« Last Week's Biggest Sales House of the Day: 481 4th Street »

May 5, 2009

Co-op of the Day: 225 Park Place, #2G-H

Even if you this apartment wasn't labeled as a "G-H" combination, it would be pretty obvious from looking at the floorplan that two mirror-image apartments had been put together. The result is a very large (1,200 square feet) two-bedroom apartment with a slightly untraditional layout that appears to work nonetheless. The apartment has lots of prewar details and looks to be in excellent shape. Location-wise, it's just a couple of blocks from Grand Army Plaza. The monthly maintenance is surprisingly low at $770. Nice place! How does the asking price of $699,000 strike you?
225 Park Place, #2G-H [Corcoran] GMAP P*Shark

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"Even if you this apartment wasn't..."

did WHAT right this post???

Posted by: randolph at May 5, 2009 12:42 PM

By "right" do you mean "correct?"

Posted by: SnarkSlope at May 5, 2009 12:44 PM

PS: $700k for 2BR in PH is batsh*t crazy.

Posted by: SnarkSlope at May 5, 2009 12:45 PM

i'm really surprised this new to market apartment hasn't been picked for co-op of the day yet: http://www.corcoran.com/property/listing.aspx?Region=NYC&ListingID=1544548

Posted by: swine_flu at May 5, 2009 12:49 PM

dont like the tiny 2nd bdrm. Kitchen cabinets look like old laminated particle board type. not bad considering rest is praise. nice wood flrs, love those big bathrm/ dress rm combo, small maintenance,...

I guessed 550-575k

Posted by: more4less at May 5, 2009 12:54 PM

Love the location. The tiny second BR's kind of crappy. Pretty nice place overall tho.

$550k would make it really attractive.

Posted by: cwbuecheler at May 5, 2009 12:56 PM

No doors on the bathrooms...No thank you!

Posted by: bayridgegirl at May 5, 2009 12:58 PM

I like the space and love this block. lots of closets which is a plus and the living room is large!
I think 580K can move this

Posted by: gemini10 at May 5, 2009 12:58 PM

I think that the layout is weird. That teeny second bedroom is a joke. SIX feet wide? C'mon!

Posted by: BrooklynButler at May 5, 2009 1:00 PM

great building, great location. horrendous, crappy, awful layout that couldn't work for anyone.
basically you're paying for hallways galore, plus 2 dressing rooms, a sitting room and a foyer.
the usable space is basically a smallish living room and a nice-sized bedroom.

Posted by: ontheparkway at May 5, 2009 1:01 PM

leaving aside the price, BRG, would no doors on the bathroom really put you off? It's a 200 dollar, 3 hour fix.

Posted by: the chicken at May 5, 2009 1:06 PM

Do you guys realize how close this is to Prospect Park? This is Prospect Heights but about 100 feet from the Park Slope border. Deserves 600/sq feet for that location and maintenance: Should get FULL asking!

Posted by: Squattersrights at May 5, 2009 1:11 PM

Chicken, look at the pics and floor plan again...putting doors on those bathrooms is not $200 and 3 hours. They arched the opening which is wider than a standard door. They also returned tile into the wall thickness.
You're talking removing some tile, dry wall, squaring off the the top, painting.
Yes. It turns me off when people make bad design decisions.

Posted by: bayridgegirl at May 5, 2009 1:12 PM

quote:
No doors on the bathrooms...No thank you!

EW poo mist central!!!

*rob*

Posted by: PitbullNYC at May 5, 2009 1:13 PM

Also, who needs that many dressing rooms. The closet for the bigger bedroom is too small for an apt. with so much square footage.
And the second bedroom width as some one earlier stated is laughable.

Posted by: bayridgegirl at May 5, 2009 1:14 PM

I hate to contradict myself... I normally hate these big buildings. But I really like this apartment.

Of course, I don't have the $4500 a month (according to the mortgage calculator) or an extra $100k in my pocket, so it's really not a choice I have to struggle with!! :-)

Posted by: tybur6 at May 5, 2009 1:14 PM

BRG, dead bolt on that door into bathrm/dressing rm area. Prob solved for cheap - probably less than $20

Posted by: more4less at May 5, 2009 1:15 PM

Oh and Chicken, and someone wants to put up doors to those bathrooms...they should be ready to deal with the Co-op board and DOB.

Posted by: bayridgegirl at May 5, 2009 1:17 PM

Oh, by the way, this place has a doorman for 64c per sq ft... so all this crap about $1 per sq ft for maintenance is obviously a bunch of crap. :-)

OK, maybe not a bunch of crap, but obviously not necessary.

Posted by: tybur6 at May 5, 2009 1:17 PM

good point - although I still don't see it as a deal-breaker. I guess it was done so that the dressing rooms get some of the light from the bathrooms.

Posted by: the chicken at May 5, 2009 1:17 PM

> "Deserves 600/sq feet"

Not when so many of those sqft are so very poorly used.

Offer $550k.

Posted by: SnarkSlope at May 5, 2009 1:21 PM

“BRG, dead bolt on that door into bathrm/dressing rm area. Prob solved for cheap - probably less than $20”

M4L...as a married couple getting ready to go to work in the morning, one spouse is on the crapper doing their business, the other should be able to get dressed in the 'luxurious' dressing room with out having break through a dead-bolt or having to see / hear spouse on the toilet.

Sorry, but IMHO it was really a bad design decision on the homeowner’s part.

Posted by: bayridgegirl at May 5, 2009 1:22 PM

you guys can really waste a lot of time on nothing. .. this place has a $700K pricetag on a 1-plus bedroom place with ten hallways and you are going to go back and forth for the next three hours about the door or no door on the bathroom. . .

Posted by: ontheparkway at May 5, 2009 1:26 PM

yes, ontheparkway...some of the people on this blog are really quite scary and disgusting.

Posted by: swine_flu at May 5, 2009 1:30 PM

Weird. I know it was created as a Frakenpartment, but it is still weird.

Kinda creeping me out looking at the floor plan.

And the doorless entry to the bathroom...

I think the right half of the place needs to be reconstructed.

Put in a small 1/2 bath in place of the full bath (where the tub is now). Shift the big bedroom 2 feet 4 inches to the left to get that second bedroom up to 9 feet wide.

I don't know. Location is nice. But I can't help thinking that it looks like a suite at the crown plaza.

Posted by: northsloperenter at May 5, 2009 1:30 PM

I love this place. I think the layout is great (lack of bathroom door notwithstanding). The amount of closet space is fantastic. I also love the long hallway division btw. the living and sleeping space.

Posted by: TownhouseLady at May 5, 2009 1:37 PM

Haven't studied the floor plan but this looks like a pretty reasonable ask for that amount of space in that location. Nice looking building too. What it will actually sell for? Who knows but this is not one of those listings where you feel insulted by the asking price, especially with very reasonable maintenance.

Posted by: wasder at May 5, 2009 1:44 PM

A lot of weird wasted space. I assume that the doorless bathroom is only the one that's part of the master suite, which is fine.

Posted by: daveinbedstuy at May 5, 2009 1:44 PM

BRG, there's 2 bathrm, dressing rm combo's - a his & a her. Just make sure spouse knows to crap in the correct bathrm (ie hubby in "HIS" bathrm). at 550k, can over look that. at 700k, cant over look it

Posted by: more4less at May 5, 2009 1:47 PM

actually, I think the bigger dealbreaker is that whoever gets the second bedroom (kid/guests) would have to trek right through the apartment (past the front door) to get to the bathroom that they can use.

Posted by: the chicken at May 5, 2009 1:54 PM

BRG, you don't think that the door into the 'dressing room' would suffice for privacy? Also, what would you think about curtains over the archway?

Posted by: denton at May 5, 2009 2:02 PM

the utility of this layout depends to a larger extent than usual on the needs of the occupants.

for a single person or couple that wants an extra room for a home office, this is actually a pretty nice setup.

for roommates or a family with one or more kids, the layout is not optimal given the distance between the second bathroom and second bedroom.

Posted by: z at May 5, 2009 2:21 PM

denton you dont get it. there would be poo mist ALL OVER your clothes in the dressing room without a bathroom door. absolutely disgusting.

*rob*

Posted by: PitbullNYC at May 5, 2009 2:21 PM

Rob, unless you remove your clothes before farting, what do you think is ALL OVER your clothes now??? ;)

Posted by: the chicken at May 5, 2009 2:25 PM

Poo mist is therapootic

I want some poopourri petals in a bathroom basket

Posted by: Squattersrights at May 5, 2009 2:29 PM

chicken poo mist and farts are two totally different things.

*rob*

Posted by: PitbullNYC at May 5, 2009 2:40 PM

Geez, I'm sorry I mentioned the doors.

Posted by: bayridgegirl at May 5, 2009 2:45 PM

What co-op? All I see is Tracey McLean.

***Bid half off peak comps***

Posted by: Brownstones Half Off at May 5, 2009 3:41 PM

that doesn't sound like something the WHAT would say. now forming opinion BHO <> WHAT

Posted by: more4less at May 5, 2009 3:44 PM

Saw this place on sunday. While it is big and does have an odd layout, the no proper door to the bathroom thing didn't really bother me. What did was the kitchen- complete gut job, and should be extended out into the 'eating area'-its an awkward space. Also the second bathroom clear across the apartment would be annoying for kids/guests.

Posted by: missusf at May 5, 2009 4:03 PM

"chicken poo mist and farts are two totally different things.

*rob*

Posted by: PitbullNYC at May 5, 2009 2:40 PM"

erm.....not the way I see it ;)

Posted by: the chicken at May 5, 2009 4:17 PM

What = BHO is interested in one of "our Asshat women?" Hmmmmm

Posted by: daveinbedstuy at May 5, 2009 4:31 PM

And, she's likely related to me and sixyears!!!!

Posted by: daveinbedstuy at May 5, 2009 4:32 PM

rob, most bathrooms, but obviously not your rental, have exhaust fans.

SHIT, SNARK WINS!!! CORC HAS TAKEN DOWN ALL THE PHOTOS AND THE FLOOR PLAN!!!

Posted by: denton at May 5, 2009 4:51 PM

SNARK didn't win where it counts - need to take the price down

Posted by: more4less at May 5, 2009 5:06 PM

I would love to participate in this discussion except the broker has pulled the photos and layout. Damn brokers.

Posted by: mopar at May 5, 2009 5:08 PM

maybe the broker was sick of seeing the idiot posters on brownstoner rip the place to shreds. its a beautiful apartment and thanks to the repetitively negative comments about it, you all just helped another apartment in brooklyn not sell. congrats losers. and here i thought the point of this blog was to support brooklyn. silly me.

Posted by: swine_flu at May 5, 2009 5:16 PM

"I would love to participate in this discussion except the broker has pulled the photos and layout. Damn brokers.

Posted by: mopar at May 5, 2009 5:08 PM"

Very interesting turn of events, especially in light of the NY Times article.

Guess they didn't like the poo mist discussion....

Posted by: the chicken at May 5, 2009 5:18 PM

Swine flu: One might counter that by saying that the posters saved some poor soul from losing his shirt and overpaying in a declining market. That seems to be plenty supportive of Brooklyn

Posted by: Squattersrights at May 5, 2009 5:20 PM

whether or not the apartment is the correct price, was barely even mentioned here. so thats not a great excuse. the comments were about trivial things, and it's obvious from reading it over that people on this blog just like to be negative. it's not the brooklyn that i know, and quite frankly, its disturbing that so many people on here want to be negative about every little thing.

Posted by: swine_flu at May 5, 2009 5:28 PM

"you all just helped another apartment in brooklyn not sell."

Me thinks, the state of the ecomony has more to do with apts not selling than comments on a blog.

Posted by: bayridgegirl at May 5, 2009 5:29 PM

I reserve the right to diss any apartment on a real estate blog, especially the one that I secretly love and end up bidding 10% above ask to secure it...

Posted by: the chicken at May 5, 2009 5:37 PM

I 2nd that. it's the f'ing $700k price and don't think listing it at $699k make it feel any cheaper. Go tell the agent to list it at $500k and it'll be sold

Posted by: more4less at May 5, 2009 5:39 PM

lo and behold, the photos are back, along with the floorplan! Lil' intrigue going on here...

Posted by: denton at May 5, 2009 5:43 PM

well then maybe the broker is classy and didn't appreciate having the comments talk about human excrement and talking about the listing agent as a piece of meat. again...some of you are so disturbed that you don't even realize it. it means you really have no soul if you believe you can say whatever you like on a blog and not even think about the family who might be trying to sell this. there is a way to be constructive without coming across as negative about each and every point over and over. it doesn't speak well for you to say such things as if they don't count because it is the internet.

Posted by: swine_flu at May 5, 2009 5:45 PM

and this coming from someone with that insensitive & inappropriate ID

Posted by: more4less at May 5, 2009 5:49 PM

Of course this frankencoop's floorplan is out of wack. Like it says, it's two studios (reverse identical) put together and not a true 2 bedroom. Just looked at street easy and NYC DOF and... WOW... 5G in the building sold in 2007 for $347k.

Now I'm real confused.

Posted by: tower at May 5, 2009 5:55 PM

Couldn't you get a nice studio coop in prime Park Slope for that?

Posted by: tower at May 5, 2009 5:57 PM

Just for the record:
My comments about the bathrooms not having doors are not inappropriate.
The bathrooms not having doors are inappropriate!

Posted by: bayridgegirl at May 5, 2009 5:58 PM

i have been in many nice apartments that have attached dressing rooms and the bathrooms themselves do not have doors. it's elegant and very common in nicer buildings. i guess they don't have these types of buildings in bay ridge?

Posted by: swine_flu at May 5, 2009 6:00 PM

"Couldn't you get a nice studio coop in prime Park Slope for that?"

Wish someone would have posted some comps in Park Slope, as I'm sure there are many.

Posted by: bayridgegirl at May 5, 2009 6:03 PM

Yeah, these tweener (between a 1- and 2-br) apartments never seem like a good deal. Too bad they couldnt have made that second br just 3 feet wider...and yes, doors on the wc's are key. I think this will go for well under ask, lo maint. or not...

Posted by: Bolder at May 5, 2009 6:03 PM

swine flu=Tracey McLean or corcoran colleague?

Posted by: nk at May 5, 2009 6:19 PM

We looked at this place and gave it a fair shot. This would be a place to buy purely for square footage firmly in the neighborhood. Needs a full kitchen overhaul including knocking down a wall to make it workable, bathroom and some doors.

Posted by: lookinginPH at May 5, 2009 6:40 PM

"Wish someone would have posted some comps in Park Slope, as I'm sure there are many."

See, BRG, you shouldn't have annoyed 11217 so much!

Posted by: sixyearsandcounting at May 5, 2009 6:48 PM

Agreed lookinginPH. It was nice space, lots of windows, and 2 bathrooms is always nice. I wasnt thrilled the living room view was of phone & cable lines, but that could be overlooked. Think it will sell in the high 5's/low 6's, and only to someone who relishes a pretty big reno.

Posted by: missusf at May 5, 2009 7:00 PM

BRG - the bathrooms are like (attached dressing room)and there are doors to the suites. and I thought it was only some guys who were pee shy.

Posted by: Petebklyn at May 5, 2009 8:47 PM

> SHIT, SNARK WINS!!!

Tell me what I won, Johnny!

It better not be a year's supply of Turtle Wax and a copy of the home game.

Posted by: SnarkSlope at May 5, 2009 8:51 PM

I don't know .. . yes, a bunch of poorly used space. But I like some things about the way it is. I like some space that is not quite a room -- the foyer and that sitting room. Also what people are calling a hallway (or 10 hallways!) is 5'3" wide. That's going to feel a lot roomier than an average hallway. I would look at this place if it was in my price range.

Posted by: Nomi at May 5, 2009 9:47 PM

I must say that swine flu is one of the more appropriate broker usernames I've seen in a while.

Also, I suspect I now know who it is who appraises at the max bid every property brownstoner posts.

Posted by: northsloperenter at May 5, 2009 10:14 PM

Brokers are people too.

Posted by: Nomi at May 5, 2009 10:18 PM

Glad they put the photos and floorplan back. This is an absolutely beautiful apartment. Not sure why the small bedroom isn't the same width as the kitchen, but the rest of the floor plan absolutely does work beautifully. Love the halls. Plenty of space for books and art. The lack of doors on the bathrooms is not a problem -- each bathroom includes a dressing room, and the door is on that. How luxurious indeed.

Posted by: mopar at May 5, 2009 11:15 PM

Luxurious? I think the word you are seeking is ridiculous. That is a terrible floor plan. It looks exactly like what it is: two conjoined studio apartments. I think this one will be seeing substantial price reductions in the near future.

Posted by: Oleg at May 6, 2009 12:07 AM

Two studios? Weren't they two one-bedrooms?

Posted by: Nomi at May 6, 2009 12:27 AM

I don't see how the apartments would have been one-beds before the joining. Having said that, at 600 sq foot each, those would have been pretty spacious studios.

Posted by: the chicken at May 6, 2009 2:23 AM

"Brokers are people too."

So are ax murderers, nazis, and those guys who sit with their legs spread wide apart on the subway.

Posted by: northsloperenter at May 6, 2009 9:00 AM

Clearly someone took two enormous alcove studios and did the minimum amount of work to combine them into a 2 bedroom. I could almost see this working better as a big 1 BR with a formal dinning area (which personally I'd like much more than a 2nd bedroom).

That said its a lot of space in a nice building with an unbeatable location. Bottom line for me is great space with potential but in need of some serious work to make it functional.

Posted by: clintonhillbuyer at May 6, 2009 10:49 AM

I think almost everyone is in agreement. It is two studios, in a good location, poorly combined to create a 1.5 bedroom apartment with a shitty kitchen that needs renovation, with awkward dressing room/bathroom combos. Corcoran as usual overpriced it.

My first reaction was - WTF! It will probably go for over 600K cause at least one person wont care about the strangeness that is Apt 2G-H. (I can just imagine coming to get something out of my closet and having my wife scream as she is sitting there taking a crap. Or worse, needing something from my closet, but locked out for 20 minutes as my MIL is taking a too-long shower.

Posted by: saminthehood at May 6, 2009 6:39 PM

"'Brokers are people too.'

So are ax murderers, nazis, and those guys who sit with their legs spread wide apart on the subway."

I'm not a broker. I don't have a broker in my family. I don't have any broker friends. But as a human, I'm able to discern that these kinds of statements forward NOTHING. They give you and this site a bad name. Brownstoner is the most civil of the big NY real estate discussion. I read it everyday; I've learned a lot from it. But a comment that compares real estate brokers to murders, nazis, and sexual deviants makes me ashamed.

Posted by: Nomi at May 6, 2009 9:06 PM

Ooo. I overdid it on the subway legs spread guy, I think. Not a pervert; just a gross guy taking up more room than he should? I guess he's there to soften the murderer nazi comparison? Hm. Took me a few hours ...

Well, still feel brokers get too much abuse on here and it makes the site move from say, "spirited" to just mean.

Posted by: Nomi at May 7, 2009 3:13 AM

Nomi -- why do you think brokers are like ax murderers, nazis, and people who take up too much space on the subway?

I just think saying "XXXX are people too" is an absurd comment, particularly if the meaning is "so be nice to them".

Considering that "people" encompasses the entirety of humanity which includes vast amounts of evil and ugliness, I won't cut anyone a break based on that categorization.

Posted by: northsloperenter at May 7, 2009 6:58 AM

That is a good point about needing to get something out of the closet while the bathroom is in use. Had not thought of that.

Posted by: mopar at May 7, 2009 6:09 PM

« Last Week's Biggest Sales House of the Day: 481 4th Street »

May 5, 2009

Co-op of the Day: 225 Park Place, #2G-H

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