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December 5, 2008

Open House Picks

houseBoerum Hill
398 Pacific Street
Halstead
Sunday 2-4
$2,175,000
GMAP P*Shark

houseFort Greene
204 Clermont Avenue
Douglas Elliman
Sunday 1:30-3:30
$1,650,000 (was $2,500,000 then $1,950,000)
GMAP P*Shark

houseCarroll Gardens
274 Hoyt Street
Brown Harris Stevens
Sunday 2:30-4
$1,495,000
GMAP P*Shark

houseBedford Stuyvesant
484 Monroe Street
Fillmore
Sunday 1-3
$579,000
GMAP P*Shark




Posted by Brownstoner at 1:03 PM | Comments (28)
Categories: Open Houses

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Comments

Hoyt St. home is very cute but very small.

Digging the Pacific Street house. I'd love to restore it into an owner's triplex...and you could put a "private squash court" on the adjacent lot. I wonder if you get a discount for buying both?

Pricing might be a bit optimistic but maybe not. It's an unusual package.

Posted by: Bolder at December 5, 2008 1:18 PM

The BS house is nice and a good price. You can rent out the duplex for around $2K, making the cost to live here really low. Obvious upgrading could be done, but that can be done over time. This is simple and livable.

Posted by: 11233 at December 5, 2008 1:21 PM

Pacific Street - "MAJESTIC three family"
Now that's a far stretch. Major Fixer Upper.
Price Seems very high.

Posted by: bayridgegirl at December 5, 2008 1:28 PM

Boruem Hill House needs a lot of work. You can even see stains on the ceilings. It's great that they are also offering the accompanying lot but the pricing on both are laughable.

Fort Greene House looks fantastic. The current pricing doesn't seem unreasonable either. Wondering why it hasn't sold yet. Is it just the pricing?

Not loving Hoyt Street. Just not feeling it. Don't know exactly why.

Well, at least the Bed Stuy house still has some nice floors. For what it is the price is decent and could be a good home for someone. Would love for someone to spruce this back up.

Posted by: TownhouseLady at December 5, 2008 1:31 PM

Big problem I see with the Hoyt St. house is that it's got a single full bathroom for all four bedrooms. Wouldn't be a huge issue for my wife and I, but for people with kids, that'd make it pretty rough to live in.

The Pacific house seems to need an awful lot of reconditioning for something over the 2mm mark.

BS house looks nice but the subway access is pretty awful.

Aaaaand ... no major complaints about the fort greene house except that the half-bath opens directly into the dining room, which is kind of amusing.

Posted by: cwbuecheler at December 5, 2008 1:33 PM

Hoyt Street is a 13-footer. Give lots of credit to the photographer.

Posted by: Suburbandude at December 5, 2008 1:39 PM

Ft. Greene is intriguing, but no phots of the side elevation/parking. It looks a little scriffy on the outside. Floor plan wise the enclosed side bay in the apartment is unfortunate (maybe it's not really built like the plan). And I gues the ground floor used to be another apartment since it says 4 family. Anyone know whether the place comes with tenants?

Posted by: Bessie at December 5, 2008 1:49 PM

I really wish they would put a train back in the middle Bedford Stuyvesant like it was before 1950s. That house could be something nice and the price is not crazy. What are the cross streets for Monroe? Monroe and Madison seems to get better after Tompkins going east.

Posted by: Amzi Hill at December 5, 2008 2:03 PM

Not ssure about that part of Bed Stuy....Gates (the next street) is pretty bad

11233...you really think they can get $2k for the duplex up there??

Posted by: daveinbedstuy at December 5, 2008 2:56 PM

You know your right Dave the public housing that lines Gates Ave and acts almost like a wall in Bedford Stuyvesant. But I have a friend on Green and Malcolm X and he is getting $2800 for his duplex. But it is super nice and renovated by professionals in Victorian construction.

Posted by: Amzi Hill at December 5, 2008 3:05 PM

That's the kind of house in Bed Stuy I always thought I would buy in the next few years. That is quite a hike from the subway.

Amzi: where did the train run previously?

Posted by: Polemicist at December 5, 2008 3:38 PM

Out of curiosity, what do people think the lot on Pacific Street by itself should be?

Posted by: Boerumresident at December 5, 2008 3:52 PM

Amzi Hill, who are the "professionals in Victorian construction" of which you speak?

That BS house is a little too updated and stripped for my taste. The fireplaces and built-ins they left look a little forlorn and out of place.

Posted by: mopar at December 5, 2008 4:27 PM

I think the lot alone in Pacific would probably be worth north of $1 mil. even in this economy, so $1.4 doesn't seem outrageous. It's a really good location.

Here's my thinking: A developer could do 4 floor through condos for at least 1 mil each, maybe more depending on what kind of finishes etc. The next year will be a good time to start building, because labor costs should be kept down (materials are another matter, but I can't comment on that).

If you're a developer, you've got to believe that by the end of 2011 (which is when you might reasonably expect to finish) things will be looking better for the economy.

Posted by: Bolder at December 5, 2008 4:35 PM

The Pacific Street house is bigger than its neighbors, in both width and height, and if you built the adjacent lot, its facade would have to look just like 398. It is, as someone said, a really unique opportunity.

If I had infinite budget, I would definitely buy both. I'd try to chop that price by 15%. Maybe I'd combine the houses into at least one gigantic duplex. There's 22', and then there's 44'.

Posted by: Brooklyn Chicken at December 5, 2008 4:40 PM

Dave: I know of duplexes that were getting $2K over 5 years ago in BS and the layout and condition were not as nice.

The house certainly needs improvement, but you can bring this lovely lady back over time. The fireplace mantle is still there in one floor and the hearth is there on another floor. You need summer grills, one new mantle and the patience to strip the paint. And even the fireplaces can be made woodburning again. I certainly know that.

The location is a bit of a treck to the subways, but the busses are everywhere around there, they run frequently and there is a free transfer from bus to subway.

Posted by: 11233 at December 5, 2008 5:10 PM

Amzi: Cross streets on Monroe are Sumner and Lewis.

Posted by: 11233 at December 5, 2008 5:25 PM

1.475 million for the ADJACENT LOT? Are they out of their minds? This looks like a seriously-close-to-gut renovation on the house alone, which with a straight face they are asking nearly 2.2 million. But the LOT? That is beyond a head scratcher.

We looked at the house on Clermont almost a year ago, and found it absolutely charming. A lot of work needed, and quite narrow, but charming. And the price now seems about right - though in today's market, who the hell knows. It has no yard, but a nice parlor floor level deck and an honest-to-God garage. Heaven.

Posted by: Nokilissa at December 5, 2008 7:02 PM


Bring out the gimp!

The Bed Sty house is the best deal and it's overpriced too.

Save your money, folks. In six months Brooklyn will be ON SALE!

Posted by: IronBalls at December 5, 2008 8:57 PM

Lexington and Myrtle both had train lines the ran down them. It was the old IND train
Thanks 11233

Posted by: Amzi Hill at December 5, 2008 9:26 PM

"You know your right Dave the public housing that lines Gates Ave and acts almost like a wall in Bedford Stuyvesant. But I have a friend on Green and Malcolm X and he is getting $2800 for his duplex. But it is super nice and renovated by professionals in Victorian construction."

2800 for a Duplex in Bed Stuy?????? Ok that's it!! Stop smoking crack!!!!!

The What (2800??? ROTMMFLMMFAO!!!!!)

Someday the lies is gonna end..

Posted by: Return of The What at December 6, 2008 12:16 AM

Boerum Hill: BID = $1,087,500

Fort Greene: BID = $825,000

Carroll Gardens: BID = $747,500

Bedford Stuyvesant: BID = $289,500

***Bid half off twice the peak comps you can afford***

Posted by: Brownstones Half Off at December 7, 2008 12:41 AM

"Save your money, folks. In six months Brooklyn will be ON SALE!"

Why wait. Lowball now. There are desperate sellers looking at the front door (Main Source).

***Bid half off twice the peak comps you can afford***

Posted by: Brownstones Half Off at December 7, 2008 12:51 AM

***Bid half off twice the peak comps you can afford***

So take the peak comp and double the amount. Then take half of that. In other words, bid the same as the peak comp around there.... Another upward spiral in prices...

Prices are too high but you're an idiot Brownstone Half Off.

Posted by: Ozymandius at December 7, 2008 4:10 PM

"So take the peak comp and double the amount."

No, you're an idiot, Oxymoron. TAKE WHAT YOU CAN AFFORD, double it, shop for homes in areas with peak comps no higher than that doubled amount and bid half off (which brings you back to what you can afford or less). In other words, don't be scared off by asking prices. Lowball to where you think they will drop. But wipe off your face and put your helmet back on first.

***Lowball twice what you can afford by fifty percent***

Posted by: Brownstones Half Off at December 7, 2008 11:26 PM

brownstone half wit -

Love the jibe with oxymoron. You should keep that in your backpocket for the next time I insult you. It was good.

Say what you mean and we'll all understand your reasonable point.

Posted by: Ozymandius at December 8, 2008 12:19 PM

There are many things you can say about Brownstonehalf/DOW/25to50...obnoxious, quite possibly...antisocial, possibly...overblown ego, most definitely...but half wit is not one of them. He is unpleasant but he is smart.

Posted by: wasder at December 8, 2008 12:34 PM

The house in BS sold in the 400K a couple months back. We were going to see it back then but when we rode by the area we opted out. It is right across from the park which is nice but there is a corner bodega which is only steps from the house and everytime we past the area, there are people hanging out. Whomever bought it basically fixed it up a little and is now trying to flip it. Does look nice but one of the things we didn't want was a corner store too close to our property, we already have that and prefer not to have it again.

Posted by: BrookLynn816 at December 10, 2008 5:24 PM

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