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April 13, 2009

House of the Day: 113 Garfield Place

113-Garfield-Place-0409.jpg
It'll be interesting to see where this brownstone at 113 Garfield Place in Park Slope ends up selling. On the one hand, the asking price of $1,800,000 is lower than many other move-in ready houses in the area that have hit the market recently; on the other, it's only three stories and some of the refinishing choices seem a little off to us. That said, the front of the parlor floor is impressive (except for the direction of the flooring) and there's a nice breakfast deck off the back. We think this is more likely to go for around $1,600,000, but we've been wrong before and will be wrong again.
113 Garfield Place [Corcoran] GMAP P*Shark





Posted by Brownstoner at 1:19 PM | Comments (31)
Categories: HOTD, Park Slope

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Comments

OH MY GOODNESS!! The floor plans are a disaster.
Homeowner: You expect guests to walk through your kitchen to get to the dining room???
And WHY O Why isn't there a master bathroom.
That's it, I've had it! Every house over 1M has to have a private master bathroom.
4 bedrooms sharing 1 bathroom...Sheeesh!

Posted by: bayridgegirl at April 13, 2009 1:33 PM

ok - am first here
I really like the vibe of this house - I like all the rooms - just not sure I would have painted each room a different primary color, but to each their own
I like the kitchen, although the appliances could stand a reno
but love the space, love the deck and garden and that you have a floor of 4 bedrooms
I'd say they could move this at 1.6ish too

Posted by: gemini10 at April 13, 2009 1:34 PM

haha - BRG I just commented(saying ok am first) and then going on to say I reall like the place and here you are ripping it up
hahaha - funny
lemme look at those floor plans again - maybe am missing something!

Posted by: gemini10 at April 13, 2009 1:35 PM

I aghree, BRG...this floorplan is a disaster; not well thought out on any level.

Posted by: daveinbedstuy at April 13, 2009 1:36 PM

Is it me, or is the only thing usable as a master bedroom on the garden floor?

And I'm rather amused by the toiletless "studio," though I assume that's the floorplan equivalent of a typo.

Posted by: toadie at April 13, 2009 1:36 PM

While they have kitchen on parlor floor (my preference), it's unfortunate they didn't put in back of house. Result is small, non-windowed kitchen. Also, on top floor, I would have broken up at least one side to make 1 big bedroom since those tiny "bedrooms" are more like offices (too small to be a real bedroom beyond a small child). I say 1.4-1.5 tops, and even that is a lot.

Posted by: Miss Muffett at April 13, 2009 1:38 PM

I have been in a couple of row houses that have the kitchen in the middle of the floor like that and it actually works pretty well.

Posted by: wasder at April 13, 2009 1:40 PM

I'm not feeling this at all. Neither the finishes or floorplan do anything for me.

Posted by: TownhouseLady at April 13, 2009 1:43 PM

2 full baths and 2 powder rooms seem adequate but the layout is not ideal and the tiny galley kitchen is not doing it at this price.

Posted by: BH76 at April 13, 2009 1:47 PM

I don't mind a kitchen in the middle of the floor BUT they should have done a 'U' Shaped kitchen in this case creating a 'passageway' to the dining room.
In a 1.8M dollar house, walking THROUGH the kitchen to get to the dining room is just unacceptable.

Posted by: bayridgegirl at April 13, 2009 1:50 PM

At least there is a loo on the parlor floor. Too me that's a deal killer. Could live with kitchen layout.

Posted by: DeLepp at April 13, 2009 1:53 PM

why not have the front room become the dining room/entertainment room. some people don't have dinner parties often anyway. then, do the living room/family room in the back which makes more sense for day to day living because it's nice to be able to go out from the living room to the backyard - especially if you smoke.

also, not everyone likes to live formally.

Posted by: wine lover at April 13, 2009 2:16 PM

not bad, bad flrplan & all, but once again the asking price demands this to be better. at 1.3M, not much to complain too hard about. at 1.8M, where's the freaking stainless steel or other high end appliance and where's the killer backyard? Or is this what one gets for 1.8M?

I've been hearing often the $100k per flr renovation estimate quoted on this site. I cant find where the $300k was spent

Posted by: more4less at April 13, 2009 2:24 PM

I was going to go to this open house on Sunday but got sidetracked. Too bad. I could have let everyone know what the place looks like. My search area is basically 6th ave to PPW, but I figured I would go outside of that area to look at this one.

Posted by: lechacal at April 13, 2009 2:28 PM

be careful of the "den" in the "basement". English translation: the extra bedroom in the cellar.
There are no windows down there, no natural light or ventilation. A slight malfundtion of the boiler could kill anyone sleeping in that room with carbon monoxide in 30 minutes.
It is not a basment, basements have windows, it is a cellar/dungeon/deathtrap.




Posted by: sam at April 13, 2009 2:37 PM

Although a "dungeon" does stir one's imagination!!!

Posted by: daveinbedstuy at April 13, 2009 2:41 PM

agree with all the posters above who pointed out that the floorplan is awful.

Posted by: pmmtenement at April 13, 2009 2:44 PM

Dave, you're in luck. the legal uses for that cellar room are either root vegetable storage or dungeon.

Posted by: sam at April 13, 2009 2:47 PM

For once I think the appraisal price here is right on. No rental income, The top floor with one bath is silly, and the fixtures are cheap.

Posted by: billyboomer at April 13, 2009 2:54 PM

You know what the talk of the basement dungeon conjurs up? "It puts the lotion on its skin or else it gets the hose again."

Posted by: lechacal at April 13, 2009 3:00 PM

OOOH,a dungeon in the basement! Then the floor plan is PERFECT.

Posted by: bayridgegirl at April 13, 2009 3:22 PM

Hate the floors.

Posted by: mopar at April 13, 2009 3:24 PM

lechacal, not many of us here know where that line comes from. It is one of my favorites, though!!!! You have a very sick mind. :)

Posted by: daveinbedstuy at April 13, 2009 3:36 PM

let's chill. let's relax for awhile.

Posted by: bklyndodger at April 13, 2009 4:13 PM

1) Finishes are not so hot.
2) Floor plan sucks.
3) Did anyone check to see if this is on the correct side of the street for PS 321? The catchment only extends to the North side of the street.

Posted by: brooklynbaroque at April 13, 2009 5:09 PM

North side of the street

Posted by: bklyndodger at April 13, 2009 5:17 PM

brooklynbaroque:
PS321 zoned area is south side President Street to north Fifth Street. All of Garfield is zoned for PS321.

Nothing is perfect, but this house looks good to me. I could change the paint colors and the appliances in time.

Posted by: chase at April 13, 2009 5:52 PM

nothing is perfect?
That's how to sell a 1.8 million dollar house in 2009??
I don't think so.

Posted by: sam at April 13, 2009 7:38 PM

You people are insufferable house snobs. Pick,,,pick...pick... This is a nice house.

Posted by: dt at April 13, 2009 8:21 PM

Sorry dt, but it's not 1.8 million nice (nor, IMO, 1.6) and I think that's the problem. At these prices, people have a right to pick. Lower the price enough and your point might make sense but otherwise, it does not.

Posted by: Miss Muffett at April 13, 2009 8:38 PM

South side of Union Street to 6th Avenue is the boundary for P.S. 321

Posted by: dylanfan at April 13, 2009 9:53 PM

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