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May 11, 2009

House of the Day: 174 Clinton Avenue

174-Clinton-Avenue-0509.jpg
174-Clinton-interior-0509.jpgPerhaps if the seller of 174 Clinton Avenue hadn't spent so much time ripping open the facade of his historic brownstone and stealing a parking space from the public by cutting the curb, he might not be in his current situation. (Oh, it also would have helped if he'd priced the property reasonably back in the fall of 2007 back when he, quite astutely, subdivided the through lot into two pieces.) The listing debuted with Brown Harris Stevens in October 2007 at $2,500,000 and was subsequently cut to $1,990,000 in April of last year before being pulled off the market. Now it has re-emerged, post-renovation, with Halstead at the wheel and a new 2009-friendly price of $1,800,000. The interior has been cleaned up considerably and, while a lot of the original woodwork has been preserved, some of the renovation choices (like the exposed brick fireplaces and modern yard) don't float our boat. That said, this price is back in reality land now. It remains to be seen whether buyers will like the in-house parking feature or lament the foregone rental income that came with that decision.
174 Clinton Avenue [Halstead] GMAP P*Shark
Clinton Ave. Curb Cutter Takes 20% Haircut [Brownstoner]
Cut and Run at 174 Clinton Avenue [Brownstoner]
Development Watch: 175 Vanderbilt Avenue [Brownstoner]





Posted by Brownstoner at 1:13 PM | Comments (38)
Categories: Clinton Hill, HOTD

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Comments

What's wrong with exposed brick again?

Posted by: route52 at May 11, 2009 1:16 PM

The bars on the parlor floor bay window are extremely unappealing and the track lighting and curb cut are beyond ugly. However, it looks like there's room to tandem park two cars, which is valuable in itself, and the yard might not be the most traditional setup but it's nicely green and I could see it appealing to people with dogs or children.

I voted $1.1 million but I wouldn't be surprised if it goes for lower. Unless that's the best block in CH (I wouldn't know), of course.

Posted by: gracias at May 11, 2009 1:24 PM

"Unless that's the best block in CH"

It's not. You're staring at a bunch of ugly apartment towers across the street.

Posted by: cwbuecheler at May 11, 2009 1:30 PM

Note: I'm aware that those towers aren't housing projects and that the people who live in them are perfectly nice working-class families and such. That's fine. But the towers are still ugly. :)

Being near Myrtle's nice tho, and I guess if you have a car the crappy subway access doesn't matter.

I literally have no idea how to price this property. I know I wouldn't pay 1.8mm for it ... but I'm not sure what I think it "should" sell for.

Posted by: cwbuecheler at May 11, 2009 1:35 PM

i agree that the parlor window bars are horrendous! i am normally a fan of exposed brick but these fireplaces are really ugly - they should have stuck with a more traditonal mantel.

i wish they had a floor plan - i do like the curb cut.

1.4M

Posted by: bkny at May 11, 2009 1:47 PM

In the broker listing there's no description.
One-family? two family? Three Family? How many bedrooms? How many bathrooms?
All I know is it's one lazy broker.

Posted by: bayridgegirl at May 11, 2009 1:50 PM

The main issue is that the same team who brought you the ugly curb cut and the questionable back yard is building a 7 story new building overlooking your backyard. So your large yet scarred brownstone could end up in a permanent dark spot between the coops and an ugly thing. That would strike fear in my heart. I can't imagine buying into such a situation.

Posted by: Maly at May 11, 2009 1:53 PM

So it has a garage now? I am wondering about the "H" for Halstead's positioning on the broker photo. Is the garage door really ugly?

Posted by: Heather at May 11, 2009 1:54 PM

Gracias, that's a pretty ignorant estimate. If you are clueless about the neighborhood, how can you even comment?

Posted by: brownstoner at May 11, 2009 1:54 PM

"I voted $1.1 million but I wouldn't be surprised if it goes for lower. Unless that's the best block in CH (I wouldn't know), of course."

"Gracias, that's a pretty ignorant estimate. If you are clueless about the neighborhood, how can you even comment?

Posted by: brownstoner at May 11, 2009 1:54 PM"

I voted for 899K Brownstoner! Does that make me "Ignorant"? Maybe I don't know the neighborhood?

"Perhaps if the seller of 174 Clinton Avenue hadn't spent so much time ripping open the facade of his historic brownstone and stealing a parking space from the public by cutting the curb, he might not be in his current situation"

Whoa there you go again Brownstoner! Hater Much?

The What (The What tosses bags of Skittles out!)

Someday this war is gonna end...

Posted by: Return of The What at May 11, 2009 2:15 PM

Curb cut on this historic street? A travesty.

Posted by: zinka at May 11, 2009 2:18 PM

Sure does. We have plenty of issues with this place, but it will definitely sell for more than $1.1 million.

Posted by: brownstoner at May 11, 2009 2:20 PM

Sure does. We have plenty of issues with this place, but it will definitely sell for more than $1.1 million.

Famous last words...

The What

Someday this war is gonna end...

Posted by: Return of The What at May 11, 2009 2:29 PM

the garage will be a net plus in selling the house.
the interiors look clean and neat and practical. It is the kind of interior and rear yard that lets a buyer project their own taste on it like a blank canvas. I think it will sell at a strong price.

Posted by: sam at May 11, 2009 2:32 PM

Wow, brownstoner, no need to get ugly. I can comment because I happen to pay attention to brownstone prices in the various Brooklyn neighborhoods and this one seems overpriced for what it is. I'm simply stating that I don't know Clinton Hill very well. I wouldn't expect a Clinton Hill resident to be totally informed about my block in Cobble Hill, so I'm not sure why you're offended...

Posted by: gracias at May 11, 2009 2:36 PM

Now, now, I'm sure Brownstoner also had strong words for whoever estimated the house at $2,520,000.

Posted by: basementalist at May 11, 2009 2:39 PM

"so I'm not sure why you're offended..."

Well, he's got his panties all in a bunch over the curb cut, for one. The brick fireplaces obviously put him over the top.

Posted by: East New York at May 11, 2009 2:40 PM

Yes, I'm sure you're right, basementalist, but I won't hold my breath. :P

Posted by: gracias at May 11, 2009 2:41 PM

Not a great stretch of Clinton Ave. As far as I know it's not landmarked, which explains the curb cut. Back yard looks tiny and tall bldg being built behind it will block your western light. Renovation seems clean and the fireplace issue can be rectified. Someone may pay 1.5.

Posted by: DeLepp at May 11, 2009 2:49 PM

aesthetically the eterior of the house could be much improved with tinted concrete instead of the white. the low landing on the stoop should be paved in bluestone. thise those two things would help a lot. In addition the low walls should be repainted in a more natural brownstone color rather than that pinky shade.
The garage door is placed where it looks best, beneath the bay. Most old houses in San Francisco have had garages inserted in this way.

Posted by: sam at May 11, 2009 2:49 PM

We already had strong words several weeks ago for the person who routinely votes as high as possible and banning that person is in the queue of the programmer's to-do list...Didn't mean to single out Gracias but he/she admitted that he/she didn't know the area in the same breath as throwing out a ridiculous number which was a little frustrating.

Posted by: brownstoner at May 11, 2009 2:50 PM

Isn't that across the street from the projects?

Posted by: Xander Crews at May 11, 2009 2:53 PM

It might seem ridiculous to you, but last I checked these polls are still dependent on opinion, and none of us are seers. If the prices seems too low for you to even consider perhaps you should adjust your widget margins.

Are you completely familiar with every block in Brooklyn, Mr. B? Because if not, you seem a wee bit hypocritical at the moment, considering this blog covers real estate all over the borough. It seems I touched a nerve.

Posted by: gracias at May 11, 2009 2:57 PM

> "2009-friendly price of $1,800,000"

Good one.

And what will the 2010-friendly price be?

$1,300,000?

Posted by: SnarkSlope at May 11, 2009 2:59 PM

Do any one think the Asshead owner of this dump wants anything lest that 1.8 million???? This owner will chase that price until the reality sets in and by that time it will be too late!

If you DON't sell by this summer then forget it! 2010 is going to be very painful to the masses of asses! Interest rates are going up, Game Over!

The What

Someday this war is gonna end...

Posted by: Return of The What at May 11, 2009 3:20 PM

Mr B.
"the person who routinely votes as high as possible and banning that person is in the queue of the programmer's to-do list.

Why dont you get a Median widget instead of an Average?

Posted by: jasetheace at May 11, 2009 3:38 PM

I really like it.

Posted by: boroughbred at May 11, 2009 4:19 PM

can you add making the browser window not move all the way to the left when you click through to the programmer's queue?

Posted by: travy at May 11, 2009 4:31 PM

Interesting how Halstead's watermark is superimposed over the garage doors.

Posted by: Bob Marvin at May 11, 2009 4:33 PM

I'm surprised at the "ridiculous"ness of Gracias' guess.

I AM fairly familiar with this block and don't much like it. It lacks charm, is smack across the street from a huge housing complex, is a gigantic hike from any useful subway and is very close to Myrtle, which in my book, is no where near a plus at present.

This home lacks charm and warmth of any kind and the developer has desecrated the structure. A big cement pit leads to a garage, which for most is not nearly as useful as a lower and rent-able level. And we have no idea of the floor plan or square footage. I wouldn't guess more than 1.3 maybe 1.4, so I was surprised at seeing Gracias get raked a bit.

Posted by: Nokilissa at May 11, 2009 4:49 PM

I'd bet that 55+ of the 63 appraisals are not familiar with the block but it doesn't mean their opinion is invalid.

Having said that, no description and no idea about size, families, number of bedrooms and bathrooms, quality of kitchen(s), etc make this a complete shot in the dark. The only thing we do know is that the buyer couldn't get $2m for it when the market hadn't really fallen off yet.

From the pictures and google streetmaps it looks decent but quite frankly even if it were on at $1m there would be other houses on the market that would be higher up on my list.

Posted by: the chicken at May 11, 2009 4:54 PM

"I AM fairly familiar with this block and don't much like it. It lacks charm, is smack across the street from a huge housing complex,"

Posted by: Nokilissa at May 11, 2009 4:49 PM

"Isn't that across the street from the projects?"

Posted by: Xander Crews at May 11, 2009 2:53 PM

Those "Projects" are Co-Ops you Covert Racist Assholes!!!! One Bedroom in that "Project" are going for 350K and you see why I go off!!

The What

Someday this war is gonna end...

Posted by: Return of The What at May 11, 2009 5:07 PM

Actually you can get a very nice one bedroom in the Clinton Hill coops for $325. Very Stuveysant/Peter Cooper like and a good deal, lots better than the Griffin. That being said Clinton Avenue has some very grand streches, this just not one of them.

Posted by: DeLepp at May 11, 2009 5:16 PM

What, darling, I am well aware those are not projects, and said nothing of the sort. I said it was a housing complex, which it is. Calm yourself. Or get thee to your meds with a quickness.

Posted by: Nokilissa at May 11, 2009 6:36 PM

of course tons of people would love the parking. think the back yard is good because it's simply clean and the fencing is done. you could move in and figure out the yard later but still use as it.

the place has too little description from the broker, but seems like a blank slate.

Posted by: wine lover at May 11, 2009 7:56 PM

"I'd bet that 55+ of the 63 appraisals are not familiar with the block but it doesn't mean their opinion is invalid."
Neighborhood and immediate surroundings account a lot for a home's pricing, so if someone doesn't know these things they shouldn't be guessing.

Posted by: so_b_it at May 11, 2009 8:34 PM

Regardless of this flipper's charmless creation, you have to admit he has some business savvy. (S)he buys in '05 for 1 mil, sells half the lot, and navigates the zoning laws and whatever agency to get a curb cut and a garage put in. Timings a little off, but is he sells for 1.1, seems like he's still going to come out well ahead.

If only he would use his powers for good.

Posted by: tower at May 11, 2009 9:15 PM

"Gracias, that's a pretty ignorant estimate. If you are clueless about the neighborhood, how can you even comment?

Posted by: brownstoner at May 11, 2009 1:54 PM"

Pretty laughable that brownstoner got his panties in a knot. You put up a widget to let readers, not professional appraisers, enter a price. Gracias has as much basis as most who submit a number, leaving aside the poster who always enters the +40% max. I won't bet my house, but I'd bet 20 bucks that Gracias's estimate is closer to what it sells for than the "2009-friendly price of $1,800,000."

What's the matter, are you helping a friend sell this one, like the one mentioned in the NYT article? Some financial interest in this sale? Or, just provincial and protective about your Clinton Hill neighborhood?

Posted by: Bklnite at May 12, 2009 8:34 AM

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