Rentals of the Day: Kensington Picks From Craigslist

But it's all relative. People can talk about blue chip vs. "other" neighborhoods like they're disconnected, but it's just not the case. Other neighborhoods will always lag behind the top neighborhoods, but ALL Brooklyn rental and sales prices go up because those particular areas skyrocketed and changed so much in recent years. Also, fewer people buying = higher rents all over NYC. Renters should be prepared for this.

Posted by: guest at January 11, 2008 1:17 PM

Kensington is so much better than Greenwood Heights.

Posted by: guest at January 11, 2008 1:25 PM

It's called crack!! Very tasty!! These apartments will be vacant all year long until, these fuckheads wake up. The pioneers are not paying that rent no more. The layoffs are happing now on WALL STREET!!! Yep thats right, people are being shown the door.

The What

Someday this war is gonna end....

Posted by: guest at January 11, 2008 1:41 PM

How high are the stacks of old newspaper's in your hovel, What?

Posted by: guest at January 11, 2008 1:51 PM

Well what do you know, there is no free lunch in NYC. Kensington is a nice place to live - few amenitites, but safe and very diverse. It is a good starter neighborhood for those who would like to move up to Park Slope sometime in the future.

Posted by: guest at January 11, 2008 2:02 PM

I live in Kensington and these are a total rip-off--about 30-50% above market. They won't rent.

Posted by: guest at January 11, 2008 2:29 PM

I also live in Kensington and love it..as stated very safe, diverse and affordable. My sweet 1BR on Ocean Parkway/courtelyou is 1000. I don't care what neighborhood is considered top, bottom; I enjoy living on OP especially in the summertime when the trees are in full bloom its lovely.

Posted by: guest at January 11, 2008 2:48 PM

thanks,now that landlords realize that there may actually be schmucks willing to pay $2800 a month to live in the Kensington area, they will decide they need to throw grannies to the curb, go to ikea for new cabinets, get a floor sander, a few buckets of shellac and white paint from HomeDepot and like magic that $600 one bedroom becomes a $2100 one bedroom.

Posted by: guest at January 11, 2008 5:03 PM

Total rip off - here come the hipsters! I have a huge one bedroom with a pool and door man for $1100 which is worth putting up with sleziod russians that don't pick up their dog shit.

Posted by: guest at January 11, 2008 5:33 PM

whose going to pay those rents!!!!

YIKES!!!

thanks mr.brownstoner for ruining the hood, shhhh, keep it secret

Posted by: guest at January 11, 2008 6:00 PM

I think that there are definitely better deal than this in kensington - I know a two groups who live next to each other on either minna or tehama streets - both 3 bed about 1200 sq feet apartments - both recently rented, one is going for 1250 and the other 1600.... both better than any of this overpriced nonsense

Posted by: guest at January 11, 2008 6:07 PM

Starter neighborhood? Oh, fuck you.

And yeah, those are a total rip-off. You can definitely do better.

Posted by: guest at January 11, 2008 6:59 PM

I'm a real estate agent and, to me, it's obvious why people are moving to Kensington. It's the cheapest neighborhood that borders the Park and can get you to the city in a reasonable amount of time on the F train. 1 bedrooms in Park Slope (REAL park slope) average about 2K when the market is hot and about $1600-1700 during the winter. Windsor Terrace rents are nearly on par with Park Slope rents, with 1 bedrooms averaging 1800 when the market is hot ($1500-1600 during the winter). Another desirable neighborhood on the F line is Cobble Hill with 1 bedrooms commanding upwards of $2500/month RIGHT NOW! And this is still the winter!

You can definitely save a lot by moving to Kensington. My data show three distinct areas of Kensington, as far as rent prices go. 1 bedroom apartments closest to Windsor Terrace and Prospect Park (Church Avenue to Fort Hamilton Pkwy and Coney Island Avenue to McDonald Avenue) fetch an average of $1575/month. 1 bedroom apartments in "South" Kensington (Church Ave to Ditmas Ave and Coney Island Ave to McDonald Ave) fetch about $1200/month. 1 bedrooms in the northwest area close to the cemetary (west of McDonald and below the cemetary) command $1000/month. Sometimes deals can be had directly on Ocean Parkway.

These figures are likely lower than the actual average, since our office has a policy of NOT contributing to ridiculous rent inflation. We are agents of the landlords, of course, but we don't set any pre-determined expectations about what something should rent for unless the landlord asks what the market rate is.

Kensington is a great place to live. It's one of the few places in NYC that has kept a "melting pot" character. Living in Kensington is like taking a trip around the world! Here are some examples of the kinds of foods you can get in Kensington:
- Some of the best southeastern European food is served up by Old Brick on Church Avenue. Don't know what "southeastern European" means? It's a cross between mediterranean, turkish, with a tiny bit of an eastern european influence.
- You can get great Indian food from Madina on Coney Island Avenue. You can watch them make your naan (bread) in a real tandoori oven.
- You can get the best cecina (salted beef that's great in tacos) from the Mexican meat market on East 3rd just off of Church.
And people don't blink an eye when you go shopping for saris at the Bangladeshi clothing stores. How cool is that?

Yeah, Kensington's not as well manicured as our Park Slope suburb, but isn't that what we love about New York? The grit is what gives us bragging rights.

The overall quality of life is much better. If you're lucky to get an apartment in one of the detached homes, you get TONS OF LIGHT - 4 exposures! I'd take that over a dark brownstone any day. If you're lucky enough to find a garden apartment, your yard will likely be twice the size of a brownstone backyard in the Slope. Add to that that Kensington is safe - no one goes there to rob the rich people. And the low population density means that it is easy to park.

There's so much going on in neighboring Windsor Terrace that yuppy stuff is now within walking distance. You can get really fancy shmancy gifts and home goods from Estelle on Fort Hamilton Pkwy, and there's a good wine selection at Juice Box on Prospect Avenue. The best informal cafe for food and cofee in all of Brooklyn is quite possibly Crossroads (also on Prospect Avenue). The lucky folks in the northern part of Kensington can get to these stores by walking just 5-10 minutes.

To sum it up, Kensington kicks a$$. Don't hate what you don't know, playa.

Posted by: guest at January 11, 2008 7:16 PM

To those of you who think that those prices are a total rip-opp, you're dreaming. Maybe your friends found apartments in Kensington for $1000 last year, but the prices have risen in accordance with the inflation of every other neighborhood. Park Slopers are being priced out of their beloved enclave and think that $1800 for a nice 1 bedroom in District 15 ain't so bad. The days of the $1000 rent are over in Kensingont.

Posted by: guest at January 11, 2008 7:18 PM

Park Slopers are being priced out? By who?

Posted by: guest at January 11, 2008 7:52 PM

Real estate agents.

Posted by: guest at January 11, 2008 10:17 PM

that can't spell.

Posted by: guest at January 11, 2008 11:15 PM

You certainly cherry-picked those selections...there were plenty of more reasonably priced Kensington properties on Craigslist today. That said, I don't know what the owners are thinking charging so much for 955 Coney Island.

I live in a true one-bedroom for $1200 in Kensington, FYI.

Posted by: guest at January 11, 2008 11:36 PM

For a reference on price, I own a 2br on Ave C between E. 4th & E. 5th and am renting it out while living abroad. I'm charging my tenant 1340, she's a friend so I wasn't going for any profit. That covers the mortgage & rent. Now the board just raised the maintenance by over 100 dollars (to cover rising fuel costs, taxes, etc.) and I am now losing money. When her lease is over, I'll need to raise to 1450 just to cover. It's a very nice apartment, in a clean, secure building, but it's definitely not huge. 900 sq feet. Prices are going up for everyone, and landlords aren't necessarily out to rip people off.

Posted by: guest at January 12, 2008 8:47 AM

i heard everyones moving to tahoma street, at least that what this one broker has been telling me for the past 3 years.

are you reading this, mr. indie broker whose only listings are on tahoma st.

Posted by: guest at January 12, 2008 10:45 AM

Word, real estate man. I don't necessarily love the fact that so many people are moving here, but there's no denying it -- Kensington is the bomb-diggity-omb. It frickin' rules.

Here's my take: If you visit, and genuinely love Kensington for what is it -- cool, come join us. If you think this 'hood is a stepping stone to living in Park Slope, or hope it will magically transform into Park Slope if you just squat here long enough -- step the fuck off, bitches! We don't need you, we don't want you, and we won't be nice to you.

Posted by: guest at January 12, 2008 11:13 AM

The realtor above is talking garbage as regards prices and is definitely trying to participate in pushing up rents. I've lived in Kensington for years but moved fairly often so I keep an eye on rents (plus friends move here and ask me to help them look). Going rates are aaround the Fort Hamilton stop are around $1200 for a one-bedroom, going to 2 bedrooms, you pay 1600-1800 max. I've never even heard of a one bedroom in the area going for $1575 and assume that's because anyone charging this would find no takers--if you can afford that kind of rent you get a 2 bedroom here or live elsewhere. There aren't many three bedrooms around. Many of the bigger buildings are rent stabilized so they can't pull this crap. Don't believe realtors' hype--many apts in this hood are rented by the owner and/or management company and don't use realtors who want their pound of flesh.

It's a nice neighborhood and I like that it is quiet--but many think it is dull and too far out, hence prices will never rival those in hipper neighborhoods that are closer to Manhattan, have more commercial space (and thus bars, boutiques, restaurants) and have more subway options (it sucks relying on one train, esp. when it is the F).

And as for robberies, Kensington may be safe but there are break-ins. I had my place robbed and I know from the cops that there are a lot of people who come here to break into people's apts.

Posted by: guest at January 12, 2008 1:26 PM

We're talking about the suburbs here. Why move to Kensington when you can get a cheaper rent and a better commute across the Hudson in Passaic County?

Posted by: guest at January 12, 2008 1:29 PM

Hey 1:26,
OP Realtor right here:
Why is it so far-fetched that people will pay $1500 for a 1 bedroom in Kensington? Usually a $200-300 savings is sufficient enough for people to want to move out of Park Slope. You may not have all of the same amenities, but you usually get more for your money in Kensington (bigger apartments, yard access, etc.) Plus you can get to Park Slope in no time.

And 1:26 - where do you get your market information from? Your neighbors? I'm sure that you are as diligent as I am. Do you and your friends keep a detailed database of all of the legitimate transactions in the neighborhood? Isn't it possible that you only know of the rentals by folks who've been in the 'hood for awhile and have much smaller mortgages? And, 1:26, I'm sure you're friendly enough with all of the new people in the neighborhood whose mortgages are much higher than yours. Why don't you tell your new friends with the $8000 mortgages that they should rent their apartments much less than they are worth.

Please consider also that apartment quality varies widely in Kensington. A lot of old timer landlords own $hitholes that aren't even worth $500/month. So what if they're charging $1000/month if it's uninhabitable. Also, $1000 for them is probably $800 in their pockets. For a new owner in a 2-family, $1500 might not even cover 1/4 of the mortgage.

Some of the newer owners spend lots of money on tasteful renovations. I rented a 1 bedroom in Kensington for $1950. It had outdoor space, tons of storage and closets, NICE new appliances, and an office. That same apartment would have rented for $3000 in Park Slope or $2500 in Windsor Terrace. So don't tell me that the renters who chose Kensington over those other neighborhoods made a bad choice. They're saving $600 - $1100 per month. FYI: according to the landlord the $1950 doesn't cover mortgage and expenses for the apartment.

And if you read my post closely, you'd understand that my firm does not support hiking up the prices. Rents at my office are determined by the greed of the landlords. Or the mortgage of the landlord, as is the case with 8:47 a.m. We let the landlord determine the price and only try for market if a landlord asks. And many times landlords request above-market rents only to realize that there aren't enough suckers out there.

It's sad to say but
the market, i.e. the renters, are the people who really determine how much apartments are worth.
If there weren't so many wall-streeters or trust fund babies roaming the streets of Brooklyn and paying the crazy rents that the LANDLORDS request, things would be very different.

RENTERS: Do yourselves a favor. Please hook yourselves into a first-time homebuyer's program. They often pay your downpayment and closing costs leaving you to pay only the monthly mortgage and maintenance. I know someone who did it and saved about $15,000 (and the pain of saving for a down-payment). There are several out there. Here is one sponsored by the city:

http://www.nyc.gov/html/hpd/html/buyers/downpayment.shtml

I predict that we're going to have the worst (read: most expensive) rental market EVER this summer. So many people have been pushed out of the home-buying market and they will have to rent. More competition = higher prices. Get out of the rental market now while you can! Buy yourself a place in Queens, the Bronx, or Staten Island while it's still semi-affordable.

Posted by: guest at January 12, 2008 5:48 PM

I nominate 5:48 for funniest comment this year so far.

Posted by: guest at January 12, 2008 6:36 PM

5:48 is actually somewhat realistic. sad but true...

"...the renters, are the people who really determine how much apartments are worth."

Posted by: guest at January 13, 2008 10:36 AM

I only want to live in Kensington because of Ron Lopez's
Kensington Stories!
Wonderful and colorful stuff that gives you a better idea of what that area is all about. I wish I was his tenant!!

Kensingtonstories.blogspot.com

What a cool native!!

Posted by: guest at January 13, 2008 11:07 AM

That realtor is hysterical and so far off the mark!

I've lived only in great apts in Kensington and they were in the part he claims to be the most expensive, were super legit (i.e. rent stabilized in big buildings with stable ownership) and I pay and have paid around 60% of the price he lists. Yes, 1 bedrooms, hardwood floors, dishwasher, eat in kitchen for around $1200. He seems to think most landlords are small time owners who have a mortgage and just one apt to rent, whereas in Kensington many of the buildings have over 12 units and are therefore rent stabilized.

Even funnier is the prediction that prices will soar--yes, in an economy losing jobs that's bound to happen. Rents are stable or falling in outlying neighborhoods like Kensington as the real estate mania that people like him or her fed starts to pop.

Posted by: guest at January 13, 2008 2:58 PM

All you people who say how much stuff is in Kensington have no clue. Rent trends are hard to track and can go up really rapidly.

Yes, I suppose it's possible that you could have rented stuff in Kensington 1 year ago (during the winter slow season) or a year-and-a-half ago for half as much.

The same trend happened in neighboring Windsor Terrace literally overnight. One year rents went for half as much as the following year.

Are you saying that that is just not possible in Kensington?

Posted by: guest at January 13, 2008 3:33 PM

I don't understand all of the antagonism toward me (real estate agent)!

Some people choose to work with realtors like me because they understand that we do a lot of homework and try to disclose as much negative stuff about a building/neighborhood as possible so folks can make informed decisions.

I'm not going out there and lying to people to say that there's all this fun stuff happening in Kensington. I tell them the truth - it's just 10 minutes from Park Slope on the train, just a 5-15 minute walk to Cortelyou Road, a 2-15 minute walk to Prospect Park, a 5-15 minute walk to the cool park of lower Windsor Terrace with Crossroads, Cynthia King Dance Studio, Juice Box, and Lonelyville.

I DISCLOSE EVERYTHING! EVEN ROACHES, LAZY LANDLORDS, AND BED BUGS! And people are still moving to Kensington. With all of this disclosure, how can my numbers be skewed? If anything, as compared to lying & cheating realtors, my numbers are low. As you may have noticed, my data shows that 1 bedrooms are worth less than those posted by Browntoner.

Posted by: guest at January 13, 2008 3:40 PM

There are a lot of apartments cheaper than those listed. For instance you can 1brdms for 1000-1200 on East 7th and East 8th in a number of buildings between Caton all the way to Cortelyou based upon the listings I have seen (I own an apartment in the neighborhood but I keep an eye out for affordable rentals for friends). The ones noted here are unusually expensive. Stick to the neighborhood owners - there are a couple large owners who have offices right here in the nabe. And I love living in Kensington!

Posted by: guest at January 14, 2008 10:39 AM

My husband and I moved to Kensington this past October because we got priced out of BED-STUY! Yes, you read that correctly. We were living there for one year (after getting tired of our 250 sq ft in Manhattan) and during that time rents in the neighborhood went up by 25%, even though there was no improvements to the neighborhood or its amenities. Our landlord jumped on the wagon and raised our rent by only a *generous* 15%. It was not worth the price at all, so we got the heck out and landed in Kensington.

We live in the NW corner of the nabe, close to the cemetery, park, and WT. We have a nice old 1.5 bdrm for $1500. Which after what we have been seeing in other neighborhoods, is reasonable. The apartment is spacious, the streets are clean, it's safe, and there is some great food and produce here (it's very hard to find fresh fruits and veges in Bed-Stuy). We love it, and don't plan on leaving. Fingers crossed that we don't get priced out and end up having to move to East Flatbush.

So, yes, I'm sure prices are going up, and I'm sure we are paying far more than what are neighbors who have been here for 8 years are paying, but to me this apartment and location is worth what I'm paying.

Posted by: guest at January 14, 2008 11:25 AM

we saw many "luxury" loft rentals in bedsty
incluing one of those troutman st bldgs that may have had all their tentants kicked to the curb for lack of CO.

mommies where writing checks on the spot for ridiculously over priced units for their precious hipster artist kids!!

also saw some apts on taffee st in ft greene.

the problem is both ft greene and bedsty have pockets of urban adventurers, there are no produce markets, (i dont mean green markets or food coops) just a basic 24 hour fruit&beggie place like astoria has.

these locations are also full of lazy hipster idiots who marvel at the chance to buy $4 coffee in the ghetto, they are messy, loud, and throw parties all night.

no way, kensington is quiet, clean and does not have homeless, drug addicts, panhandlers, beggars, never seen cars broken into, no idiots blasting car stereos, virutally crime free,

the occasional car accident, but most of the ambulances calls and police sirens are from assisting the elderly population, never seen obnoxious drunks, you can walk down the streets and a bunch of kids will do the unthinkable, actually move out of your way! HAA,,beat that parkslope!

hipsters stay out,
park slope wanna-bes stay out
stroller mommies stay out

i like the quiet, there will never be a barnes and noble, starbucks, or $9 veggie wrap shop around here, thank you!

Posted by: guest at January 14, 2008 1:21 PM

maybe i'll move there when im 50

Posted by: guest at January 15, 2008 10:33 AM

"hipsters stay out,
park slope wanna-bes stay out
stroller mommies stay out"

Not only is Kensington wonderfully diverse, it's also paranoid and xenophobic. As a Kensington newcomer, I can only hope this commenter's roof falls in.

Posted by: guest at January 15, 2008 10:59 AM

If you pay 1650 for a 1BR in Kensington you're not only a sucker, but an idiot.

Kensington is a crappy immigrant village with not a single decent coffee shop or store, it's a "melting pot" for sure. But make sure you're ready for the "quick" 1 hr commute to midtown and the overcrowding on the F that makes morning commutes a joy!

I lived in Kensington for 15 years, and I can vouch that it's quite a $1tehole.

Posted by: guest at January 16, 2008 12:43 PM

I own a private house in Kensington, its not AS great as Park Slope area, but the rents are cheaper and you are:15 mins from manhattan, 15 mins from Coney Island, 20 mins from Sheepshead Bay and 15 mins from Staten Island. You have all types of stores:Banks,Food Markets,Post Office,Travel Agents,Schools, Bakeries,Laundry mats, Cleaners,Pet Hospital,Churches,Synagogues and Mosques. All this within walking distance from my house. Also buses and trains. I guess its just a matter of what you prefer to have in your area. I would'nt live anywhere else.

Posted by: guest at March 13, 2008 5:08 PM