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April 8, 2009

Co-op of the Day: 40 Remsen Street

Does this duplex at 40 Remsen Street looks pretty reasonably priced to you at $985,000? It's 1,300 square feet and has been recently renovated. The former mansion that houses it is pretty sweet to look at and the location is nothing to sniff at either. Think this could get at least close to the asking price?
40 Remsen Street [Corcoran] GMAP P*Shark

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I really dig the look of the place, but a million dollars for a 2 bedroom with almost $1600 a month maintenance for a walk up?

Beautiful place though.

Posted by: 11217 at April 8, 2009 12:45 PM

Are those actual photos or renderings of the interior?

Posted by: InsertSnappyNameHere at April 8, 2009 12:49 PM

Nice place, very well thought out layout.

Posted by: daveinbedstuy at April 8, 2009 12:52 PM

the layout is dowright medieval; totally irrational; a seven-foot-wide bedroom is always a joy.
I love the building but the apartment has the feel of slapped together former SRO units, which is probably what they are. This doesn't appeal to me at all. The stuffed alligator is repellant as well but it is really the layout that is scary.

Posted by: sam at April 8, 2009 12:54 PM

Thoughtful layout?

A bedroom that opens into the other bedroom is thoughtful?

Posted by: SnarkSlope at April 8, 2009 12:56 PM

Oh. My. God. This is not really a two bedroom. Even worse, it's another glorified duplex room on top of a room. I hope the building goes up in flames. Metaphorically speaking, of course.

Posted by: mopar at April 8, 2009 12:57 PM

I find the alligator provides a touch of "Florida Swamp Chic" to the room. LOL

Posted by: InsertSnappyNameHere at April 8, 2009 12:58 PM

I viewed the whole thing as a one-bedroom, not a two. Just my mindset.

Posted by: daveinbedstuy at April 8, 2009 12:58 PM

Sam, I agree. That 7 foot wide bedroom would really be only useful as a nursery or an office.

So basically it's a 1 bedroom apartment with two small offices for 1 million dollars.

Posted by: 11217 at April 8, 2009 12:58 PM

And, I didn't say it'd sell anywhere near a million.

Posted by: daveinbedstuy at April 8, 2009 12:59 PM

And by the way...as I recall this layout is VERY similar to the owner's duplex in the This Old House BK project.

The master bedroom, with a very narrow "bedroom" right off of it. Then their 2 boys shared the "3rd bedroom"

Posted by: 11217 at April 8, 2009 12:59 PM

$825k...and that gets you a nice one bedroom.

That said, this is why a nice brownstone is ALWAYS better than a condo or a co-op!!!!

Posted by: daveinbedstuy at April 8, 2009 1:00 PM

"A bedroom that opens into the other bedroom is thoughtful?"

- Snark, it is if one has sinful thoughts in the middle of the night.

Posted by: Biff Champion at April 8, 2009 1:01 PM

Would like to see three or four more photos. I cannot get any real sense of the space from these pictures. Need individual photos of those somewhat oddly configured bedrooms, and would like to see the kitchen even if not totally updated. Also feel that in this case, the wide angles are not helping things; they are making the place look too long and narrow and we're missing what is probably a lovely space.

The steep price is of course a function of location. We'll see. Huge maintenance, though, however you look at it.

Posted by: Nomi at April 8, 2009 1:03 PM

quote:
Thoughtful layout?

A bedroom that opens into the other bedroom is thoughtful?

it was on the brady bunch. and the original 90210

*rob*

Posted by: PitbullNYC at April 8, 2009 1:04 PM

Agree the layout is not good... looks like a 1 bedroom + 2 offices. One of the offices doubles as laundry room (see the washer&dryer in the corner?). Definitely not thoughtful at all... could have placed the W&D inside the L-shaped closet, next to the shower.
Pretty building and I like the street but the interior not so much.

Posted by: Ray at April 8, 2009 1:05 PM

um 11217, isnt youre entire apartment only 7 feet wide?!

*rob*

Posted by: PitbullNYC at April 8, 2009 1:05 PM

It's definitely small Rob...about double that though.

But I also didn't pay a million bucks for it.

Big difference.

Posted by: 11217 at April 8, 2009 1:07 PM

OK...here it goes. Watchout everone, I smell a real hissyfit coming after that last post.

Posted by: daveinbedstuy at April 8, 2009 1:08 PM

Yeah, Sam, right. I guess a 7.5 foot wide bedroom is going to look like a bowling alley no matter what lens you use. Would not go so far as to say it's really a one bedroom; that's unfair. But, yes, not a great break up of the space. Could it have been done better? Leaving it as one huge bedroom seems disproportionate.

Posted by: Nomi at April 8, 2009 1:11 PM

This is a very nice apartment in a nice building on what I think is one of the most beautiful blocks in all of Brooklyn. I love this part of Remsen.

Agree the maintenance (for a non-doorman, walkup) is high and the layout could be much better. I think it could go for $900K.

Posted by: Biff Champion at April 8, 2009 1:12 PM

Living room photo, however, could definitely be less elongated. 15'x 24' is not a bad ratio.

Posted by: Nomi at April 8, 2009 1:13 PM

When I looked at this I took it as a one bedroom. It's obvious that this unit is vacant and the furniture is there as staging. yes, the bed in that 7' space just doesn't belong. I have a somewhat similar setup and that second room is the walk in closet for the master bedroom.

This is certainly NOT going to appeal to anyone in the market for a two bedroom.

Posted by: daveinbedstuy at April 8, 2009 1:15 PM

I like 'cabinet-rich kitchen'. And of course those views are probably from the deck, not the apt.

Posted by: denton at April 8, 2009 1:16 PM

That second "bedroom" is a joke. I wonder if it would be possible knock out the pointless wall up there. Unless it's load-bearing of course, in which case you've got a narrow little office with a weirdly huge closet in it. Maybe you could leave some pillars in or something.

Almost a million dollars? I wouldn't think so but this apartment is in Brooklyn Heights. Then again that monthly maintenance fee is ridiculous. I wagered $800k but if it goes for slightly less I won't be surprised.

Posted by: gracias at April 8, 2009 1:17 PM

I also do not like that all the windows face north
(though there is a mysterious "skylight court").
Forget it. Medieval. And how do you get to the roofdeck?

Posted by: sam at April 8, 2009 1:18 PM

Wait. The two bedrooms do have separate entrances even though they can be opened to each other, don't they? Am I reading the floorplan wrong?

Posted by: Nomi at April 8, 2009 1:19 PM

I say $850K
anyone else concerned there are no photos of the kitchen?
great area and the living room is nicely done, but the maintenance is too high and that bedroom off of the other bedroom ain't really working for me!
I couldn't imagine raising a teen in that apt with that bedroom configuration!

Posted by: gemini10 at April 8, 2009 1:20 PM

I actually think it's a pretty reasonable asking price, although the quarter-of-a-million-$ down will turn a good number of people in that price range away.

Posted by: amt230 at April 8, 2009 1:21 PM

Thought about the appraisal widget. Seems like mean appraisal is almost always about 10-20% below the ask. While this could be attributed to a variety of factors (and anonymous internet polling is hardly scientific), I would be curious as to how people price without any psychological anchoring. If given a random guess on a blank slate, how would it compare?

that said, prices are still clearly reaching in a lot/most of cases, so a discount to the ask is by no means suprising.

Posted by: Farkus at April 8, 2009 1:21 PM

Dave, you have a 7'x22' walk-in closet? Or are you not considering half the room as really part of the room?

Posted by: Nomi at April 8, 2009 1:22 PM

that's not a stuffed alligator- it's an African wood carving. I love it!

Posted by: bxgrl at April 8, 2009 1:23 PM

This is my hood guys! Great block, weird layout, crazy price, crazy Maint. I am loving being a renter right now. LOVING IT!

Posted by: brickoven at April 8, 2009 1:27 PM

I love this block and would have no issue putting a kid in that bedroom. it has a separate entrance.

I think this would make a nice place for a small family in a good school district (yes, I think PS8 is a good school).

Have no idea about prices but don't think it would go for much under 900k

Posted by: Ringo at April 8, 2009 1:29 PM

I hope that it's a private roof deck considering there is a skylight right over the can!

If I had that kinda money burning a hole in my pocket I'd look elsewhere. It'd be great for a single or someone with one kid. No more. I say 850K

Posted by: TownhouseLady at April 8, 2009 1:30 PM

crazy maintenance, crazy layout, crazy price. I can't objectively rate what this is "worth" because I don't believe that Brooklyn Heights should command the premium that it does. With the maintenance being what it is, I wouldn't be interested even at 50% off ask.

Posted by: cwbuecheler at April 8, 2009 1:30 PM

Nomi...yes, there are pocket doors separating the two bedrooms.

I have a 7' X 15' walk in closet...in these old victorians its the space similar to this one that was, yes, another bedroom.

Posted by: daveinbedstuy at April 8, 2009 1:32 PM

I can't tell which unit number this is...my hunch is that it's unit 810, in which case this apartment sold for 970,000 in 2005 according to Property Shark.

Even if they get ask, they are going to lose money on this one.

I could have the unit number wrong, however...

Posted by: 11217 at April 8, 2009 1:33 PM

I agree about the fact that the second bedroom is a waste there. It is an office or a media room or whatever but not a bedroom unless you are married to a snorer. The other thing about this place that I don't like -- at all -- is the flooring in the living room. Why people use that shitty looking low grade oak flooring is beyond me. It's hideous with those wildly different colored planks. For a little more, you can get an even look like they have in the bedrooms with select or clear oak. More complaints -- don't like the bathroom either. Why not go with something that matches a house with a Victorian parlor?

Having said those cranky things, I like that area and I like the living room. I would just have to replace the living room floor for a few grand before I moved in. That would drive me crazy. Michael Coleman is a good guy too - he really knows Brooklyn Heights and is an honest nice guy.
He helped me sell my place a while back.

Posted by: donatella at April 8, 2009 1:34 PM

"that's not a stuffed alligator- it's an African wood carving. I love it!"

I thought it was a wood carving too.

Posted by: Nomi at April 8, 2009 1:35 PM

Thanks, Dave.

Posted by: Nomi at April 8, 2009 1:36 PM

"skylight right over the can" + webcam = income stream.

Posted by: SnarkSlope at April 8, 2009 1:38 PM

there are pocket doors AND separate doors. if you are putting another human in the little room, you'd have to close the pocket doors.

and paint, and stain those floors .. doesn't this all go without saying?

Posted by: Ringo at April 8, 2009 1:40 PM

Gemini, this is my pet peeve with corco, they often omit pics of the kitchens. My guess is that it may have plenty of cabinets but are probably very old or very ugly.

Posted by: cggirl at April 8, 2009 1:41 PM

You can't stain those different wood grades to look the same. You COULD make the floor black, i.e. stain it really dark, but it still would be uneven and strange. I do love that street and that area but the floor has to go.

Posted by: donatella at April 8, 2009 1:45 PM

The Layout is unusual...not awful...look at drawings...partitions can easilly break the large openings between 2 rooms...the maintenance is brutal in this environment but the location and condition of place will sell to someone....u gotta remember u r selling to 1 person not 135 people on Brownstoner...it's not "standard" fare but it will get foot traffic and someone will pay near ask(if u want to call buyer an idiot fine but try peddling a conventionally laid out 1300 sf pad anywhere else in borough...go to 7-8 open houses on a Sat...7-8 open houses on a Sun and u will remeber 2-3 places tops....this will be 1 of 'em.) ......$899,999

Posted by: bklyn14 at April 8, 2009 3:21 PM

bklyn14, I said $900,000, so if it is anything higher than that, I win the Showcase Showdown!

Posted by: Biff Champion at April 8, 2009 4:23 PM

850k. nice place. but for $1M, 1.6k maint, expect something better. great location.

Posted by: more4less at April 8, 2009 4:29 PM

I'm usually lenient on maint. charges, but 1600 for 1300 sf is high for a brownstone, no matter where it is.

And about that 1300 sf...there's a lot of "non-livable" space here. I'll defend BH as a beautiful albeit dull place to live, but this is still a 2007 asking price. 850 is my call.

Posted by: Bolder at April 8, 2009 5:43 PM

As a post script, I walked by this place yesterday in the early evening and saw a couple waiting for a broker (I asked!).

Then this morning I saw the same. I didn't ask, but the woman was looking at the bells asking "which bell is it?" and the husband was grabbing his phone saying gruffly, "I'm calling her. What's the number."

So there seems to be some interest here (and the broker likes to keep 'em waiting?)

Posted by: Ringo at April 9, 2009 9:08 AM

« Brooklyn Food & Drink Round-Up House of the Day: 489 16th Street »

April 8, 2009

Co-op of the Day: 40 Remsen Street

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