« Inside Third & Bond: Week 70 House of the Day: 204 Clermont Avenue »

February 5, 2009

Co-op of the Day: 2 Grace Court, #6G

2-grace-court-0209.jpg
While we have a few nits with this two-bedroom co-op at 2 Grace Court (lack of crown moldings, new-looking closets and doors, cheesy ceiling light/fan), overall it looks like a very solid listing. It's on the top floor of a prewar building on a very quiet street just off the promenade. There's no floorplan, but the photos look like the layout is pretty generous too, though some apartment hunters may not like the fact that there's only one bathroom. The asking price of $769,000 doesn't sound crazy to us either. There's an open house on Sunday from 12 to 2 p.m.
Co-op of the Day: 2 Grace Court, #6G [Brown Harris Stevens]
Co-op of the Day: 2 Grace Court [Brownstoner] GMAP
Co-op of the Day: 2 Grace Court, #1J [Brownstoner] P*Shark




Posted by Brownstoner at 12:40 PM | Comments (24)
Categories: Brooklyn Heights, Co-ops

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Comments

Actually, the BHS website does have a floorplan.

Posted by: SnarkSlope at February 5, 2009 12:42 PM

Amazing terrace! Spectacular. The apartment itself doesn't look like it gets too much light, though.

Posted by: bk14 at February 5, 2009 12:44 PM

Actually, bk14, the light isn't bad other than a bit dim perhaps in the dining area. I think one of the pics of the living room is deceiving as it's taken with the window behind the photographer. This is a solid building on a nice quiet street and I also love the killer views/terrace. I must say that Elizabeth Celano at BHS always has top notch listings. Other agents should take note of the clear, helpful photos, floorplan and well-written description. No wonder she seems to do well.

Posted by: Biff Champion at February 5, 2009 12:51 PM

The price looks good for a 2 bedroom, but this apartment seems small. By my calcs it's about 800 sf which puts the price at $900-$1,000 psf.

Posted by: Boerum Hill at February 5, 2009 12:52 PM

nice. not a lot of halls makes the the sq footage low (and ppsf high), but you get a nice-sized LR, DR and two bedrooms and decent closets. you could do worse. too bad the maintenance isn't under $1k. then again, if it were, they'd be asking 100k more.

Posted by: Ringo at February 5, 2009 12:57 PM

Id say the SF is closer to 900 than 800. Lack of bedroom and bathroom pictures leaves me wondering. Something about those closets does rub me the wrong way - they were clearly added, and done so awkwardly - but all in all its a nicely laid out & situated apartment. I would put it at closer to $700-720K though.

Posted by: saminthehood at February 5, 2009 1:04 PM

Pretty looking place. Nice layout, nice kitchen, looks in good shape. Monthly CC is a little scary.

*insert comment -- about how I'd rather live in PS or Carrol Gardens than Brooklyn Heights, which I'm sure everyone's tired of reading, and thus don't find this pricing particularly attractive -- here*

:)

Posted by: cwbuecheler at February 5, 2009 1:15 PM

oops, I see mention of a roof garden, and the BR does have a window. still wouldn't want to live there.

Posted by: zuleika at February 5, 2009 1:28 PM

oops, I see mention of a roof garden, and the BR does have a window. still wouldn't want to live there.

Posted by: zuleika at February 5, 2009 1:29 PM

no promenade access on this street

Posted by: travy at February 5, 2009 1:39 PM

lets hope this apt isn't on the BQE half of the building.

Posted by: bowl of dicks at February 5, 2009 1:41 PM

I deleted my first comment accidentally. I think nobody's going to pay $769K and $1200+ monthly maintenance in this market for cramped (12 foot wide) LR with bad light, an awkward DR with little light, some cheap looking finishes, and only one bathroom. You could rent something better for considerably less than that (combined maintenance and mortage payment), and earn small interest on the downpayment saved in a CD at the same time.

Anyway, I wouldn't want it at $550K.

Posted by: zuleika at February 5, 2009 2:05 PM

I'm trying to picture this place without all those damn ceilings.

Posted by: sam at February 5, 2009 2:06 PM

It is a great building. Very well maintained. Quiet block. No promenade access but a nice view off the end of the street. A few years ago a 2 bed on the first floor sold for about $500,000 so $700k a few years later, a few floors up, and after Lehman? Not horrible pricing in my opinion.

The roof deck is amazing.

Posted by: christopher at February 5, 2009 2:09 PM

I like that both bedrooms have two exposures and that there is no promenade access from this street. Actually there are windows in every direction aren't there? Doormen and elevator make this a perfectly acceptable and even genteel place to live. Two toilets would have been better, but that would probably add quite a bit to the price.


Posted by: sam at February 5, 2009 2:16 PM

Isn't 12' width pretty standard for most brownstones? When one factors in the stairs and the entry hall, they are often even a bit narrower.

The layout feels very friendly to me. I like that there is a bedroom "wing" and that the floorplan flows.

The ceiling fan/light fixture in the dining room needs to come out pronto. They should invest in an "artichoke" chandelier, zettel z, or something equally interesting to replace it.

Posted by: Nokilissa at February 5, 2009 2:17 PM

nice place where you could lead a pretty nice life. of course, you'd lead a better life keeping your downpayment and renting it for $3k a month.

Posted by: travy at February 5, 2009 2:27 PM

12 feet - narrow? Try the 9 foot LR space on the carroll street coop posted yesterday!

Posted by: saminthehood at February 5, 2009 2:40 PM

True, Saminthehood, but the maintenance is also almost $700 a month higher on this place, plus the price is 70K higher.

Not sure about the school situation here, but PS. 321 is considered pretty good.

Oh, and it's not a 3 minute walk to a huge park, so I'd say it all averages out...

This one has better access to Manhattan and the fact that it's in BK Heights which is very attractive to some. Oh and the full service aspect.

Posted by: 11217 at February 5, 2009 2:47 PM

Christopher!

"A few years ago a 2 bed on the first floor sold for about $500,000 so $700k a few years later, a few floors up, and after Lehman? Not horrible pricing in my opinion."

Seriously?!

$500k --> $700k in a "few years" is acceptable? Sustainable? Not completely retarded?

(yeah, we might be apples to oranges a bit here... But still!)

Posted by: tybur6 at February 5, 2009 3:00 PM

So I don't get why this is considered a good price when this building sits right above the BQE and 2 bdrm/1 bthrms that are right on the Park in Park Slope can't even command 700K anymore.

Posted by: oohlala at February 6, 2009 10:11 AM

Used to live in building. I am pretty sure this apt. is not facing BQE - so apt is bright and quiet. Few places have multiple exposures. Those are things you can't ever change - but moldings and light fixtures are an easy fix. No point in looking back at prices, but compared to other BHts listings this is well priced. You don't want to live on promenade access block - too much transient traffic - this way you get nice dead end and promenade is just around the corner. Can't compare BHts with PkSlope or CGdns - commute much better - Manhattan is more comparable to Hts real estate. Wish I had the dough!

Posted by: kconway at February 6, 2009 8:19 PM

kconway: well, I disagree with your "logic". you absolutely CAN compare the Heights to the Slope or CGdns. Yes, transportation is important but so is education and someone buying a 2 bedroom may want a 2 bdrm in a GREAT school district and both PS and CG are GREAT school districts. Unless you spend $ for pvt school you are now adding 25K a year for pvt school in the Heights cause you ain't getting a GREAT public school district...Not even comparing the cosmetics of an apartment (details or paint job)that appear similar in size, style, condition but living on the Park vs. living one block off the Promenade...priceless!

Posted by: oohlala at February 7, 2009 6:37 AM

oohlala: It's all about personal preference and people have their reasons for choosing any of these great areas. As you can see, I live in the heights but have friends who live in PS and I love PS.

Nothing personal, but the reality is that there is a "pecking order" when it comes to pricing in these neighborhoods. The same apt costs more in Manhattan and less in Park Slope. Not everyone lives off the park or has views of lower manhattan.

I've gotten way off topic here, so I'll add that this is a great block - no traffic (just like much of the hts) which is one of the reasons we moved here when we were going to have kids. I think the most attractive quality of this apt (besides two full bedrooms) is the dining area. Most 2 bdrms don't have one (this size anyway) and it has windows. Top floor light and full service bldg doesn't hurt pricing either.

As to schooling, I think you're greatly underestimating the major turnaround in the Hts public school system in the last 5 years. As a parent of a child in PS8 (which is a GREAT public school), there are many Hts kids of professional parents that go to the school who could afford private school if that was the path they preferred.

Posted by: liveinthehts at February 7, 2009 9:53 PM

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