« Open House Picks: Six Months Later Streetlevel: Day Care Coming to 156 Gates Avenue »

April 3, 2009

Open House Picks

houseBoerum Hill
411 Pacific Street
Brown Harris Stevens
Sunday 12-2
$2,550,000
GMAP P*Shark

houseClinton Hill
121 Lefferts Place
Corcoran
Sunday 12-1:30
$1,550,000
GMAP P*Shark

houseBeverley Square West
320 Stratford Road
Mary Kay Gallagher/Sunday 12-2
Warren Lewis/Sunday 2:30-4:30
$925,000
GMAP P*Shark

houseBedford Stuyvesant
624A MacDonough Street
Century 21
Sunday 1-3
$595,000
GMAP P*Shark




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Comments

I'm DROOLING over the garden in the Clinton Hill house!

Posted by: 11217 at April 3, 2009 1:22 PM

Although the Bed Stuy house is a bit far east for my preferences, the Streetview shows a pretty nice looking block.

Posted by: daveinbedstuy at April 3, 2009 1:25 PM

First sentence of the listing on Lefferts Place is a classic: "LIVE FOR FREE"!

Posted by: wasder at April 3, 2009 1:28 PM

Yes, 11217; that and the house as well.

Posted by: daveinbedstuy at April 3, 2009 1:28 PM

They should rename this thread "Good luck with that"! Especially with Clinton Hill
121 Lefferts Place thang!

The What (Pass out some skittles at the open houses)

SOmeday this war is gonna end...

Posted by: Return of The What at April 3, 2009 1:29 PM

Love the BH house, that kitchen is AMAZING!!
The Clinton Hill House is nice too, so is their garden
am not going to comment on pricing as I am not sure about the pricing for CH, but is that BH house priced a bit high?

11217 - thanks for sticking up for me in the Maple street thread from yesterday :)

Posted by: gemini10 at April 3, 2009 1:31 PM

Lefferts house is nice and the garden is gorgeous but overpriced by a factor of at least 30%. This coming from someone who bought close to there and has a pretty good feel for this market.

Posted by: wasder at April 3, 2009 1:32 PM

The Clinton Hill house looks great and it is HUGE... The price seems right I am sure this home should go fast.

Posted by: Amzi Hill at April 3, 2009 1:35 PM

Anytime Gemini! Us unfriendly Park Slopers gotta stick together!

;-)

Posted by: 11217 at April 3, 2009 1:37 PM

"They should rename this thread "Good luck with that"!"


Ha ha!!! I love it.

Posted by: InsertSnappyNameHere at April 3, 2009 1:41 PM

11217 is baiting a PS vs. the rest of Brooklyn discussion. :)

Posted by: daveinbedstuy at April 3, 2009 1:42 PM

Bedford Stuyvesant house is on a great block. It is far over to the east but this part of south-eastern Bedford Stuyvesant is not too bad. The parallel blocks of Decatur and Macon are just as nice also. As you continue west on this street the blocks are all well kept like this one. There is a great park just around the corner from this house on Macon St and Howard.

Posted by: Amzi Hill at April 3, 2009 1:43 PM

Am not!

Just looked at the Boreum Hill house photos...

I'm in love.

Posted by: 11217 at April 3, 2009 1:45 PM

Dibs - dont be startin somethin'
hahaha

Posted by: gemini10 at April 3, 2009 1:46 PM

I would love it if the broker of the Clinton Hill house would show us how you can "Live for Free." By my calculations you would be paying a minimum of $4500/month to live in the owner's duplex.

Posted by: Left Hook at April 3, 2009 1:46 PM

"LIVE FOR FREE!"

After you default on the mortgage payments!

"Drop dead gorgeous, mint five story, four fam brownstone in Historic Clinton Hill."

Historic Bed Stuy! Across the street from the mini projects and Hot Sheet Hotel down the block.

Recent renovation has produced a spectacular three bedroom duplex with 1.5 baths and a beautifully and recently landscaped yard, plus three two-bedroom floor thru apartments.

Home Depoted to specifications!

One large bedroom and one small (kids) bed room

Classic and original details have been carefully restored and light blazes through each south-facing apartment. "

Watch all the drug deals go down from the comfort of your own home. Better than Law and Order.

The What (Mommie look at Dave sucking off some one in a car!!!)

Someday this war is gonna end...

Posted by: Return of The What at April 3, 2009 1:51 PM

What...I haven't done that in many, many years, and I don't keep a car in NYC.

That said, why don't you come to my garage in PA and I can play "Hide the sausage."

Posted by: daveinbedstuy at April 3, 2009 1:55 PM

What, your grasp of quotation mark usage is questionable, at best ...

Posted by: cwbuecheler at April 3, 2009 1:55 PM

These are all very reasonable prices.

Posted by: tybur6 at April 3, 2009 1:59 PM

"That said, why don't you come to my garage in PA and I can play "Hide the sausage."

Naw I want to play "Hide the Body"...

The What

Someday this war is gonna end...

Posted by: Return of The What at April 3, 2009 1:59 PM

"I would love it if the broker of the Clinton Hill house would show us how you can "Live for Free." By my calculations you would be paying a minimum of $4500/month to live in the owner's duplex."


***
With 20% down, the monthly payment on the house is $8200 with taxes.

Then there are 3 floor through 2 bedrooms units. Someone else here probably knows more about rental prices in Clinton Hill, but depending on how nice/large they are, wouldn't it be possible to get $2000 a pop for them?

That leaves your monthly payment at $2200 a month to live in the owners duplex.

Not free, but definitely not bad.

Posted by: 11217 at April 3, 2009 1:59 PM

Brokers, and many on this site it would seem, are fast and loose with the numbers.

Posted by: daveinbedstuy at April 3, 2009 2:02 PM

I like the Lefferts house...it's gigantic and I find that block rather nice. However even if you drop over 300,000 for the 20% down payment you're still paying $3700 to live in the duplex that rents for $2800. Doesn't make much sense.

Posted by: boofer at April 3, 2009 2:02 PM

"wouldn't it be possible to get $2000 a pop for them"

Eh Retard, You could live in Park Slope for that! 1400 or 1200 tops!!!

"That leaves your monthly payment at $2200 a month to live in the owners duplex."

The Plaaaaaaaannnneeeeeee The Plaaaaaannnnneeeeeeeeee Boss!

Thhhhhheeeeeeee WWWWWhhhhhaaaaaaaattttttttttttttt

Someday this war is gonna end..

Posted by: Return of The What at April 3, 2009 2:03 PM

11217--thanks for being game on that estimate. I don't think those floor throughs would get 2000 a pop though especially not the top one. They really aren't two bedrooms in actuality. Brownstone floorthroughs are nearly impossible to make into true two bedrooms. We get 1700 per month for our rental floorthrough and its about the same size and we are only a few blocks from here. Anyway, I would think that you could get about 1700 per month for the three rentals which is 5100 rental income per month which leaves you at about 3G a month to live in the duplex. Not in any way "LIVE FOR FREE". Just don't understand a broker thinking that nobody is going to do the math and show what a ridiculous statement this is...

Posted by: wasder at April 3, 2009 2:04 PM

hide the body...I actually did laugh out loud.

Posted by: boofer at April 3, 2009 2:05 PM

tybur6 - I'd have to disagree. $595k for a house that far out in Bed Stuy, particularly a 3-floor unit, seems high when there are bigger buildings in the landmark district, or just outside of it, going for less than that.

Posted by: cwbuecheler at April 3, 2009 2:06 PM

Ok, my number are useless then.

Thanks wasder!

So the Clinton Hill house is overpriced.

Posted by: 11217 at April 3, 2009 2:10 PM

What, you are amusing but please don't joke about killing people, it makes me nervous. Also you cannot rent a one bedroom in Park Slope for 1200 or 1400. Try Bushwick.

Brownstoner, thank you for the low-priced house in Bed Stuy.

As to that house: This is not what I would call an "excellent" location as the broker claims -- although it's not terrible. It's not in Stuyvesant Heights, nor is it close to Broadway, which would be convenient. It's kind of in the middle. And Amzi, pardon my ignorance, but isn't it two blocks from some projects? But it is on a beautiful block and it looks amazing, so I will probably go check it out. They should include photos and a floor plan. Why is that only for the million-dollar houses?

Posted by: mopar at April 3, 2009 2:11 PM

I have staging advice for Beverly Square: Lose the fridge magnets and chairs in the kitchen, and rake in the bids. Less is more.

Posted by: mopar at April 3, 2009 2:13 PM

Yeah, the Clinton Hill house is way overpriced and you know I love my Clinton Hill...

Not to mention the fact that Lefferts Place is less desirable location wise than where I am due to its proximity to Atlantic Ave. If I was these buyers I would put it just under a million and see if they can't get multiple bids. But that's just me...

Posted by: wasder at April 3, 2009 2:13 PM

"What, you are amusing but please don't joke about killing people, it makes me nervous."

Maybe you need some Windex to clean off you monitor! Where in the F**** I said that???!!!!

" Also you cannot rent a one bedroom in Park Slope for 1200 or 1400. Try Bushwick."

Check that drink the Windex to clean your eyes. I was talking about 200.00 a month rent in Clinton Hill!

"wouldn't it be possible to get $2000 a pop for them"

"Then there are 3 floor through 2 bedrooms units. Someone else here probably knows more about rental prices in Clinton Hill, but depending on how nice/large they are, wouldn't it be possible to get $2000 a pop for them?"

From 11217 post Stupid!!! See how things get started??!!!

The What

Someday this war is gonna end...

Posted by: Return of The What at April 3, 2009 2:15 PM

You've really become so irrelevant, What.

You made your prediction, it came true (somewhat) and now you are so desperately trying to gain some sort of relevance again, to absolutely no avail.

It's pathetic. You will latch onto anything.

Calling someone stupid, yet saying rents in Clinton Hill are $200 in the same sentence. Do you see how idiotic you sound?

Posted by: 11217 at April 3, 2009 2:19 PM

"$595k for a house that far out in Bed Stuy, particularly a 3-floor unit, seems high when there are bigger buildings in the landmark district, or just outside of it, going for less than that."

Well, it ain't no special bargain, that's for sure. But if it has every original detail and is genuinely in the "excellent" condition they claim -- no structural or mechanical problems -- it might be worth, oh....I'd say $520,000 for an original two-family with a top-floor three-bedroom apt.

However, the listing says the top floor apt is a one bedroom. That implies the whole house is an original one family converted to two, which means there isn't enough space, and the rental isn't worth much. I don't know how you could pay over $400,000 and not have the monthly cost be more than renting.

Posted by: mopar at April 3, 2009 2:24 PM

mopar - yeh, part of it does definitely depend on the condition of the interior and on the amount of rent you could command for the 1BR ... which probably isn't too high, in that area.

I'm not like, "super-omg-that's-too-expensive!" about that house or anything. I'm just not sure it's a great price.

Posted by: cwbuecheler at April 3, 2009 2:28 PM

Oh boy. Check the news about Binghamton.

Posted by: mopar at April 3, 2009 2:28 PM

"Calling someone stupid, yet saying rents in Clinton Hill are $200 in the same sentence. Do you see how idiotic you sound?"

Well if you paying attention it was a typo I meant 2000.00 a month. Why would you pay 2000.00 a month when you can live in Park Slope?

"You've really become so irrelevant, What."

So much that you had to say it...

The What

Someday this war is gonna end...

Posted by: Return of The What at April 3, 2009 2:30 PM

Something about that Clinton Hill house I really like. I don't know I'd ever need that much house though.

Posted by: infinitejester at April 3, 2009 2:33 PM

i love the way they knocked out the back walls in the boreum hill house. i would love to do that on my parlor or garden level. i also love the layout. i am not certain about the price but it looks high to me.

Posted by: bkny at April 3, 2009 2:38 PM

This area in Bedford Stuyvesant will be landmarked very soon. We are getting our package together to send to this city this spring.. It will be part of the Stuyvesant Heights East historic district. There is public housing on Bainbridge and Ralph but I have not know of much crime happening on this MacDonough Street block. Most of the families on that block are people that have been there 50+ years or new couples mostly from Manhattan.

Posted by: Amzi Hill at April 3, 2009 2:38 PM

wasder, proximity to Atlantic Avenue has no effect on Lefferts Place, you can't hear traffic or anything, it's quiet, surprisingly so. Smaller houses in need of a fair bit of work have sold for this sort of price on that street in the past several years. This one sounds like it doesn't need any work. It's really a matter of whether you want that much house and a four family. The rental income could make it more affordable I guess. 1800/month is easily doable for rent from what friends tell me they get in the area and the street. At around $310/sq. ft., doesn't seem bad.

Posted by: 1842 at April 3, 2009 2:54 PM

1842--I guess I would have to see the apts in question to decide whether I thought 1800 would fly rent wise. That's a bit more than what I get for my floorthrough but not crazily so. But while houses may have sold for that amount on that street in the past, and believe me it behooves me to think that they will again from a comp perspective, I am realistic enough to know that those days are over. This house is lovely as I said, and certainly 3000 per month to live in the owner's duplex is not crazy, but it is way over-priced given the fact that other houses in the neighborhood that are equally nice and marginally better located are trading for a good bit less. Also, I was objecting to the "LIVE FREE" concept which is an insult to the intelligence of anyone who knows what they are talking about with respect to real estate.

Posted by: wasder at April 3, 2009 3:04 PM

Ok wasder, I just don't think it's way overpriced if no renovations are needed since the places that have sold for those amounts needed serious work and were not as large, but we can differ on that. I personnally wouldn't want a four family, but it might work for someone.

Posted by: 1842 at April 3, 2009 3:11 PM

Yeah, the live free thing is silly, unless you live on the top floor apartment and rent the others (the duplex would provide a good income I would think), but why would you do that?

Posted by: 1842 at April 3, 2009 3:12 PM

Dave,

I'm sorry to go completely off topic here, but I just received this email from a friend and thought you'd get a great laugh about it...do you think The What is starting a gay party in Bed Stuy...??

***
I am going to be DJing at this new monthly party called Skittles tonight in Bedstuy. Lots of cute queers, cheap beers and dancings!!

Myself and DJ Jeffo! will be spinning all sorts of new wave and dark electronic 80's music- it should be a blast!

For more info you can check out the flyer:

http://www.larkisadora.com/img/skittle3.jpg

Posted by: 11217 at April 3, 2009 3:37 PM

i would personally prefer a smaller house & mortgage than to share my space with 3-4 other families. i recently heard of a couple buying a huge 5 or 6 family in clinton hill and the duplex is suppose to be amazingly large. i just wouldn't want to live in 'my' house with all those other folks. i would get a 3 story and call it a day!

Posted by: bkny at April 3, 2009 3:49 PM

11217..that's something to think about!!! I took the liberty of posting it in the OT.

What, care to comment??

Posted by: daveinbedstuy at April 3, 2009 4:05 PM

I want to see more pictures on the Pacific St. house, if it is totally gut renovated to the highest standards.

Posted by: Schultz at April 3, 2009 4:06 PM

I hope wasder is correct with the 30% haircut on CH house cause that would mean only another 10% more squeeze and I can buy it

Posted by: more4less at April 3, 2009 4:07 PM

more4less--who the hell knows anymore. I know I bought a similarly sized house in a similar area for a good bit less before most of the insanity in the financial world went down...

Posted by: wasder at April 3, 2009 4:09 PM

MKG has another listing in BSW that's over 1.1 million. Overpriced, not just in terms of this market. House has no detail and is architecturally pretty blah. Anyone seen this house and the house for $925? Compare?

Posted by: Architerrorist at April 3, 2009 4:11 PM

bkny -

"i just wouldn't want to live in 'my' house with all those other folks. i would get a 3 story and call it a day!"

seconded. If I'm going to buy a six-family investment property, it's not going to be the building in which I live. I wouldn't want to live anywhere that has more than one rental unit.

Posted by: cwbuecheler at April 3, 2009 4:12 PM

Architerrorist-
Big difference is that the $1.1 million house is a two-family and therefore the extra income. I agree with you about its general blahness. This one is one-family and seems more charming although I've never been inside. It's got a great front garden (hard to tell in this picture since it's not in bloom) but it's on the Coney Island Ave side of Stratford which makes the back less charming. The neighbors also have a nice rear garden though so that might take some of the edge off?

Posted by: Back40 at April 3, 2009 4:23 PM

Oh, sorry, What, you're right, I misunderstood your comment about $2,000 to live in Park Slope.

But what about your comment "Naw I want to play "Hide the Body"..."???

Posted by: mopar at April 3, 2009 4:59 PM

Think I might take a stroll over there on Sunday Archi. Will report back.

First impressions from the outside is that you can definitely see the potential, even though they should have done a little work to improve the kerb appeal (bad fence to the rear garden).

As Back40 points out, it's a single family, which suits me fine but would need to be priced to reflect it. It's also one of the smaller houses in the area. It could be converted to a two family but would need at least one extra bathroom and one kitchen. Could also do with a garage for storage if that was the plan.

For comp, a two family a block over recently sold for about what they are asking for this and that one is significantly bigger than this.


Posted by: the chicken at April 3, 2009 5:47 PM

Chicken,
I am planning to check out the Stratford Road one as well (liked it from the listing).

Posted by: etson at April 3, 2009 5:59 PM

The key number for the house on stratford road is 1.5.

It's a large house w/ only one full bathroom.

Posted by: slick at April 3, 2009 6:06 PM

Amzi, that's fantastic news about landmarking and great info about the block. Thank you.

Posted by: mopar at April 3, 2009 6:14 PM

I wonder if the people saying unkind things regarding a certain block, i.e., Bed Stuy listing, would be so unkind if you were talking face to face with someone who lives on this block. If you don't actually live here how would you know?
Peter, who used to post on his adventures of renovating his house actually lives on this block. Did you tell him it was a terrible place to live?

Posted by: sjb at April 3, 2009 6:21 PM

Yeah, it's a two family, but the house is not huge to begin with , so you're left with two average-sized apartments. People generally come to BSW and the surrounding areas for space and/or the Victorian charm. The 1.1 million house comes up short on both counts. Unless you're planning to restore the house as a one family down the road, I don't see the appeal. I rather buy a 2 bedroom coop or condo in the Slope or Carrol Gardens for that money.


Posted by: Architerrorist at April 3, 2009 7:04 PM

Slick, I'm not understanding you.

Posted by: Architerrorist at April 3, 2009 7:05 PM

sjb, who's saying unkind things about that block? The only person maligning Bed Stuy is the What, and he's referring to Clinton Hill. And he lives there.

Posted by: mopar at April 4, 2009 12:45 AM

The Stratford Road house is attractive, with good bones. Somewhat smaller than average for that area but still plenty of room for a family, unless you are the Duggars. But it will need a great deal of sprucing up as well as some basic updates to mechanicals. Needs exterior work and the yards need redoing as well. And yes, there is only 1 full bath for the entire house; there's a half-bath on the ground floor. The top floor has no bathroom at all. Putting one in seems possible, but difficult, not least because it would spoil the lovely lines of the room up there. A good house for someone who dreams of refurbishing one of these old Victorians, but overpriced like everything else in prime Ditmas these days. Sellers are clinging for dear life to 2007 prices in that neighborhood.

Posted by: gidgetgoesbrooklyn at April 4, 2009 2:22 PM

I too suspect that the Stratford Road house is overpriced, although hopeful that it is not too overpriced since I have one sort of like it nearby, also a little smaller than the neighborhood average. We put in a third floor bathroom that retained the great bones of the sloping ceilings etc -- I'm sure a decent architect or designer could come up with something for this place that would be a plus, not a minus. The third floor wood stove is pretty cool, and has got me thinking... And gidget, your view of the need for yard reworking is really dependent on the buyer's interest in gardening and working with what's there, at least in the front. The front yard has a beautiful mature oak-leaf hydrangea (or something similar) and climbing roses on the porch that are spectacular.

I'll be curious to hear of any feedback from the open house.

Posted by: Back40 at April 4, 2009 7:33 PM

I very rarely read the comments section of Brownstoner because it is so tragically obvious that the White Stoners who post here do so from the desks at their dreadful temp jobs while they wait for that big break when that degree from Pratt will get them a real job as a "graphic artist" in some windowless dungeon long enough to save for a down payment on a studio in the bowels of Brooklyn somewhere so that they can actually OWN something besides 80's rock albums and lava lamps.

In the meantime, you sit on your lazy oh so hip skinny jeaned bratty asses dissing every property on the market you will never ever be able to afford. Oh, and brokers? They/we are loathsome to you. And why is that exactly? (AND YES I AM A BROKER) Why are we the dredges you see us as? Ever stop to think that we are trying to make a living and feed our kids just like anyone else with any ounce of responsibility? That we work our asses off trying to market properties which are not always all that pretty because it is our job to do so? That we have to practically strangle our sellers before they will lower the prices on their not so pretty homes to market levels so that we perform our job successfully and actually sell the property? That not all of us are oily sleazebags who would sell our own mothers for a sale, and toss the kids in the deal too if it's a nice townhouse listing? Most of us, especially at the bigger firms can boast advanced degrees and years of experience outside the field of real estate. In between filing papers for the associates at the law firms you temp at, take a look at some of our bios. Naw, too lazy for that, right? Might bust open your pre-conceived notions.

Kids, most of you don't have a clue what you are talking about when you rail with so much hate and thinly-vieled racism against what you perceive as overpriced listings in neighborhoods you will never afford to live in anyway. But carry on, little Oz'es. You can be whomever you want while you pound angstfully against your keyboards. Anonymously.

Posted by: sound11217 at April 4, 2009 8:11 PM

"Sellers are clinging for dear life to 2007 prices in that neighborhood."

This neighborhood and every other neighborhood in Brooklyn.

Posted by: Chaka at April 4, 2009 8:59 PM

For clarification, 1.5 equals the number of bathrooms at the Stratford house. 1 full bathroom makes it a lot less appealing for any family that might want 5 bedrooms.

Posted by: slick at April 4, 2009 10:49 PM

sound11217, that's quite a rant! Feel better?

Posted by: the chicken at April 5, 2009 4:41 AM

sound 11217,
That was one of the funniest posts I have read on Brownstoner - well done. You did mean it as a joke, right?

1) Love the reference to 'White Stoners' next to the accusation of 'thinly veiled racism' - presumably because you think the overt kind is so much preferable.
2) If you really are a broker, way to insult your potential customers. There is a much wider range of ages, races and financial capacities on here than you think.
3) Why should buyers or sellers care if you have an advanced degree that does not relate to real estate? Both need an honest broker that knows the market and the neighborhood, not a nuclear physicist.
4) I sympathize with your need to feed your kids etc. Many people that overpaid for real estate at the peak have the same concern. But your industry is just coming off a massive boom, so if you weren't successful in the past couple of years then things are going to look tougher for a while.
5) I so wish I was young enough to be referred to as a 'kid', cool enough to be a good graphic designer, or thin enough to look good in skinny jeans. But I am just an average person looking to buy a place in the next year or two. Hopefully through someone more open minded than you appear to be.

Posted by: etson at April 5, 2009 9:58 AM

Sound11217's ranting and inaccurate accusations not withstanding, I do think we can forget that real estate agents are people too, most of whom are not so different than the rest of us. I've certainly been guilty of that.

Posted by: Nomi at April 5, 2009 5:17 PM

I saw 411 Pacific this weekend. I went halfway through the two-hour window, and there were maybe 10 names signed in. Many were neighborhood real estate agents. Is that usual?

The finishes in the triplex were beautiful. Everything looks as nice as the kitchen. I hope the broker took more pictures for the web posting. Lots of glass tile, light brown wood floors (visible in current pix), white and beige sleek, modern fixtures. No detail, but that house was basically a shell two years ago.

So, if anyone is reading this, what is this house worth? A friend is interested. We know $2.5 is WAAAY high. The last similar (slightly bigger, finished but not as fancy) house that sold on this block went for $2.3 at the end of 2007. The current owners bought the shell for $950K. They replaced roof, back wall, and, I suspect, all of the beams. New electric, new plumbing, architect-designed, modern finishes.

What should my friend bid?

Posted by: Brooklyn Chicken at April 5, 2009 7:29 PM

We saw the Bed Stuy house this weekend. Block is fantastic. House appears to be in move-in condition. It was originally a one family, but it works well as a two family.

All the detail is there, and there is lots of it. Beautiful mantles with different color Arts & Crafts tile on each one, beautiful stained glass windows, herringbone floors, nice garden, bright and spacious kitchen, original sink and closets between upper bedrooms is still there, wainscotting, Eastlake door and window frames, wedding cake plaster, etc.

Top floor is rental with side kitchen in back, two large size rooms each with fireplaces, the usual small child's room or office over the front door, the aforementioned original closets and sink, and a nice classic black and white bathroom that probably dates from the 40s or so and is in decent condition. I would guess it could rent for $1200, but someone else may have a better grasp of the market. I'd call it a 1.5 bedroom.

The bathroom in the owner's duplex has the original clawfoot tub and wall-hung sink. The kitchen is updated and will not win any awards for excitement, but it's extremely functional and well-laid out with tons of counter space. It's also very large and could easily seat six for dinner.

A few concerns:

*Top part of building along stair might be pulling away from the shared wall. If it's just cosmetic, it's not a huge deal, but there could be a serious foundation problem here. Anyone who inspects should definitely hire a structural engineer.

*Basement reeks of urine (cats?) and there were candles in every room during the open house. I didn't detect any odors in the rest of the house, but if they're there, it's a deal killer as far as I'm concerned.

*There are some other very small things, all cosmetic, that might drive me insane but might not bother another person. For example, the floors in the parlor looked to be of a pretty poor grade - maybe they were meant to be covered with a rug originally. The decorative fret work in the entry was burned slightly (and broken and pulling away from the wall slightly). The stair steps on the first floor were broken off in bits on the side. Nothing that isn't functional, just little cosmetic details.

Posted by: mopar at April 5, 2009 9:04 PM

Forgot, there was one other negative:

The bathroom in the owner's duplex is on the kitchen level. There are a lot of ways you could configure the bedrooms, but most likely you would use two of the rooms on the parlor level. So you'd have to walk into the same shared hall the renter also uses and downstairs to go to the bathroom. Not a big deal for us, but some people might not like it.

All the parlors were very pretty, and the parlor floor has three rooms (one very small) so you could use two as bedrooms and still use the front parlor as a living room and dining room (it's definitely big enough for both).

Posted by: mopar at April 5, 2009 9:11 PM

I apologize, etson. My "rant" was over the top, and wrongfully over-generalized (is that an adjective?)
those who post here. All of your opinions are valid even if I strongly disagree with them. I never post here and this one came after a long day. It is just that we brokers are working so friggin hard to make a buck -- LIKE EVERYBODY ELSE THESE DAYS -- and one of the broker dissed in this long string of comments SO doesn't deserve to be trashed the way he was. Even though we don't work in the same office, we have co-brokered a couple of properties together. This guy is among the nicest, most honest brokers I know. He has more integrity than the hundreds of people I know and have worked with in every capacity and in every profession. He just doesn't deserve it.

He doesn't regularly read Brownstoner and when I emailed him and then called him to bring his attention to how people were mocking him and his assertion that you could actually own this particular brownstone (121 Lefferts) and "live for free," he laughed, and wondered why people didn't just contact him directly for the calculations he had relied upon by a well-regarded mortgage broker. My assertion was, and is, that some of the people who post here would rather criticise than investigate. They are unable to buy, so they criticise everything and everyone - especially brokers.

So again, I should have waited, or at least gotten his permission to post before doing so, and I apologize to him for not doing so. But for the record, I feel strongly about what I posted -- not about all posters here by any means, but about way way too many. And who the f*ck is this What clown? Was he/she exposed under one of the rocks excavated at the Atlantic Yards project? Will he/she slither back now to its home now that the project thankfully appears to be doomed, at least in its present incarnation?

Posted by: sound11217 at April 5, 2009 11:29 PM

I apologize, etson. My "rant" was over the top, and wrongfully over-generalized (is that an adjective?)
those who post here. All of your opinions are valid even if I strongly disagree with them. I never post here and this one came after a long day. It is just that we brokers are working so friggin hard to make a buck -- LIKE EVERYBODY ELSE THESE DAYS -- and one of the broker dissed in this long string of comments SO doesn't deserve to be trashed the way he was. Even though we don't work in the same office, we have co-brokered a couple of properties together. This guy is among the nicest, most honest brokers I know. He has more integrity than the hundreds of people I know and have worked with in every capacity and in every profession. He just doesn't deserve it.

He doesn't regularly read Brownstoner and when I emailed him and then called him to bring his attention to how people were mocking him and his assertion that you could actually own this particular brownstone (121 Lefferts) and "live for free," he laughed, and wondered why people didn't just contact him directly for the calculations he had relied upon by a well-regarded mortgage broker. My assertion was, and is, that some of the people who post here would rather criticise than investigate. They are unable to buy, so they criticise everything and everyone - especially brokers.

So again, I should have waited, or at least gotten his permission to post before doing so, and I apologize to him for not doing so. But for the record, I feel strongly about what I posted -- not about all posters here by any means, but about way way too many. And who the f*ck is this What clown? Was he/she exposed under one of the rocks excavated at the Atlantic Yards project? Will he/she slither back now to its home now that the project thankfully appears to be doomed, at least in its present incarnation?

Posted by: sound11217 at April 5, 2009 11:29 PM

*****Waring****** *****Waring****** *****Waring****** *****Waring******
"And who the f*ck is this What clown? Was he/she exposed under one of the rocks excavated at the Atlantic Yards project? Will he/she slither back now to its home now that the project thankfully appears to be doomed, at least in its present incarnation?"

******Attack Sequence initiated!*******
ROTFLMMFAO!!!

******Waring Target Acquisition in progress*******

"All of your opinions are valid even if I strongly disagree with them."

Hey Asslick I wonder the same thing but most of the time I'm right NY Mag, 2008 Crash, etc.

"He doesn't regularly read Brownstoner and when I emailed him and then called him to bring his attention to how people were mocking him and his assertion that you could actually own this particular brownstone (121 Lefferts) and "live for free," he laughed, and wondered why people didn't just contact him directly for the calculations he had relied upon by a well-regarded mortgage broker."

So you are a Broker? Like the retard who made a misrepresentation on the Ad? Guess what Assnut? I'm a Broker also and I hope your little buddy don't get in trouble with the Dept. of State or the seller's Attorney!

"And who the f*ck is this What clown? Was he/she exposed under one of the rocks excavated at the Atlantic Yards project? "

I'm the man baby! I'm the inertia behind this Blog. Born, raised and will die in Brooklyn!

"Will he/she slither back now to its home now that the project thankfully appears to be doomed, at least in its present incarnation?"

Oh no pancake the war is not over yet but you have 7 months of life support left. I suggest you start sucking off people at your open house, ROTFLMMFAO! Maybe you can get the other Broke Broker to get you a reach around!

The What

Someday this war is gonna end...

Posted by: Return of The What at April 5, 2009 11:59 PM

Oh this is good..

"And why is that exactly? (AND YES I AM A BROKER) Why are we the dredges you see us as? Ever stop to think that we are trying to make a living and feed our kids just like anyone else with any ounce of responsibility? That we work our asses off trying to market properties which are not always all that pretty because it is our job to do so? That we have to practically strangle our sellers before they will lower the prices on their not so pretty homes to market levels so that we perform our job successfully and actually sell the property? That not all of us are oily sleazebags who would sell our own mothers for a sale, and toss the kids in the deal too if it's a nice townhouse listing?"

Folks these are the words from a Broker is is broke, ROTFLMMFAO! Oh man I missed this! When was the last time you was at a closing??? Feb 2008??? Look repeat these words "Regular of Decaf?"... ROTFLASMMFAO!!!!!!!!

The What (Sunday night drive)

Someday this war is gonna end..

Posted by: Return of The What at April 6, 2009 12:03 AM

*****Waring****** *****Waring****** *****Waring****** *****Waring******
"And who the f*ck is this What clown? Was he/she exposed under one of the rocks excavated at the Atlantic Yards project? Will he/she slither back now to its home now that the project thankfully appears to be doomed, at least in its present incarnation?"

"Waring?" What are you -- a blender?

I'm real sure about what ROFLMAO or whatever is supposed to mean, but it sure reeks of someone who gets precious little attention in your life that you Oz it up by being someone else. Am I supposed to be insulted because I don't know or give a f*ck who you are/ pretend to be/ want to be -- and tragically will never be?

"When was the last time you was at a closing??? Feb 2008???"

No, actually I was at a closing on Friday. Precious vocabulary, by the way.

"Look repeat these words "Regular of Decaf?"... ROTFLASMMFAO!!!!!!!!"

Huh? What does this mean? Never mind. I truly could not care less, you freakin nut case. I am going to bed (because I have a life). Think of something clever when you sober up. Stay up all night if you need to. Take your time. I will ignore you anyway. If it gets really bad, call the Suicide Line. Perhaps they can advise as to whether the blue or the red pill is better this evening. Good night.


Posted by: sound11217 at April 6, 2009 12:49 AM

No worries sound11217. Everyone is entitled to a rant now and again after a tough day, and a lot of us work in stressful jobs so we understand. Best of luck.

Posted by: etson at April 6, 2009 8:01 AM

Saw BSW on Sunday. Very nice little house with lots of character. Really does need an extra bathroom somewhere and not really clear where it could really go.

Archi, much better than the other one in BSW that looks like a flip gone wrong.

Posted by: the chicken at April 6, 2009 10:39 AM

That was my impression, chicken. This house seems like the winner, in my book anyway.

Posted by: Architerrorist at April 6, 2009 11:11 AM

mopar, thanks for that description. Really helpful.

Posted by: Nomi at April 6, 2009 1:21 PM

Sure! Are you going to check it out? I keep thinking about the area -- it's really nice.

Posted by: mopar at April 6, 2009 6:42 PM

Oh, wait. I mean diagonal floors with some inlay. Not herringbone.

Posted by: mopar at April 6, 2009 6:45 PM

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