Co-op of the Day: 786 Washingon Avenue 1BR

It's a lovely space. I do think $399,000 might be a tad ambitious, though -- I'm thinking it'll probably go for $360,000-$370,000 or so, based on what I've been seeing in the area. But kudos to a nicely staged and clearly presented FSBO.

Posted by: guest at August 14, 2007 12:48 PM

nice job, i agree. where do you shop for groceries in that location?

Posted by: guest at August 14, 2007 12:56 PM

I wish they would show more, tell less. How's the building? How high a walk-up?

Posted by: guest at August 14, 2007 1:16 PM

I live in a 2-bedroom floor-through in the heart of prime Park Slope that I rent for $2150 a month. It's layout is such that the bedrooms are on either side of the apartment, while the interior living room is just like this place, only larger. It even has the exposed brick. So it is run down a bit, but it is much larger than this place, in a similar building no less.

This apartment would be worth $400K if this building wasn't divided into 16 units. Instead of 2 floor-throughs per floor, you have 4 apartments and that sucks.

Also, my kitchen is located in the interior of the unit as is this one - air flow is a real problem, which I imagine is only exacerbated by not having windows on both sides of the building.

You know this place has a few rent controlled lifers in it, which is also a real drag.

Why would I spent more per month than my current rent to live in a smaller apartment in a much less desirable area.

More proof it makes sense to rent, not buy. Invest your money and enjoy some real returns on your equity.

Posted by: guest at August 14, 2007 1:21 PM

Who in their right mind would keep saying 2 1/2 people, it sounds so disgusting, like in the days of slavery

If you're refering to your own child as 1/2 a person, I greatly pity this individual

1 br 400K.....I'll pass!

Posted by: guest at August 14, 2007 1:22 PM

nice apartment, not so great building, so-so neighborhood.

Posted by: guest at August 14, 2007 1:28 PM

i really, really like the look of this place.

well done.

Posted by: guest at August 14, 2007 1:28 PM

The AY comment is beyond absurd. This apartment is a healthy 15-minute walk from the nearest high-rise (when Phase II is built in 10-15 years) and about a mile from the arena. I understand that you and your drones are hell-bent on protesting AY at every conceivable turn, but at least make some effort to be rational.

Regarding the immediate area, this section of Washington can get very noisy during the summer. St. Johns and Lincoln Place still have a fair amount of low-income housing, which invites drug dealing, loud music, trash, graffiti, and petty crime. Shootings, while not commonplace, happen every few months or so. There's also the racket from the West Indian Day Parade.

On the positive side, several new restaurants have opened and there's a lot of condo development on the northern end of Washington. It's also near the park, museum, library, etc.

Posted by: guest at August 14, 2007 2:25 PM

Yikes -- doesn't the kitchen layout bother anyone else? It's basically a entry hallway/kitchen and there is hardly any counter space. For 400K in PH, I would expect more space.

Posted by: guest at August 14, 2007 3:48 PM

What is that, 500 square feet? That's a really tiny apartment. Well done, but I'd feel like I was in steerage class. Hating that galley kitchen, too. The undercabinet fridge is the worst of all possible worlds, having to bend over just to get milk for my coffee...

But hey, you get a w/d, which has to be worth at least $25k.

Posted by: guest at August 14, 2007 4:08 PM

I think this is a good first time buyers apartment. It is 10% over priced. But I think the area is prime. Close to PP, Bot. Gardens, Museum etc. The area is still slightly dirty etc. but there are new condos on St John's and Classon as well as Sterling/Washington. More shops/bars will come as a greater influx of people move in. I think this area is changing but will maintain alot of its character and cultural diversity. I personally like it here.

Posted by: guest at August 14, 2007 4:47 PM

do you think, even as we might be approaching a real estate correction that this area is going to hold up ok?

i see it slipping just as easily as i see it improving.

this area still gives me the creeps a little bit, although i do like the apartment a lot.

if you go literally 5 blocks away into park slope, you will be paying nearly this much for a studio (most in north slope i see are in the 300-375K range) in which case i think this seems pretty fairly priced.

Posted by: guest at August 14, 2007 5:02 PM

I'd rather have a 300k studio in the North Slope

Posted by: guest at August 14, 2007 5:14 PM

I'd rather have a 300k studio in the North Slope

Posted by: guest at August 14, 2007 5:14 PM

I looked at this place or one exactly like it 3 years ago. Odd layout, poor window exposures but decent renovation. $399?! - not unless all the furniture comes with it.

Posted by: guest at August 14, 2007 5:21 PM

I think this area is only going to get better.. being so close to the Park, and the Museum, and the Botanical Gardens. As people get priced out of Park Slope, Cobble Hill, Fort Greene.. I think it makes sense that the areas around the park will keep getting better. It may take a few more years, but it's already so much nicer than it was a couple of years ago.

I like what they've done.. it's not that often I see an apartment I'd be ready to just move into without changing a few things.

Posted by: guest at August 15, 2007 9:41 AM

Aside from the smart and well-designed reno (which I agree can make a big difference for smaller apartments), I think the best thing about this apartment is its location: Right next door to Tom's Diner, a few blocks from the Botanical Gardens, The Brooklyn Museum, GAP, and the park, and subways. It's basically right on the corner of Wahington Avenue and Sterling Place, which is a quiet and charming leafy brownstone street. And the two large modern condo developments going up across the street will hopefully invite more commercial development to this stretch of Washington.

It's true the nabe is not prime Park Slope, but it has its own charms (I live here) and I don't think you'll find an apartment this well done in PS at this price (unless it's deep in South Slope/Sunset Park--and a hike to the train).

Posted by: guest at August 15, 2007 9:55 AM

This is a realistically priced apt. for the area-- I'm not sure on its square footage, though it looks miniscule...that would be a factor in the price, I'm not sure why the owner did not post that information...

Posted by: guest at August 15, 2007 10:47 AM

They didn't post the square footage because it's too small to justify the price. Sorry, but there is no way it's appropriately priced.

Posted by: guest at August 15, 2007 10:53 AM

As someone with an infant, I can say this apartment is not at all good for "2 1/2" people. I can see why they begin their listing by saying they've outgrown the place; there's a stroller in the bedroom so they have a baby. Of course, there's no sign of a crib in the bedroom. Either the kid sleeps in the stroller, the bed or they removed it for the photos. Even a tiny second bedroom is way way better than sharing a bedroom with a baby. Walk-ups also not terrific with a baby.

Apart from that, the apartment is very nice looking but I think would only work for one person or possibly a couple as long as no one likes to cook or be able to have a couple of people over for dinner. I don't think too many people would love to have only under the counter fridge, especially when it's so close to the wall that you'd practically bump up against it everytime you got something out (same goes with the oven). And there's no dishwasher.

Of course, loads of people don't cook and I think for those people, it's a really good option. But I think it can only appeal to a pretty narrow group of people. I have no idea about the price.

Posted by: guest at August 15, 2007 11:03 AM

i do not believe sterling at washington is a quite, charming, leafy, brownstone block.

i think it's mostly larger apartment buildings with still quite a bit of drug dealing on the corners, if i'm not mistaken.

i looked at a place at lincoln and washington which seemed ok, but i wouldn't have walked around much at night.

Posted by: guest at August 15, 2007 11:04 AM

It DOES have a dishwasher, I just re-read the kitchen info. I like the bar stools.. If I was entertaining I'd use the narrow counter where the bar stools are as a buffet.. then have everyone sit around the front room. It's not a fancy private dining room, but this is obviously an apartment for a young single, or a young couple.. and I can't speak for everyone, but that's usually how my friends and I entertain.

Posted by: guest at August 15, 2007 12:17 PM

Just a comment about the drug dealing. I live in the City -Murry Hill close to Second Ave and you see drug dealing on the corner. I think no matter where you go it will happen at some point close to where you live just because the "good" areas are so close to the "bad" areas in and around NYC. However, this area in Prospect Heights will only be getting safer and cleaner. From what I see new developments/bars/rest are coming.

Posted by: guest at August 15, 2007 12:50 PM

You're right, there is a dishwasher, my mistake. Although it's obviously very small since they say it holds more than one day's worth of dishes. And I sure didn't say anything about a "fancy private dining room". I've certainly never had a separate dining room in any of the many nyc apartments I've lived in. I had in mind something as extravagant as, oh, I don't know, a table of some kind. Sure, one can eat in the livingroom or however you want to describe the common area, but eating on one's lap isn't that appealing to me. Anyway, my conclusion was exactly the same as yours: that it would work well for a single person or maybe couple but I still think it wouldn't work great for either if they liked to cook and have people over. And I think 2.5 people is pushing it.

Posted by: guest at August 15, 2007 12:53 PM

I've been in many STUDIOS this size (and smaller) with 5 or 6 people at a time, and we manage to have a great time socializing.

You are too picky, 12:53. My kitchen is half this size, and I love to cook and do it every night, in fact.

Not everyone needs a gourmet kitchen to cook.

You need to get out more. Take a trip to Buenos Aires or London or Berlin or Amsterdam and see that people live really fulfulling lives in small spaces.

This would be FANTASTIC for a single or couple. Even ones that like to cook AND have people over!

Posted by: guest at August 15, 2007 1:05 PM

1:05--don't be a jerk and tell me what i "need" to do. and stop intentionally mischaracterizing everything i said, first with the "fancy private dining room" and now with the "gourmet kitchen". my kitchen is about the same size as this one but i do have a small table with four chairs in my livingroom. i don't think eating on one's lap is much fun, nor is sharing a bedroom with a baby. sheesh, you just can't take someone having an opinion different from yours i guess.

Posted by: guest at August 15, 2007 1:11 PM

I wrote nothing about a "fancy private dining room" so obviously I'm not the only one that thinks you are Miss Priss.

In case you missed it, there are more than one "guest" postings on here.

Lord.

Posted by: guest at August 15, 2007 1:31 PM

"I've certainly never had a separate dining room in any of the many nyc apartments I've lived in. I had in mind something as extravagant as, oh, I don't know, a table of some kind."

Last time I checked, most apartments don't come with furniture so if you'd like a table and 4 chairs to eat at, YOU BUY ONE YOURSELF.

Posted by: guest at August 15, 2007 1:34 PM

Lovely job.. I think they've really maximized what space they have. It's true that walk-ups aren't the greatest when you have kids, but I'd rather be up a floor or two in a building like this, than on the ground floor. And I like that it faces the back, so you don't get the traffic.

Posted by: guest at August 15, 2007 2:12 PM

I have been in this home and it's not staged at all! They are a super clean design family leaving the area and will sorely miss NY and their beloved and much adored apartment.

Much work went into getting it updated when they moved in, so I think it's a steal to move into such a space that would need zero work done to it.

For entertaining comments above, I have been to social gatherings there and found it to be quite comfortable with her party of 10 or so. I don't know the area well myself, but have been over in the evening and never felt uncomfy.

As for the drug dealing comment, Brooklyn is Brooklyn. It's happening on corners of most neighborhoods more than we would like to imagine.

Liz

Posted by: guest at August 15, 2007 2:54 PM

I *LOVE* this apartment. For $399k, you get an apartment renovation designed by REAL designers. If one bought a cheaper apartment and hired a designer, architect & contractor to achieve the look they have achieved, I guarantee you would be paying tens of thousands more than $399k. Plus you would most likely lose your mind in the process. The price they are asking is worth every penny. You are getting a VERY BEAUTIFUL space (not to mention all the MAJOR amenities like a dishwasher and washer dryer which as we all know are very hard to come by!! And it's ready to move in... you won't be scraping mold off of grout in this apt.

Plus, the location is GREAT, contrary to what others have said... the Park, the Gardens, The Library, the Farmers Market, Toms Diner... it has so much to offer and it's a great place to live.

i hope they get what they are asking and more.

Posted by: guest at August 15, 2007 5:46 PM

Wow, now people are "prissy" for wanting a table to eat at?? Give me a break. Anyway . . . I think it looks like a great place. I have to agree though that the kitchen is the least good aspect. Not because of the size or even lack of a table but because when you're in the kitchen you're essentially in a hallway. But they've done a great job with the space.

I have to say, I'm a bit suspicious of the post at 5:46 . . .

Posted by: guest at August 15, 2007 7:53 PM

I am also suspicious of the post at 5:46, and I'm the seller.

Posted by: guest at August 15, 2007 9:01 PM

One of the best FSBOs I've seen. The seller is obviously reading our comments and reacting to what info was missing. Aside from the lack of a formal dining room (does someone expect a classic six for under 400K?) I think this place is very nice and expertly renovated. You don't find a bathroom that clean and a washer/dryer for this price very easily. I wish the seller well.

Posted by: guest at August 16, 2007 11:51 AM