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December 29, 2008

House of the Day: 433 Waverly Avenue

First thought: This three-story carriage house at 433 Waverly Avenue in Clinton Hill is absolutely gorgeous. Second thought: Houses in Clinton Hill are not selling for close to $1,000 a foot last time we checked. As longtime readers know, we're not generally in favor of exposed brick in townhouses, but in this case, juxtaposed with the beautiful exposed beams, totally works. The current owners, who picked this place up for $1,203,100 before renovating it, also dropped some serious coin on the fixtures. But $2,225,000? Just don't see how it happens in this market.
433 Waverly Avenue [Corcoran] GMAP P*Shark

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The boarded-up house two doors to the right should help seal the deal.

Posted by: Suburbandude at December 29, 2008 1:19 PM

serious question... that house on the right. how wide is that? i always see row houses all over and im like that seriously is the width of a small bedroom. but i guess they are long in the back or something? that one looks like it's 10 feet wide (i am not pro huge house btw) i prefer smaller confines myself, but it is kinda weird how some houses are so tiny in width.

i lived in a carriage house in chelsea a few years ago. what exactly is a carriage house? it just seemed like a building behind another building.

*rob*

Posted by: PitbullNYC at December 29, 2008 1:21 PM

Oh, it's just an asking price...

They'll take what they can get.

***Bid half off peak comps***

Posted by: Brownstones Half Off at December 29, 2008 1:24 PM

The Mercedes parked in front obviously belongs to Kathleen. I don't think that anyone should buy a Mercedes if they can't afford an S Class.

Posted by: daveinbedstuy at December 29, 2008 1:29 PM

Sweet Place. The location is a serious issue with a school and a board up on each side. I would pay 1.75, paying a premium for the garage.

Posted by: commonsense at December 29, 2008 1:42 PM

I really like this place. They did a great renovation, and I love the exposed beams and rafters, as well as the whole natural materials aesthetic. It works, probably because of the blank slate of a "working" building. A standard brownstone renovated this way would probably not work nearly as well.

Since very few people are getting asking price these days, I'm sure this one will go down somewhat. I give present owners big points for originality. Some serious dollars spent in bathroom and kitchen fixtures, too.

Posted by: Montrose Morris at December 29, 2008 1:43 PM

someone go tell kathleen to hurry up and move that POS because the retrival fee down at the navy yard is worth more than her ride!!

Posted by: bowl of dicks at December 29, 2008 1:44 PM

got to give kathleen credit for keeping her bridges in tact...she used to work for Waterworks (per her bio) and now touts Waterworks 3 times in the description!

is that what makes this place "magical" and of "unparalleled luxury"?

Posted by: goldie at December 29, 2008 1:47 PM

Anybody know what shape this place was in when they paid $1.2MM???? If all they did was bathrooms and kitchens then they didn't put more than $150-200k into it even with those fixtures.

Posted by: daveinbedstuy at December 29, 2008 1:48 PM

That mercedes is about 12 years old. Not worth much. Now if a Maserati Quattroporte was sitting there that would be impressive. Or Passat CC, or even an infiniti G37. But really that mercedes is pretty crap.

Posted by: billyboomer at December 29, 2008 1:57 PM

She must not have been a good salesperson at Waterworks if that's all she can afford!!! LOL

Posted by: daveinbedstuy at December 29, 2008 1:59 PM

Rob: A carriage house is exactly that -- a house for a carriage, otherwise what we now know as a garage!

Posted by: BH76 at December 29, 2008 2:04 PM

Is anyone else counting the "wine storage" elements?

Posted by: cobblehiller at December 29, 2008 2:06 PM

Awesome renovation and that garage space is priceless...even for a beat up 190 Benz.
We really like this one and the location is not bad..well once that boarded up place gets fixed.
DIBS we are willing to bet this renovation involved a complete redo of all the mechanicals but we agree this will need a few cuts maybe in the 20% range.

Posted by: pierre de taille at December 29, 2008 2:07 PM

Think horse & carriage Rob.

Posted by: cobblehiller at December 29, 2008 2:07 PM

No cobblehiller. Anything above $2MM it is assumed that there are wine storage elements. Jeesh, don't you know nuthin??? :)

Posted by: daveinbedstuy at December 29, 2008 2:08 PM

Kathleen Perkins is both the owner and the broker.

Why doesn't she park that car in the garage instead of on the street taking up other spots??????????

No wonder this was such a well worded, grammatically correct detailed description. I bet if we check her other listings there are no other "magical" or "unparalleled luxury" listings.

Posted by: daveinbedstuy at December 29, 2008 2:14 PM

Per Pshark, the house appears to be owned by the broker Kathleen. It's really nice reno, and definitely cost more than $200k, but that price is a big stretch.

Posted by: tinarina at December 29, 2008 2:15 PM

ps11 next door is at least an elementary school, so you wont have highschoolers jacking up your yard/car/etc.

google streetview shots show this place and the one to the right while they were under renovation...and the 2nd one to the right was still boarded up. wonder how long its been boarded. could be a long while longer (like those places on prime park slope blocks)

Posted by: goldie at December 29, 2008 2:18 PM

The boarded up property is #437 and has a lis pendens filed. The one in between, #435 was recently renovated as can be seen from the Streetview

Posted by: daveinbedstuy at December 29, 2008 2:19 PM

Very slow here today...No, What, no one calling up for redemptions!!!!

Posted by: daveinbedstuy at December 29, 2008 2:23 PM

Apartment is pretty, but the configuration wouldn't really work for a family (only 2 bedrooms, one of which is directly off the main living/dining/kitchen area) -- which means that you have to find a wealthy childless couple (perhaps retired) who wish to live in the area. These exist, but I suspect many of them would prefer to design their own place than to buy something (and pay the premium) designed by someone else.

Posted by: aishling at December 29, 2008 2:36 PM

Outrageous.
A smallish log cabin in a so-so location for 2.2 million? No wonder the bubble burst. What are people thinking?

Posted by: sam at December 29, 2008 2:38 PM

Sweet pad. Not sure what part of it is "Balinese-inspired," but if you're high enough to think you're in Bali, you're almost high enough to think this price is achievable.

Posted by: SnarkSlope at December 29, 2008 2:38 PM

Bloody Mary:
Most people live on a lonely island,
Lost in the middle of a foggy sea.
Most people long for another island,
One where they know they will like to be.

Bali Ha'i may call you,
Any night, any day,
In your heart, you'll hear it call you:
"Come away...Come away."

Bali Ha'i will whisper
In the wind of the sea:
"Here am I, your special island!
Come to me, come to me!"

Your own special hopes,
Your own special dreams,
Bloom on the hillside
And shine in the streams.
If you try, you'll find me
Where the sky meets the sea.
"Here am I your special island
Come to me, Come to me."

Bali Ha'i,
Bali Ha'i,
Bali Ha'i!

Someday you'll see me floatin' in the sunshine,
My head stickin' out from a loaf nighin' cloud,
You'll hear me call you,
Singin' through the sunshine,
Sweet and clear as can be:
"Come to me, here am I, come to me."
If you try, you'll find me
Where the sky meets the sea.
"Here am I your special island
Come to me, Come to me."

Bali Ha'i,
Bali Ha'i,
Bali Ha'i!

Posted by: daveinbedstuy at December 29, 2008 2:41 PM

Dave,
younger than springtime ain't you.

Posted by: sam at December 29, 2008 2:49 PM

50 is the new 30 sam

Posted by: daveinbedstuy at December 29, 2008 2:51 PM

younger than springtime
gayer than laughter.....

-you brought up the south pacific thing.

To me this place looks like a rustic barn, ain't nothing Balinese 'bout it.

Posted by: sam at December 29, 2008 3:07 PM

I'm gonna wash that man right outta my hair. And send him on his way.

Maybe kathleen played Bloody Mary in her high school musical.

Posted by: daveinbedstuy at December 29, 2008 3:10 PM

this is an awesome looking place on the inside, however the location just isnt good enough to command over 2 mill. In the end, location matters most ESPECIALLY to someone who has this kind of loot. 1.8 sounds more reasonable in these times, will be interesting to see what this goes for down the road.

Posted by: bktycoon at December 29, 2008 3:16 PM

$1,203,099.95

Posted by: SnarkSlope at December 29, 2008 3:21 PM

I love the style of this! Perfect for a carriage house. Given the layout, size, and location I'll bet no more than 1.5M. Just because the agent/owner overpaid for it does not mean it is worth more than that.

Posted by: shillstoner at December 29, 2008 3:23 PM

Cruel, Snark.

Posted by: daveinbedstuy at December 29, 2008 3:23 PM

why do people like to look at machine-milled joists?
I guess one can save a lot on insulation -this place has none- and then palm it off as "Balinese" or "rustic". But most of the heat will go up through those exposed joists and boards.

Posted by: sam at December 29, 2008 3:25 PM

"Cruel, Snark."

I didn't get my cha cha heels for Xmas, so I'm in just that sorta mood.

Posted by: SnarkSlope at December 29, 2008 3:30 PM

I didn't notice that sam. If that top floor has nothing between those joists and exposed planks and the roof then there will be an incredible heat loss.

Only a Cockeyed Optimist would pay this price for this house.

Posted by: daveinbedstuy at December 29, 2008 3:31 PM

I'm sure the roof is insulated. When you do this you need to put on a new roof, with insulation between the old one and the new one. I did it in the country. And you are not supposed to have insulation in the interior floors--it's bad for ventiallation. Brownstones don't, unless someone added it.

Posted by: shillstoner at December 29, 2008 3:33 PM

Snark....there are two scenes that I remeber from that movie: 1. the cha cha heels scene and 2. the skid mark scene.

Posted by: daveinbedstuy at December 29, 2008 3:33 PM

"Why do people like to look at machine-milled joists?"

Hilarious.

Posted by: mopar at December 29, 2008 3:40 PM

Scene 2 is an example of when you really wish you could un-see something.

Posted by: SnarkSlope at December 29, 2008 3:41 PM

flat insulation on top of the roof sheathing will not help you. In the summer you will bake and in the winter you will help heat the boro.

Posted by: sam at December 29, 2008 3:45 PM

No, that's not what I was saying. You remove the shingles from the roof. You build a new roof structure about 2 feet above the old roof. You lay insulation on the old roof and then you lay shingles on the new one. It will be much better than insulation between the beams, becuase there should be at least a foot between insulation and the roof.

Posted by: shillstoner at December 29, 2008 3:50 PM

shillstoner, that sounds expensive, and a hassle at the lansmarks commission.

Posted by: sam at December 29, 2008 3:52 PM

Eartha Kitt, RIP:

- http://www.youtube.com/watch?v=7vGAa4Fdww8

Divine, RIP:

- http://www.youtube.com/watch?v=FHHeGcD6o_E

Posted by: SnarkSlope at December 29, 2008 3:52 PM

shillstoner...the facade of this house does not look like it has added space of about 2' for additional insulation. I'm skeptical.

Posted by: daveinbedstuy at December 29, 2008 3:54 PM

I wonder if Kathleen wears cha cha heels?

Posted by: daveinbedstuy at December 29, 2008 3:59 PM

Yes, Sam, it is expensive. I've only done in the country, but I imagine Landmarks wouldn't care for it much. As far as I know, it is the only way to expose beams under the roof (without pissing away heat, that is).

Posted by: shillstoner at December 29, 2008 4:03 PM

We looked at this house when it was originally on the market for 1.2 mil, and it was a mess. Structural probs, warped & sagging floors, etc. We thought it would require too much money and labor to rehab, so we walked away (rather sadly). I don't even recognize it from these photos - they did a great job on the reno.

Posted by: mothra at December 29, 2008 4:10 PM

so mothra....the buyer paid the asking price for it???

Posted by: daveinbedstuy at December 29, 2008 4:15 PM

I'm sorry, but this is joke pricing. Sits, sits, sits, pulled from market, end of story.

Posted by: Whuh at December 29, 2008 4:21 PM

Just because I'm in that kind of mood: "warped and sagging floors" does not neccesarily mean "structural problems." Many old houses settled over a hundred years ago and the floors have been sagging and slanting ever since. You can easily see and feel the inclines as you walk around in my country house--but it is very structurally sound. When we renovated someone suggested that we raise the floors to make them even, but I love the crazy look of it.

Posted by: shillstoner at December 29, 2008 4:37 PM

This is one expensive tiny little house. 2m to live in a 2 bedroom.
Someone drank too much egg nog when they priced this one.

Posted by: bayridgegirl at December 29, 2008 5:05 PM

I think this might go for closer to ask than everyone thinks. Even in a rock-bottom market this is a gem. I'd even keep the first-floor studio for myself as a guest suite/office. For my taste -- and maybe mine alone -- this is how I'd like to live. Someone will get a great pad regardless of what they pay.

But we shall see...I agree that if you went out there on a gloomy January day, it wouldn't seem worth the money. I'd wait until spring to list this, at least there would be leaves on the trees...

Posted by: Bolder at December 29, 2008 6:19 PM

I would be very surprised if this sold for anything near asking. Although I appreciate that the weird interiors may appeal to guys with dough, I just can't see a lady falling in love with this. I mean a lady who is in the position of choosing a 2.2 million dollar estate for her family. This is a barn. The best thing about it is the garage, if this were Brooklyn Heights that alone would justify the price but this is not Brooklyn Heights. It is next to an elementary school near Fort Greene Park. Nice for young kids looking to be coolish, but for 2.2 million you need a little gravitas.

Posted by: Inigo at December 29, 2008 6:57 PM

This is yet another example of a delusional broker/owner. You'd think since they needn't pay the broker's fee they'd be more reasonable about pricing, to say nothing of being more informed about the harsh realities of the market than most owners/sellers. The only difference between this broker and the guy with the place on Albermare (which he paid half of asking for merely 4 years ago) is that she did some work here. Still, the price is crazy.

Posted by: househunt at December 29, 2008 7:41 PM

Is this place an actual carriage house, or did somebody just cut a garage door into the front of a house?

Posted by: SnarkSlope at December 29, 2008 8:12 PM

I was thinking the same thing Snark. If I recall from propertyshark its about 2,500 sq ft, the size of a regular house and not a carriage house....another embellishment on Kathleen's part no doubt.

Posted by: daveinbedstuy at December 29, 2008 9:01 PM

I usually think of a carriage house as a two story structure, like these:

- http://tinyurl.com/96otws
- http://tinyurl.com/7rlr4a
- http://tinyurl.com/9zbsq4
- http://www.brownstoner.com/brownstoner/archives/2007/11/house_of_the_da_408.php
- http://www.brownstoner.com/brownstoner/archives/2008/01/house_of_the_da_428.php

Can any of you more knowledgeable-about-architecture folks out there weigh in on this?

Posted by: SnarkSlope at December 29, 2008 10:07 PM

I've viewed this house and can say that it's lovely. Well thought out and finished beautifully, I'm not so sure about the area and can't comment on the price, but the house is the nicest place I've looked at in brooklyn.

Posted by: spamboy at December 30, 2008 5:24 AM

this does not look like a typical nineteenth century carriage house. Actually, what it looks like is a house that once had a shop on the ground floor. The space that had been the shop has been turned into a garage. I bet that is the story behind its architecturally odd configuration.

Posted by: sam at December 30, 2008 11:17 AM

« Condo of the Day: 30 Main Street Streetlevel: Produce Market for Myrtle »

December 29, 2008

House of the Day: 433 Waverly Avenue

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