House of the Day: 280 Lefferts Avenue

I actually do live on this block, and have for three and one-half years -- it's a very nice block, a mix of old and new owners. It is in the PLG landmark district, and these houses were built as two-family houses -- with the exception of four one family houses in the middle of the block, two on each side of the street.

The real problem on this block has been some owners' flagrant disregard of landmarks specifications with regard to facade alterations -- there are at least three houses on the north side of the street that have satellite dishes planted on the front of the house, creating not only an eyesore, but also potentially damaging the terra cotta ornamentation that was a prime reason for landmarking these houses in the first place. There is also one house on the north side of the street in the middle of the block where the owner just decided to jackhammer the stoop of the house into oblivion; two years later it's still that way. They also own the house next door, which is totally unkept, with broken sidewalk spouting plants and an utterly overgrown front garden.

These houses are zoned two family; it is illegal to live in the English basement. Most owners live on the parlor floor, and use the lower level as a rec room. Under New York City zoning law it is illegal to "live" below grade -- living is defined as have a tub in the bathroom and a full kitchen. A stall shower is OK -- you can always say you work out down there and like to shower off afterwards, as is a kitchenette (no stove). No beds. of course, what you do with it once it's yours is your own business, but it's illegal to advertise that level for living.

Unfortunately, many of these houses have had an illegal third apartment put on that level, and some even have the meters on the facade to prove it (again in violation of landmarks requirements).

I have seen the top floor apartment in this house when it was for rent -- the owner installed a nice kitchen with dishwasher and knocked out the wall between the hall closet and the bathroom to make a very nice, big bathroom (otherwise in these houses they are tiny, with either a half-size tub going the short way in the room, or a full size tub right next to the toilet).

The owner also installed an intercom system, so renters can buzz people in, and put in a new door, without a mail slot, so there are mailboxes in the entry foyer now. Kind of destroyed the charm of the original.

I don't think the price is too bad, if it were marketed correctly. A&H's web site is just too amateurish-looking. No floor plans? These are really nice, spacious houses -- the web site doesn't do it justice. This is what happens when you cheap out and go after that 4% non co-broke commission -- but if the product sells itself you should be OK. This is not one of those times, however.

Posted by: babs at August 13, 2008 7:07 PM

BTW, the other sales listed above were all for houses in much better shape than this one (including having had central air installed, etc.), and two were on the block between Bedford and Rogers (that much closer to the Park and the B and Q). 250 Lefferts is closer to Rogers than to Nostrand as well. I do think that this price isn't bad, and is an acceptable discount from the three others mentioned above, given their superiorities.

Posted by: babs at August 13, 2008 7:18 PM

Incidentally, the 2 and 5 trains suck -- when I moved there I thought, "Oh, great, I'm not too far from the end of the line, so I'll always get a seat." I really had no idea how many people live in what used to be called the two-fare zone, as in needing to take a bus or a car or dollar van to the train. And they hold those trains down there at the junction until they are jam-packed. Some mornings I have had to let a train go by because I didn't want to wedge myself in.

Additionally, the 3 and 4 trains get precedence at Franklin Ave. So at any time of day, you are guaranteed to sit for three to five minutes (or more) at President St, while they announce that "we are delayed because of train traffic ahead of us" -- not, of course, train traffic on Nostrand Ave!

On a good day it's about 35 minutes to Union Square at rush hour -- and don't even think about a bad day. I often walk the extra ten minutes or so to the Q/B at Prospect Park -- much more reliable and speedier line.

Posted by: babs at August 13, 2008 7:27 PM