder at April 9, 2007 9:00 PM

Rather than addressing any of the incorrect information on this blog directly I would encourage anybody who is considering any of the few remaining units at Abby Court to read through the offering plan and also to visit the property rather than rely on information that is not accurate on this website. New development is pretty much governed by offering plans that are filed with the NYS AG's office. And details on materials and sizes and all of that is in there as well. That said, posters above I do not object to your wild claims on here as nobody loves free speech more than I do. But there is actual fact-based information available for those who seek it as well as dialogue by anonymous posters on this website. -Lee Solomon, Brown Harris Stevens

Posted by: Anonymous at April 9, 2007 9:06 PM

I'm laughing at this last comment from the agent. (and this is my first post on this thread, btw.)

I toured Abby Court a few months ago and she couldn't answer one single question I had about any aspect of the building or the individual apartments within. And we're talking some basic questions, like "what's the square footage of this apartment?" Answer: "I don't know."

Gimme a break.

Posted by: no confidence at April 10, 2007 1:24 PM

poster from 12:51. i don't know which claims Lee says are incorrect - maybe there's no problem with the basement flooding - seems like a standard setup from what i can tell - but i will stand by my remarks re: the top duplexes. Very. Small. Rooms. Surprised she's so defensive since all the product except for one unit is in contract. Then again she references "few remaining units". So which is it? One unit or more than one?

Posted by: Anonymous at April 10, 2007 2:35 PM

the building is pretty crappy.. this agent speaks in circles.. She came to my apartment when I was thinking of selling. I could not understand a word she was saying.. never shut up to listen to my concerns. no wonder why see is selling things like this

Posted by: Daphne at April 11, 2007 8:58 PM

I am really saddened by all the haters that posted above. I am an owner in Abby Court and do not think it is "fugly" at all, really, grow up people. The kitchen cabinets are solid cherry and both bedrooms fit a full bed. It is a great building with good people living in it. I know writing this so late in the game is pointless but these nasty comments have always bugged me because they are simply not true.

Posted by: GLeTigre at August 4, 2009 4:05 PM

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