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January 14, 2009

House of the Day: 132 Rutland Road

This three-story brownstone at 132 Rutland Road is a charmer. In the same family for decades, the 3,000-square-foot house is chock full of original details, as befits a house in Lefferts Manor. There's mention of a large eat-in kitchen but no photos, so we won't give it the benefit of the doubt. The asking price of $1,100,000 may be too high above the psychological barrier of a million bucks. What do you think?
132 Rutland Road [Brooklyn Properties] GMAP P*Shark

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Isn't the million dollar barrier also a problem because of the mansion tax?

Posted by: cwbuecheler at January 14, 2009 1:17 PM

what kind of person can afford this place and wants to live in lefferts garden?

it cant be that large of a group.

Posted by: Santa at January 14, 2009 1:22 PM

Nice looking block from the Streetview. At an asking price of $1.1MM I'd be very surprised if they did not accept 900-something if someone wanted to offer that. I don't know what anything in this neighborhood is worth but I'd be very surprised if the prices get to the levels that I see in Stuyvesant Heights.

Posted by: daveinbedstuy at January 14, 2009 1:23 PM

Impeccable looking place. Huge also, apparently. A floor plan would be nice.

Posted by: mopar at January 14, 2009 1:30 PM

I would encourage you to take a walk in that neck of the woods. The historic district has the advantage of being one family homes because of the restrictive covenants in place for the first half of the twentieth century, unlike homes in Stuy Heights.

Posted by: BrooklynIsHome at January 14, 2009 1:30 PM

The location is amusing because it's juuuuust far enough to be mildly annoying (in the winter anyway) from four separate subway stops. That's hard to accomplish!

Also: needs more floorplan.

Posted by: cwbuecheler at January 14, 2009 1:30 PM

a perfect rowhouse.

this must be a terrible area if stoner is doubting that this glorious house can sell for over one million.

Posted by: sam at January 14, 2009 1:31 PM

2 couples could buy this for $999,999 and then turn it into 2 1500 sq ft condos. Seems like a deal

Posted by: PropJoe at January 14, 2009 1:34 PM

2 couples could buy this for $999,999 and then turn it into 2 1500 sq ft condos. Seems like a deal

Posted by: PropJoe at January 14, 2009 1:35 PM

Is that moss on the steps? If so, I say bidding war!!

Posted by: dirty_hipster at January 14, 2009 1:37 PM

How would two couples turn three stories into two equal-sized condos?

Posted by: cwbuecheler at January 14, 2009 1:39 PM

"2 couples could buy this for $999,999 and then turn it into 2 1500 sq ft condos. Seems like a deal"

The area forbids just this. Lefferts Manor does not allow for any kind of conversions. All of its historic houses are one family homes.

Posted by: YngRntr at January 14, 2009 1:41 PM

50% of the pics are of the same room, and no floorplan. You have to do much better than that to get someone w/$1MM in their pocket to hoof it in the cold all the way to Lefferts.

Posted by: goldie at January 14, 2009 1:46 PM

Very easily, buechler.

Posted by: PropJoe at January 14, 2009 1:54 PM

Apparently not so easy PropJoe. Besides, architecturally how do you put two staircases in so that they each can share the middle floor. Makes no sense whatsoever to try and divide it equally in to two units. Spiral stairs....no, sorry.

Posted by: daveinbedstuy at January 14, 2009 1:57 PM

I need to go explore this area this spring/summer.

I've not really been around here all that often, but I'm curious.

Posted by: 11217 at January 14, 2009 1:58 PM

And the listings says the home is 20x45=2700 . . . but i'm new here, maybe I'm to round up? or perhaps there's an unmentioned 300 sq.ft. roof-deck.

Posted by: YngRntr at January 14, 2009 1:58 PM

beautiful place. so many great townhouses in this vicinity - bummer that the pricing was so inflated here when i was looking a few years ago, but nice to see that it's getting more reasonable now.

agree with comments that this shouldn't get 7 figs. but can't say with surety that it won't. personally i wouldn't pay more than 899 in this market. 2+english basement is on the small side in the historic district.

Posted by: BrooklynLove at January 14, 2009 2:02 PM

propjoe is a neanderthal, so he would live in an earthen mound/dugout in the backyard.

Posted by: sam at January 14, 2009 2:03 PM

DIBS, you should check out the neighborhood comps. At the peak of the market (2006) there were several 3.5 and 4 story places on midwood and maple that went for as high as 1.6M. I was looking in Stuy Heights at the same time as I bought in PLG, and I'm fairly certain nothing ever went for that much over there, even the amazing limestones on stuyvesant avenue. Stuy Heights is a beautiful neighborhood, but the proximity to the park and the botanic garden, as well as the B/Q, made me pick PLG over it. It has the most intact historic district in brooklyn. There are some 4-stories further down Rutland and on Midwood for about 1.4. But they've been sitting for a while, BHS listings.

Posted by: Frederick Law Homestead at January 14, 2009 2:05 PM

So easy a caveman can do it!!!

Posted by: daveinbedstuy at January 14, 2009 2:05 PM

Fred...you're right then...the two limestones that sold earlier this year went for somewhere areound $1.1 MM each.

Posted by: daveinbedstuy at January 14, 2009 2:09 PM

agreed, it needs a floorplan, but that's not an english basement, BrooklynLove. It's more than half above grade, and almost certainly has a full cellar with mechanicals below it. Brownstone instead of limestone is relatively rare for the neighborhood. And the fretwork is off the hook, I've never seen it quite so ornate. Bob Marvin, any idea what this style is called?

Posted by: Frederick Law Homestead at January 14, 2009 2:14 PM

This house is very nice but it pretty much the same thing for half the price all over Crown Heights and Bedford Stuyvesant especially going east past Malcolm X Like this one on Dean: http://www.mlsli.com/unidetailsredo.CFM?MLNum=2075940&typeprop=1&start=1&rpp=10&phm=1
or
http://www.mlsli.com/unidetailsredo.CFM?MLNum=2075940&typeprop=1&start=1&rpp=10&phm=1

Posted by: Amzi Hill at January 14, 2009 2:17 PM

1. WOW! The screen in my house, a block north on Midwood St., is very nice, but this one, with all it's graceful curves, is breathtaking. In addition, there's a smaller screen in the parlor floor hallway.

2. YngRntr,

It's not just the Lefferts Manor Covenant that forbids converting this house into two condos; there's also the R2 zoning. This means that...

3. daveinbedstuy may well be right that Stuyvesant Heights houses can command a higher price, since they're larger and can have one or more rental apartments to lower the cost of ownership. I opted for a LM one family, since I'd hate being a landlord, but either choice has much to recommend it and actual costs should be comparable.

4.cwbuecheler,

It's only 4-1/2 blocks to the Lincoln Road entrance to the Prospect Park Q & B station; three of them are very short (200').

5. goldie,

all the way to Lefferts? Its all of ONE stop south of Park Slope

Posted by: Bob Marvin at January 14, 2009 2:19 PM

Stuyvesant Heights is more affordable than this area and they have the A/C that brings you into Manhattan in 15 mins. None of the houses in Stuyvesant Heights are over 1 million today. I think the Barbara Corcoran one on Stuyvesant was the only 1.4 million dollar house. On the Bedford side you have a few that's over a million...

Posted by: Amzi Hill at January 14, 2009 2:25 PM

12 minutes when it doesn't get stopped coming into Hoyt/Schermerhorn!!!

Posted by: daveinbedstuy at January 14, 2009 2:28 PM

sam, you just insulted neanderthals.

Posted by: Biff Champion at January 14, 2009 2:34 PM

Bob Marvin -

Ah, I see. Didn't realize there was a lincoln road entrance.

Amzi Hill -

Is Stuyvesant Heights the landmarked area of Bed Stuy I've been wandering around lately, or someplace else?

Posted by: cwbuecheler at January 14, 2009 2:34 PM

FLH is right--all the houses at this end of Rutland have full cellars under the garden/basement floors; the smaller houses further east on this block (and on the eastern ends of Lincoln, Maple, and Midwood II) have English basements.

Posted by: Bob Marvin at January 14, 2009 2:35 PM

Most houses with an English basement level, have a full cellar below.

Posted by: daveinbedstuy at January 14, 2009 2:37 PM

Biff, excellent point as always.

Posted by: sam at January 14, 2009 2:38 PM

I agree on the affordability Amzi. I'm a big fan of CH and BS, and I know you could find a place this nice (or a 4 story) for under a million there. I was really in love with an amazingly detailed three-story place on Decatur and Stuyvesant that went for 830k last year. But you couldn't get to prospect park in 5 minutes walking. As for A/C vs. B/Q, hopstop has the B beat the A to W. 4th by 6 minutes. And that, clearly, is worth $250,000 amortized over 30 years of commuting.

Posted by: Frederick Law Homestead at January 14, 2009 2:42 PM

cwbuecheler The landmarked area of Bedford Stuyvesant today is Stuyvesant Heights but that will be growing north to Madison. North of Fulton near Nostrand stop on the A/C will also be landmarked but as Bedford Historic district. Your wandering in the right place. If you see a deal there I would scoop it up... Neighbors tell me that 109 MacDonough will be on the market soon a great 5 story brownstone with all the bells in whistles since it was built for one of the developers of Stuyvesant Heights.

Posted by: Amzi Hill at January 14, 2009 2:43 PM

Fred......do you know the details on that place you're talking about on Decatur??? Address, or what it looked like??? I can't remeber having seen that one and that's about what I paid for mine.

Posted by: daveinbedstuy at January 14, 2009 2:50 PM

I have to say Bedford Stuyvesant is lacking with parks we have few squares but no really nice park. there are horrible blocks that I wish could be turned into parkland especially near Atlantic and Boys and Girls HS...

Posted by: Amzi Hill at January 14, 2009 2:53 PM

FLH,

I think the interior style was called "Free Classic" when the houses were built. This was one of the first "modern" styles in that it recognized the existence of central heating, which had become common a generation or so earlier. Rooms could flow into each other--they didn't have to be closed off to be heated with a stove or fireplace. Spaces could be divided with just airy columns or screens. Many houses in PLG (and other areas built up late 1890s through 1910s) lack the side hall and straight staircase of older brownstones, making them seem wider inside than their actual 20 feet [lthough, from what I can see of the entrance hall screen, this house appears to have a side hall].

Posted by: Bob Marvin at January 14, 2009 2:54 PM

That screen is a work of art.

Posted by: sam at January 14, 2009 2:56 PM

Yes it is Sam. There was a thread yesterday about removing an added screen from an older Clinton Hill house. That could be perfectly appropriate, but in THIS house it's an integral part of the original design. The range of styles in brownstones in various neighborhoods, built over a period of nearly 100 years, can be breathtaking.

Posted by: Bob Marvin at January 14, 2009 3:03 PM

DIBS,

It was 315 Decatur. Really ornate parlor, center stair (w.cool light fixtures built into the newel post), every detail intact. Leather wallpaper, wedding cake moldings, the whole bit. Almost too ornate, but unbelievable. The only downside was the backyard looked out on a parking lot and the realtor was a psycho lady from hell.

Posted by: Frederick Law Homestead at January 14, 2009 3:10 PM

ahhh psycho NYC Realtors are the best...

Posted by: Amzi Hill at January 14, 2009 3:16 PM

I had to deal with a real psycho RE lady for the buyer when I sold my Manhattan condo. She drove my RE agent crazy. Not just psycho but a real mean b&^*ch

Posted by: daveinbedstuy at January 14, 2009 3:19 PM

Not ones that refuse to put your deposit in escrow! I've dealt with a lot of regular crazy realtors, but she was by far the worst, both incompetent and vindictive. And...wow. I've completely blocked out her name. Sweet.

Posted by: Frederick Law Homestead at January 14, 2009 3:22 PM

This is nice, and as others have said, probably would have sold for about this price a year ago. But this seems like way too much to ask now, doesn't it?

Posted by: shillstoner at January 14, 2009 3:28 PM

Amzi Hill -

Oh, I'd love to grab up a deal in that area if it came along. The problem is that MrsCWB is about to be jobless (hopefully not for very long) AND we don't even have a 10% down payment for stuff in the $500-$600k range, so we're just not ready to buy yet.

End of this year, probably, but not yet. Here's hoping the rates stay low. :)

Posted by: cwbuecheler at January 14, 2009 3:55 PM

Oh wow, honey, can you buy me this house? At least this screen? It's love at first sight for me.

Posted by: MrsCWB at January 14, 2009 4:00 PM

... I feel like I'm being stalked!

Posted by: cwbuecheler at January 14, 2009 4:02 PM

Welcome MrsCWB. Nice to have you here.

Posted by: daveinbedstuy at January 14, 2009 4:05 PM

cwbuecheler, time to change your login ID!

Posted by: Biff Champion at January 14, 2009 4:05 PM

This is a really nice block. I have been down here before as I have friends on the block of Rutland between Flatbush and Bedford. I also suspect, like DIBS, that this seller would probably happily take 900.

Posted by: wasder at January 14, 2009 4:22 PM

cwbuecheler just let me know when you are ready BS can be a small town and I often hear about places that are on going to be coming on the market before Realtor's get them and mark them up...

Posted by: Amzi Hill at January 14, 2009 4:24 PM

Thanks Dave.
And don't bother changing your login ID, hon, your colleagues are watching over your shoulder FOR ME. You're cornered.

Posted by: MrsCWB at January 14, 2009 4:29 PM

i've seen mint lattice woodwork like this in other PLG and CH houses. it's out there.

Posted by: BrooklynLove at January 14, 2009 4:52 PM

Amzi Hill - Thanks. I'll definitely be keeping in touch with this board as our house hunt continues. I'm totally fascinated with Brooklyn real estate.

Posted by: cwbuecheler at January 14, 2009 5:06 PM

That woodwork is sweeeeet....I want to dust every last bit of it.

Posted by: bayridgegirl at January 14, 2009 5:10 PM

Great house, great block, great 2008 price!
I heard a guy who bought a house on the first block of Rutland spent $1.4M then tricked it up to the tune of 300K-plus. Those ain't bed-stuy numbers. . . .

Posted by: ontheparkway at January 14, 2009 5:20 PM

That screen is gorgeous! It's pretty rare to see one intact, as well. If I owned this, I'd be wow'ed every time I walked in the door, it would never get tired.

I hope it is bought by someone who feels the same. Don't know about pricing, these days, who knows? But if someone really wants it, they will pay for it, and that might be closer to the asking price than people might ordinarily think. Call it the Fretwork Factor.

Posted by: Montrose Morris at January 14, 2009 5:22 PM

Amzi, have you been inside the houses in the links you posted and they have the same detail? Because with the lower priced houses, the realtors often don't show any interior photos, and you would never know!

Posted by: mopar at January 14, 2009 6:09 PM

"Most houses with an English basement level, have a full cellar below"

If they did,I don't think they'd be called English basements Dave. AFAIK English basement houses have a basement that's habitable, because it's more than half above grade, but where the utilities (furnace or boiler, etc.) are located on that level because there's no cellar beneath. There are lots of houses like that on the eastern end ofmost LM blocks, but this one isn't one of them.

Posted by: Bob Marvin at January 14, 2009 6:58 PM

mopar those are just examples I found really fast.. I have been inside many homes that are on the market especially east of Malcolm X. Many of these small Realtors are just lazy people that don't know the Brooklyn brownstone market.. The last Hancock Street HOTD has the same screen work but Corcoran did not show it in photos.

Posted by: Amzi Hill at January 14, 2009 7:03 PM

Amzi,

I've lived in PLG for the last 20 years. At other points in my life, I've also lived in both Bed Stuy and Crown Heights. I've always thought that Bed Stuy and Crown Heights have some of the most outstanding architecture in all of New York City -- not just Brooklyn. In fact, when we were looking to purchase a home of our own in '88, we nearly bought houses in both BS and CH before choosing a home in PLG. (We opted for the PLG house for a variety of reasons not the least of which included the move-in condition of the home, stability of the surrounding area, the home's beautiful architecture and original details and the especially great location which offered proximity to Prospect Park, BBG, Parade Grounds, the Wildlife Center, and major bus and subway routes.)

As such, I can say without reserve that I love all three neighborhoods and am a serious advocate for each of these so-called "fringe" areas. (You gotta ask: whose "fringe" is it anyway?) I've also typically enjoyed your pro-Bed Stuy posts. But I'm a bit disappointed by your pro-Bed Stuy postings today on a thread about an obviously beautiful PLG house. What's up with the "fringe" neighborhood one-upmanish? Why even play into this game of which 'hood on the fringe is better and which fringe hood should command a higher price? Each of these nabes has spectacular homes and other features which allow them to stand on their own. Isn't that enough?

Posted by: Brooklynista at January 14, 2009 8:18 PM

Brooklynista,

I am pro Brooklyn not just pro Bed Stuy. I was stating a fact about a house in what you called a "fringe" (a word I am really starting to hate) neighborhood. For a house to cost over a million dollars I do not call this a fringe area anymore. When I did talk about the neigborhood PLG I agreed that you guys have a wonderful park that we don't have close by.
I am going to compare every thing on here to Bedford Stuyvesant, Crown Heights and other neighborhoods in the brownstone belt. I would hope that you do the same thing about PLG. Yes this is a beautiful brownstone in a wonderful area but why is this price so expensive? I have a big problem when Realtor get lucky and sell one house for over a million then a domino effect happens in a area. If I have hurt you in any way I am sorry but please do not be so sensitive. Please I have seen every ghetto insult about Bedford Stuyvesant on here. I will not change the way I post for you. Why don't you call out people when there is a Brooklyn Heights house and the Park Slope folk come around saying that they have the best neighborhood ever.
Come on Brooklynista you can't think this house is worth 1.1 when you really can buy the same home in lets say Crown Heights if that makes you feel better for half price. If you read my post I say nothing negative about this house except for the price... I never speak in a negative way about homes on this site unless it is on the horror show Friday.
Yes I love my neighborhood and you should love yours. Please boost about PLG on BS day. I don't think I or anyone else from BS would care. Like I have said earlier and many times on there before I am going to continue to talk about mine neighborhood when I feel like it. I am over this now and this is the last thing I am going to say about this to you. I have no hard feelings and I hope you don't either have a good night.

Posted by: Amzi Hill at January 15, 2009 12:38 AM

Amzi, I am not "hurt" by your post, have no "hard feelings" towards you and have much love for PLG, and BS and CH. In fact, I've got much love for most of Brooklyn (consider my choice of handle)! As such, I am capable of boosting PLG as well as other Brooklyn nabes all at the same time. I only wish more of us could do the same and I think my original post made that point pretty clear.

BTW, I have no idea what the Rutland Road house is really worth. Not only have I never been inside this house, but also, I'm not one to speculate on the market value of a property just by looking at a few photos online. IMHO, Rutland Road is one of the most beautiful blocks in all of Lefferts Manor/PLG. At the height of the bubble, houses were selling on Rutland at well over 1M. Since the crash, I don't have a clue what a house like this, in PLG, will go for. But, until there are some actual sales on Rutland I and II (as opposed to Stuyvesant Ave, e.g.)in the current economy, it's all just a blogsite guessing game is it not?

That said, 'nuff said!

Posted by: Brooklynista at January 15, 2009 1:22 AM

"Each of these nabes has spectacular homes and other features which allow them to stand on their own. Isn't that enough?"

That would have been my choice for quote of the day (had it not been posted too late). I have little patience for invidious comparisons between brownstone neighborhoods [which is NOT to say that AH wrote anything all that terrible].

Posted by: Bob Marvin at January 15, 2009 11:15 AM

« Condo of the Day: 383 Carlton Avenue, #4E Streetlevel: Choice Dumbo Construction Under Way »

January 14, 2009

House of the Day: 132 Rutland Road

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