« Condo of the Day: Sevenberry Streetlevel: Greasy Spoon Lives Again on 7th Ave. »

November 6, 2007

House of the Day: 121 Windsor Place

This two-story (plus basement) brick house at 121 Windsor Place in Park Slope has some attractive original details going for it but is going to need some love (read: money) from whomever buys it. Its location has a couple of things in its favor, too, namely its proximity to the F Train and Prospect Park. Given that it's only about 2,000 square feet, though, think the asking price of $1,095,000 is on the mark?
121 Windsor Place [House by We] GMAP P*Shark
Photo by Kate Leonova for Property Shark

Trackback Pings

TrackBack URL for this entry:
http://www.brownstoner.com/mte/mt-tb.cgi/2791

Comments

Not to split hairs, but isn't that Windsor Terrace, not Park Slope?

Posted by: guest at November 6, 2007 1:50 PM

I don't know exactly where this is, but I don't think it's in Park Slope.

Posted by: North Sleeper at November 6, 2007 1:51 PM

It's a few feet west of PPW so just in the Slope, we think...

Posted by: brownstoner at November 6, 2007 1:52 PM

its barely on the "south slope" side of the PS/WT divide (ppw)...i'd call it Wondsor Terrace

i think its well priced...doesn't need a comeplete gut...excellent location.

Posted by: guest at November 6, 2007 1:52 PM

i meant Windsor Terrace (typo)

will be steps away from the new Dub Pies location soon to open. yum.

Posted by: guest at November 6, 2007 1:55 PM

This is Windsor Terrace. I live at on Windsor Place towards the park and this is actually cheap for what brownstones are going for in the area. If it doesn't need a complete gut then it is priced pretty well.

Posted by: alex at November 6, 2007 1:56 PM

I guess it's in PS, since it's west of PPW. However, when I lived in the South Slope in the early '70s, people referred to these streets, past Bartel Prichard, as Windsor Terrace, no matter which side of 9th Ave.[as the locals called it] they were on.

In light of all the talk about Queens a couple of days ago, I thought I should mention that there are many blocks of houses like these in Ridgewood [although that's a much less convenient location]

Posted by: Bob Marvin at November 6, 2007 1:59 PM

PPW is the border between south slope and WT, so this house is in Park Slope.

Posted by: oe at November 6, 2007 1:59 PM

seems like a deal...if ur not a design snob it looks move in ready...otherwise the required renovations seem cosmetic (based solely on the pics)...right off the train station, close to the commercial strip, right by the park...hmm maybe i'll pay a visit

Posted by: guest at November 6, 2007 1:59 PM

call the nabe what you will, it's a good deal, unless it;s a total dump.
you're not going to get this close to the park for any less.

Posted by: guest at November 6, 2007 2:03 PM

i think its a 1fam, which means no rental income..but i think the price is right

Posted by: guest at November 6, 2007 2:05 PM

Prices appear to be coming down.

I think a million, which is still a whole heap more than 2005 prices, will buy still more in the coming months. Still lower price levels won't be a temporary dip that must be caught perfectly, either.

I'm just not feeling any urgency to take examples like this, especially when they need troublesome renovations.

Posted by: guest at November 6, 2007 2:07 PM

yeah, keep waiting, 2:07.

i'm sure this place will be 200K in another 10 years.

Posted by: guest at November 6, 2007 2:09 PM

Lots of potential here, but floorplan ain't great.

Posted by: guest at November 6, 2007 2:10 PM

According to the floorplan, those are NOT 2-bedroom apartments.

Posted by: guest at November 6, 2007 2:11 PM

This is absolutely Windsor Terrace. That part of PPW is considered Windsor Terrace by all who use the businesses there and live around there. C'mon people.

Posted by: guest at November 6, 2007 2:13 PM

my bad, it is a 2 fam...so def a good buy
unless there's something structurally wrong

Posted by: guest at November 6, 2007 2:15 PM

If you're looking for a renovated brownstone for less than $1.0 million you'll be a renter for the rest of your life.

Posted by: Boerum Hill at November 6, 2007 2:16 PM

2:07 is waiting for all browstones hit 400K, then he/she'll swoop in

Posted by: guest at November 6, 2007 2:18 PM

What would you all estimate the cost for renovating a place like this, into a nice one family home? (Including the basement)I know there is a wide range of costs on materials, but for discussion purposes let's say above average stuff.

Posted by: guest at November 6, 2007 2:34 PM

2:18
Do you think there is guarantee that brownstones will never fall in price?
It is foolish to think that.
While it is unlikely that prices will drop 30 to 50% in the near term, steep declines have occured several times in the past.

Posted by: guest at November 6, 2007 2:34 PM

2:34

hard to say without seeing the bathrooms, but i'd estimat 125K to create a nice 1 family home

Posted by: guest at November 6, 2007 2:41 PM

yes, i do belive prices will fall...perhaps in a worst case scenario...20%.

so an average 2 million dollar home in park slope will then be worth 1.6 million dollars.

does that make it more affordable to you?

Posted by: guest at November 6, 2007 2:43 PM

This is more of a c1914 townhouse right? I would not call this a brownstone...

Posted by: guest at November 6, 2007 2:46 PM

Are house values in WT now the same as in Carroll Gardens? Seems unbelievable to me but I bought a building very recently this size (1900) sqft for 1.1 on a great block in CG. so I guess they are. crazy!

Posted by: guest at November 6, 2007 2:51 PM

520 psf for the windsor Terrace house seems reasonable. To poster 2:51, I think Windsor Terrace would generally trade at a discount to Carroll Gardems. That said, there are a lot of different size houses in Carroll Gardens. Some are huge. Others are much smaller. I looked at a lot of houses over the years and generally thoought the houses in Carroll Gardens got smaller and small as you headed east (i.e. houses closer to Clinton were larger than houses closer to Smith, then Hoyt etc.

Posted by: Boerum Hill at November 6, 2007 3:15 PM

yes, windsor terrace benefits greatly from its proximity to park slope in terms of home prices.

Posted by: guest at November 6, 2007 3:15 PM

2.07 here, oh yeah I'm a bitter renter. (rolls eyes). Property only ever goes up, or sideways, never down. The market isn't over heated, thats impossible. Buying at any time is automatically a smart move.

I can't decide if the fools posting this garbage are brokers, trolls, or real people with real houses that honestly believe their house is always worth 5% more than the previous highest price on the block.

Nobody can deny recent prices are down on spring, this and other places would have been listed for more back then. I see nothing in the news to change that trend. Prices can drop 10% or even 20% any wailing. Even brokers should be happy if they do, because it might increase volume.

Posted by: guest at November 6, 2007 3:26 PM

Real Park Slope ends at 9th Street and 4th Ave you deluded sickos.

You know it, I know it, we all know it … so stop stretching.

Call it South Slope, Windsor Terrace, Land O' Ye' White Bricks and Aluminum Sideing … just don’t call it PARK SLOPE ya'll … you're diluting my home equity.

Posted by: guest at November 6, 2007 3:30 PM

It's Windsor Terrace... just a tinch outside Park Slope, but right off PPW and a few steps away to PP... and DUB'S PIES!!! :)

Posted by: bren at November 6, 2007 3:31 PM

Nobody ever says prices never fall. They're just saying prices don't fall 75% like some who think they should be able to buy a brownstone for $200,000, that's all. If values dropped that much you still wouldn't be able to buy a brownstone, because we'd be in another Great Depression and you'd have lost your job, we all would.

Posted by: guest at November 6, 2007 3:32 PM

Actually Park Slope ends at 15th.

Not 9th.

Posted by: guest at November 6, 2007 3:34 PM

well said 3:32

Posted by: guest at November 6, 2007 3:36 PM

This is a better deal than that $999K condo discussed yesterday. It's still a great location...even if it's not prime Slope.

Posted by: guest at November 6, 2007 3:37 PM

"Real" Park Slope ends at 9th Street and 4th Ave ... you are a deluded sicko (who lives in South Slope).

End of chat.

Posted by: guest at November 6, 2007 3:39 PM

Could you build up and add a story (in line with the architectural style of course)? It's 660 sq ft under FAR.

Posted by: guest at November 6, 2007 3:40 PM

park slope does indeed end at 15th.

according to the city, it ends atr greenwood cemetary.

but "real" park slope...whatever the hell that is, has ended at 15th for quite some time.

Posted by: guest at November 6, 2007 3:44 PM

Whatever you all do, please do me a favor and stay OUT of Windsor Terrace. Please, please stay in Park Slope. Please. I beg you.

Posted by: guest at November 6, 2007 3:45 PM

look, can't we all be friends and call every neighborhood "Park Slope"? Or BoCoCaCoCo?

Posted by: guest at November 6, 2007 3:49 PM

I love Park Slope.

No interest in WT.

except, Britney Spears...she's kinda fun.

Posted by: guest at November 6, 2007 3:51 PM

Britney Spears lives in Windsor Terrace?! I'm there.

Posted by: guest at November 6, 2007 3:54 PM

I LOVE WT

no interest at all in living with the various types of assholes in PS

so yes, please please stay away

Posted by: guest at November 6, 2007 3:54 PM

I think the assholes are in Ft. Greene nowadays.

Posted by: guest at November 6, 2007 3:56 PM

nah. WT stands for something else too...

think britney, roseanne, al bundy...

Posted by: guest at November 6, 2007 3:58 PM

still plenty of wt in wt but they're a dying breed

Posted by: guest at November 6, 2007 4:02 PM

White Trash lives in Windsor Terrace?! I'm there.

Posted by: guest at November 6, 2007 4:02 PM

where can I get some good acid wash jeans and a RATT t-shirt in WT? ... and do they sell Turkey Jerky too?

Posted by: guest at November 6, 2007 4:06 PM

oh get off your fucking high horse.

I didnt know WT was filled with xenophopic crazy people.

Posted by: guest at November 6, 2007 4:08 PM

"I didnt know WT was filled with xenophopic crazy people."

Check it out some day; the place is full of urban hillbillies.

Posted by: guest at November 6, 2007 4:14 PM

im 4:08

I about rented there but it didnt work out.

its kinds strange.

Posted by: guest at November 6, 2007 4:38 PM

Sweet. Then keep yourselves away. We are all happy.

Posted by: guest at November 6, 2007 4:57 PM

Not to mention inter-married.

Posted by: guest at November 6, 2007 5:00 PM

and you? Judgemental much?

Posted by: guest at November 6, 2007 5:02 PM

yes, you sound VERY happy.

and if by happy you mean clinically psychotic, then yes...you sound super happy.

Posted by: guest at November 6, 2007 5:08 PM

By the way, and I'm just throwing this out there:

when I came to the slope, in 2001, I paid the same in rent (per square foot) as I am about to pay again. I've rented 3 places sequentially since 2001. The rental market is a better indicator of the economy than the sales market where loans are tweaked to come in as 'affordable' or predicated on perpetually rising prices.

Posted by: guest at November 6, 2007 5:12 PM

"clinically psycotic"? Word? Maybe I am just sick of my neighborhood being infested with yuppy trash. I had to leave the slope to get away from you all - keep your grime off of windsor terrace.

Posted by: guest at November 6, 2007 5:35 PM

Sorry 5:35, but we are coming for your houses, and your women! We will bombard your fortifications with flaming projectiles fashioned from exotic cheese wrapped in back issues of New Yorker magazine. Resistance is futile!

Posted by: guest at November 6, 2007 5:46 PM

so its ok to say everyone in park slope is yuppie trash but people get all pissy when someone says that everyone in WT is white trash intermarrying hicks who most likely voted for george bush?

Posted by: guest at November 6, 2007 5:47 PM

"Sorry 5:35, but we are coming for your houses, and your women! We will bombard your fortifications with flaming projectiles fashioned from exotic cheese wrapped in back issues of New Yorker magazine. Resistance is futile!"

We want your NASCAR memorabilia, too.

Posted by: guest at November 6, 2007 5:48 PM

It's probably a waste of time my actually posting on topic. I mean is it just me, or have the threads on this site REALLY deteriorated in the last 3-6 months?

Anyway, FWIW, we looked at an identical house on this block back in 1999 and these are very attractive properties. They don't have the scale of an 1870s/1880s classic 4-story brownstone, but they do have a LOT of smaller rooms. Which can prove to be more useful in the long run, especially for families with young children who don't need or want big bedrooms. Assuming there would be no legal constraints, one approach might be to create an office rental in half the English basement, leaving space for utilities/workshop in the other half. Then spread out on the two floors above.

The PS/WT arguement is silly. This address is right on the dividing line. And both are great nabes so what's the big deal?

Posted by: guest at November 6, 2007 6:00 PM

I went to an open house in WT last weekend. It was my first time in the neighborhood. I saw more American flags (on outside of houses) on my 5 block walk from subway to house than I've ever seen in my entire life. I was wondering what that was about...

Posted by: guest at November 6, 2007 6:02 PM

needs a new door and a good sandblasting (better hit your new neighbor's house too for good measure)

Posted by: guest at November 6, 2007 6:09 PM

Windsor Terrace ROCKS. Much whiter than Park Slope. More registered Republicans. Stay away Park Slope Stroller Mom LOSERS!!!!

Posted by: guest at November 6, 2007 6:54 PM

Funny, I noticed there is a Connecticut Muffin in the neighborhood, right off the park & 15th, right? WT doesn't seem too different from Park Slope, except for the inferior housing stock.

Posted by: guest at November 6, 2007 7:02 PM

Um, as a raging liberal who is proud to be American--and who can't wait until january 20th, no matter WHO the hell wins--I want to object to the implication that flying the American flag makes you Republican, conservative, or jingoistic. Those of us who grasp what America *really* stands for should continue to be proud of those principles, even though the current asshole in the White House wouldn't know them from a cokespoon.

Posted by: Rehab at November 6, 2007 8:41 PM

i think 15th st and 7ave are the borders for wt and ps.

but if i had the money i'll buy it hehe. nice location close to park and train. but i prefer north slope slightly better.

Posted by: armchairwarrior at November 6, 2007 9:06 PM

We went to the open house and thought it had potential though it's true that it would need a lot of work - the pro of having a deep house is that it's a lot of space, but the con is that the middle part of the house is very dark, so for us, we would have felt the need to open it up, at least on the 1st floor. Not sure if it's a total gut, but close to it (kitchens & baths are ancient, plumbing questionable, etc.).

I talked to folks about WT v PS and it seems that there are real differences in terms of the population (more conservative), restaurants (fewer - and the ones in PS don't deliver there), and housing stock (not as nice). Plus, the subway is not as convenient, since sometimes the F goes express and skips 15 St. However, it is close to the park so in that sense the location is good.

In any event, we heard that there was already an accepted offer so this whole discussion may be moot.

Posted by: guest at November 6, 2007 10:45 PM

this place needs $300K worth of work to make it really decent. agree that it needs to be opened up. would be stellar tho.

Posted by: guest at November 6, 2007 11:03 PM

But at 300K needed for the reno, is it worth the price? It's only 2 floors, is not PS (even though it's close) and so would wind up being 1.4 for a slightly less desirable location. There is increasing talk of a market slowdown, so would these prices hold up?

Posted by: guest at November 6, 2007 11:13 PM

The What got a job! And if he finds enough Brooklyn men to suck off per day, he'll be able to cover the rate at Le Bleu.

Posted by: guest at November 7, 2007 1:02 AM

"I went to an open house in WT last weekend. It was my first time in the neighborhood. I saw more American flags (on outside of houses) on my 5 block walk from subway to house than I've ever seen in my entire life. I was wondering what that was about..."

I went to an open house in Park Slope this past weekend. I saw more Palestinian flags and Che Guevara T-shirts than I've ever seen in my entire life. I was wondering what that was about...

Posted by: guest at November 7, 2007 8:04 AM

I read this thread, and it wasn't until the 72nd entry, when someone posted that they had gone to the open house, that there was any useful information. I was wondering what that was about...

Posted by: guest at November 7, 2007 8:27 AM

Yep, that's just typical around here, 8:27.

Posted by: guest at November 7, 2007 8:37 AM

" restaurants (fewer - and the ones in PS don't deliver there)"

Most Park Slope restaurants deliver in Windsor Terrace.... I have lived in WT for
24 years and have never had an issue with
food deliveries when I order "in".

It's only a few blocks away.... there's no
"Great Divide" except in some folks minds.
Too bad about that... it's a great place to live.

All the amenities of Park Slopw with none of the hustle and jive.

Posted by: bren at November 7, 2007 8:51 AM

Bottom Line: If you can afford this house, it's worth waiting and saving for a while longer and purchasing a bigger house in six months to a year. When the market adjusts, this house will go for closer to $800k.

Posted by: guest at November 7, 2007 8:55 AM

typo, I swear! meant Park Slope! :)

Windsor Terrace is such a small neighborhood,
no grand houses, though there are some very lovely homes here and there... but the folks are terrific, watch out for each other, and really, it's people that create the heartbeat of a neighborhood... not just
housing stock.

Posted by: bren at November 7, 2007 8:58 AM

When the market adjusts, this house will go for closer to $800k.

****
and you know this how?

people said the exact same thing in 2001 when this house would have sold for 500K.

Posted by: guest at November 7, 2007 10:49 AM

What is up with the flags? Well there, let me explain something to you. Windsor Terrace is a neighborhood that is steeped in history, a neighborhood where the hard working blue collar people of the city have inhabited since long before you moved over from Connecticut and Missouri, a neighborhood for people who appreciate a hard days work, an ice cold beer from farrells and a nice stop at the neighborhood butcher. Consequently, Windsor Terrace is a neighborhood that lost many people, friends and family in the towers. Those flags are small reminders of a dream of a country that may or may not exist. Am I clinically insane to hope that this neighborhood may continue to be an enclave for those who work hard in thankless and dangerous jobs to keep us all safe? Perhaps. Perhaps we all need to take a moment and remember what this city once was, to remember the beauty in our differences and realize that some things are better left unchanged.

Posted by: guest at November 7, 2007 10:56 AM

Beautifully stated 10:56 AM.... thank you. :)

Posted by: bren at November 7, 2007 12:20 PM

Beautifully put 10:56. But I would add that Windsor Terrace is also now a neighborhood where this hard-working mother, who was here for 9/11 and volunteered in the aftermath, cannot find an apartment for her and her family to live in, because they are all priced at the $2,000+ range.

Posted by: guest at November 7, 2007 12:36 PM

Where is Windsor Terrace?

Posted by: guest at November 7, 2007 12:53 PM

This site had definitely deteriorated, there is no doubt.

Posted by: guest at November 7, 2007 1:06 PM

comments like yours are the primary indication of that, actually, 1:06.

you've contributed less than any other poster with your comment.

Posted by: guest at November 7, 2007 1:45 PM

Yeah, some of these other posts are sooo informative and NOT degrading to anyone. Please.....

Posted by: guest at November 7, 2007 3:39 PM

I don't know if a house like this would decline to 800K, but I also don't know why no one can accept that prices could go down - it certainly has historical precedent in NYC (see late 80's-early 90s) and for sure is happening all over the rest of the country, even in markets - Boston, Bay Area - that seemed as hot as NYC not so long ago. For a house like this to go back to 900 range, or even just under a million, does not seem so crazy to me - in fact, I think prices are softening and the volatility of the economy right now and national housing market trends is almost inevitably going to have an impact on the NYC market.

Posted by: guest at November 7, 2007 9:35 PM

I know that no one may ever read this, but anyway, about the flags in WT -- the neighborhood is traditionally the home of many police and fire fighter families, going back generations. Thus the flags, for friends and family members lost on 9/11. But that isn't necessarily a political statement, and it doesn't define the whole neighborhood. In the 5 yrs I've lived here, I've heard all points of view, from long-time residents as well as newer young families. -- LT

Posted by: guest at November 13, 2007 10:24 AM

Long term, the house is of great value, its only going up as park slope is now called outer manhattan.
I live nr the house and am selling my brownstone, so I have some knowledge.
1 mill is a good price for a long term family home.
It may dip 5% but thats it.

My house was my first gut reno, its preferable that in most cases its a total gut. It's viewing a wreck, but believe me its important to remember how it looks after the reno.
Cost approx 150k and to your taste
So for 1.150 a beautiful brownstone in park slope.
Now its a great deal.
have fun

ps
Think its a 2 family with the english basement

Posted by: guest at May 22, 2008 5:42 PM