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March 31, 2008
House of the Day: 275 Washington Avenue
Big changes are afoot at 275 Washington Avenue in Clinton Hill! After a couple of months in limbo, the 36-foot-wide brownstone mansion is back on the market with a new broker and a new price. The 7,800-square-foot property, which the current owner subdivided from the adjacent lot after his purchase from Pratt for a song last June, originally came on the market with Corcoran last September for $3,500,000. It's now back on with Brown Harris Stevens for $3,200,000. (The carriage house behind it is now on the market with Brooklyn Properties for $2,600,000.) This could be one of the most spectacular homes in Brooklyn, but it's gonna take a lot of work (and a lot of money).
275 Washington Avenue [Brown Harris Stevens] GMAP P*Shark
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Comments
That cornice and mansard are in desperate need of repair.
I mean sheesh - if you are going to put a property like this on the market for that price, at least spend the cash fixing the exterior.
Posted by: Polemicist at March 31, 2008 1:37 PM
A small price chop and a change of brokers counts as big changes being afoot?
Posted by: guest at March 31, 2008 1:39 PM
Reasonable price at this stage in the market. If not, it should go for at least 2.5M. That's like two brownstones. Georgeous. And I'm the doom and gloom type that predicts -25 to -50 percent price hemorrhages.
Posted by: guest at March 31, 2008 1:40 PM
They never had to go to the bathroom back in the day, did they?
Posted by: guest at March 31, 2008 1:46 PM
I agree...I don't see how these are big changes afoot.
Seems like recycled news to me.
Posted by: jerri blank at March 31, 2008 1:50 PM
Are there any details in the house?This place could be a show piece.
Not sure about the price...how much does a 20' brownstone go for in this neighborhood?
Posted by: guest at March 31, 2008 1:50 PM
How much is a song?? What did they pay last june?
Posted by: guest at March 31, 2008 1:53 PM
Too bad the house has ZERO Southern exposure, relegating it to the cold and damp corners that can make winter oh so miserable. Might be a good candidate for mold growth too. Cool that the apartment building next door provides a mamoth brick wall to ensure the south wall will never dry out -- can anyone even get in that slot between the two to make repairs?
I'm sure the better deal here would have been to buy the lot next door which does actually get some sunlight. That lot is worth more than this house IMO.
Posted by: guest at March 31, 2008 1:57 PM
Pratt sold the House and carriage house for 3 million.
Which is about what I think the two are worth combined now.
I highly doubt there are many people in the market now to spend 3.2 million on this right now. I think most people would prefer to spend that money on a smaller house in a more stable area. Especially when this place would take a year to bring back into shape.
A tough sell for sure.
Posted by: jerri blank at March 31, 2008 2:00 PM
Is the price for the carriage house for real?
If you compare the two listings, the better buy is def the house.
Posted by: guest at March 31, 2008 2:00 PM
Is this the house with the huge garden too?eat place for a restorer with big bucks.
Posted by: guest at March 31, 2008 2:11 PM
"Pratt sold the House and carriage house for 3 million"
Let me get this right- both the main house & the carraige house were bought about 9 months ago for 3 million and now they are being sold for 5.8 million?
Posted by: guest at March 31, 2008 2:22 PM
So, the Minkster couldn't work his magic on this one for Corcoran. I'm shocked.
Posted by: Brooklynnative at March 31, 2008 2:24 PM
Mr. B., you should link that NY Times article discussing the possible development of the carriage house that appeared a couple of months ago in the Sunday Real Estate section.
Posted by: Brooklynnative at March 31, 2008 2:26 PM
WOW...they think they can turn that much of a profit in less than a year. How BOLD!!!
I can't imagine it costing a fortune to sub-divide the lot.
What justifies the increast besides greed?
Posted by: guest at March 31, 2008 2:27 PM
It's about 900k overpriced. Also, looks like traffic has dropped considerably to this site. Time to start looking for other work B'Stoner?
Posted by: guest at March 31, 2008 2:27 PM
"Let me get this right- both the main house & the carraige house were bought about 9 months ago for 3 million and now they are being sold for 5.8 million?"
Yes.
Posted by: guest at March 31, 2008 2:27 PM
Is this area landmarked?
Posted by: guest at March 31, 2008 2:28 PM
Yep, the end is here. The asking prices are hilarious! We should go to open houses and yell "How much was that again". The delusion is at full boom peak. 3.2 million yep, maybe someone from Bear Sterns can purchase this house. Lets see if we can get those prices up in the ghetto! Read it and weep.
Manhattan Home Market Slows as Wall Street Cuts Jobs (Update1)
http://www.bloomberg.com/apps/news?pid=20601109&sid=ahgWx1z6LFxE&refer=home#
"Manhattan apartment sales fell in January and February from a year earlier and new properties came to the market at the fastest pace since at least 2000, according to data from New York-based real estate appraiser Miller Samuel Inc. Transactions slid 6.4 percent to 3,250, while the number of condominiums, co- operatives and townhouses for sale at the end of last month climbed to 6,225, 15 percent more than at the start of the year."
And...
"At developer Ian Schrager's 40 Bond St., the avant-garde lofts created by Pritzker Prize-winning architects Herzog & de Meuron aren't holding their prices. The Corcoran Group recently cut the price of a three-bedroom, 2,600-square-foot apartment by about 8 percent to $5.5 million. The unit features wide-plank Austrian smoked oak floors, 11-foot ceilings and access to spa services."
Wow 40 Bond St. Manhattan? Naw not Manhattan!
"Future real estate gains are in jeopardy over the next two years because Wall Street may cut another 25,000 jobs by 2010, Di Natale estimates."
Yep, ask for what you want, you will never get it.
The What
Someday this war is gonna end...
Posted by: guest at March 31, 2008 2:29 PM
So, BHS can't manage to include interior pics? I recall Brooklyn Properties having tons of interior pics for this place when they had the listing. Minsky too. Pretty pathetic.
Posted by: guest at March 31, 2008 2:29 PM
Well this was the brownstoner quote from back in November...
"Pratt must be kicking itself now. Last June, the art college sold off a property that runs through the block from Washington to Hall between Willoughby and DeKalb in Clinton Hill with both a mansion and a carriage house for the seemingly low price of $3,000,000."
Thing is...if I were Pratt, I'd be thrilled. The one who should be kicking himself is the guy who bought one ok and one rotting property which haven't sold in almost a year. Meanwhile Pratt has got 3 million bucks it didn't have before.
No way this is selling for anything close to this. I'm so bored with this house.
Posted by: jerri blank at March 31, 2008 2:29 PM
A potentially amazing house if you are willing and able to open the money spigot to fix it up. It's rather unfortunate that it is smack up against that bigger building though. How's the block?
Posted by: guest at March 31, 2008 2:32 PM
Hey The What...
You conveniently left out the sentence that comes RIGHT AFTER the paragraph you cut and pasted...
"But while the number of transactions may be down from this time last year, prices still seem to be rising. Brown Harris Stevens' and Halstead's chief economist reports a 14% property price increase, to a median of $850,000."
Kind of an important little detail you missed there...
Not saying all is well, but at least cut and paste the ENTIRE article. Especially because when the information you leave out directly goes against everything you say, it makes every single thing you say seem invalid.
Oh wait...
Posted by: jerri blank at March 31, 2008 2:34 PM
Brooklyn Properties STILL has the listing. And they've got the interior pictures:
http://brooklynproperties.com/house115.htm
Posted by: guest at March 31, 2008 2:36 PM
Jerri - All for full disclosure, but you can't seriously be arguing that all is well with manhattan real estate and that the price increase is representative of the market today? Are you?
Posted by: guest at March 31, 2008 2:42 PM
2:42...
No, I'm clearly not saying that all is well with Real Estate.
But I find the What's use of cutting and pasting quotes to fit his agenda to be off-putting and quite frankly incorrect many times, so I'm simply putting ALL the information out on the table.
I'm sure the upper end is holding price medians up, but at the same time, I don't think we are at all in a state of panic here (yet) that others around the country are experiencing.
Posted by: jerri blank at March 31, 2008 2:45 PM
WOW...that could be such a great house.
The ask is high.
I think people should boycott buying this house, just because it's such a blatant flip.
Shame.
Posted by: guest at March 31, 2008 3:11 PM
"that could be such a great house."
And Penn Station could be such a great station.
If they tore it down and started over. ;-)
Which is about what this place looks like it needs. That ivy is not going to be good for the browstone. At the very least the exterior needs 200K and we haven't even seen the inside...
Posted by: jerri blank at March 31, 2008 3:18 PM
My contractor/architect have $2ml woodies just thinking of this house.
Posted by: guest at March 31, 2008 3:19 PM
No need for a boycott. Nobody is buying this place. The seller is going to take a bath on this one because they are greedy. Really really greedy ... and foolish.
Posted by: guest at March 31, 2008 3:19 PM
Isn't the plot next door owned by the church?
This place is waaaaaaay overpriced.
Posted by: guest at March 31, 2008 3:20 PM
My contractor/architect have $2ml woodies just thinking of this house.
Posted by: guest at March 31, 2008 3:20 PM
"But I find the What's use of cutting and pasting quotes to fit his agenda to be off-putting and quite frankly incorrect many times, so I'm simply putting ALL the information out on the table."
No Jerri, like this.
"I find the What's use of cutting and pasting quotes to fit his agenda to be off-putting and quite frankly incorrect many times"
See Jerri, it's NOT about Real Estate, it's about The What.
2:42 PM made a good point and you shot back with "I'm sure the upper end is holding price medians up, but at the same time, I don't think we are at all in a state of panic here (yet) that others around the country are experiencing."
This is more denial Jerri. I putting up what is going on now! Credit Markets, Bear Sterns, Mortgage Fraud, so on and so on.
Jerri leave me alone. I not worth it and time will tell that I was right all along.
The What
Someday this war is gonna end....
Posted by: guest at March 31, 2008 3:27 PM
"I not worth it"
First statement you've ever said I agree with wholeheartedly!!!
Even if it is in broken English.
Posted by: jerri blank at March 31, 2008 3:30 PM
"But while the number of transactions may be down from this time last year, prices still seem to be rising. Brown Harris Stevens' and Halstead's chief economist reports a 14% property price increase, to a median of $850,000."
Oh and BTW Jerri, you reinforced my point about the amount of transactions in Real Estate! That means you have plenty of starving Brokers and Agents out there who take overpriced listing like this one. It will never sell and if it does go into contract, no bank will fund it! Banks have their own problems now.
The What
Someday this war is gonna end...
Posted by: guest at March 31, 2008 3:33 PM
I dunno, the links to the local broker that show the interiors (with tall windows opening onto greenery) make me think of a mansion in Savannah, Georgia.
Some 19th-century-phile will snap this up at the right price -- or at least some condo-converter.
Posted by: guest at March 31, 2008 3:36 PM
Hi people! It's the Grand Puba of cut and paste!
Here is little diddy I was reading! This shows the disconnect between the Bubble Heads and reality.
Be It Ever So Illogical: Homeowners Who Won’t Cut the Price
http://www.nytimes.com/2008/03/26/business/26leonhardt.html?_r=1
"Until house prices stop falling, it won’t be clear how many more people will default on their mortgages. Even homeowners who stay current on their mortgage payments will be affected. With the value of their largest asset dropping, many will decide to spend less and save more, aggravating the economic slowdown."
Hmmm slowdown? Not a good word. Keep dreaming.
The What
Someday this war is gonna end.......
Posted by: guest at March 31, 2008 3:42 PM
"At the right price" being the operative phrase. Right now, alot of places, including this one are at the WRONG price.
Posted by: guest at March 31, 2008 3:42 PM
You just proved that you don't read, 3:33.
I stated multiple times today that I think the price of this (and many other houses in Brooklyn) are overpriced and asinine.
Are you illiterate?
How exactly did I reinforce your point?
I'm not the broker...
You are, from what others have said. And not even one in NY State.
Posted by: jerri blank at March 31, 2008 3:44 PM
The What = ghetto ass punk bitch.
The What = Lying Lodi Loser.
Posted by: guest at March 31, 2008 3:44 PM
Also, I think Brooklyn is all condo'd out for the moment. Seller is probably hoping for a condo conversion, that might be a problem.
Posted by: guest at March 31, 2008 3:44 PM
The last time this discussion came up, the price you gave for Pratt selling it was incorrect. I would double check those numbers.
Posted by: guest at March 31, 2008 3:45 PM
"many will decide to spend less and save more"
This is actually the BEST thing that could happen to the U.S. The What.
Saying otherwise proves your ignorance.
Posted by: jerri blank at March 31, 2008 3:45 PM
If people actually had money saved, they would not be going into foreclosure. Nor would they have needed to take line of equity loans out of their homes.
In the past 3 months, I have been saving money at a much faster rate than I had in the past.
It not only feels great, but is great for MY bottom line.
Not the bottom line of the U.S. governement.
Two TOTALLY different things.
Posted by: jerri blank at March 31, 2008 3:48 PM
Isn't some developer planning to put a humongous building in the block-through lot to the left of the house, which was also sold by Pratt? Combine the costs of restoring the house with the hassle of not having the carriage house, PLUS construction/vibration next door, while some Son of Scarano is building who knows what for a couple of years (presuming they can get financing)...not worth it.
Posted by: guest at March 31, 2008 3:54 PM
Jerri blank,
Why don't you stop typing and go earn more that you can save. We've heard enough from you today.
Posted by: guest at March 31, 2008 4:02 PM
Jerri, you keep on going. This is the liveliest this place has been in a long time and you make lots of solid points.
Posted by: Biff Champion at March 31, 2008 4:11 PM
Thanks Biff.
I like your comments too.
I'm just trying to bring back some actual discussion on this blog since it's been a nightmare for the last couple weeks.
Don't worry. I don't let gray-typed posters tell me what to do!
Posted by: jerri blank at March 31, 2008 4:13 PM
4:02 = The What
Posted by: guest at March 31, 2008 4:15 PM
No, I'm not the What. I just find you as annoying as him. Like the faded type spammer, the validity of your points is undermined by your insistence on repeating them.
Posted by: guest at March 31, 2008 4:28 PM
Biff Champion = jerri blank
Posted by: guest at March 31, 2008 4:32 PM
Biff and Jerri in a tree kiss.. oh wait Biff don't go that way.
The What
Someday this war is gonna end...
Posted by: guest at March 31, 2008 4:32 PM
4:28: Feel free never to come back to this site. You add nothing to it, just like the What.
Posted by: guest at March 31, 2008 4:35 PM
Don't blame the playa, The What.
Posted by: Biff Champion at March 31, 2008 4:39 PM
Yo, what's this, 3:54, about some plan to build on the empty lot next to 275? You have any real info on that?
By the way, there ain't gonna be no Scarano-style modernism happening there. Landmarked, my friend.
Posted by: Rehab at March 31, 2008 4:51 PM
I play the same way Biff does, The What.
Are you ever correct about ANYTHING???
Posted by: jerri blank at March 31, 2008 5:00 PM
Jerri, he was correct once, remember?
"I not worth it"
Posted by: Biff Champion at March 31, 2008 5:05 PM
To Rehab: yup, local preservationists aren't thrilled; apparently Pratt sold the lot to one of two developer/bidders that said preservationists deem to be the less sympathetic to the historic architecture of the neighborhood (i.e., the one planning the bigger, bulkier building). Shame, because that lot was originally a lovely garden attached to the house. Tish James' office may have more info on what's planned for that lot.
Posted by: guest at March 31, 2008 5:15 PM
Oh right. Now I remember. Guess I need to lay off the 420 a little bit.
Or perhaps it was just the incoherent sentence that made me forget.
I'd prefer...I be worth it. At least that's a little funnier.
Posted by: jerri blank at March 31, 2008 5:21 PM
I don't happen to agree with "The What," but I definitely think he's a genuinely funny guy!
Posted by: guest at March 31, 2008 5:24 PM
There is a way to bring unpleasant information to people while still maintaining a sense of humor. Praying, wishing and hoping that people go bankrupt and lose their homes (as the What alludes to often) is in no way, shape or form funny to me. Nor is using profanity in such an abusive way. Profanity can be hilarious, if used properly and in MODERATION.
In the same way I don't find the antics of Paris Hilton or Britney Spears funny.
Lots of people do, though. Guess that says a lot of the mental capacity of many people in this country.
P.S. I don't find lying funny either. Saying you live here in Brooklyn and calling us all "we" while actually living in Jersey and desperately trying to convince people to leave Brooklyn and buy a house in the burbs does not strike me as funny.
But you probably think Bush lying to the country about the war was funny too.
Posted by: jerri blank at March 31, 2008 5:32 PM
5:24, you really need to get out more. Or stay in and rent Juno, Waitress or a Woody Allen film.
Jerri, if The What's incoherence leads to forgetfulness, we'll all be Alzheimer's patients very soon. I be worth it...sweet!
Posted by: Biff Champion at March 31, 2008 5:33 PM
Jerri, sorry to gush, but you're dead on. The What is likely in a desperate situation himself and is trying to get some sort of sick comfort in hoping others fall as far and as loudly as he's falling. He can't bear the thought that some people will actually survive after the financial markets and housing bubbles burst nor does he feel any compassion for those that will have a very tough time. If it turns out he's just a complete illiterate, foul-mouthed troll looking for a reaction, then he's even more pathetic.
As for your comment on Bush and the war, be still my heart. This is so off topic, but I would recommend, if you haven't already seen them, No End in Sight, Control Room, Why We Fight, Taxi to the Dark Side and of course Fahrenheit 911.
Posted by: Biff Champion at March 31, 2008 5:46 PM
Thanks Biff! I'll check those out. I'm incredibly far behind on movies.
Difficult to turn off the HGTV when I have the television on.
I feel very strongly about not putting people who are ignorant (see: NOT FUNNY) up on pedestals.
It's one of the largest problems in this country, because it seeps into every facet of our society.
If most people in America spent HALF as much money putting a few bucks in an ING account instead of on US weekly and Chinese knick knacks, we wouldn't have so many issues with the housing market right now.
Granted, I realize it's not all that simplistic, but it would be a good start.
Posted by: jerri blank at March 31, 2008 5:53 PM
Ok Jerri,, you are my "new friend" Biff your fired!
"There is a way to bring unpleasant information to people while still maintaining a sense of humor. Praying, wishing and hoping that people go bankrupt and lose their homes (as the What alludes to often) is in no way, shape or form funny to me. Nor is using profanity in such an abusive way. Profanity can be hilarious, if used properly and in MODERATION."
During this Mutant Asset Bubble Mankind was destroying the Financial future of His/Her children. Greed, Rampant Fraud and Profligate Lifestyle was king. Inflation has stolen future wages from hard working people (people that had nothing to do with this). Gas high, Food high, Rent high and wages are stagnate. Now the Ka-Ka has hit the fan and it will take decades to fix this mess.
"P.S. I don't find lying funny either. Saying you live here in Brooklyn and calling us all "we" while actually living in Jersey and desperately trying to convince people to leave Brooklyn and buy a house in the burbs does not strike me as funny."
One day you will "find out where I live" and the answer will blow your minds! I was born in, raised in and still live in BROOKLYN!!!!!!
The same neighborhood you are overpaying to say in. You are overpaying to live in the ghetto and the long time homeowner love you for it. Sometimes I laugh to myself and say "they deserve it" GOD bless them.
"But you probably think Bush lying to the country about the war was funny too."
That was extremely funny! The argument Bush could've used was " We know they have weapons of mass destruction, they bought them from us". The average American is fat, lazy, wants something for nothing and very gullible. They will believe anything that the Main Stream Media tells them. Jerri, Biff and whoever, you are not in my league on this subject and go back to circle jerking one another!
The What (No Cursing)
Someday this war is gonna end...
Posted by: guest at March 31, 2008 5:58 PM
Great, let me know what you think if and when you get a chance. They're all documentaries on the "war" (i.e., US invasion) and/or Afghanistan, so you may want to intersperse some lighter fare amongst them. Try No End in Sight first, it's mind blowing (even if you think, like I do, that you couldn't be any more appalled by the war). I can also recommend some interesting Noam Chomsky/Howard Zinn material too.
Unfortunately this society glorifies so many underserving people and the real heroes don't get their due.
My father taught me very young to immediately put away and save at least 10% of your paycheck from your first job on. He was a smart man and, though he lived comfortably, never lived beyond or even close to his means.
Posted by: Biff Champion at March 31, 2008 6:04 PM
Jerri and Biff,
Get a room. You have no information to add about this house.
Posted by: guest at March 31, 2008 6:17 PM
"But you probably think Bush lying to the country about the war was funny too."
You need to chill. I only said the guy is funny, and he is. I even said I don't agree with the guy, which I don't. What's that got to do with George Bush and celebrities?
Posted by: guest at March 31, 2008 6:18 PM
The What, not all Americans are gullible. At least not those of us who question the mainstream media and know that you live in Lodi, NJ.
On another note,
"I...still live in BROOKLYN...The same neighborhood you are overpaying to say (sic) in. You are overpaying to live in the ghetto". So you're now trying to convince us you live in the ghetto versus Lodi, NJ? Thank goodness I'm not in your league. I think the only league you're in is the Fantasy League.
Posted by: Biff Champion at March 31, 2008 6:19 PM
"5:24, you really need to get out more. Or stay in and rent Juno, Waitress or a Woody Allen film."
I get out plenty. You're one to talk, Biff. You post here CONSTANTLY.
I just said I think the guy is funny, that's all. You guys need to get over yourselves.
Posted by: guest at March 31, 2008 6:21 PM
Can we take a break from tearing each other apart, and tear into the A-Hole who bought a property 8 months ago, split it in half, and put it on the market for double the price --without doing a thing to it? NOT EVEN CLEANING UP THE WEEDS AND CRAP AROUND THE BUILDING? I mean, it takes a really special kind of lazy, delusional creep, doesn't it, to assume that even though he scammed pratt down to 3 mil (from almost $4m for both properties -- Pratt's original asking price), he believes everyone else should be paying HIM double the money he was willing to pay. For doing nothing. That's like straight up thievery.
I heard that Pratt had gotten several other offers for the double property but that this guy gave the highest bid, so they went into contract negotiations with him -- only to be trapped in them for several months while he basically reneged on his original offer and
forced them to take a 30% hit.
I hope the market screws this guy as much as I know it will. It's good to know that this particular greedy scumbag will get his comeuppance after all.
Posted by: guest at March 31, 2008 7:07 PM
Weren't the carriage houses sold together in February? I believe they were. Is anyone monitoring this site anymore. Take of the moronic, long winded nonsense already.
Posted by: guest at March 31, 2008 8:19 PM
WTF is a "blantant flip"?
I hope this bad boy goes for the 3 million! Only positivity can come from that sale. You people are confused and dont know the art of real estate.
Posted by: guest at March 31, 2008 8:42 PM
Less transactions higher average sales price tells me that only really special properties are selling and probably to people with well above average sums of money and/or foreigners.
Not a positive thing. It also means many cannot sell without taking a major bath so nothing happens. Eventually as these people must sell they will be forced to take less (case in point BS) or they will stagnate which isn't good either.....
Posted by: guest at March 31, 2008 9:01 PM
As told from the mouth of the "Minkster" - The guys who bought the properties from Pratt wanted to build a large condo building including the lot next door, which they also bought. They failed to do their homework and only after they bought did they realize that due to Landmark status they wouldn't be able to build as large as they wanted. Now after shelling out alot of dough for the properties, they are trying to cover their a$$es by trying to get out and sell at highly inflated prices. The smaller of the carriage houses had an accepted offer, and after 4 months of these guys dragging their feet, while trying to find a better offer, the buyer walked away. There are C of O problems on the carriage houses as well. This whole project is a money pit, in my opinion (not Jerry's) only a developer with deep, deep pockets will be able to save this one. The buyers refusal to cut their losses and sell for a reasonable price while they could have will only hurt them in the long run.
Posted by: guest at April 1, 2008 5:39 AM
Was this house ever featured in Scooby Doo?
Posted by: guest at April 1, 2008 9:14 AM
What is being an asshole about being a good business man? I say kudos to someone who can do this.
Posted by: guest at April 1, 2008 11:26 AM
Oh my God I actually spit out my coffee when I read the Scooby Doo comment! LOL. It does look like the house on Scooby Doo. Having a four year old helps with that reference too.
Anyway, we were told to look at this place by a broker we've been working with and who didn't seem to know that it'd been on the market for MONTHS already. We'd already walked past several times and nixed it. The main thing detracting from its feasibility (aside from being about 3 hundy over priced and a huge mess/potential money pit) is that it is smack up against a large apt. building which blocks sun and views from front windows. It just looks funny and wedged in there. Really a shame. There is a gorgeous mansion on Clinton Avenue that reminds us of this one, but which has room to breath on both sides and in front. Oh well.
Posted by: Nokilissa at April 1, 2008 2:08 PM
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