Co-op of the Day: 81 Ocean Parkway

I rented an apartment similar to this one (not in Kensington) years ago before getting married. They are very spacious functional layouts usually and usually have plenty of closet space and a foyer too. Too bad this particular broker, Brooklyn Properties never provides floorplans! It's not like these photos are all that flattering with their exaggerated fisheye lens distorting the image. So it's wow, quite the investment by the broker. The broker takes the amateur pictures himself and provides no floorplan. What exactly do they do then? Stand at the door at the open house?

The big downside to these places are the bathrooms. SO narrow they're insane. Notice it's a tub with the showerhead on the wall in the middle of the length of the tub. Not at the head of the tub. So you have no space as you shower. The water sprays down directly onto the top of your head and you can hardly turn around.

Posted by: guest at March 6, 2008 1:03 PM

co-flop of the day.

Posted by: guest at March 6, 2008 1:06 PM

You want me to spend $600K to live in a bland, characterless apartment in Kensington? You've gotta be kidding.

Posted by: guest at March 6, 2008 1:16 PM

The maint. actually seems a little high given the price of the apartment and the neighborhood. Maybe if it were $643/month.

Posted by: guest at March 6, 2008 1:20 PM

This apartment and another one that looks nearly identical in the same building have been on the market for months- originally at $599. They look like a good amount of space for the money to me. I wonder why they aren't moving. I wonder what others think the right price would be? What would you buy it for?

Posted by: guest at March 6, 2008 1:20 PM

What's the square footage, I wonder what the price per square foot is. These buildings on OP tend to have big rooms and if it's a real 3 bed, then we could assume 1300 square feet? If so it's about $440 / square foot. That seems about right for the area.

Posted by: guest at March 6, 2008 1:21 PM

This apartment has been sitting around for an eternity, so evidently people aren't willing to swallow that asking price. It may have taken a cut recently, but even so I think it's overpriced.

Also, depending where it's facing, it could look out onto a giant empty lot that is clearly about to be developed - the residents of this building have been fighting to get the developer to leave a 16' breezeway between this and the new building. If he doesn't agree, I guess he might build it flush up against it? That's what he did with his development across the street - but I don't know if there had previously been a building on that lot, so perhaps no windows were blocked. Even if your windows weren't blocked, though, looking out on a huge construction project for 2 years would be pretty lame. So perhaps that's why this isn't moving.

Posted by: guest at March 6, 2008 1:23 PM

I've been shopping for a one-bed in that nabe, and maintenance seems to be around $500- 600 for one beds in the OP co-ops. So $743 for a three bed doesn't seem soooo out of line.

Anyone with families live around there -- is there anything to do???

Posted by: guest at March 6, 2008 1:24 PM

$743 per month is not low. That's what the coop maintenance would be in a Park Slope brownstone coop, just to put it in context.
The brownstone coops are much older and there are fewer units in them. It doesn't make sense this building's maintenance should be so high.

Posted by: guest at March 6, 2008 1:28 PM

Very noisy stretch of OP. If the apt faces the front, you have that problem. If it faces the back, there is the construction site.

Posted by: guest at March 6, 2008 1:42 PM

is this in queens?

Posted by: guest at March 6, 2008 1:47 PM

That part of Ocean Parkway is the service road of the Prospect Parkway, which is in a deep trench. So it's not nearly as noisy as in the parts where all that traffic is at grade. There is that new developmnet behind it, which is a drag.

It's nice if you like being near the park, library, playground, but not so nice if spending money at cute boutiques and trendy restaurants is a priority.

Posted by: guest at March 6, 2008 2:02 PM

We were going to look at apartments in this building, but after doing some quick online research, we passed. There are quite a few apts for sale in the building (both sponsor and non-sponsor), and seems to not be much around as far as restaurants and food shopping. I also read about the 22 Caton situation, as well as that they might not be happy with their current management company. All of it put together just left a tinge in my gut.

They do have an active message board on Yahoo!, so you can get somewhat of an inside scoop:
http://groups.yahoo.com/group/81OP/

Posted by: guest at March 6, 2008 2:06 PM

I live in Kensington, in the part that's west of Prospect Pkwy/ Ocean Parkway. In response to 1:24, there is no Starbucks, Barnes & Noble, Whole Foods here. The closest cinema is a 20 minute walk to the Pavillon in Windsor Terrace

However, there is a public library branch with children's activities at Ft. Hamilton & East 5th Street, a community garden (same location), active church communities (if you're into that. On Church Ave between Ocean Parkway and MacDonald (the "F" train) there are family-run greengrocers, butcher shops where food is cut to order instead of shrink-wrapped in styrofoam, a Polish sausage-cheese-beer shop, a couple of inexpensive coffeeshop/diners. There is also pizza slice place & a modern little thai restaurant on Fort Hamilton. The ice cream sandwiches at the corner store cost 25 cents. What kid wouldn't dig that!!!

Posted by: guest at March 6, 2008 2:29 PM

Kitchen= Who would place the fridge and stove directly opposite each other in a galley kitchen? Maybe that's why they are not installed in the photo.

Posted by: guest at March 6, 2008 2:51 PM

Am I the only one who thinks $743/month for maintenance is insane? I live in Windsor Terrace in a condo and the maintenance is $250 for me and I am a 3 bedroom and it is a fairly new building.

Posted by: guest at March 6, 2008 2:52 PM

ice cream sandwichs in all bodegas cost 25 cents. welcome to brooklyn 2:29

Posted by: guest at March 6, 2008 2:59 PM

But you're mere steps away from Prospect Park at this apartment -- cyclist? Runner? You've now died and gone to heaven living here. Just a matter of time when cars are banned altogether from the Park roadway.

Posted by: guest at March 6, 2008 3:11 PM

2:52 - you don't understand the difference between a coop and a condo. Co-op maintenance in such a building includes stuff your common charges don't - the real estats taxes, the hot water and the heat (which you undoubtedly have as your own utilities if your building is new), insurance on the building (owner just buys really cheap rental-like insurance on personal possessions and new fixtures), the underlying mortgage on the building (which can be a handy sorce of reserve funds, as a coop can refi or take out a mortgage, which a condo board can't.) Add all that up for your apartment, and this apartment's maintenance costs are likely less than your condo. (Unless your condo has real estate tax rebates going, which it probably does to have common charges that low - but then it isn't exactly a fair comparison, as that will expire someday. Still, UNTIL the tax rebate expires, a condo with abated taxes can be a much better deal, that is true, but not quite as much as it seems when you add in the other stuff like insurance and utilities, as noted above.)

And to those who do understand the difference but think it is high, it is NOT high at all for a 3-bdrm in a building that has to maintain an elevator, a management company, and some staff (to clean and such, a super, even if there is not doorman), that is to say, NOT a brownstone coop. It is about as low as it gets for that much space in a big elevator building.

And before everybody starts in, I am NOT a broker, or pro-broker, just a coop owner - brownstone, in my case, but I looked at tons of apartments, in all sorts of buildings, so I know what I speak of.

Posted by: guest at March 6, 2008 3:15 PM

broker person-the park is not the issue . it's just boring ass kensington and the cheap millspride homedepot cabinets. Can they at least add knobs or pulls? what's the hold up on the appliances?

Posted by: guest at March 6, 2008 3:19 PM

True, I always notice how people don't add knobs to those Home Depot cabinets and it's a peeve. I think people literally never know that's what you're supposed to do and that the cabinets and drawers are meant to have knobs on them. They think because they pulled them out of the box like that they're meant to be like that.

The reason the holes aren't drilled in them for knobs is knobs are all different and you're supposed to pick out the knobs THEN drill the holes.

Posted by: guest at March 6, 2008 3:42 PM

maybe sponsor isn't providing appliances - sometimes they don't.

if I were interested in buying it, I'd prefer to buy my own knobs (they might drill holes for theirs in the wrong places for the knobs or handles I want, a drag on new cabinets, even if they are home depo, which don't bother me a bit, really, since they are new), and I'd also prefer to pick out my own appliances (though I'd ask for a credit on the price to purchase them.)

Or, it could be that they just took the pics before the appliances were delivered, but I kinda doubt that.

I think sponsors need to price lower if they don't provide appliances, and if they pass on the transfer taxes to the buyer.

Posted by: guest at March 6, 2008 3:47 PM

While the price is excessive, I don't see what's wrong with the kitchen. You people need to get a life!

Posted by: guest at March 6, 2008 3:50 PM

Actually usually 'builder' cabinets like that have "pulls" - so they are quite functional without knobs - and if you want knobs you can add those too.

Posted by: guest at March 6, 2008 4:03 PM

The monthly charge in our 2-bedroom coop in Kensington is $720 on 1,000 square feet.

About 1/3 ($240) of it pays for the building's own underlying mortgage - some coop buildings have big mortgages even if they are old, if they've been converted recently, or if it's been refinanced to pay for major renovations like roofs.

The rest (about $480) pays for heating, real estate taxes, maintenance, and the full-time live-in super.

The coops I've looked into nearby on Dahill Rd are similarly priced for maintenance costs.

Posted by: guest at March 6, 2008 4:05 PM

Kensington may not be for the hipster crowd or others who may have the need to fall out of bed into a bar, museum or bookstore but it is still a nice neighborhood especially for families with kids. The are stores that suit the neighborhoods needs, as stated in a previous post but like most places in Brooklyn a decent supermarket is a 15 minute ride in any direction. If you have a car parking is reasonably easy to find, if you don't you can hop the train and be downtown or in the city in 30 minutes.

Posted by: guest at March 6, 2008 5:19 PM

I just went to a party in a 3 br apt in this building and had serious apt. envy. Theirs was renovated by the previous owner, so it was nicer than this, but the apartment is pretty freaking big. All three bedrooms are real, the foyer is spacious when you walk in, the living area is big and theirs had knocked down the wall at the end of the galley kitchen so it opened up into the living room. Really fabulous. We rent in Park Slope and I'm not sure I'm willing to give up the amenities, but in terms of living space, this is an apartment that you could easily raise two or three kids in and never grow out of. I swear I am not the broker. I also think this renovation sucks, BTW.

Posted by: guest at March 6, 2008 6:29 PM

there's zero effort in the product

Posted by: guest at March 6, 2008 9:25 PM

I can respect your honesty 6:29 but how much time do you spend in the amenities as opposed to time in your apartment? This location is only 5 minutes by train, bus, bike or car to the Park Slope amenities. The schools are even good and getting better. Maybe it's me but I'd rather be close to Park Slope in a bigger less expensive apartment than in Park Slope in a small expensive place. But again I don't go out much but I do entertain alot and always have friends over which I enjoy because I have the space. I am not a broker either BTW I think that the price is still a little steep especially since I would change the kitchen.

Posted by: guest at March 6, 2008 9:43 PM

You don't need to drive to Fairway or Park Slope to find a supermarket.

Despite it's modest shopfront, Golden Farm, with the red awning on Church Avenue and East 3rd Street expanded through the back of the block last year and is surprisingly well-stocked with good quality staples like DeCecco pasta, fresh feta, Toblerones, $2 boxes of strawberries, and other goodies and organic stuff, and is way cheaper than anything in Park Slope.

It's response to demand...

Open 24hours too, and no, I'm not the owner!

I love Kensington xoxoxoxo

and I think the kitchen in this place is ugly too - I would add $40K to the cost of this place to do this kitchen right.

Posted by: guest at March 6, 2008 10:19 PM

As someone who bought a sponsor apt, I think it's quite possible that the kitchen is still not fully renovated and additional appliances and other finishes will still be added by the sponsor.

When we first looked at our apartment, the place had not been completely renovated, but we knew of other apartments that the sponsor had renovated so we knew what to expect. We also negotiated for small upgrades to be made to areas that the sponsor was not originally planning to renovate.

Posted by: guest at March 6, 2008 10:28 PM

ppser-i just came back from kosher. what an exciting place.

Posted by: guest at March 7, 2008 10:10 AM

@5:19 PM Since when is desiring a bar, museum or bookstore in your neighborhood make one a hipster? What about indoor plumbing? If you live in Kensington/Windsor Terrace plan to entertain at home a lot, with three days of preparation beforehand.

Posted by: guest at March 7, 2008 1:54 PM

I live in this building. The living rooms and bedrooms are all huge. It's the main reason I bought there. Unfortunately, I do overlook 22 Caton, I had no idea the little single story building I was originally overlooking would end up being condos, but that is NYC for you. I added sound-proofed windows, which cost about $8000, but should save my sanity. If you're overlooking Ocean Parkway, you could put in sound-proofed windows on that side if you're noise sensitive. You won't see traffic, the highway is down below the bridge.

I didn't like the bathroom either-- so I took out the tub and replaced it with a smaller one the far side. That not only opened up the bathroom and gave it lots of width but I was able to put in a faucet that is on an angle, not in the middle of the tub and straight above your head! It also gave me a nice ledge by the bathroom window. I also knocked down a wall between what was the galley kitchen, and is now an open kitchen overlooking the living room with a chef's island separating them. (I also did a nice renovation with good colors and cherrywood cabinets.)

The sponsor should have lowered the price, sold as is, and let the buyer do some nice renovations.

Our super is the BEST! He is live-in and will do work for you at any time. I haven't had any problems in terms of heat, hot water, or anything else, though others might say differently, who knows. A lot of families in the building. Also, the park is a 2 minute walk away. Not a lot of amenties-- however you can order in Thai, Italian, Chinese, sushi, etc etc. If you want a good restaurant or a trendy lounge, you hop on the F and go one or two stops to Windsor Terrace or Park Slope, or 5 stops to Carroll Gardens. Tho god knows the F can be a pain on the weekends. Church Ave (a 10 min walk away) has great produce places-- 25 cents a pound for hot-house tomatoes!! And there's a great deli within walking distance. Closes too early though. There's a dry cleaners nearby too. And my pet food place is a 10 minute walk away. Lots more than a Commerce Bank!!

Except for the unanticipated 22 Caton construction (which hasn't started yet) I found it a wonderful deal and I am quite happy with the building and the neighborhood.

And no, I'm not the owner of the 3-bedroom.

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

I have lived at 81 O.P. since 2001, and am lucky to live on the northwest-facing side of the building so that my apt. is relatively unaffected by the freeway and the new construction. I think it's a swell place to live, especially in the summer when the leaves are green and the park is two blocks away and the kids are riding ponies up and down Caton Place. FreshDirect plus Church Ave. produce plus the very nice corner bodega on Caton Ave. makes for a perfectly acceptable shopping situation. Pat and Yeni at the Funmilayo Pharmacy on Caton are so much friendlier than the overworked clerks at big pharmacies. Our neighborhood and building are TRULY diverse, and I feel that living here has given me a much more grassroots New York experience than I had as a renter of an overpriced place in Park Slope. The proximity to Coney Island Avenue alone, with Little Lahore, Vox Pop, and Sahara makes it worthwhile.

As for the apartment itself, the Moorish archways, deep closets, and coved ceilings, not to mention the beautiful floors are a delight. For me, it's prewar or nothing. I did my own budget renovation, replacing the faces of the ugly but solid 70s kitchen cabinets with glass doors and putting in a terra-cotta tile floor. 81 Ocean Parkway rocks!

Posted by: guest at March 11, 2008 11:30 AM

I live in this building on the top floor. Only a small handfull of apartments are affected by the construction. (I don't think this one is) The reason you hear so much about it is that tons of neighbors have gotten together to support the building's welfare. The sense of community in this building just gets better and better. The businesses in the area keep picking up and the apartments are huge and virtually soundproof. My 1 bedroom is 900 sq feet!
This area is changing before my eyes. Get in while you can!

Posted by: guest at March 18, 2008 11:16 AM