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September 8, 2008

House of the Day: 84 Rutland Road

84-Rutland-Road-0908.jpg
This house at 84 Rutland Road is a classic Lefferts Manor beauty. The mix of brownstone, limestone and brick house has an amazing parlor floor that's chock full of original wood moldings, parquet floors and a mahogany pier mirror. There was some discussion last week about whether the days of houses in PLG fetching over a million dollars are over. If that's the case, then this place's asking price of $1,200,000 won't fly too well. On the other hand, another four-story house across the street at 49 Rutland Road closed in June for $1,425,000. This will be interesting to watch.
84 Rutland Road [Brown Harris Stevens] GMAP P*Shark




Posted by Brownstoner at 1:19 PM | Comments (26)
Categories: HOTD, Prospect Lefferts Gardens

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Comments

I'm liking limestone more and more.

Posted by: dittoburg at September 8, 2008 1:23 PM

A "warming kitchen" on the top floor is worth $200,000 alone!!!

Posted by: daveinbedstuy at September 8, 2008 1:32 PM

I have friends on this block and its a nice block. And this house is beautiful. As somebody who can't afford something like this as a one family it is hard for me to say whether or not this is a fair price. If this had rental income it would be amazing, but as a one family its in a different league from me.

Posted by: wasder at September 8, 2008 1:34 PM

DIBS - what the heck is a Warming kitchen? I've heard of Butler's pantries, but what is this? or better said - WHY is this?

Posted by: cobblehiller at September 8, 2008 1:34 PM

Sounds like a warming kitchen is what you call it when you have a legal one family configured as a two.

Posted by: jawbreaker at September 8, 2008 1:38 PM

yes jawbreaker....add a roomate up there that you never have to see!!

That said, I think the warming kitchen would appeal to the aristocratic influx that we read about a few months ago. Anybody know where the link to that post is!!! It also conjures up visions of maids in frilly lace outfits, etc.

Posted by: daveinbedstuy at September 8, 2008 1:49 PM

This looks like a great house. However, I have to laugh at the broker's claim that the kitchen has been "moderately updated." Is that a halfway reno? Middle-of-the-road taste? Unintended truth in advertising?

I'll assume she was shooting for modernly....

Posted by: tinarina at September 8, 2008 1:52 PM

the warming kitchen in on the top floor because it is used to heat oil that is poured out of the windows onto the heads of invaders.

Posted by: z at September 8, 2008 1:56 PM

z...haven't you read the other post on Harlem? Those are not "invaders" they are gentrifiers.


And what is a "sweet powder room?" I hate most potpourri.

Posted by: daveinbedstuy at September 8, 2008 2:05 PM

this is a nice block. i think 1.2M is a fair price. i have 2 kitchens & live in my home as 1 family. i love the phrase "warming kitchen" - this is what i will call it from now on-lol.

Posted by: bkny at September 8, 2008 2:16 PM

I think a warming kitchen is for those who don't cook and just use a microwave for heating up frozen stuff and doggy bags.

Posted by: dittoburg at September 8, 2008 2:26 PM

Lovely house. . great block. But it's definitely a one-family house being used as a (illegal) 2-family, in violation of zoning and the Lefferts Manor covenant.
Don't know if that matters or if it could affect getting a mortgage.
Maybe that is priced in . . . since this asking is a tick lower than others on the block.
Just asking . . .where are the haters out there who claimed 49 Rutland would never a> sell for that price or b> go to closing even after 'Stoner revealed a contract was signed?

Posted by: ontheparkway at September 8, 2008 2:40 PM

Ah, maybe Ditto. I was leaning towards what jawbreaker said. An illegal rental or B & B type situation.

Posted by: cobblehiller at September 8, 2008 2:47 PM

I'll take it if they leave the Peabody Awards behind. WTF?

I lived in an SRO with a warming kitchen once. Hotplates are great for warming up pork and beans.

Posted by: denton at September 8, 2008 2:52 PM

I guess I'm the only one that thinks the "highlighter yellow" parlor is a bit much....

Posted by: moreteasir at September 8, 2008 2:53 PM

The original parts of the house look great (although I do agree about the yellow - it's just paint). The renovated parts, the kitchen and den - no so much. It looks like there was serious damage or wear in the den and they didn't have the money or inclination to restore it - or maybe they just wanted one room where they could hide out from wood and moldings. The kitchen - ugh. Just ugh. But - 1.2MM still seems like a good price for a house this size with so much detail preserved; I think they will get very close to that. Maybe the top floor is the nanny's apartment?

Posted by: geekspice at September 8, 2008 4:59 PM

I live in LG, but I dont understand this type of price relative to other options.

Based on amenities and other issues, it seems like Ditmas Park, Clinton Hill or Forest Hills are better values at similar price ranges.

Posted by: slick at September 8, 2008 5:26 PM

As a resident of the neighborhood I will chime in. The houses in Lefferts Manor were built for upper middle class families at the turn of the last century. The design of the house is made for an extended or large family with live in 'help'. On the upper floors of most of these single family homes, of which the majority have been since the day they were built, there are quarter for live in help. Usually the rear section of one of the upper floors had a separate little kitchen, dining/living room and a little bedroom for a nanny or live in house keeper. That is why some of these houses still have kitchens on the upper levels. There is no 'shady' illegal renting going on. It is simply the design of homes from an era long gone. And since many of the Lefferts Manor homes were never cut up into rooming houses or rentals, like most brownstone neighborhoods, the original features remain. SO if you are a single family that can afford live-in help these days...this throw-back stately home is right for you.

Posted by: tomgee at September 8, 2008 7:17 PM

this place is a much tougher call than the 2 CH joints from a few weeks ago. the beverly hills of midwood street has held up very nicely and seems to be propping things up a bit. i think that this place could get its 7 but i'm thinking it'll take some time to move.

Posted by: BrooklynLove at September 8, 2008 7:24 PM

Two smaller houses on Midwood Street (two story houses) sold recently for good prices. A renovated house sold for about 1.1 at the end of August, and a house in need of new kitchen and baths sold for 975K, I believe, sometime in August. This house is much larger, so I think it will do fine.

Posted by: dt at September 8, 2008 7:57 PM

We looked @ this place in the beginning of the summer and was blown away by the intricate details all kept in very good condition. The house in general needs some minor work and has an awesome facade but the price needs to be adjusted down by @ least $100K IMHO. The broker is a straight shooter and overall great guy but he hasn't been able to sell because the owner won't budge. I became disinterested when I realized the single family covenant...can't afford as a single family:( LOL Sorry Bob Marvin was looking forward to being your neighbor.

Posted by: pierre de taille at September 8, 2008 8:19 PM

Oops did not realize BHS now has the listing. It was listed with Metrostar realty initially.

Posted by: pierre de taille at September 8, 2008 8:22 PM

No need for apologies p de t, although I didn't realize my star power was something that attracted people to PLG :-)

FWIW there ARE less expensive (albeit smaller) single family houses in LM and lots of two-families on surrounding blocks.

This is indeed a VERY grand house--far more so than mine. I'd be surprised if it doesn't get it's asking price, or something quite close to it. Also, the present broker still fits your "straight shooter" description, although she might not want to be referred to as an "overall great guy"--you'd have to substitute a feminine form.

Posted by: Bob Marvin at September 8, 2008 9:01 PM

What a beauty. Kitchen needs help but just lovely.

Posted by: TownhouseLady at September 8, 2008 9:09 PM

The buyer who can get this house, at this price, at this time, on this block in Lefferts Manor is a buyer who will get a very good deal.

Posted by: Brooklynista at September 8, 2008 9:25 PM

this broker is a tough cookie and she knows the area and its comps extremely well. it's going to come down to how much staying power the seller has b/c this broker is not going to be the weak link.

Posted by: BrooklynLove at September 9, 2008 6:32 AM

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