« Open House Picks: Six Months Later Streetlevel: Fifth Avenue Gets New Café »
October 3, 2008
Open House Picks
Cobble Hill
243 Kane Street
Brown Harris Stevens
Sunday 12-1:30
$3,995,000
GMAP P*Shark
Park Slope
532 8th Street
Brooklyn Properties
Sunday 12-2
$2,200,000
GMAP P*Shark
Carroll Gardens
81 2nd Street
D'Andrea Craig
Sunday 2-4
$1,200,000
GMAP P*Shark
South Slope
270 11th Street
Fillmore
Sunday 12-1:30
$1,125,000
GMAP P*Shark
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Comments
Thank you brownstoner!
These should generate some good comments. They all have some great flaws.
I'll start -
Kane Street house - 4 million dollars and you get to stare at AC units hanging on your wall - in every single room.
Posted by: bayridgegirl at October 3, 2008 1:19 PM
aah...I finally find a brownstone interior I love--the 8th st house. Light and airy, mostly painted trim but with the very nice wood on the stairs, not too many recessed lights, good layout on the parlor floor, enough details.
Too bad the rental unit couldn't mirror the parlor floor, making it a much more attractive 1-bedroom.
Posted by: cmu at October 3, 2008 1:27 PM
cmu, really? i think it's totally meh, though admittedly the kitchen and paint colors are the cause of a lot of that. it's a perfect example of how relatively wide houses can feel really narrow when they have to accommodate stairways. the stairs themselves are gorgeous, though.
the front exterior is another story. it's lovely.
Posted by: i disagree at October 3, 2008 1:45 PM
I think that Kane house looks nice, price be damned. Grimsville with the 2nd street and 11th street houses. These are classic "not worth it" houses.
Posted by: wasder at October 3, 2008 1:56 PM
I will buy that Cobble hill home for 600 k in a couple of months. Cash.
Posted by: HOBOKENROCKS at October 3, 2008 1:59 PM
HOBOKEN--if you said that about the Carroll Gardens or South Slope ones I might believe you. Kane Street, no chance.
Posted by: wasder at October 3, 2008 2:05 PM
No chance on any of them wasder . You just don't get it do you nobody is going to sell there home for 600k why would they do that?
Posted by: sebb at October 3, 2008 2:09 PM
I also really dig the interiors on the 8th street house, but it is a bit odd that a house that's described as "extra-wide" still has to be photographed in fish-eye ... and still feels kind of cramped even with that.
Posted by: cwbuecheler at October 3, 2008 2:12 PM
Here you go nay sayers "Keep renting" Suckers
Don't Cry for Lehman Brothers —"Lehman Brothers Holdings' former chief financial officer, Erin Callan, is in contract to sell her two-bedroom condominium in New York's 15 Central Park West. The sale is set to close this week for $11.8 million, just below the $12 million asking price, a person familiar with the deal said. That would be nearly double the $6.48 million Ms. Callan agreed to pay for the condo about three years ago while the building was under construction." [WSJ]
Posted by: sebb at October 3, 2008 2:18 PM
11th Street has been on the market for quite a while. We saw it in the spring when it was priced around 1.3+. The block is cute but folks are not going to buy a tiny house in need of lots of work, in a crummy school zone, at even the current price, in this market.
Posted by: Miss Muffett at October 3, 2008 2:21 PM
I could live quite comfortably for the next 30 years from the proceeds of that sale. And not have to work.
Some people don't realize that I think a lot of these Wall Streeters bought their homes with all cash.
Posted by: 11217 at October 3, 2008 2:24 PM
My my sebb sounds mighty defensive. What's up with that? Bone to pick now that the market is turning?
Re: 8th St - what's up with the weird blocked off hallway in the floor plan? Also, they should have made the dining room where the parlor floor bedroom is, so the kitchen would not feel so cramped. Other than that, looks decent, and the price is not as ridiculous as some have been of late, though this is still only 3 stories. In this market, I still think it will go for a lot less.
Posted by: Miss Muffett at October 3, 2008 2:27 PM
What does "meh" mean? i assume its Yiddish.
Posted by: daveinbedstuy at October 3, 2008 2:35 PM
OK. Forget it. I googled it.
Posted by: daveinbedstuy at October 3, 2008 2:56 PM
If I thought you were going to have to google it I would have told you Dave!
Posted by: wasder at October 3, 2008 3:11 PM
i thought that was a joke
Posted by: Santa at October 3, 2008 3:12 PM
I have a hangover today wasder. Yes, still at 3:13. Too much wine at cantina Toscana on 1st Ave in Manhattan. Puts La Di Da to shame.
Posted by: daveinbedstuy at October 3, 2008 3:14 PM
sebb: Please follow these instructions:
1. Place your right hand, palm facing backwards and thumb to the right, on the left side of your throat.
2. Place your left hand, palm facing backwards and thumb to the left, on the right side of your throat.
3. Squeeze.
Posted by: lechacal at October 3, 2008 3:15 PM
Miss Muffett i give you Positive real estate news why would I be angry? Maybe you should be angry because everyday you don't buy you loose.
Posted by: sebb at October 3, 2008 3:17 PM
Sebb, did you just call Miss Muffett loose?
Posted by: lechacal at October 3, 2008 3:21 PM
sebb - it's the way you preface your news that makes you sound angry. And actually, everyday I don't buy in this climate, I win. I lucked out by selling at the peak (and I challenge anyone to say we did not just pass the peak for at least the next few years) and am now renting, holding cash in reserve, and seeing prices begin to drop at an accelerating pace. I don't begrudge those on either side - owners or renters - since I've seen the benefits of both.
Posted by: Miss Muffett at October 3, 2008 3:24 PM
Thanks for defending my honor, lechacal - as a happily married mom, I can assure you I'm not loose!
Posted by: Miss Muffett at October 3, 2008 3:25 PM
We did not just pass the peak for at least the next few years.
Posted by: daveinbedstuy at October 3, 2008 3:29 PM
One can be happily married and still be loose.
Posted by: bayridgegirl at October 3, 2008 3:36 PM
DIBS - see NYT today: http://www.nytimes.com/2008/10/03/nyregion/03real.html?ref=nyregion (on Friday links). And numerous other articles cited here, all confirming the current market turnaround that I, as an actively hunting prospective buyer, am also witnessing anecdotally. Are you saying the peak of this cycle is yet to come? If so, would love to hear your explanation.
Posted by: Miss Muffett at October 3, 2008 3:36 PM
Ok so Miss muffett you are telling me you sold at the height of the market right? You were so smart that the day you sold your home the market never went up again? Hard to believe. So now you hold you CASH in a Savings or a CD and your rate of return is 2% . You believe the Real estate market wont get at least the rate of inflation which is running at around 4%. Plus add in the fact of rentals the tax breaks and the Paying off of your Debt each month guess what MISSY you loose.
Posted by: sebb at October 3, 2008 3:46 PM
That Cobble Hill bathroom gave me a .... well you know what. Glass enclosed shower, whirlpool (even if you never use it) and NO clawfoot tub with the plastic shower curtain!!!!! NICE
Posted by: daveinbedstuy at October 3, 2008 3:47 PM
The Carroll Gardens place looks like one big rental unit.
Posted by: daveinbedstuy at October 3, 2008 3:49 PM
s o m e
e g r e g i o u s
b r o k e r
b a b b l e
Posted by: SnarkSlope at October 3, 2008 3:51 PM
Alas, theCobble Hill place at $4MM didn't spend the time or money to put in the right kind of A/C and have those fugly Mitsubishi units haning in the rooms. Not that bad fo a bathroom or a Kitchen but not in those nice formal rooms. Fugly.
Posted by: daveinbedstuy at October 3, 2008 3:54 PM
Dave You immediately jumped in my mind when I saw the glass enclosure on the Kane Street House but whew! Pretty steep price to pay for them ditching the moldy curtain!
Posted by: TownhouseLady at October 3, 2008 3:58 PM
THL...I think its very expenive but just commenting on finally seeing a great bath reno. I believe anything over $1.5MM should have a pretty spectacular bath & kitchen.
Posted by: daveinbedstuy at October 3, 2008 4:03 PM
so far lethecal made me laugh out loud (im not a laugh out loud while reading person), snarkslope wins best accronym award, and sebb, calm down. you really are sounding like a bitter owner.
Posted by: goldie at October 3, 2008 4:05 PM
Kane Street Bathroom - Wish they had done the wall tile as a straight pattern and not brick and taken it up to the top of the shower enclosure, instead of stopping 3/4 of the way up.
Posted by: bayridgegirl at October 3, 2008 4:12 PM
sebb - you need to get a spell check program, and try not to blow steam out of your ears. I'm not gloating about my sale - it was kind of dumb luck really (long story). But no, prices certainly have not gone up since I sold in the spring. And no, I don't think NYC real estate will currently keep pace with inflation since prices are going down on numerous properties we've looked at (but passed on since they were too expensive, and then subsequently cut their prices). And ING still pays a decent rate on savings.
Posted by: Miss Muffett at October 3, 2008 4:14 PM
I live in a 16.5 foot wide house and it doesn't seem cramped like that 8th steet house. Can you open things up by knocking down walls, or do you have to keep all those hallways?
Posted by: Boerum Hill at October 3, 2008 4:17 PM
you're right on the tile bayridgegirl. Maybe they ran out of money. It happens these days
Posted by: daveinbedstuy at October 3, 2008 4:18 PM
The hallways are easily opened up BH. Many (but not all) are not even load bearing. And, if they are, you run a steel beam the length. That's a very simplified answer. Need to consult an architect or engineer for each specific instance.
Posted by: daveinbedstuy at October 3, 2008 4:21 PM
I do not believe one can be happily married and still be loose; can't happen.
I think the Warren Street house is lovely although it needs central air conditioning and a new Greek Revival style partition between the front and back parlors. However, the four million dollar price tag is ridiculous.
The 8th St. house is on a stunning block but the interiors were oddly reconfigured making it seem much narrower than it actually is. That terrible flaw would need to be addressed. The other two are chopped liver.
This coming year will be full of defaulting. Many will need to negotiate with their lender to "short" their mortgages and get out of Dodge. This is true for co-ops, condos and houses. I remember 1991. Many of you, judging by how badly you write, probably do not.
Posted by: Inigo at October 3, 2008 4:23 PM
Looking again I see that the big Greek Revival house is on Kane Street, not Warren Street, sorry, my error.
Posted by: Inigo at October 3, 2008 4:30 PM
2nd & 11th Streets are prime candidates for a complete gut, transforming them into contemporary homes. Glass, steel, exposed brick, floating stairs, etc.
Posted by: bayridgegirl at October 3, 2008 4:30 PM
The Park Slope 11th Street house seems like a good deal. If it's been on the market awhile (as someone said) they would probably take $1 million.
Spend ~$500,000 on a complete gut an rebuild and you could have an AMAZING 2,000SF house with big yard for under $1.55MM.
For someone that's not afraid of a project house, this seems like a better deal than most I've seen lately. And you can always build another floor on top or an extension one day as-of-right if you need lots of space.
Posted by: Mr Joist at October 3, 2008 4:43 PM
Gut reonovating is not accomplished just be writing a check. It takes time and a lot of work. Particularly in a landmarked neighborhood. So, I'd factor in the cost of carrying the house (interest + taxes etc) for a couple of years. Through in the arhitect's fees etc. too.
Posted by: Boerum Hill at October 3, 2008 4:48 PM
Mr Joist, what you say is true but I would argue that one really does not want to have by far the most expensive house on the block, or in this case, blocks. Also the gut rehab would probably take twelve months to be substantially complete. Where does one live in the meantime? One must factor in that cost as well.
Posted by: Inigo at October 3, 2008 4:53 PM
Sebb are you happy? Serious question dude / dudette for you seem quite defensive prefacing your post by calling renters suckers. Whats with the anger? Mr B has been trying to cultivate some basic decorum and civility here as you may know so it is really disheartening to hear the unprovoked name calling. We read in the other post about recent sales today where you snapped @ Santa. We realize we can all be prone to some aggressiveness but please CALM down and stop calling Ms Muffett loose... very immature and rude.
Now to the homes: we are with you Wasder that Kane St place is a gem but not so sure about the pricing. Frankly we will take that Clinton Hill mansion from ~ 2 weeks ago @ $3m and spend $1m on restoration...lalala the fantasy is well and alive.
Posted by: pierre de taille at October 3, 2008 4:55 PM
s o m e b o d y ' s
e v i d e n t l y
b e e n
b a m b o o z l e d
Posted by: SnarkSlope at October 3, 2008 5:05 PM
Someone is getting coal this year.
Posted by: Santa at October 3, 2008 5:13 PM
Clean coal? Biden promised me some last night.
Posted by: SnarkSlope at October 3, 2008 5:24 PM
and awesome nucular power from both Biden and Palin.
Posted by: Santa at October 3, 2008 5:27 PM
11th Street is a 16.5 wide house, it's not even worth 1M. Price will drop and drop and drop.
It's not landmarked which is a plus if someone wants to add a master bedroom suite on top.
With the right renovation, it could be a great little house in a nice area.
Posted by: bayridgegirl at October 3, 2008 5:30 PM
Sounds like Sebb bought at the height of the market and is now very much upside down and bitter about it.
Posted by: wburghipstersaredirty at October 3, 2008 5:43 PM
I like the 2x4 holding up the soffit in the 11th Street house. Will it collapse if removed? Whole house was unappealing.
Why do all of Brown Harris Steven's photos ALWAYS look like computer generated renderings, instead of real photographs of real rooms?
Posted by: Montrose Morris at October 3, 2008 5:44 PM
Some serious denial on here still. That, folks, was the last bullet in the chamber. From here on out, it gets really, really ugly --like, rent the Bicycle Thief over the weekend to get the flavor.
Posted by: Whuh at October 3, 2008 5:53 PM
I've was in the Kane street brownstone about 1 month ago. It such a shame they gutted all the details out of the house...it lacks all charm. The chandeliers were hung crocked and I’m pretty sure the railing was PINE !!!! The bathroom on the top floor next to the master bedroom although it’s lovely was so big it dwarfed the bedroom. I personally like more living space then a bathroom I can hold a party in. Kudos to the real-estate company of they can get 4M. They really should list it at 1.5M and hope to get a buyer.
Posted by: saraho at October 3, 2008 6:09 PM
Browner,
Nothing in FG, CH or PH to show us this week? Your selection is so "other side of Atlantic/Flatbush" today.
Oh, well.
Have a good weekend everyone!
BG
Posted by: BrooklynGreene at October 3, 2008 6:22 PM
The 8th street house is dramatically overpriced. It would have to be 4 stories and need little to no work to be priced that high. I believe it won't go for over 1.5 mill. Now, the place on 11th street is getting closer to fair. Although I think it may have to go a little lower but close to asking to sell.
Posted by: ks8000 at October 3, 2008 7:15 PM
Re: 11th St - I also have a vague memory that the backyard had a major bummer of a view. If I remember correctly, the neighbor built a fugly extension behind their house and no matter how beautiful your own renovation is, you'd have to live with that atrocity each time you try to enjoy your yard. Granted, that could happen anywhere - or could it? Can you not get away with that on a landmarked block - that is, are backyards/extensions protected on landmarked blocks?
Posted by: Miss Muffett at October 3, 2008 9:19 PM
Miss Muffett, nothing is protected in Brooklyn. Whether it is landmarked or dogmarked, the nature of our Borough is more or less unbridled chaos. If you want protection from the atrocities committed by others on their homes, families, and selves, you need to move to less crowded parts of the country. Brooklyn is a huddled, seething, smelly, Cuisinart of a city. Control and delicacy are impossible outside your parlor and foyer. Once one accepts the inevitability of the tacky tectonic plate that Brooklyn is built on, one can begin to accept and be a part of the slapstick Marx Brothers comedy that is our lovely Borough of Kings.
Posted by: Inigo at October 3, 2008 9:43 PM
Hmmm - interesting Inigo. I thought landmarking (as much of a pain some find it to be) did actually provide some measure of aesthetic protection. But hey, I hear what you're saying, and I love Bklyn nonetheless...
Posted by: Miss Muffett at October 3, 2008 10:16 PM
A question to those who decry those Mitsubishi units, and while it doesn't necessarily apply to the Kane street house as there are no original ceilings left, isn't a small unit over a door preferably to ducting everywhere and the destruction of either tin ceilings and/or plaster or wood moldings?
Posted by: 99luftballons at October 3, 2008 10:34 PM
TO the person who wrote about 11th St.: "Mr Joist, what you say is true but I would argue that one really does not want to have by far the most expensive house on the block, or in this case, blocks." Actually I know of at least one house on that block that was bought at around $1.3 THEN renovated. Also, there are nearby houses (like Charrette Properties houses on 13th St.) that sold this spring for record prices, around $1.7-$1.8. If someone gets this house for $1M that is truly a bargain! This is the best block btw. 4th & 5th Ave. that I know of, on one of the prettiest streets. Great neighbors!
Posted by: ssloper at October 4, 2008 9:49 AM
isn't a small unit over a door preferably to ducting everywhere and the destruction of either tin ceilings and/or plaster or wood moldings?
No
even historic house museums like Monticello have central a.c. -and one's house shouldn't be a museum but rather a comfortable and beautiful place. ceilings, moldings, etc etc can be removed, replaced, enhanced...don't sweat it (ha!).
Posted by: Inigo at October 4, 2008 11:22 AM
Inigo,
To each their own. But if the Parlor floor is the only floor with 10' ceilings and the rest are 8' (or sometimes less particularly on the basement/ground floor) then ducting is neither practical nor aesthetically pleasing and in my opinion a small unit is preferable.
Luft
Posted by: 99luftballons at October 4, 2008 11:32 AM
And Inigo - I would argue that these Mitsubishi units are central A/C - they require external roof mounted units however each individual unit requires two 5/8" pipes to bring in the cooling fluid as well as a return and then they need a waste line to drain condensation. All of this can be scored into lath & plaster walls and then they can be replasted.
Posted by: 99luftballons at October 4, 2008 11:41 AM
There is a difference between a "split system" (aka Mitsubishi) and real cenral air.
I would actually prefer window units, that can be removed, than the permanently ugly units that say: "we were too cheap to buy real central a.c."
The split units are just fugly.
Posted by: Inigo at October 4, 2008 9:52 PM
As a former brownstone dweller back in the 70's and early 80's as a child and now living in the high desert area of California. I would like to know is there not one decent brownstone located in a nice neighborhood in Brooklyn available for less than a million dollars?
I am hoping in the next five years to be able to purchase a home in Brooklyn and possibly open my shop there. Living in California is driving me nuts. Is there no hope? LOL
Sandra
Posted by: botanysdesire at October 5, 2008 7:12 AM
Inigo - you make wild assumptions about someone's character based on how they chose to cool (and heat) their home. As I said to each their own but wow, as you're an Architect I really hope you don't rant so condescendingly to your clients (and that instead you use Brownstowner to vent your inner frustrations.)
One thing I hate is an architect who always knows best; sure give your clients ideas but ultimately they are living in the house and not you.
Posted by: 99luftballons at October 5, 2008 9:26 AM
The Mitsubishi ArtCool units are quite different from the normal beige box and, if not attractive, at least unoffensive. The standard unit is a 28" square only 6" deep and can be decorated with "art" (not sure if that's better or tacky.) If I ever get split a/c I would use them with the plain silver surface.
I'm really surprised that I've never seen them installed anywhere. Maybe they're vaporware?
There's quite a price difference, and central a/c is impossiblly disruptive unless you're doing a major renovation. Can't compare them at all.
Posted by: cmu at October 5, 2008 12:29 PM
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