« Development Watch: 114 Walworth Street House of the Day: 44 1st Place »
December 13, 2007
Co-op of the Day: 280 Prospect Park West
The address of this two-bedroom walk-up at 280 Prospect Park West sounded a lot better before we realized it was more than four full blocks from the actual park. What's more, the place can't be more than about 600 square feet. Still, we can't think of a whole lot of two bedrooms in the area for less than the asking price of $450,000. As for comps, all we know is that an apartment on the third floor—which may or may not be of similar size and quality—sold back in 2005 for $420,000. How do you think this stacks up against yesterday's co-op on Lincoln Place?
280 Prospect Park West - Apt: 4 [Corcoran] GMAP P*Shark
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Comments
Considering there are no photos this must be a real winner.
Posted by: guest at December 13, 2007 12:47 PM
I did not know that Prospect Park West extended beyond the actual Park this far. That's ridiculous. It is like having Central Park West extening to midtown. Except this isn't midtwonit is nowheresville.
I could not live in a building quite this unattractive.
It has "out on bail" kind of written all over it.
Posted by: guest at December 13, 2007 12:49 PM
Is this classified as South Slope or Windsor Terrace?
I had thought the latter...
Posted by: guest at December 13, 2007 12:52 PM
No interiors? What's up with that?
Posted by: guest at December 13, 2007 12:53 PM
If it's under half a million, apparently Corcoran is too lazy to bother with interior photos.
Posted by: guest at December 13, 2007 1:10 PM
12:52, its really right on the border of each.
I've heard reasonable people say the southern border of South Slope is the Prospect Expressway, others say Prospect Avenue, and others say 15th Street. But the West/East border of Park Slope/Windsor Terrace (for those like me who think South Slope goes below 15th Street) is median line on Prospect Park West.
Posted by: Emigre at December 13, 2007 1:13 PM
Windsor Slope? Park Terrace?
Posted by: guest at December 13, 2007 1:15 PM
It's not a bad area- that building isn't great, but propsect park west past the park has nice bakeries, restaurants, etc... more like Brooklyn than like New Brooklyn.
Posted by: guest at December 13, 2007 1:19 PM
1:13 -- so, you would count businesses on the West Side of PPW as the Slope and those across the street as WT? Since this is WT's main business drag, it's sort of hard to argue, from my perspective, for your position. But here I find myself falling into the senseless neighborhood-boundary hair-splitting for which this site is famous....
Posted by: guest at December 13, 2007 1:22 PM
All of Prospect Park West used to be called 9th Avenue. The part after the park (beyond Pritchard Square/15th street) was renamed as well, which seems justifiable and less confusing since it is still part of the same street that runs next to the park.
I've noticed some people in the neighborhood still call this 9th Ave.
Posted by: guest at December 13, 2007 1:22 PM
2 bedrooms 8 feet wide, might as well get a cell in Rikers.
Posted by: guest at December 13, 2007 1:24 PM
This is definitely WT - I dont think anyone who knows the area could argue about that. Its in a less than central WT spot but since the nabe is so tiny anyway, its still quite close to train, park, stores, etc..
No clue if it will sell or not but for $420, I wouldn't expect a whole lot.
Posted by: Mrs. Limestone at December 13, 2007 1:40 PM
I thought the layout of the Lincoln Place one was amazing. This one - not so much.
Posted by: guest at December 13, 2007 1:41 PM
Teeeny bedrooms, but, hey, they are separated nicely. One could be a baby room or office. For under 500K in a nice nabe, whaddya want, ya know?
Posted by: Rehab at December 13, 2007 1:58 PM
Exactly! I thought it was 9th Avenue. Because nothing that is off the park looks like this.
But, this is a quaint little area.
Posted by: guest at December 13, 2007 1:59 PM
This is once again the most viewed property on Corcoran right now. That means that either Brownstoner readers overwhelm corcoran whenever prompted to, or that there aren't that many people looking for real estate today.
Posted by: guest at December 13, 2007 2:08 PM
I would consider PPW to be WT once you're south of the traffic circle.
I actually like this location - F train within a minute's walk, and quick access to the park. Decent shopping nearby...
But the apartment looks a little small for the price, and what's with the lack of pix?
Posted by: guest at December 13, 2007 2:51 PM
Isn't this where those 2 guys home invaded an old woman last week by telling her they were cops? Really nice neighborhood. Oh, I guess that answers the question - it couldn't possibly be park slope.
Posted by: guest at December 13, 2007 2:53 PM
^ that happens in the suburbs to old women quite often.
kinda sucks
Posted by: Santa at December 13, 2007 3:11 PM
and the Lincoln Place listing is #2! LOL
Posted by: guest at December 13, 2007 3:31 PM
"For under 500K in a nice nabe, whaddya want, ya know?"
A nice nabe or a nicer apt, ya know?
Posted by: guest at December 13, 2007 4:12 PM
I bought a 2 bedroom, 1 bath across the street from Prospect Park on PP South West between 9th and 10 th Av.; 1/2 block to the subway 2 years ago for a shade under 400,000. I'm starting to think I got a deal (I've been thinking I overpaid for a while… but now I'm not sure.)
If this sells for $450,000, I will be very very happy.
By the way, to 2:53, this neighborhood is outstanding. For the cost of living, proximity to the park and subway, and the wonderful residents, you won't find nicer.
Posted by: guest at December 13, 2007 4:21 PM
This is over $750 a sq. ft.!! Polease.
Posted by: guest at December 13, 2007 4:48 PM
Windsor Terrace... I live around the corner.
I did have to chuckle... " four whole blocks to the park".... are you serious?
It takes a couple of minutes to walk to the park from this address.
Might add, this is a great neighborhood...
Posted by: guest at December 13, 2007 5:58 PM
It looks like a better deal than the Halsey St. condo.
Posted by: guest at December 13, 2007 6:48 PM
This looks like a dump in a dumpy neighborhood, don't give me this "it's really very nice" crap. it's nowhere, it's for people just out on bail (my favorite comment).
Posted by: guest at December 13, 2007 7:26 PM
Small apartment in an ugly building in a pretty good neighborhood.
Posted by: guest at December 13, 2007 9:43 PM
I live in the building across the street on the corner, also a walkup. My apartment is about the same square footage but without the half bath (boy would that be great!). I think 450 is high, I think 350 would be more reasonable, I'll be interested to see what it sells for.
Posted by: guest at December 13, 2007 10:53 PM
Also to follow up, I think the neighborhood is great.
Posted by: guest at December 13, 2007 10:54 PM
for a nice neighborhood, it looks like crap. why don't you guys spend some dough sprucing the street up a little?
Posted by: guest at December 13, 2007 11:27 PM
ALL ABOUT RACE.
Posted by: guest at December 13, 2007 11:40 PM
So I'm out on bail. I have to crash somewhere. Why you breakin' my balls?
Posted by: Rehab at December 14, 2007 2:10 AM
Is Windsor Terrace nice? I've read comments on this board saying it was still very old school and very conservative.
But I couldn't get my head around it. I would think it's nicer to be in WT close to the park and "9th Ave" than heading further south along 5th in "South Slope" really Sunset Park.
Posted by: guest at December 14, 2007 9:53 AM
The Lincoln Place listing is bigger, has more rooms, is more centrally located, etc... but that all basically amounts to justification for the $150k price difference. I love the separation between bedrooms, I love that one of them has its own half-bath (re Lincoln Place: why would you ever need a 3br/1ba??), I love the location. I love that the maintenance is below the $1/sf line. I almost love the price. I don't love that it will likely need a full renvation for a buyer to be happy there in the long term... but that can be done in bite-size chunks.
$750/sf is pretty steep... I would (and actually might) bite at about $400k.
Oh, and regarding the neighborhood: sure, it's the border between South Slope and Windsor Terrace. But who uses the commercial strip doesn't really matter. Recall how Boerum Hill tried to lay claim to Smith St when Atlantic Ave was less developed. Fact is, Smith St is in Cobble Hill - yes, Cobble Hill has two nice commercial strips (not even counting Columbia or that little slice of Henry). Suck it up, Boerum Hill, life ain't fair.
Posted by: guest at December 14, 2007 12:49 PM
"Suck it up, Boerum Hill, life ain't fair"
Do they sell a t-shirt that says that somewhere on Smith St?
Posted by: guest at December 14, 2007 2:19 PM
In "The Neighborhoods of Brooklyn" by Kenneth Jackson, PPW is the border of Park Slope and Windsor Terrace, with the West side of the street being in Park Slope. However the PPW Extension is considered the commercial thoroughfare of Windsor Terrace.
Posted by: guest at December 14, 2007 4:10 PM
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