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May 19, 2009

House of the Day: 161 Prospect Park Southwest

This single-family house at 161 Prospect Park Southwest in Windsor Terrace just hit the market asking $998,000. The house is not huge—three stories, 20-by-32-foot floorplate—but we suspect the chance to live on the park for under a million bucks will generate some interest. One interesting data point: The owners paid $849,000 for the house in 2005. What do you think it'll go for this time around?
161 Prospect Park Southwest [Broooklyn Real] GMAP P*Shark

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Another interesting data point... it's 1.2 miles away from the co-op of the day! Amazing.

Same park, honestly pretty much the same neighborhood feel (neither are directly adjacent to "stuff" -- though the 90 PPW is a bit closer to 7th Ave etc.)

The difference... a quarter million dollars less and you get a whole house!

Posted by: tybur6 at May 19, 2009 1:18 PM

I love this house - I saw it with a friend when it sold in 2005 and we still refer to it fondly, "the yellow house on the park." Not sure what it will go for, but mid-900s seems good. Nice location and seems to be a well-maintained house (I walk by it often).

Posted by: WTbound at May 19, 2009 1:19 PM

That wall is begging for a huge mural.

Posted by: infinitejester at May 19, 2009 1:24 PM

Where do you find all of these HOTD's? I thought inventory was tight.

***Bid half off peak comps***

Posted by: Brownstones Half Off at May 19, 2009 1:24 PM

isn't the good italian ices place right across the street?

that's worth the price of admission right there.

unless there's hidden problem, i like this listing a lot.

Posted by: manofelt at May 19, 2009 1:25 PM

tybur6 -
I love WT, but it certainly doesn't have the same feel as 90 PPW - that is heart of Park Slope, grand buildings, other subway lines, a gazillion more restaurants, etc. The house, again, I love, but it is 100% F train, Windsor Terrace. I think 90 PPW is overpriced, but it really isn't fair to call it the same neighborhood.

Posted by: WTbound at May 19, 2009 1:25 PM

I was going to remark that it was also a nice listing with all those pics but, alas, no floorplan.

Posted by: daveinbedstuy at May 19, 2009 1:25 PM

too bad there's no windows along the side of the house - that's what redeems the increased street noise for a lot of these corner houses.

Posted by: geekspice at May 19, 2009 1:27 PM

WTbound-

I saw the house back then too but I thought it felt cramped, although they were renting out the apartment back then.

Posted by: MR at May 19, 2009 1:29 PM

You know, the realtor put a huge sign high up on the side of the house advertising it for sale and her realty company. Made me wonder if you could pimp that big yellow wall out for advertising to help cut the mortgage? Not that I would ever do it, but seems like a possibility?

Posted by: WTbound at May 19, 2009 1:29 PM

This house has an irregular shape, 20 ft in front, but maybe 14 ft wide in the back. That's a big issue for me.

Posted by: smatlantic at May 19, 2009 1:31 PM

What a great little house
good solid price
not surprised if it goes slightly above ask as that price is attractive for that house

Posted by: gemini10 at May 19, 2009 1:32 PM

This is a wonderful house. Priced fairly. Lot's to be happy about here.

Posted by: TownhouseLady at May 19, 2009 1:35 PM

I'm not gonna argue this point too much... but PPW and 5th Street is pretty far from the Grand Army Plaza 2/3 train and even further from the Q. That's pretty much an F-train house too.

No doubt the buildings on that block are "grander" -- but it's the same park and you're getting a whole house, not an apartment. You do lose a doorman I suppose, but I never really liked the idea of those guys being all up in my shiznit.... and the scene of a yellow cab being basically "abandoned" by some skinny blond chick with the doors left open for her doorman to gather her things is disgusting to me.

Wait... where did that doorman/decadent behavior rant come from?

Anyway. This house is definitely in WT and it's not as "nice" but they are both on big busy streets, slightly removed from all of the "stuff." That's the only comparison I wanted to make.

Posted by: tybur6 at May 19, 2009 1:37 PM

Hey, it has a 'work-in kitchen'. I'll take two...

Posted by: denton at May 19, 2009 1:41 PM

Wow!
smatlantic is right on.
Take a look at google maps. Its shaped like a funnel.
Thats why there's no floor plans.

Posted by: jasetheace at May 19, 2009 1:41 PM

It does look like its quite a long walk to that awful F train. Is this block landmarked? Could you put one or two nice windows on the side for a view of the park.

Posted by: daveinbedstuy at May 19, 2009 1:45 PM

I think the entrance to the subway is only a block or so.

Posted by: MR at May 19, 2009 1:51 PM

ick it looks like a giant pat of butter. pass!

*rob*

Posted by: PitbullNYC at May 19, 2009 1:54 PM

the Fort Hamilton Pkway train station is a block & a half away on Prospect Avenue / Reeve.

Posted by: smatlantic at May 19, 2009 1:56 PM

by the way... I love how "brooklyn real" has such an irreverent website. I feel so unrepressed looking at the listings. It really speaks to my creative professional sensibilities.

Posted by: tybur6 at May 19, 2009 2:02 PM

smatlantic...if you're serious I'd make sure I did the walk to that stop on the other side of the Ezpressway before you put a bid in on the house. Where you are saying doesn't show up on GMAP and all the other stops do.

Posted by: daveinbedstuy at May 19, 2009 2:02 PM

infinitejester....there's an ad for a mural painter that just went up on the Forum!!!!!!

Posted by: daveinbedstuy at May 19, 2009 2:15 PM

smatlantic is right - the Ft Hamilton stop has lots of exits and there is one 1.5 blocks away at Reeve and Prospect. And it drops you right by the train, no long tunnel or anything. I live around the corner from this house and take the train every day.

Posted by: WTbound at May 19, 2009 2:17 PM

Not too much to quarrel about with this house at this price. Should sell close to ask.

Posted by: wasder at May 19, 2009 2:39 PM

DIBS,
People in the neighborhood know where the subway is. I know this block and used to take my kids every morning to the subway stop on this side of the xway. Regardless of whether GMAP shows it, you can walk in to the subway at the front end of the (manhattan bound) platform at Reeve Pl, by the crossroads cafe. 1 long + 1 short block, a very short walk from this house.

Posted by: Bklnite at May 19, 2009 3:01 PM

you can't beat the real estate taxes, very low.
Why does it have a blank sidewall? was the corner house demolished? Since it is not a landmark area you could build a cool penthouse/conservatory. It has possibilities. Why only two bedrooms? Is there only one bedroom on the second floor and one in the garden level? A floorplan would help.

Posted by: sam at May 19, 2009 3:13 PM

I guess its not far from the subway afterall. That won't make the ride on the F train any better though. :)

Posted by: daveinbedstuy at May 19, 2009 3:50 PM

House if very sweet and looks priced to sell.

Posted by: Architerrorist at May 19, 2009 4:03 PM

The walk from this house to the Parkside Q train is the same distance (0.7 miles) as walking from the 5th street COOP to GAP 2 station and shorter than walking to the 7th avenue Q train.

Posted by: otisbirdsong at May 19, 2009 4:21 PM

Yes, I walk through the park to the Q train (Prospect Park stop) IT's about 15 minutes through the park, which is a great way to start the day.

Posted by: windsor terrace guy at May 19, 2009 4:24 PM

A cool thing about this place is the alley behind the row of houses. Your own place to park is a nice perk (in addition to being across the street from the park).

Posted by: Bklnite at May 19, 2009 4:27 PM

Saw this house when it was offered back in '98 (when it was going for under $200K). It is very sweet but so small--like a cramped apartment. Agree that the alley is great, as is being across from the park, but it is a very noisy intersection.

Posted by: lf2009 at May 19, 2009 8:28 PM

Seriously, under 200K? We were looking in WT in 2000 and things were at least 400K then! When exactly did this bubble start?

Posted by: WTbound at May 19, 2009 8:33 PM

Cute little wedge of a house. Right angles are overrated.

Offer $750k, which is extremely generous for a two bedroom pad in WT.

Posted by: SnarkSlope at May 19, 2009 9:05 PM

There are a few glitches with the layout. There is no entry hall. The front door opens directly into the house. The living room is on one floor and the dining room on another. I wouldn't be surprised if there were a second kitchen somewhere.

Posted by: mopar at May 19, 2009 11:22 PM

The rooms individually do seem really sweet. But I'm thrown by the no right angles and the living room being on the garden floor. Great to have extra space on the garden floor, but this is not really "extra." Must be tight on that parlor floor if there's no room even for a small parlor. But perhaps the more reasonable asking price is taking all this into account.

Posted by: Nomi at May 20, 2009 1:29 AM

I wonder how it was originally laid out. Definitely not traditional to walk right in on the dining room. Could the original kitchen have been eat-in?

Posted by: Nomi at May 20, 2009 1:33 AM

If it's like most old townhouses in New York City, the kitchen was in the bottom back, family dining room in bottom front, double parlor on the parlor floor, bedrooms on third floor.

At some point, this seems to have been made into a two-room garden floor rental with an owner's four-room duplex above.

Posted by: mopar at May 20, 2009 4:50 PM

Thank you, mopar.

Posted by: Nomi at May 21, 2009 2:15 AM

« Co-op of the Day: 90 Prospect Park West, #1R Streetlevel: Bell Tower Opens on Livingston »

May 19, 2009

House of the Day: 161 Prospect Park Southwest

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