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January 8, 2009

House of the Day: 295 Pacific Street

There was a time when a house in a prime Boerum Hill location listed under $2 million would have been a blue-light special. These days, we suspect some of the nicest wide Greek Revival houses in the area could still fetch that price. Unfortunately, 295 Pacific Street, while certainly an attractive house, doesn't quite make it over that hurdle. Its biggest drawback is its 14-foot width, which means the four-story house only weighs in at 2,744 square feet. Otherwise, it has a very nice lived-in vibe and plenty of old-school charm. It's just not a "wow" house. The house just came on the market ten days ago with a price tag of $1,899,000. It'll be interesting to see how close to that it can fetch.
295 Pacific Street [Douglas Elliman] GMAP P*Shark

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Need more pics. Hate the green painted crown molding and, as for the kitchen, can you say clutter?

Posted by: Biff Champion at January 8, 2009 1:20 PM

This will sit on the market until reduced to 1.3

Posted by: Gowanus_Bklyn at January 8, 2009 1:21 PM

Brownstoner are you implying that the price of Brownstones are coming down? I thought the consensus here was that only those horrible, ugly, neighborhood-ruining condos were going to get price chopped?

Either way this house would NEVER have gotten 2M - its 14' wide! (have you ever been in a 14' wide house - its a major thing) and its across form a school playground I believe.

Posted by: fsrg at January 8, 2009 1:21 PM

14' wide?? Ouch! Made for smurfs.

Posted by: bk14 at January 8, 2009 1:26 PM

In Philly this would be called a trinity rowhouse (well, true trinities are only 2 stories, but this is close) and even in Center City would only be 250k. Anyway, this is in Brooklyn, but 14' wide is mighty claustrophobic for a house at this price.

Bitchen' kitchen, though, especially the undercounter fridges...$1.3 sounds about right, maybe $1.5 if someone loves the wide-plank floors.

Posted by: Bolder at January 8, 2009 1:28 PM

Asking price $1.899MM

14' Width - .600

Paint colors - .050

Great Dog + .050

Sale Price $1.299 MM

Posted by: daveinbedstuy at January 8, 2009 1:33 PM

Bolder....Trinities in CC are up to $375-450 now.

Posted by: daveinbedstuy at January 8, 2009 1:34 PM

They must need more room for that donkey...oops...doggie!

Posted by: TownhouseLady at January 8, 2009 1:35 PM

I meant to be funny but in reading it it comes off mean. Honestly that's a very cute pooch!

Posted by: TownhouseLady at January 8, 2009 1:36 PM

Even more problematic than the width is the fact that they've turned it into a 2-family. A house this size only really works as a 1-family. There's just 1.5 baths for the owner's triplex! Now, that's a first-world kind of problem, but who pays $1.9 million for 1.5 baths. And worse than the kitchen clutter shot is the backyard dump shot. Definitely shouldn't have included that one.

Posted by: NorthHeights at January 8, 2009 1:39 PM

THL is a cat lover and a dog hater. Shame.

Posted by: daveinbedstuy at January 8, 2009 1:39 PM

I love seeing pets in RE listing photos. And in eBay listing photos.

Posted by: traditionalmod at January 8, 2009 1:39 PM

a 14-foot wide house that is further reduced by making it a two-family? That to me is living poor. It is a teeny house to begin with and when you take away the garden level you're left with a welfare apartment.
It is just crazy. Even for a single person, this house does not work properly unless it functions as a single house. Why are we forced to be such peasants in NY?

Posted by: sam at January 8, 2009 1:40 PM

Please, Please do not do open shelves in a kitchen, unless, you're only going to put one vase on them!

Posted by: bayridgegirl at January 8, 2009 1:41 PM

i got a little claustrophobic looking at that bottom bathroom pic. on the plus side you wouldnt be allowed to gain weight.

i feel confined in a 17' wide (or is it 18' im in?), i cant even imagine a 14. does that mean interior wall-to-wall space, or do you deduct a 2 feet (1 for each of the side brick walls)?

Posted by: goldie at January 8, 2009 1:43 PM

I know of a 14 footer on Union Street that sold for $2.25M this past fall. It of course was fully gut renovated and had a lot of 'wow' factor. Shows size doesn't always matter.

Posted by: NewYawker at January 8, 2009 1:44 PM

Is this insanity? ONE bath in a triplex? How much light can the kitchens get with those weird "mud/sunrooms"? Living room in rental has no windows? This is a dark hole of a house. 2nd bed in rental about 6x10'?

I'd want 'em to pay me to live here.

Posted by: cmu at January 8, 2009 1:46 PM

the broker: "As an experienced attorney, Nicole brings exceptional analytical abilities, expert negotiation skills, professionalism and enthusiasm to every transaction."

you dare question her ability to analyze the state of the market and true worth of this house?!

Posted by: goldie at January 8, 2009 1:48 PM

Geez, a 14-footer with center stairs still gives you nicely proportioned rooms--often better than wider houses with side stairs.

I'm more bothered by the lack of a bathroom on the third floor...

Posted by: tinarina at January 8, 2009 1:49 PM

Agreed BRG. A friend of mine has those and whenever she pulls a wine glass off the shelf I always want to say (but don't) can you rinse that out first? The whole time I'm just thinking how much better the wine would be without the added dust and god-knows-what that has settled in it.

Dave- the context behind my *quip* was that my aunt rescued a dog that was so ginormous that my Granddad upon seeing her new puppy exclaimed "that's not a doggy it's a donkey!" So everyone affectionately calls him donkey. Honestly, I like dogs.

Posted by: TownhouseLady at January 8, 2009 1:51 PM

Ew, bayridgegirl, some of us object just as strongly to looming, light-stealing cabinets. Give me a nice shelf with some neat jars on it any day.

Posted by: mshook at January 8, 2009 1:51 PM

back in the 60's, people would emmigrate from Sicily, or Ampulia to Brooklyn. They would work hard at menial jobs for a year or so and then buy a little house like this and maybe rent out the basement to their niece who just came over the week before. It was basic, survival living. Compared to the old country, it was a little better. You did it for the kids really.
Now this modest little immigrant's special is listed at almost 2 million dollars! ?
I think we have gone insane. That's all.

Posted by: sam at January 8, 2009 1:53 PM

Rule of thumb: No skirts should be shorter than they are wide.

Same goes for that dining room. If you put a 4' Dr table in there with additional leaves to seat 6, you only have about 1' behind the people seated.

No Bathroom on the 3rd floor????!!!! That would have been an easy add-in above the one on the 2nd floor. No architect or no money????

Posted by: daveinbedstuy at January 8, 2009 1:56 PM

I like the use of color to highlight the stair risers and moulding, as well as what looks like a hunter green floor underneath the rug and the dog in the living room. Not as thrilled with the ceiling, but I give them big points for trying something different. I like the kitchen layout, but would have edited the shelves, at least for the pix and showings. The placement of the stairs does have a big impact on size of rooms and feelings of enclosure.

Pricing continues to be a big mystery. I guess you just toss it out there, and see what happens.

Posted by: Montrose Morris at January 8, 2009 1:57 PM

I was joking THL. Panties=knot??? :)

Posted by: daveinbedstuy at January 8, 2009 1:58 PM

Gowanus_Bklyn : How long have you been renting?

Posted by: sebb at January 8, 2009 1:59 PM

"Honestly, I like dogs."
CHS = Canine Hypersensitivity Syndrome

Posted by: Biff Champion at January 8, 2009 1:59 PM

Hey, Sebb and Team Bull have a double header today!

Posted by: Biff Champion at January 8, 2009 2:01 PM

LOL- CHS!

I'm loving the staircase and the house doesn't read that narrow. Maybe in person it's a different story( or maybe it's ould be b/c I have a 17' wide house). I'm also not bothered by the lack of bathroom. There's one both below and above it so I'd rather have the space than another loo.

Posted by: TownhouseLady at January 8, 2009 2:10 PM

I don't mind the house's width that much, but the interior decoration on this one is mostly killing it for me. There's way too much "stuff" on the walls, shelves, etc. The kitchen's a good example, as are all of the mantlepieces, the small bathroom, and the office. It's hard to get a read of the space because there's so much stuff in the way.

Some of the reno itself looks pretty nice, altho I don't like the kitchen or the blue bathroom at all. I don't mind the wacky colors tho.

Posted by: cwbuecheler at January 8, 2009 2:28 PM

It doesn't seem that cramped to me -- the flooplan shows interior measurement of 14 feet. Compared with so many condos with 9 foot wide "bedrooms" this seems spacious. and the horse --err -- dog looks comfy.

Agree on the open shelves -- love the look -- hate the thougth of what is on the glasses (and the thought of cleaning everything on the shelves continously).

To put it all in perspective, back in the early 90's we knew people who sold their house on this block because of all the hookers and dealers at all hours (yes, right across from the school).

Posted by: BH76 at January 8, 2009 2:30 PM

is that half bath right off the dining room?

YUMMY!

Posted by: bowl of dicks at January 8, 2009 2:31 PM

Wow, its ugly in here.

Its narrow but its a cute house with some pretty details. Not clue if the price is right but its certainly not a bad house to look at even if could use a little decluttering and paint.

Posted by: Mrs. Limestone at January 8, 2009 2:33 PM

oh lord, that's my biggest peeve ever, the powder room located directly off the DR. Don't tell Rob about it, we'll have to hear all about the poo spray again.

I do like narrow houses though. It's a different vibe that's all. Cozy, not cavernous and imposing. You really must use smaller scale furniture in them. Which I prefer anyway.

Posted by: traditionalmod at January 8, 2009 2:36 PM

Sebb, I dont rent.

Posted by: Gowanus_Bklyn at January 8, 2009 2:40 PM

Sebb< How long have you been renting?

Posted by: Gowanus_Bklyn at January 8, 2009 2:43 PM

Sam,

An 1800 sq. ft. welfare apartment? Only if it's intended to house a dozen people :-)

Posted by: Bob Marvin at January 8, 2009 2:43 PM

I live in a 15-foot, 2-story center stairway house and believe me it still beats a 1200 sf apartment. Though mine cost about a third of what this one does (in a different hood of course).

This house is unattractive not because of its size but the heinous interior decorating, particularly the choice of colors (and I have a green dining room, I'm not color-adverse). The kitchen looks like it belongs in a restaurant, which MIGHT work in an old-school loft but why subject a townhouse to this treatment? Also what is up with the carpet on the stairs?

Many of these things are easily fixed (well, except the kitchen and bathroom, which will cost; also, not sure how to fix the green floor -- could it be stripped?). But I think in this market a potential buyer should feel safe deducting the time and effort to do so from the offering price.

Posted by: supersleuth at January 8, 2009 2:54 PM

"Hey, Sebb and Team Bull have a double header today!"

Yes, Biff, but it seems that the captain of Team Bear - Muffie - sat out the second game. I think she got tired of playing defense in the first game.

Posted by: benson at January 8, 2009 3:25 PM

This is low-end townhouse (brick not brownstone). Would say $500/sqft is a fair price in this market for low-end stuff. 2744*500=$1.372mil. So here you go, about $1.3.

Posted by: brownie77 at January 8, 2009 3:49 PM

Also for fun, look back at the 147St James - House of the Day blog. Everyone of you who commented back then was so wrong! The house did sell for $1,930,000 in Clinton Hill !!!

As I've always said, townhouses/brownstones vs. condos, 2 very very very different type of buyers. Can't compare.

Posted by: brownie77 at January 8, 2009 3:58 PM

brownie77...are you exhibiting symptoms of Brownstone Superiority Complex? You are insinuating that a brick is worth less than a brownstone. Brick buildings are going to be older but that doesn't make them worth less, all other things being equal. A magnificently restored brick Federal is quite likely to be worth more than a comparable early 20th century brownstone.

And I own a brownstone so no axe to grind here.

Posted by: daveinbedstuy at January 8, 2009 4:00 PM

If I read that floorplan correctly, you have to walk through the tenant's bedroom to get to the basement (which appears to be the only place you could fit a washer/dryer.)

Posted by: Frederick Law Homestead at January 8, 2009 4:25 PM

It depends on the hood. In Bkyln Heghts, Cobble Hill, and other early areas brick houses are older and generally nicer and more expensive than the later brownstones. In other areas that were developed later, like Park Slope, the brick houses tend to be--not always of course--early 1900's and not as nice as the brownstones.

Posted by: shillstoner at January 8, 2009 4:25 PM

Dave - just wanted to be accurate - that's all really - not discrimating at all. I do own a brownstone (and not a brick house) and I actually find there's a lot to learn about brownstones - I mean the mix used to achieve different colors - cheap pink or deep dark beautiful brown. I think brownstones have more character but that's only my opinion. Bricks are boring.

Posted by: brownie77 at January 8, 2009 4:30 PM

I myself prefer houses earlier than the 1870s but my brownstone is 1905.

Posted by: daveinbedstuy at January 8, 2009 4:36 PM

Brownie,

AFAIK there's no "mix" involved in achieving different brownstone colors. It depends on where the stone was quarried. I also prefer deep brown-colored brownstone, but think lighter colors came to be used as fashions changed and limestone started to replace brownstone in popularity.

My neighborhood, built up between the late '90s and teens has more limestones than brownstones and a lot of the brownstone is relatively light-colored, but that's the impact of the "White City" movement following the 1893 Chicago Exposition, which featured buildings faced with white marble. Overnight uniform brownstone monumental blockfronts seemed old fashioned and less desirable than light and multi-colored stone,or mixes of brick and stone.

Posted by: Bob Marvin at January 8, 2009 5:40 PM

350-450K for a Trinity? When I lived in Philly in the 90s they couldn't give them away (well, they were more like 125k). We rented in one for a while. The staircase was so narrow we could barely get a full size mattress up there.

I also hear that Fishtown is pretty hot now.

Posted by: Bolder at January 8, 2009 7:02 PM

i actually quite like brick and prefer it a million times over to brownstone, and think this house is cute.. BUT when looking for a townhouse back in '96, this was the kinda place that i would've said no way to when it was like $550. boerum hill has the reality of being boxed in by projects and is just ok if it's cheap and sucky as hell at this price.

Posted by: wine lover at January 8, 2009 8:12 PM

I actually think that this is a cute house but I hate the fact that it has been broken up into two units and that it is listed for almost two million dollars.
It would take at least $150,000 to add a bath and get rid of the extra kitchen etc. The place is over listed by at least, at least, $600,000. That's obscene.

Posted by: sam at January 8, 2009 8:41 PM

1.89 mil for THAT!? Hahaha. I think even the most ardent fool in denial ie. Sebb would be hard pressed to cheerlead on this one...

Posted by: cornerbodega at January 9, 2009 8:28 AM

BOB MARVIN - Don't know about you but my browstone dated 1850 has been through a few cement repatches on the facade - otherwise would be in dire state. I was talking about the cement mix that contractors use to resurface brownstone facade. Depending on the color and quality of the cement mix, this will granularity and color of your brownstone facade.
Clearly you don't own a brownstone.

BRICKS ARE BORING !

Posted by: brownie77 at January 9, 2009 9:29 AM

What are people talking about? I love bricks when it's an older structure. Whether red brick or painted. Think Georgetown, Society Hill in Philly, older houses in Boston. Generally considered beautiful and significant houses by most people. And no, I don't own a brick house and am merely being defensive. I have a limestone.

Posted by: traditionalmod at January 9, 2009 10:52 AM

Oh I love brick too traditionalmod! I especially love old industrial structures where they made an art of bricklaying with different patterning. Brick has a warmth that you don't find in brownstone or limestone (I love those for other reasons).

Posted by: bxgrl at January 9, 2009 11:04 AM

just walked by this today--looks like the neighboring 14'-er is also for sale now. Fantasizing about a 28'-wide at the moment...

Posted by: meanjean at March 16, 2009 5:07 PM

OVER PRICED>>> @ $1,595m lets be realistic broker and seller
try >>>$1,350!!!

Posted by: tjj at October 15, 2009 6:24 PM

OVER PRICED>>> @ $1,595m lets be realistic broker and seller
try >>>$1,350!!!

Posted by: tjj at October 15, 2009 6:24 PM

The townhouse on the corner of Pacific and Nevins just sold for $1.2mm after being offered $1.975mm since October 08. 2000 sq ft, and much more nicely renovated. 101 Nevins . $1.2mm, no more, for this place. Another problem is that the block of Pacific this townhouse sots on is pretty janky- a school, a few auto mechanic shops- not the beautiful tree lined blocks most of Boerum Hill are known for. Not so nice

Posted by: galaxie13 at October 16, 2009 8:03 AM

Posted by: galaxie13 at October 16, 2009 8:04 AM

« Condo of the Day: 970 Kent Avenue, Streetlevel: It's Fun to Shop at the YWCA »

January 8, 2009

House of the Day: 295 Pacific Street

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