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July 3, 2007
Condo of the Day: Price Cut at The Simone
The Simone condos at 35 McDonald Avenue in Windsor Terrace is the only Bricolage design we can think of that we think is reasonably attractive. And, so far, it appears to have sold reasonably well: 4 units have closed, 21 are in contract and another 9 are still on the market. The developers must want to wrap things up pretty badly though: They just cut the price on a two bedroom from $1,199,000 to $999,000. Given the 1,522 square feet of interior space and huge terrace, we'd think this would move quickly at the new price. Agree?
35 McDonald Avenue [Corcoran] GMAP
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Comments
For buyers at the $1m point there are probably more attractive, albeit smaller, options in the slope. You can even find 3br floor-thrus in 321 (previously featured here), so why would someone opt for the modern look in a rather desolate part of windsor terrace, unless they didn't know any better, or were in a big hurry.
Posted by: Anonymous at July 3, 2007 12:14 PM
Agree with above, but I believe the local elem school (if it's the one by the Ft. Hamilton F stop) is very well regarded. My complaints would be the proximity to Green-Wood cemetery and the hike to actually get into Prospect Park. Pluses are space, terrace and easy access to Prospect expwy.
Someone might be able to snag this for 925k.
Posted by: Pete at July 3, 2007 12:24 PM
I'm sure the remainder will sell, as there is still a frenzy to buy before interest rates go up any more, but it's a lot of money to be far from Prospect Park, far from Park Slope (far even from Windsor Terrace shopping), and not all that close to the F.
Posted by: Anonymous at July 3, 2007 12:43 PM
I have to say that a lot of people, including my wife, really draw a line in the sand with regard to walk-ups. A lot of people do not want them under any circumstances. So I think there is not a true comparison between a unit in a full-serve building, as I assume this is, and a walk-up flathouse, no matter how up-market.
I would guess many of the folks on this blog are really house people who do not get the enormous difference between a building with an elevator and one without.
Posted by: Sam at July 3, 2007 12:51 PM
Sam, I agree. On our search in Clinton Hill, an elevator was near the top of our list and every time I go in and out of our building with a stroller, I pat myself on the back for not relenting on that feature. Coming from a brownstone, I'm so happy not to contend with stairs anymore.
Posted by: lemonhead at July 3, 2007 1:04 PM
All potential housing purchases have their advantages and disadvantages (location, views, ameneties, etc.) and with the simone, i think the biggest plus is the outdoor space. it is all about the property meeting the needs of the buyer.
Posted by: Anonymous at July 3, 2007 1:13 PM
I agree with you too sam. Somehow spending 1 million plus to live in a walk up just feels wrong to me.
As for the cemetary issue, i think greenwood is one nice cemetary. Its landscaping and design are quite pretty actually. I would imagine that there are some people that would prefer the view of a well kept cemetary that is comparable to a garden to views of nondescript apartment buildings.
Posted by: Anonymous at July 3, 2007 1:13 PM
And wow, can I say what a pleasure it is to read a nice, civilized, respectful discussion of a property's pros and cons instead of the usual snide bickering between people who happen to disagree? (Lately that kind of stuff has really started to put me off this site...).
Posted by: Anon at July 3, 2007 1:21 PM
The cemetery is absolutely gorgeous and a nice place to take a stroll. But for better or worse, you can't jog, ride a bike, or walk a dog in there. If you like to do any or all of those things, living near Prospect Park would be preferable. Also, that really is a desolate part of Windsor Terrace -- few if any stores or restaurants nearby.
Posted by: Anonymous at July 3, 2007 1:44 PM
Ditto 1:13. Green-Wood (as it's properly spelled) is as amazing and beautiful as Prospect Park. Frederick Law Olmsted (who designed Prospect and Central Parks) actually designed many 19th cetury landscaped cemeteries. A view of it should be a plus, not a minus.
Posted by: anonymous at July 3, 2007 1:48 PM
Greenwod cemetery is laid out like a nineteenth century picturesque park.
It is beautiful and full of all kinds of birds including wild turkeys. From above it looks like a park, not a cemetery. However McDonald Ave is a little isolated. Good for someone who drives rather than subways. That terrace is really huge, could be a showpiece if designed right.
Posted by: Anonymous at July 3, 2007 2:12 PM
why would any pay that much to live next to the grave yard.
Posted by: armchair_warrior at July 3, 2007 3:32 PM
to 3:32: obviously many people feel fine paying a big chunk of change to live across from Green-wood. buying a condo/co-op/house is not such a one-issue process. buyers have to compromise, and for some people outdoor space, or views or some other feature carries more weight than another. you may never live next to a Green-wood, but for others it is either a non-issue or a plus.
Posted by: Anonymous at July 3, 2007 4:12 PM
What's wrong with Greenwood? People are dying to get in....
Posted by: anon at July 3, 2007 4:21 PM
Ba-zing!
Brownstoner, I walked a good stretch of E. 4th Street, which is just beyond brownstone Brooklyn, and was bowled over by the sheer # of properties for sale.
What's doing over there?
Posted by: Gary at July 3, 2007 6:36 PM
We live in 1915 3rd floor walkup, with a 1 year old. Yes, it is a PITA. We moved from a doorman/elevator building. However, the only thing we could afford that had both space (3brs) and original details was a walkup. We'll tough it out for a few years, but I really miss my elevator...
Posted by: Pete at July 3, 2007 7:15 PM
The building is a 5 story elevator building. Not a walkup.
Posted by: Anonymous at July 3, 2007 8:13 PM
Anon 8:13: please at least read the thread before posting in response. Your posting makes absolutely no sense.
Posted by: Anonymous at July 3, 2007 8:27 PM
This has to be one of the most poorly written listings on Corcoran right now. Borat would have done a better job. (I propose a new Brownstoner feature: Worst Composed Listing Of The Week.)
"From the walls of glass to the metal tower, The Simone is bringing a new meaning of luxury to this popular Brooklyn neighborhood."
"Both bathrooms are a true retreat."
"The master bathroom will be addicting."
"For those moments after a long stressful day, relax in the spa-like secondary bathroom which includes a large soaking tub with jets that makes any day complete."
Posted by: TW at July 3, 2007 9:50 PM
hahahaha that's awesome TW although honestly i'm surprised it's as good as it is. I pity anyone who becomes addicted to the master bathroom. After all, one presumably has to be able to leave the apartment to go to work to earn the money to pay the mortgage!!!
Posted by: lemonhead at July 3, 2007 10:42 PM
Ah, jets that make any day complete! That area could be described as "desolate" but also as a rare oasis of quiet (sort of a given with the magnificent swath of Green-Wood at one's doorstep--a unique historical gem, not for everyone, but ravishing for those of us seeking to indulge our inner Morticia Addams). And it's within walking distance to Holy Name School on Prospect Ave. if one wants to go the Catholic school route--this one is a solid choice and supported by some wealthy backers so will be even better in years to come...
Posted by: Brenda from Flatbush at July 4, 2007 12:27 PM
Its a nice quiet area, they will sell out soon. Don't bank on flipping it for profit in a few years though. That area isn't going anywhere.
Posted by: Daniil at July 4, 2007 1:48 PM
On a separate note, the other building going up in Windsor Terrace by the same developers who did the Simone is looking more and more fugly - Fedders air conditioners just went in, ugh. I had higher hopes for that space, as we're right next store.
Posted by: Rocknrope at July 4, 2007 6:32 PM
It is a nice area and though I agree that this is not a quick profit property, I feel that Windsor Terrace will continue to see decent property value increases. This is one of the few low-rise, green (lots of trees and close to the park) and family friendly neighborhoods in Brooklyn and, for these reasons, continues to draw strong interest. Not to mention there is a minimal retail presence which is quite refreshing after working a day in Manhattan, which is the equivalent of a mall.
Posted by: Anon at July 5, 2007 11:24 AM
Grave Yard Views Who Wants That???
Posted by: Joss at July 6, 2007 11:34 AM
There are many views in Brooklyn of "the living" that are much more disturbing than the GWC. The building is one of the best new buildings around. I don't know how that works if you have kids who hold their breath when they pass a cemetary.
Posted by: anon at July 6, 2007 5:06 PM
the graveyard is a little weird but all that green space and trees improve the air quality and allow for good sunlight.
Posted by: anon at July 6, 2007 5:44 PM
as a simone buyer- I have to share how beautiful the building is (and there's an elevator!). Walk by. It looks strange for a neighborhood with brownstones and houses- BUT the sunlight is incredible, quiet neighbors and it is a an impressive building. the apartment itself has such great amenities and aesthetics that you'll be won over. I was once an orginal detailing kind of person- but after seeing a perfect no renovation needed apartment- I have seen the light. the subway and park is a 10 minute walk- 7 blocks. We are New Yorkers! What is a few blocks for some extra piece of mind and greenery? if i expected to have the subway and everything else next door- I'll be forever stuck in a tiny Manhattan apartment.
Posted by: simone buyer at July 10, 2007 3:13 PM
I thought it was weird living next to a cemetary. The only ones that I know of are the really really cheap houses. But I guess, few reasons a person could afford to say is the 'privacy' the place has to offer and the good sun exposure on top of having greeny views :-)
What are the possible reasons why the area will not boom within the next 3 years? I am curious...
Posted by: CPnKT at July 10, 2007 3:19 PM
and of course the place is quiet, it is at the front of a cemetery. I expect dead people to stay 6 ft under and stay quiet!!! I haven't seen dead people partying and boozing in the middle of the night or having rock band/hip-hop concert over. funny eh?
Posted by: CPnKT at July 10, 2007 3:54 PM
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