Co-op of the Day: 115 Eastern Parkway

That deck is incredibly!!!

Don't care one bit that it's off the bedroom. 99% of the time you are using it for your own benefit and not for guests, so I don't see the big deal.

The only reason you'd care, is if you FORMALLY entertain often, because honestly...how many of us really care if our friends see our bedrooms??!

I certainly don't. Hell, most of my friends have been IN my bed, for god's sake.

Posted by: guest at May 14, 2008 12:46 PM

Way TMI, 12:46. . .but agreed this is a killer apartment

Posted by: guest at May 14, 2008 12:49 PM

Sorry, meant incredible...not incredibly...

I had in my mind this skit from Saturday night live...

Posted by: guest at May 14, 2008 12:53 PM

Are you looking at the same floor plans I am? The deck is not off the bedroom, it's off the hallway that the bedrooms are also off of. You do not need to walk your guests through your bedroom to the deck.

Price seems reasonable to me.

Posted by: guest at May 14, 2008 1:04 PM

I love the deck, but this place feels overpriced by at least $200,000.

Posted by: guest at May 14, 2008 1:06 PM

Sorry...I didn't look at the floorplan. I was just going by what bstoner said in the thread.

If it's off the hallway, then this place is even better!

And saying it's 200K overpriced is simply asinine.

Posted by: guest at May 14, 2008 1:08 PM

So you are saying we didn't need to know your sleeping habits?

Posted by: guest at May 14, 2008 1:19 PM

I would buy this apartment at this price - great deck, great location, nice light... Sweet!

Posted by: guest at May 14, 2008 1:19 PM

That price might make sense on Plaza Street or PPW, but not there on Eastern Parkway.

Posted by: guest at May 14, 2008 1:23 PM

OMG that much to live in that area...People must be crazy...Those are Boerum Hill and Park Slope prices...Imagine paying $1200 in common charges in that area...WTF...

Posted by: guest at May 14, 2008 1:29 PM

Anyone want to quote some real estate rules about the how to value outdoor space? I've heard everything from 10-50% of indoor price/sq ft.

Posted by: guest at May 14, 2008 1:30 PM

$700,000 mortgage at 7%, after tax rebate, is about $3000 a month in interest (not including any payments on the principal).

With a $1200 maintenance, that brings you up to about $4200 per month in carrying costs -- not including upkeep expenses, etc. This place would rent for less than $3000 a month.

It doesn't make sense for anyone to pay 30% more to buy, unless they expect it to increas in value (which it may, or may not). So, price needs to come down some, probably about 15-20%.

Posted by: guest at May 14, 2008 1:49 PM

This place rents for $3800 a month.

Posted by: guest at May 14, 2008 1:52 PM

Some people seem to have gotten REALLY out of touch with rental prices. If you've got a deal on a place, that's great for you, but the average rent on a studio in Manhattan is 2000 and 3100 for a 1 bedroom. Of course those number are lower in Brooklyn, but someone renting a 1 bed in Manhattan really isn't going to pay too much more to BUY a 2 bedroom in Brooklyn. That's why people are moving here in droves.

Up until 2 years ago, I was paying 2000 a month for a very small 1 bedroom in the North Slope. Rental prices in this area have skyrockted. Do a little hunting...you'll see what I mean.

I can absolutely see this selling for this price. Especially with it a block from the new multi gazillion dollar Meier building...

Posted by: guest at May 14, 2008 1:59 PM

We know someone in one of these big apartments on Eastern Pkwy and the layout and features are very good. At half the price of a prewar or house in Park Slope. That's why they sell despite the nutty maintenance fees.

Posted by: guest at May 14, 2008 2:00 PM

no way in hell this rents for 3800.

Posted by: guest at May 14, 2008 2:04 PM

I just want to say that I always respect what you have to say Fjorder. Your comments are always very thoughtful. The kind of person that someone looking for information and advice from this website should look towards instead of some of the other registered people who add nothing but nonsense to this site (Daveinbedstuy, Biff, etc).

Thanks for always being so consistent. I appreciate it.

Posted by: guest at May 14, 2008 2:23 PM

I don't know - I recently was looking into PS area rentals and it seems there's a decent amount of 2 BRs in the 3000-3500 range, many in better locations and some with amenities such as W/D in apt or outdoor space. I was also shown quite a few new construction 2BRs that were only asking 2800. I certainly don't find rents cheap, but there are also deals to be had. This apt feels kind of narrow to me, and smallish overall - how are people figuring the square footage?

Posted by: guest at May 14, 2008 2:55 PM

Too bad it overlooks Lincoln Pl. I used to live on this block of Eastern Parkway. It's a great location, but Lincoln Pl is full of thugs and guns. That said, a 100K discount should be in order. Also, the maintenance is a little out of hand to say the least. Otherwise, absolutely beautiful!

Posted by: guest at May 14, 2008 2:57 PM

I'd love to know where the 2 bedrooms in PS are for 2800!!

By PS, do you mean 26th Street and 4th??

Posted by: guest at May 14, 2008 2:57 PM

"This place rents for $3800 a month."

At least. If I hadn't recently started shopping for a rental, I'd beg to differ.

Posted by: guest at May 14, 2008 3:02 PM

2:55 here - Regarding where these rental prices are - The building on President Street betweeen 4/5 Ave had (last month, maybe still available?) a number of 2 BR's for 2800. I also found a 3BR prewar apt on 6th Ave bet 4/5 with storage and washer/dryer for 3200 and only 1 month's broker fee. And those are just in 321 (which charges a premium). Once I started looking a bit outside of 321, there were more deals to be had. Troll Craigs List or call brokers and I promise you can find the same (also you can get better deals in the fall - these prices I'm quoting are in prime spring season which is always more expensive). A friend of mine rents a 2BR on 3rd and 8th Ave (nice, elevator bldg) for 3,000. So I really am talking prime PS!

Posted by: guest at May 14, 2008 3:06 PM

I own a place in a building next door to here and rent it out currently for 3600. It does not have a roof deck, but is similar to this apartment in size.

Posted by: guest at May 14, 2008 3:07 PM

3:06, nothing about any street between 4th and 5th is prime slope.

those numbers you gave are suspect, to say the least.

must have been some real shitholes.

Posted by: guest at May 14, 2008 3:16 PM

P.S. 2:55/3:06 again - the 2BR on 3rd St/8th Ave had a lease that started just last September, so the $3000 rent is a recent number (I know some people have deals who have been renting the same place for years, but that's not the case with the apts I'm talking about). Anyway, I'm impressed that someone can get $3600 for a smallish 2BR apt in the area - more power to you. But really, one can find better deals, and since this location is not in a good school zone, it probably knocks out families with a young kid starting school - unless they are planning for private school, but if they have that kind of money, why would they buy this smallish apt?

Posted by: guest at May 14, 2008 3:19 PM

Actually, I live between 4/5th and it's very nice to be so near 5th Ave. Many realtors and buyers *are* marketing the blocks bet 4/5 (esp those zoned for 321) as prime PS - mainly due to emergence of 5th Ave as a retail/restaurant mecca.

Posted by: guest at May 14, 2008 3:21 PM

i think you don't know what the heck you are talking about 3:19. that's what i think. i think you are trying to stir up trouble.

Posted by: guest at May 14, 2008 3:24 PM

3:!6pm- no, they were not shitholes. I personally did not like the new construction, but they were clean and bright, with everything spanking new, and nice common spaces. The prewar spaces were more charming in my opinion since i prefer prewar, and come on, 6th Ave bet 4/5 St *is* prime! I also found two 2BRs in a lovely limestone on 4th St bet 6/7 Ave - one 3400, one 3200 (less bright, on 2nd floor) - in perfect pre-war condition, with laundry in bldg and about 1000-1100 sf each. But don't take my word for it - do some research people! And don't believe who try to cow you into thinking that prices are "suspect"!

Posted by: guest at May 14, 2008 3:25 PM

Wow, 3:24 actually sounds threatening - Brownstoner reaches a new low - someone with an axe to grind about maintaining myth of high prices everywhere delivers a weird slur/threat... Why would you say something like that?

Posted by: guest at May 14, 2008 3:27 PM

Wow...REALTORS are marketing between a major truck route and 5th Avenue as PRIME??!

HOW SHOCKING!!!!

Sorry honey. Between 4th and 5th is not prime in the real world.

Real Estate brokers say lots of things. I hope you don't trust every word out of these people's mouths...

Now I know why so many people are still Bush supporters...

My lord.

Posted by: guest at May 14, 2008 3:27 PM

I've done tons of research. And what you speak of 3:25 are deals.

NOT the norm.

Posted by: guest at May 14, 2008 3:29 PM

3:29 - Maybe these are not the norm, but I do think there are a lot of variables, including season, school zone etc. I have tons of research too, and I honestly think 3600 for a 2BR in this location, even with outdoor space (since a roof deck is probably used mostly in summer) is high.

Posted by: guest at May 14, 2008 3:35 PM

Doesn't matter what you think, 3:35. That's how much it apparently rents for.

The market has spoken.

Not you.

Posted by: guest at May 14, 2008 3:43 PM

I think the person quoting these rental prices doesn't realize that when these places are listed on craigslist, half are fake and another 1/4th are scams. They have that one apartment for that price and the rest are 20% more.

Also, when you're paying 15% brokers fee, it's the same as paying an extra couple hundred bucks a month.

The last PS apartment we rented was 3K a month or so. With brokers fee, first and last months rent and security, we shelled out almost 10k BUCKS!!!

That's almost a DOWN PAYMENT!!

Posted by: guest at May 14, 2008 3:51 PM

3:43 - you know what? The market has spoken in favor of sellers/owners for years, but it's starting to speak in favor of buyers! Markets, like people, change!

Posted by: guest at May 14, 2008 3:52 PM

like the place, but if my math is correct (someone less sleepy than me right now can dbl.ck), i get 671 sq.ft. just from the rooms with dimensions listed. perhaps another 200 sq.ft. for the rest of the spaces? if thats ballpark, then thats 917/sq.ft. reasonable?

Posted by: guest at May 14, 2008 4:01 PM

like the place, but if my math is correct (someone less sleepy than me right now can dbl.ck), i get 671 sq.ft. just from the rooms with dimensions listed. perhaps another 200 sq.ft. for the rest of the spaces? if thats ballpark, then thats 917/sq.ft. reasonable?

Posted by: guest at May 14, 2008 4:01 PM

3:51 - Look, I've owned for many years, and am transitioning now to a rental (for school zone reasons) but plan to buy again soon. But I'm not naive about rentals, and your implication that the listings I'm talking about are scams is just not true. I really get the sense that there are people on this list who try to scare newbies reading that rents are crazy, but the reality is that rents these days are often more economical than buying, That does not mean you should not buy (in the long run, buying will probably be better, especially if you buy a place you can live in lifelong), but that you should be careful about the price point in this uncertain market. I'm planning to buy again in the next year or so, but I have noticed that sellers really are more negotiaable and I personally think it's worth it to spend $40K in rent for a year if it means I may save $100-200K on a property when I buy (and since we are in the market for a house, not an apt, the price chops may be bigger - look at today's HOTD which just got a 500K price chop!!).

I'm also not saying there aren't scams out there - I suppose there are (though in my extensive research, I did not find any). But I think those on this list who so vociferously denounce the possibility that my good deals could be real smack of the kind of desperate folks who don't want to believe that the market can ever soften or go down! Please let people make up their own minds and do their own research - I'm just saying that I did search Craigs List extensively, worked with brokers, and looked at many apartments, and yes, while there was the occasional dump, there were many that were reasonable and that was in the height of spring fever and in PS321, and everyone told me (and I noticed in my research) that prices would be better outside of 321 and in the fall/winter/later in summer...

Posted by: guest at May 14, 2008 4:08 PM

I looked at a place similar to this but not a duplex and with no deck on prospect pl between carlton and vandy and it was $2295. It was on the 4th floor of a walk up building with around 16 apartments and it was nice. I ended up renting a 3 bedroom on St Marks and Flatbush ave for $3200 that had 3 bedrooms and a den. One of the bed rooms is about 30ft by 15ft and theres a living room around the same size and a large eat in kitchen. This place listed is not going for 3800. If someone rented it for that they were not looking and are mildly retarded.

Also 5th ave is prime Park Slope when you want Bars and resturants. 7th ave is prime if you have kids and your married. Living of PPW is hell if you dont have your own personal driver. Walking to 7th ave and 5th is no fun.

Posted by: guest at May 14, 2008 4:13 PM

PPW is 2 blocks from 7th avenue. That's HELL??

Uh, ok.

And 4:08. You post that same comment every week at least 5 times. We all know it's you becuase you say "list" instead of thread.

Maybe it's a British thing, I don't know. But you are such a pest.

Posted by: guest at May 14, 2008 4:43 PM

I am a landlord with a building of 4 two bedrooms in north Park Slope.

Each floor through rents for between 3000 and 3500.

No one has outdoor space. Granted the neighborhood is a little better.

I don't think 3500 or thereabouts sounds unreasonable for this place.

Posted by: guest at May 14, 2008 4:46 PM

i'm gay and single and live on 7th ave. as is my roommate and my upstairs neighbor. out of 16 of us in the building, two are married, one has a gf and the rest are single. some people paint very interesting pictures of things they know nothing about.

Posted by: guest at May 14, 2008 4:50 PM

people obviously dont even try to find deals when looking for apartments to rent. Its not that hard.

but its your money so whatevs.

Posted by: guest at May 14, 2008 4:53 PM

"Living of PPW is hell if you dont have your own personal driver. Walking to 7th ave and 5th is no fun."

Walking either 2 blocks or 4 blocks is hell? Are you 87?

I do it daily. Multiple times. It's a little thing called excercise. You should try it sometime.

Posted by: guest at May 14, 2008 4:55 PM

We own a brownstone in Prospect Heights and rent out our 3 bedroom duplex for 4200. It's in ok condition, nothing fancy.

Posted by: guest at May 14, 2008 4:57 PM

how old is everyone in your building 4:50? I would assume none are under 30.

Im 23 and used to live on 8th ave. Not a place for a 23 year old even with a gf which I have. Its a great area but its expensive and lakes the things 5th and 4th ave has that 23 year olds want.

Posted by: guest at May 14, 2008 5:00 PM

I'm 4:50. I'm 31 and my roomate is 26.

The married couple are in their early 30's. Most of the rest are 20's and 30's with a few in their 40's and 50's.

Very mixed building. I love it.

When we want to go out (which is regularly) we don't mind the 2 block walk to 5th Avenue.

I'm not quite sure I understand...if you live in Manhattan do you expect to have everything including your bars within a block radius of your apartment?

I find it very convenient to have 5th Avenue in the neighborhood, much less literally a 5 minute walk away. What could be better? Go out to Union Hall or Great Lakes or Cattyshack with some of my lesbian friends and walk home!

Posted by: guest at May 14, 2008 5:30 PM

the comments that if you live on 7th, 8th or ppw, you are basically screwed and can never access 5th ave, are insane. don't most of you all have to take the subway or a cab to go out to dinner or bar hopping?

in park slope, it's ALL WALKABLE. these comments making it sound as though 5th is a world away are nuts.

ever been to the east village? people who live on ave c and d are always over at ave a and b or even farther! imagine that!!!

Posted by: guest at May 14, 2008 5:33 PM

I think everyone is missing the point.

5th and 4th ave are cheaper. So how are they outside of "prime" park slope if everyone from 8th, 7th and 6th walks down to 5th and 4th to do things.

its not a matter of access its a matter of it being more affordable and also being close to a better selection of bars and resturants.

Posted by: guest at May 14, 2008 5:57 PM

i prefer to be closer to the park, greenmarket, library, museum and botanic gardens, and walk two blocks to the louder bars and restaurants, personally. and two of my favorite new restaurants in park slope have now opened on 7th...barrio and moim. you should check them out. they are top notch. better than most of 5th except al di la and a few others...

just like a lot of people would rather live on central park west or columbus instead of amsterdam or broadway. the blocks closest to the park are just prettier. not to mention closer to the 2/3 and Q trains.

prime does not only have to do with cost. it has to do with quality of life. lots of people would rather live near trees and aguably the most beautiful park in nyc if they have the opportunity. it's a special thing.

especially when you can walk to 5th ave in a matter of minutes.

again...everyone else seems to take the subway when going out at night...especially in manhattan or places like clinton hill, etc.

not too many neighborhoods are so all-inclusive where you can live AND have access to great restaurants and bars you want to go to all within a 10 block radius.

certainly not the case when i lived in manhattan. never did i go out anywhere in on the upper west side. i had to take the subway to go out anywhere half way decent.

Posted by: guest at May 14, 2008 6:05 PM

I agree with all of that. Its a great place to live.

Posted by: guest at May 14, 2008 7:06 PM

Going back to the topic of this particular unit, looks like the deck is a $150,000 premium or so, as a unit on the other side of the building (http://www.brownharrisstevens.com/detail.aspx?id=898383) is priced at $629,000. I don't know if the fact that it faces the Brooklyn Museum is better or worse for most buyers, but at least you get the southern light.

The smaller bedroom on this particular unit is a bit of a letdown, as the one window in it is rather small, and gets poor light. The unit next door has the deck just outside the small bedroom's window, and they've seen fit to turn it into an old sneaker storage area.

Also, building is gorgeous from the outside, but the common hallways are unbelievably drab. Midtown-fleabag-hotel drab. With worn, dark-green carpets. And the elevator literally takes 10 seconds to go up one floor. The unit itself is fine, but the fixtures and condition are neither good nor bad, and the exterior belies a lack of details on the inside.

Posted by: guest at May 25, 2008 12:15 AM