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November 12, 2008

House of the Day: 141 Lincoln Place

Located across the street from the bordello-turned-condo, 141 Lincoln Place is a ~~Greek Revival~~ Neo Grec brownstone that just hit the market with a price tag of $2,595,000. The recently renovated two-family house has the added bonus of sitting on an extra deep lot. (We wish they'd included a photo of the garden!) Anyway, the asking price is definitely less than it would have been six months or a year ago, but whether it's low enough to move remains to be seen. What do you think?
141 Lincoln Place [Corcoran] GMAP P*Shark

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Nice, very nice. That living room & dining room on the parlour level along with the great kitchen and deck are very well done. I like it almost as much as yeasterday's 1820s interior.

There is a yard pic BTW.

It need only two rooms to be repainted. can anyone guess which ones?

And, you can walk to Union Hall for the December party.

Posted by: daveinbedstuy at November 12, 2008 1:23 PM

If it's 141 Lincoln, it's on the same side of the street as "the Bordello"--not across the street

Posted by: bobbyd at November 12, 2008 1:24 PM

if the guitar collection is included, this place is a steal.

Posted by: z at November 12, 2008 1:26 PM

Great home.

Too bad it doesn't matter anyway as we've all been informed by a reliable source that real estate is over.

Posted by: TownhouseLady at November 12, 2008 1:28 PM

What a beautiful home.

I think whoever buys this is very lucky.

Lincoln Place is one of the most beautiful blocks in PS, in my opinion. It's close to the Brooklyn Conservatory of Music also, which is a beautiful building with a gorgeous garden.

Posted by: 11217 at November 12, 2008 1:28 PM

gorgeous, except that bathroom looks like it caught something from the bordello.

whats with the low seats / high counter in the kitchen unless you like lapping soup like a pussycat?

Posted by: goldie at November 12, 2008 1:29 PM

I'm just curious for those of you that own homes in the more "fringe" neighborhoods of the Brownstone Belt:

Are any of you watching falling prices in the more prime areas and considering making the move? I'd think this would be a complicated question as it would be tough to sell, but if I had spent 2 million on a house in outer Clinton Hill 2 years ago and now saw one here in prime Park Slope for 2.5, I'd seriously consider it, if I thought I could sell...

Is this the case for anyone?

Posted by: 11217 at November 12, 2008 1:31 PM

For this price, you get more bang for your buck with the 4th street limestone also listed by Corcoran.

Posted by: nyc87 at November 12, 2008 1:32 PM

Why are there now two ads for Jessica over there>>>>>

With two pictures of the before love handles?????

Posted by: daveinbedstuy at November 12, 2008 1:36 PM

Big difference between 4th Street and Lincoln Place, NYC87. Lincoln Place is 3 blocks from the Q train (which is 4 stops to Union Square) and a block and a half from the 2/3 train (15 mins to Wall Street).

As much as I love PS, I would NEVER live anywhere where the F train was my only option. I did it for a year and hated it. I feel MUCH more connected to Manhattan living in the North part of Park Slope. It makes all the difference in the world to know you can hop on a train and be at Union Square in 15 minutes.

Posted by: 11217 at November 12, 2008 1:36 PM

Corcoran has just started slashing prices on a number of brownstones. A prime limestone practically at the park was cut from 2.995 to 2.59. The HOTD from a few weeks back, on 8th Avenue, was cut from 2.595 to 2.29. Hundreds of thousands of dollars cut in a matter of days (too rushed now to get the links but I'd happily furnish them if you can't find). This trend will continue. These properties that were slashed were "prime" and this house is a bit less so if the owners care about public school (it's in District 13 and not the more desirable District 15). While the standard line is that folks buying these homes don't care about public school, that's changing with economic uncertainty. All to say, needs a price cut.

Posted by: Miss Muffett at November 12, 2008 1:38 PM

Hey Stoner, if you are going to write about this sort of thing you have to get your architectural styles right. This house is not even remotely Greek Revival, it is Neo-Grec. Big difference.

Just FYI.

Professor Sam

(you're welcome)

Posted by: sam at November 12, 2008 1:41 PM

Yes, Miss Muffett...I saw those too. When these fall below $2MM, I'd gladly take a few hundred thousand loss on my Bed Stuy place to snatch one up. No schools necessary and I will never take the F train either.

Posted by: daveinbedstuy at November 12, 2008 1:41 PM

Doh! Thanks, Sam.

Posted by: brownstoner at November 12, 2008 1:48 PM

wow, for once a corcoran brownstone in north PS that is accurately priced.

although dont the RE taxes on this place seem a tad high?

Posted by: bktycoon at November 12, 2008 1:53 PM

'Doh! Thanks, Sam.'

Yeah, Mr. B got caught up with the Greek Style. today

Posted by: bayridgegirl at November 12, 2008 1:58 PM

With regard to the lot size, what is a "standard: size lot vs. "deep" or "extra deep"? Are there general guidelines to this? I'm thinking my lot is extra deep but I have nothing to compare it to.

Posted by: TownhouseLady at November 12, 2008 1:59 PM

This is a beautiful property. Not everyone is hurting financially, if you are one of the lucky few, go for it.

Posted by: sam at November 12, 2008 2:00 PM

THL - standard lot size is 100' deep. Width is typically 18-22' wide. Anything longer or wider than that would be considered extra wide or extra deep. The house is typically 50-60' deep, leaving a yard that is 40-50'.

Posted by: Make My Heights the P Heights at November 12, 2008 2:05 PM

Looks a bit narrow--what is the width? (Prop Shark not working for some reason). Regarding distance to subway, many people in "center slope" walk to the 2/3 and enjoy the walk--and they're in a better school district. Guess it's all relative.

Posted by: nyc87 at November 12, 2008 2:06 PM

I love the ceiling in the kitchen.

And I spy red knobs on the range.

Posted by: bayridgegirl at November 12, 2008 2:06 PM

Most Brownstowns are 45-50 deep.

I hate this kitchen. What a mess of dark heavy wood--and what an absurd waste of space.

Posted by: shillstoner at November 12, 2008 2:07 PM

Love this street, love this neighborhood, and love this brownstone. It's way out of my price range but if I had the cash (and the economic certainty) I'd be all over this.

And 11217 is right about the commuting - I'd way rather live in North Slope than Prime Park Slope. Which ... is why I do. :)

Posted by: cwbuecheler at November 12, 2008 2:07 PM

I agree...nyc87...everything is relative, but in the dead of winter, I highly doubt too many people want to walk the 11 blocks from 4th Street up to the 2/3.

Center Slope is beautiful though so if subway access is not a concern, it's terrific.

I'm single so the school thing is a non-issue. It does appear that the area right around me is a little more single, and the farther south you go, the more families there are.

My 10 unit co-op only has one child. Two of us are gay, one married couple and the rest are 30 and 40 something singles.

Posted by: 11217 at November 12, 2008 2:10 PM

Thanks Make My Heights.

Posted by: TownhouseLady at November 12, 2008 2:10 PM

BRG...I see a red knob and I want to paint it black.

Posted by: daveinbedstuy at November 12, 2008 2:12 PM

Cwbuecheler:

Do you not consider North Slope, "Prime slope?"

I do. I think except for 2nd and 3rd streets, the named streets have the most beautiful architecture in Park Slope.

And isn't more of the North Slope in the historic district?

It certainly doesn't matter, but I've always considered the North Slope, the most prime part of Park Slope.

The whole neighborhood is gorgeous though, as far as I'm concerned. Just sayin...

Posted by: 11217 at November 12, 2008 2:13 PM

Other than the lime green kid's room, I'm actually loving all the colors, including the purple bathroom. And I want those guitars too. This will go for within $100,000 of the ask price. You heard it here first.

Posted by: Biff Champion at November 12, 2008 2:22 PM

11217 - Oh, I certainly consider it prime, but I don't generally see it listed as such. Generally when brokers list apartments in PPS, they're talking like 1st - 10th.

Then again, Brokers are mostly insane.

Posted by: cwbuecheler at November 12, 2008 2:26 PM

I like the purple too. It startled me at first, but then I thought that it probably looks a lot better in person than it does in a photo. Seeing as how I'm not a morning person, I can imagine that starting the day in that bathroom would be quite uplifting.

Posted by: 11217 at November 12, 2008 2:31 PM

south of Union streetis ps 321---not is not.
That's what makes center Slope more desirable

Posted by: bobbyd at November 12, 2008 2:32 PM

Maybe the purple is OK in real life. God know's I painted my second BR rose coral. And NO, its not pink.

Posted by: daveinbedstuy at November 12, 2008 2:33 PM

South of Union Street is P.S. 321 district--North of Union is not.
That's what makes center Slope more desirable than north Slope

Posted by: bobbyd at November 12, 2008 2:33 PM

cwb - you are correct about broker designations in PS, and i too have always found it odd that being closer to the F was somehow "prime"

11217 - i consider North PS prime as well, especially running from 6th ave to PPW. great area to dwell

Posted by: bktycoon at November 12, 2008 2:34 PM

"That's what makes center Slope more desirable"

It's not more desirable for those of us who have no children.

Only 24% of Park Slope residents have kids. So your generalities seem to only apply to the minority of the neighborhood.

I don't want to argue, but you can say it's more desirable for YOU, but it is not simply more desirable, period.

For me, train access is more desirable than a school which I only visit for a Flea Market.

Posted by: 11217 at November 12, 2008 2:37 PM

The awesome thing about never having children is never having to care what school district you're in.

Well, one of the many awesome things, anyway.

Posted by: cwbuecheler at November 12, 2008 2:38 PM

Have to agree with 11217 on this. The sight of all those yuppie moms wielding their damned McClaren Strollers makes me more than a little edgy.

Posted by: TownhouseLady at November 12, 2008 2:41 PM

I agree with you on that Cwbuechler!

While I'm not necessarily opposed to having a kid one day, it's definitely not on my radar right now and I thoroughly enjoy the child-less life!!

It's terrific!

Posted by: 11217 at November 12, 2008 2:45 PM

But isn't the prime candidate to buy a house like this a family? And thus, wouldn't they care about school, esp when private school is so expensive and the economy is shaky? I agree that it's a myth that PS is all families, but I would guess that the vast majority of single/childless residents are in the market for apartments whereas PS townhouses potential buyers are primarily families. Am I wrong?

Posted by: Miss Muffett at November 12, 2008 2:45 PM

To 11217:
Young families who are buying into the neighborhood who don't have kids prefer to be somewhere with a good school in case they have kids!!
Can't argue with that logic.

Posted by: bobbyd at November 12, 2008 2:46 PM

Back in the day 'named streets' used to be more desirable than 'numbered streets'. Too close to the South Slope. lol. Then again who thought 5th Avenue would be more desirable than 7th?

Posted by: denton at November 12, 2008 2:47 PM

Not sure, Ms. Muffet...

I live a block from here, and if I think about my immediate neighbors across from me and up and down the block on my side (who live in full brownstones not divided into co-ops or rentals) there is a couple with a newborn infant and the rest are all couples without kids.

There are very few kids on my block in fact.

In any event, the school district 15 is FAR from bad. I understand it is quite good, in fact. This will probably appeal to a family, but I don't think it necessarily goes to one.

Of the couple houses that sold on my block in the past year, they seemed to be to empty nest types...

Posted by: 11217 at November 12, 2008 2:50 PM

since i am without kids, can someone tell me whats wrong with the school over on Berkley and 6th ave? it surely cant be that bad...

Posted by: bktycoon at November 12, 2008 2:51 PM

Miss Muffet -

I'd love to own a townhouse even though there are no kids in my future, but I'd probably rent at least one floor of it, I have to admit. My fiancee and I just don't need 3 to 4 floors worth of space, even though we both work from home at least part of the time.

So basically yeh, I'd say the prime candidates to buy a house like this probably have kids or anticipating having kids. Then again, if you can drop 2.5mm on a house in this economy, private school may not be a concern. :)

Posted by: cwbuecheler at November 12, 2008 2:52 PM

Nothing is wrong with it, bktycoon. There are just a lot of PS. 321 snobs on here. I've heard that it's an excellent school.

In fact, that school is my voting location, and I happened to chat with a woman in line that day who said she sends her two kids there and loves it.

Posted by: 11217 at November 12, 2008 2:53 PM

It also seems as though that because this thread has gone to mostly talking about schools, that the house itself is rather great in that there's not much to talk about, other than it's really quite a beauty...

Posted by: 11217 at November 12, 2008 2:56 PM

um, there is a photo of the extra deep garden...

Posted by: promenade at November 12, 2008 3:02 PM

Yes, Promenade, that was mentioned in the very first comment here...

Posted by: 11217 at November 12, 2008 3:09 PM

How come the hot houses have the hot Jessica B. brokering them? That must be a high-school pic anyway.

Posted by: cmu at November 12, 2008 8:16 PM

OK, I don't want to turn this thread into one about schools, and I'm not saying that PS282 or District 13 (school/district this house is in) are bad - just that, after doing lots of research on the suject, it seems less desirable to many parents than District 15 (which starts south of Union Street). Overall, I think the main critique of 282 is that it is a more traditional, strict/rigid school, but don't take it from me - there's a lot of research out there on this, starting with Inside schools.org. Given that some buyers may not care about school, I think the bigger issue with this house really is price, since other grand houses of this type have recently been slashing prices, which would make me re-evaluate the "value" of this one, or others currently on the market at high prices.

Posted by: Miss Muffett at November 12, 2008 9:11 PM

As a Maclaran-pushing mom of two who lives in the North Slope, I'll answer the question about PS 282, on 6th Ave between Berkeley and Lincoln. My daughter is actually in the pre-K there. The school has a lot going for it, including decent test scores and classes that are not overcrowded (unlike PS 321). But it also has a reputation for placing too much emphasis on discipline and, well, test scores. It is also not racially diverse. The pre-K and gifted & talented classes skew the numbers, but in grades 1-5, the school is overwhelmingly African-American and, therefore, not reflective of the make-up of the surrounding neighborhood (which is overwhelmingly white).

Posted by: Lesloaf at November 12, 2008 9:25 PM

The house is 18.5 wide. It last traded for $1.35 million in June 2004.

North Slope has better transportation, Center Slope has the better school. People choose what's important to them, so yes, it is all relative, and it's a very personal decision. No need to constantly argue about which part of the freaking Slope is better or worse.

Posted by: bk14 at November 12, 2008 10:14 PM

No qualms here about the school digression. For some, schools rank right up there with mortgage payments and recessed lighting when making a real estate decision.

I'm a couple of years out of date, but we had a great experience with 282. All my kids are graduates. All came away with good educations and went on to top rated schools elsewhere. Some of their teachers were the finest one could hope for. (To be fair, not all were above average, but that's often the case.) In retrospect, what's most important is that for all the kids, the introduction to what turned out to become their most satisfying subject/ability/interest years later came from a particular teacher or program at 282.

Added bonus: we never had to explain to the kids why we lied about our address to get into 321.

Posted by: uglyjohnny at November 13, 2008 10:19 AM

So the neighbor of this HOTD is adding a glass extension, as profiled by Brownstoner?

http://www.brownstoner.com/brownstoner/archives/2008/10/a_sexy_behind_f.php

Posted by: bk14 at November 13, 2008 1:43 PM

Did anyone go to the open house? I would love to hear others' comments. Hope people come back to this thread.

I went and was disappointed. It's been a while since I've encountered such false advertising. "Loving restoration" means doors patched with gray putty to fill numerous gouges, and hung in an amateur manner with cheap hinges. Only 2-3 rooms had original inlaid floors, all others were new floors or subfloors (contrary to listing description). First two floors appeared to have original staircase (many spindles missing) but remaining staircase had been replaced and painted. The woodwork throughout much of the house looked as though it had been chewed by a dog. "Luxurious central AC" means three 4-inch diameter holes punched vertically into select walls. The main bathroom has to be completely re-done since the choice of tiles is very personal and customized, and unlikely to appeal to most buyers. The facade needs tons of work and there are missing spindles on the ironwork above the lintel. The banister has huge rusty holes. I was really disappointed, given the hyperbole in the listing. The only plus is the long lot.

Posted by: BKLYN_73 at November 16, 2008 10:17 PM

I checked out the Open House on Sunday, November 23 and was similarly disappointed. The house was fine but certainly not as advertised. And the realtor was not very helpful either- when I inquired about the height of the ceiling she was cluseless (even though it was listed on the brochure). Also I asked about the floor on the parlor level and got the same clueless look, even though I tripped on the pocket door track on the floor. I then realized that what I was looking at was the sub-floor. Some very poor, very obvious patch jobs on the woodwork and extremely poor condition on the exterior. The missing posts on the staircase were equally unforgivable. Could be a beautiful house, but if this is a "complete renovation" I would hate to see what a fixer-upper looks like.

Posted by: cls2000 at November 24, 2008 5:37 PM

I went and saw the house and thought it was incredibly beautiful. I don't know what the two posters above me are talking about. To each his own, though.

And I had a viewing of the house a couple years ago, I'm guessing when the house belonged to its former owners, and it was A MESS. If you all had seen what this house used to look like, you'd be more pleased.

Also, I think the "gray putty" and "chewed by a dog" comments were a little cruel.

Posted by: MaryMagdelicious at January 3, 2009 4:49 PM

I predict this place will sell for $2.325 million.

Posted by: lechacal at April 14, 2009 1:49 PM

Kreskin, you've done it again!

Posted by: SnarkSlope at April 14, 2009 9:01 PM

« Foreclosures of the Week: Two on Quincy The Edge Tops Out »

November 12, 2008

House of the Day: 141 Lincoln Place

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