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June 21, 2007

Just Sold in Brooklyn

457greene0607.jpgBEDFORD-STUYVESANT $1,080,000
457 Greene Avenue GMAP
Prewar four-family, four-story Neo-Renaissance townhouse, 3,600 square feet, with original mantels, pocket doors, oversized windows and original staircase; home features three-bedroom, two-bath owner's duplex with office under three two-bedroom, one-bath units. Taxes $1,385. Asking price $1,100,000, on market three months. Broker: Rodolfo Lucchese, The Corcoran Group. Photo by Gregg Snodgrass for Property Shark.

PROSPECT HEIGHTS $491,000
365 St. Johns Place GMAP
Prewar three-bedroom, one-bath co-op, 800 square feet, with original details, modern kitchen with dishwasher, renovated bath, window AC and eastern exposure; building is pet-friendly and features laundry, storage, landscaped garden, bike room and live-in super. Maintenance $535, 48 percent tax-deductible. Asking price $480,000, on market 71/2 months. Broker: Cindy McField, The Corcoran Group.

198Roebling0607.jpgWILLIAMSBURG $700,000
198 Roebling Street GMAP Archive!
Two-bedroom, 1 1/2-bath condo, 1,122 square feet, with renovated kitchen with stainless-steel Bosch and Jenn-Air appliances, Caesar stone countertops and backsplash, hardwood floors, washer/dryer hookup, 10-foot ceilings, terrace and central AC; building features storage and elevator. Common charges $459, taxes $100 (15-year tax abatement). Asking price $745,000, on market six weeks. Broker: Justin Brunwasser, The Developers Group.
Just Sold! [NY Post]




Posted by Brownstoner at 10:15 AM | Comments (33)
Categories: Sales

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Comments

wowza on the greene ave house. i'm SHOCKED!

Posted by: Anonymous at June 21, 2007 10:30 AM

Quite a price cut on the Roebling place. And there must be a mistake in the Prospect Hgts listing. No way you get three bedrooms about of 800 sq ft!

Posted by: SPer at June 21, 2007 11:03 AM

That answers all the humming and hawing on the Halsey house thread a couple days back.

Posted by: Anonymous at June 21, 2007 11:04 AM

Ditto re Halsey (yesterday, I believe), 11:04. This house is much bigger but a 4-unit building has its own issues. And it's very far from Foodtown and other Bed-Stuy amenities. Close to the park, but the Halsey house is in a much nicer part of the Stuy.

Posted by: rf at June 21, 2007 11:12 AM

what can I say it seems as if corcoran has officially set the market for bedstuy and I do concur that the home on Halsey is on a much nicer part of bedstuy. what are people views on the home on stuyvesant being listed by brooklyn properties for 1.1?

Posted by: anon at June 21, 2007 11:19 AM

This blows my mind. (Greene Ave., that is.) It's true that prime "WestBed" or "Bedford Heights" or whatever you want to call it - aka Jefferson/Hancock/Halsey and all those gorgeous blocks near the A train - is a heck of a lot more desirable in my book than this area further to the west and north, where you get stuck riding the G train. But maybe this benefits from a perceived closeness to Clinton Hill?

Posted by: anonymous at June 21, 2007 11:28 AM

the $1mm price for the bed-stuy house it kind of artificial, since it's likely a developer bought it...4 condos at an average of $600K and he has a nice little profit.

Posted by: anon at June 21, 2007 11:43 AM

with that said, $600K for average-sized condos is a bet of stretch considering that $600K+ gets you condos closer to the bridge in other neighborhoods.

Posted by: Anonymous at June 21, 2007 11:55 AM

Condos go for $600 a sq foot in those parts?

Posted by: Anonymous at June 21, 2007 11:59 AM

Aw -- Halsey is now No. 1 most viewed on Corcoran site.

Posted by: Anonymous at June 21, 2007 12:02 PM

This looks like the St. Johns listing and it does indeed have 3 bedrooms shoehorned in:

http://www.corcoran.com/property/listing.aspx?ListingID=910987&Region=NYC

Posted by: Ms. Brooklyn at June 21, 2007 12:35 PM

I don't really understand the concept of realtors holding down the price of homes in Bed Stuy. Are they and the homeowners supposed to be subsidizing those looking for a house who can only (!) afford $900k? Would YOU take $100k or $200k or $300k less for your house for the benefit of the househunting public?

Posted by: Anonymous at June 21, 2007 12:41 PM

The Greene Ave. house is two blocks from Clinton Hill. It is not "perceived" to be so, it is so. These G train Bed-Stuy blocks will continue to sell high because of their proximity to CH. The emerging Grand Ave is three blocks away. Franklin Ave near Greene is improving. Even that part of Bedford is SLOOOWWWWWLLLYYY making small strides. This section of Bed-Stuy is just brimming with potential. Those in the know are buying now.

Posted by: Anonymous at June 21, 2007 1:44 PM

so,

when the house on greene sells for 1 mil it is "artificial." that's nutty logic. it's real enough to the person cutting and receiving that big fat check.

Posted by: Anonymous at June 21, 2007 1:47 PM

"far from other bed-stuy amenities" but closer to clinton hill amenities. i'll take that.

Posted by: Anonymous at June 21, 2007 1:49 PM

Here's my 2 cents on the higher priced Bed Stuy listings.....Ok, I bought my house (West Bed, near A train) for $700k about a year and a half ago. I put about $200k into it. If I sold it tomorrow (not that I would ever...I'm just sayin!)I would have to charge over $900k to make my $ back. So, if I want to see a profit, it would have to be over a million, easy. The homes in the $800k range need alot of work, no? Well, that's my math.

Posted by: Anonymous at June 21, 2007 1:57 PM

Not too many "Clinton Hill amenities" near this house.

Posted by: Anonymous at June 21, 2007 2:30 PM

we are talking about bed stuy?

ammenities? you people make me laugh

rent in a non warzone hood until you can afford in a rea you won;t have to wait to gentrify.
call me whatever you want but bed stuy ain't changing so fast

Posted by: mr.mackey at June 21, 2007 2:49 PM

Oh great, another troll.
2:49, learn how to spell and I'll consider taking real estate advice from you.
My "war zone" property has doubled in value in 2 years.

Posted by: anonymous at June 21, 2007 3:17 PM

Just b/c a property doubles in value doesn't make it a good place to live.

No offense to Brownstoner and other CH residents, but what ammenities does Clinton Hill really have? The G train is a pain in the butt and any decent services are in Fort Greene.

Does the occasional long term NYPD presence on Grand count as an ammenity?

Posted by: bitter at June 21, 2007 3:34 PM

What kind of ammenities do you want, how many and how near? No offence, but are you 12 or severly handicapped?

Posted by: Anonymous at June 21, 2007 3:53 PM

Well, an adult living in a major city might want:

a movie theater
a book store
a reasonably stocked pharmacy
a modern supermarket
an organic food store
a quality dry cleaner

As far as I can tell, Clinton Hill has none of those.

Posted by: F. Blair at June 21, 2007 5:53 PM

Prospect Heights place.
800 square foot 3!!!!!???? bedroom?

How does that work?

Posted by: Anonymous at June 21, 2007 6:42 PM

Prospect Heights place.
800 square foot 3!!!!!???? bedroom?

How does that work?

Posted by: Anonymous at June 21, 2007 6:42 PM

1:44, you are right on the money. we own a house on greene ave and walk over to fg/ch multiple times daily (we have a child). it takes exactly 10 minutes with stroller to get to "prime" fg and half that to choice/grand/pratt, underwood playground. i drove to williamsburg today and it took me all of 7 minutes door to door down bedford to "prime" williamsburg. works for me, and seemingly, too, the many other people that are moving here in droves.

Posted by: anonymous at June 21, 2007 8:51 PM

Let's face it, Bedford Stuyvesant is undergoing alot of changes like it or not. How long did this community expect to be spared the development/gentrification/turnover that has been rolling over the rest of brownstone brooklyn and new york city in general? I was surprised to read somewhere that bed stuy has one of the lowest population densities in the city. think of it as another example of natural forces at work: you have dense populations to the north in williamsburg, to the east in downtown brooklyn, to the south in crown heights and flatbush while to the west is rapidly developing Bushwick; the new "hipster" haven. All these pressures slowly compressing and molding Bed-Stuy. It will be interesting to watch.

Posted by: Aureliano Buendia at June 21, 2007 9:54 PM

Slight topographical correction; Bushwick is to the East of Bed-Stuy while Downtown Brooklyn is to the West. sorry for the confusion.

Posted by: Aureliano Buendia at June 21, 2007 9:56 PM

i agree aureliano,

this area of bed-stuy will be interesting to watch. it's close to many cool(er) areas, still has tons of parking, and solid old brownstones--many of them w/ thoroughly untouched interiors. it's also 12 minutes from LIC. it still needs a lot of development but it is changing. the area has many pratt students who have been priced out of CH. right now the neighborhood has an interesting mix of very poor, middle & upper middle. the nyt aticle about the renovation on lexington is about two blocks from here.

Posted by: Anonymous at June 22, 2007 7:05 AM

I am not sure if the person questioning the amenities of Clinton Hill is serious or just pulling our chains (I suspect the latter). While Clinton Hill is much more "residential" than commercial, it does have numerous dry cleaners (on Fulton, Myrtle and Grand). The supermarkets on Myrtle and on Fulton seem to have lighting and refrigeration, if not quite so many gourmet products as the supermarket on Fifth Avenue in the Slope (but the Choice expansion on Greene may address some of that). Movie theater? BAM Rose is a fifteen minute walk from my house at Putnam and Classon, altho I must say for me, at 43, a movie theater isn't quite the necessary ammenity it was ten years ago. Bookstore - no bookstore, alas. Pharmacies on Fulton on Dekalb, and also on Greene (not chains, but I can buy my soda at a supermarket). Organic food - Clinton Hill CSA, Fort Greene Farmer's Market (hard to really separate the two neighborhoods).

Grand Avenue has distinct parts. The drug activity has been up at Fulton. The happening restaurants/bars down at Lafayette (quite close to the Greene Avenue property). And even up near Fulton seems a lot quieter this summer than last (fingers crossed). The Putnam/Grand/Fulton Triangle may finally be attracting enough commercial establishments (Kush, the muysterious Lox, Brown Betty, Outpost, the rumored barbeque joint) to make it a less welcoming place for drug dealing.

While I would agree that I don't know how I could buy now at these prices (I bought six years ago for a third the price), I am not sure the advice to rent and wait to buy until neighborhoods improve makes any sense, unless you are talking to people who will be able to afford luxury prices. My, somewhat ignorant, advice would be to forsake Brownstone Brooklyn altogether, and look to the Bronx, or other well-located by heretofore ignored neighborhoods for real deals. But for those of us who can't abide leaving the BK, it is only pockets like those on the edge of Clinton Hill and Bed-Stuy which offer any opportunities.

Posted by: putnam-denizen at June 22, 2007 8:58 AM

well said as usual putnam-denizen

Posted by: Anonymous at June 22, 2007 12:39 PM

well said as usual putnam-denizen

Posted by: Anonymous at June 22, 2007 12:39 PM

Just saw that 100 Decatur St sold for $980,000.

Posted by: anon at June 22, 2007 1:38 PM

that the beautiful decatur home sold for less than the greene house speaks volumes. namely, UGLY BEDDY is doing more than fine.

Posted by: Anonymous at June 23, 2007 7:08 AM

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