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March 17, 2008

Condos of the Day: 188 15th Street

We've been tracking the progress of 188 15th Street for almost three years. At that time, it was a three-story brick house with a bunch of extra FAR. By this time last year, the seven-unit new incarnation was on the market with Corcoran. Since then five of the apartments have sold. The two remaining places (both two bedrooms) were just reduced—one from $690,000 to $675,000 and another from $695,000 to $669,000.
188 15th Street [StreetEasy] GMAP P*Shark
Condo of the Day: 188 15th Street [Brownstoner]
15th Street FAR Play Closes Well Under Ask [Brownstoner]

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Comments

I'm all for adaptive re-use, but this one is fugly. Add it to the comparative "mullet" above the bar on 7th Ave and 15th Street in look & feel.

Could have been done better, especially that out-of-place wrap-around balcony.

But hey, whom am I to say...since they are selling.

Any word on the defunct 182 15th Street next door?

Posted by: Action Jackson at March 17, 2008 12:51 PM

Mr B, the two Corcoran links appear to be reversed.

Posted by: guest at March 17, 2008 1:09 PM

It is actually not bad from the street...pretty much just looks like a brick building. I agree on the weird balcony, but it is pretty minor and non-offensive compared to what they could have done. The rest of the alterations are not that noticable from 15th street.

If the back looks anything like the renderings, it could be pretty ugly for the houses on 16th street that back up to it. Btw, why do they still have drawings if the thing is built?

Posted by: guest at March 17, 2008 1:10 PM

hahaha - I actually live on 15th btwn 6th and 7th and for the life of me can't place this building above.. is it between 5th and 4th? - and yeah not into that horrid side balcony... - but as PP said - they are selling, so who am I?

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

Not sure on 182 15th (but would be curious). There was some heavy digging equipment in the other vacant lot on that block (north side of 15th street where there used to be a church). Anyone know what is going in that space?

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

1:11pm, Church is phase 1 of a condo dev. Phase II is the Strauss Auto on the corner when their lease is up.

Like they need more condos on 15th St.

Posted by: Action Jackson at March 17, 2008 1:21 PM

wow.. the floorplan revelas it to be little more than a series of closets -- those are some small ass rooms...

Posted by: guest at March 17, 2008 1:26 PM

Frankly, the What (and I am not the what, just a frequent lurker) has been more than right. With the fundamentals of the American economy so absurdly weak, and this out of control housing market a major reason why, it seems like time to re-imagine the system--not to keep pouring money into in a selfish, insular way. I am saddened by the lack of real community spirit in NYC. Okay, yes, there are people who can afford million-dollar buildings--I read the previous posts on that. But does anybody really stop to consider the real social implications of all of this mindless, empty capitalistic glee? I'm glad the buildings are often old--that's great. But rarely, if ever, is there any talk of green roofs, co-housing, geo-thermal, or even things like stopping the massive pesticide spray in Prospect Park. Talk is of proximity to exclusive schools, in a re-run of pre-Civil Rights Era segregation--and nearly just as racially clear--with small exceptions made for the "few." So what kind of Brooklyn lifestyle is this, really? It's looking an awful lot like a gated community, neo-segregationist, right-wing lifestyle thinly papered over with "alternatalk" that's about as deep as Bloomberg's environmentalism. Thirty-story crane for sale, anybody?

Posted by: guest at March 17, 2008 1:30 PM

For interesting 1930 photo of 15th Street Church property
http://tiny.cc/qDdrU

Posted by: guest at March 17, 2008 1:51 PM

i went to see the 1 bedrooms here. I have no idea why someone would buy here over the Vue one block away. The Vue one beds are similar prices, but the common charges are less. In the Vue are elevators, a gym, and then there is the kicker. The 15th st townhouse is going to be a self managed condo. For life of me I don't understand what the 300+ a month common charge is for if it's self managed. Am I paying myself? Sarah the salesperson said they will hire a local super to deal with garbage, etc for the first year, but that it's not included in the current common charge. Um, what is included then?

Posted by: curijay at March 17, 2008 1:58 PM

In response to curijay. I was at the open house this past weekend and the finishes are superb as well as the craftsmanship on the interior. Vue is very cheaply done, and the appliances are very basic based on what they are charging, almost $800 foot. These are very reasonably priced for 2BR's. Hell, I might by one. There is a management company as well thats almost like a concierge service managing the building. Contrary , all cleaning, and maintenance are included in the common charges.

Posted by: guest at March 17, 2008 2:11 PM

I love the clear glass unobstructed balcony. Its almost invisible and lets the historic nature of the townhouse shine through. A good combo of keeping the original detail while maxing out the FAR.

Posted by: guest at March 17, 2008 2:12 PM

I went to one of the open houses awhile back and holy crap does this place suck. The layouts are horrible. The bedrooms are small with no closet space - heck it looks like there is NO closet whatsoever in the bottom units downstairs bedroom. And the interior design has to be the some of the worst I have ever seen. The whole place screams bachelor pad but they have 2 bedrooms???? The tile for the bathrooms and kitchen is the same old boring sand colored crap, the bathroom sinks look like flying saucers, the doors are the cheap hollow kind, the backyard is shared with another unit length wise??? and it is VERY small - but heck you do get a good view into your nieghbors kitchen - and likewise they can peer right into your life, the kitchen cabinets are cheap and poorly layed out with no space. The whole place seems cramped.

And I agree what is with those common charges!!!!! - does it include membership to the gym accross the street, maid service, and wine celler?????

Whoever buys into this place at those prices would have to be insane.

Posted by: guest at March 17, 2008 2:17 PM

Read no further than "412 days on market in StreetEasy."

Posted by: guest at March 17, 2008 2:26 PM

02/22/2007
Listed in StreetEasy with Corcoran at $695,000
05/31/2007
Price decreased to $669,000
07/06/2007
Sale closed for $638,250
03/01/2008
Price increased to $695,000
03/13/2008
Price decreased to $669,000

Posted by: guest at March 17, 2008 2:28 PM

Two bedrooms???? more like Two closets with a hallway you can cook in. What the heck were they thinking when the designed this place. Plus it is on a crap steet in South South Slope.

Posted by: guest at March 17, 2008 2:28 PM

Any idea who the architect was?

Posted by: guest at March 17, 2008 2:29 PM

07/06/2007
Sale closed for $638,250

looks like someone realized that the place was a scam and is trying to get out.

Posted by: guest at March 17, 2008 2:29 PM

I am a very happy purchaser in the building and a little thrown off by a couple of these posts. The managing agent and the developer have been great. We love our modern kitchens, mosaic tile in the bathroom, manhattan finishes and miele appliances. THe bedrooms are huge a for relatively small 1BR apts, and the prices can't be beat on a per $ square foot.

I've checked out the pent house myself and although the layout is a bit odd due to I believe zoning constraints, the outdoors terraces, and the excellent price more than make up for it. These are below $600 square foot.

Posted by: guest at March 17, 2008 2:30 PM

They had an architect?

Posted by: guest at March 17, 2008 2:31 PM

2:30pm - sounds like a broker posting to me

Posted by: guest at March 17, 2008 2:32 PM

the individual posing as guest sounds like a disgruntled former buyer who could no longer afford to buy the apt with the mortgage mess and all.

Posted by: guest at March 17, 2008 2:32 PM

I love the combo blend of all and new in this building. Unfortunately all of the 1br's sold out within a week from what I was told. I liked the 1st floor duplex 2BR with outdoor space but its a bit much for my budget.

Posted by: guest at March 17, 2008 2:35 PM

the architect is Kutnicki Bernstein, a very good Soho based shop.

Posted by: guest at March 17, 2008 2:36 PM

The phrase "manhattan finishes" is verbiage only a sockpuppet could utter.

Posted by: guest at March 17, 2008 2:37 PM

I saw this place also and it is not that bad. Don't get me wrong its not good either.

Posted by: guest at March 17, 2008 2:37 PM

the transaction on 7/6/2007 in response to the 2:28 pm posting looks like a refinance by the developer and not a unit purchase. After looking at ACRIS , the individual units were recorded in october of 2007.

Posted by: guest at March 17, 2008 2:38 PM

i loved this cute townhouse conversion. Unfortunately, everything is pretty much sold. Sarah, the broker was really nice and helpful. This place is quality.

Posted by: guest at March 17, 2008 2:40 PM

182 15th has finally started doing work. It sounds like two 5 story buildings designed by Karl Fischer

Posted by: guest at March 17, 2008 2:41 PM

Don't forget the giant hole that was to be the Katan tower next door. You can move in just in time to breed mass quantities of mosquitos for your summer BBQ. Or live for years with the plesent sound of construction. Either way its a win-win.

Posted by: guest at March 17, 2008 2:41 PM

I was at the open house and the finishes looked very crisp. The windows are also huge and very nice, unlike the cheap aluminums at other neighborhood projects. The color video intercom also rocks.

Posted by: guest at March 17, 2008 2:42 PM

the penthouse is a very cool bachelor pad. Its actually designed as an open loft with two huge terrace of either side. A bargain for someone who is looking for one. It can also work as a huge 1BR with a loft space for the kids.

Posted by: guest at March 17, 2008 2:44 PM

THe penthouse is really nice. I was told that it was supposed to be the developer's personal unit. The finishes are top notch. Soaking tub, and all.

Posted by: guest at March 17, 2008 2:46 PM

How many brokers on on this page!!! Sell sell sell. Better move it now before the recession kicks in and the property value sinks to all time lows!!!

Posted by: guest at March 17, 2008 2:53 PM

Having looked at many new, ground-up condo buildings (the Vue included), this particular building is very well put together in comparison. Just the concept of re-adapting the existing townhouse, but embellishing it with great modern touches is refreshing. I'm all for modern conveniences (large windows, new kitchens, outdoor space, etc), but I like the solid construction and classic stylings of older Brooklyn architecture (e.g., brick, etc). This is a nice combination of both. I hope the trend moves away from soulless condo-boxes and towards more creative re-purposing.

Posted by: guest at March 17, 2008 3:00 PM

I think the phrase "manhattan finishes" gave you away...I'd say we're alternating here between the broker, the developer, and the guy trying to sell the place he closed on last year because he realized 15th St. between 4th and 5th is not exactly the *prime* park slope location he was promised...

Posted by: guest at March 17, 2008 3:02 PM

The developers personal unit and they did not take it? I guess they even figured heck this place sucks.

Posted by: guest at March 17, 2008 3:03 PM

I don't think anyone has said that 15th street is prime park slope. Its understood that it is the South Slope. In any case I'd take these over any of the overpriced monstrosities that are going up along 4th avenue and are claiming to luxury buildings.

Posted by: guest at March 17, 2008 3:16 PM

i think the fact that 5 units are sold and closed says something about the character of this place.

Posted by: guest at March 17, 2008 3:17 PM

this place rocks, I was at the OH, and they must have $10,000 worth of appliances in each unit alone. The italian ranges are fantastic.

Posted by: guest at March 17, 2008 3:17 PM

Shill - A shill is an associate of a person selling goods or services or a political group, who pretends no association to the seller/group and assumes the air of an enthusiastic customer. The intention of the shill is, using crowd psychology, to encourage others unaware of the set-up to purchase said goods or services or support the political group's ideological claims.

Posted by: guest at March 17, 2008 3:26 PM

Yowza, it's a sockpuppet carnival here today.

Posted by: guest at March 17, 2008 3:44 PM

412 days on Market and at least 412 more - maybe the price will drop to reflect the value by then. I say 400k sounds about right for this mediocre conversion.

Posted by: guest at March 17, 2008 4:21 PM

apparently, the units are both new to market, as one fell out of contract because of a buyer's inability to obtain a mortgage and the other unit was the developer's unit. These are both recently added to the market.

Posted by: guest at March 17, 2008 4:35 PM

3:44pm, the developer and the realtors must be tag-teaming from the same laptop. Mr. B, can you check IPs?

Posted by: Action Jackson at March 17, 2008 6:38 PM

these brokers are like undercover cops. they are so used to doing what they do (i.e. lying/overusing superlatives in the brokers' case), it is hard to "blend in" without being obvious.

Posted by: guest at March 17, 2008 7:01 PM

Hey Action (and other "guests") - please check the IP for this particular posting - I'm not a broker, nor am I a "shill" (thanks for the definition 3:26). I am however one of the new homeowners who purchased in this building, so maybe I'm a bit biased.
However, I'm also a long-time reader of the site, and I think, a fairly un-deluded person. I'm very curious as the level of vitrol in regards to this particular building. Although I acknowledge that brokers use this site in nefarious ways, I can personally tell you that all the positive stuff you are reading above is actually true. In terms of the quality of the construction, the appliances, etc, I couldn't be happier. But beyond that, the people I've dealt with (the broker, the developer, even the contractor) have all been a pleasure.
I know - if it's not some terrible, hellacious experience in the annals of NYC real estate, I MUST be lying. I must have an agenda here.

-or-

maybe it's one of those rare cases where its actually true. I mean, I'm only going by own personal experience with this one, so it is subjective.

Just read the posts from the people who have actually been here, for the most part (sorry 2:17 - hope you have better luck out there finding a place that suits you better), and you'll find they are fairly positive. Now you've also got two homeowners in the building chiming in.

Personally? I looked at a LOT of the brand-new, big-box, condo buildings going up in the parts of town that were in my price range (williamsburg, south slope, etc) - most of them, yes, Vue, Crest, et al, I'm talking to you, were just shoddily-built and quickly thrown up (in addition to just being uninspired, design-wise) I'm truly surprised that more developers aren't going the re-purposing route. I'd much rather be in a smaller building where I might actually be neighborly with my neighbors. Plus, I like the synthesis of having modern amenities while still retaining some of the character of the original building.

But hey, its not for everyone. I could've bought a house way out in the 'burbs (or an entire neighborhood in Cleveland), but it suits me just fine, and that's all I care about.

(sorry if this ends up being posted twice - didn't see it go up the first time)

Posted by: brklynrkx at March 17, 2008 8:48 PM

ha ha ha sucker

Posted by: guest at March 20, 2008 4:29 PM

back on the market:

http://www.corcoran.com/property/listing.aspx?ListingID=1898923&Region=NYC

anyone go to the open house last weekend?

Posted by: pointpoint at November 4, 2009 1:27 PM