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May 15, 2009

Open House Picks

house Park Slope
36 Montgomery Place
Warren Lewis
Sunday 1-2:30
$3,700,000
GMAP P*Shark

house Park Slope
338 4th Street
Brooklyn Properties
Saturday 11:30-1
$1,995,000
GMAP P*Shark

house Victorian Flatbush
1306 Albemarle Road
Corcoran
Saturday 11:30-1
$1,895,000
GMAP P*Shark

house Bedford Stuyvesant
691 Monroe Street
Abacus Properties
Sunday 1-2:30
$580,000
GMAP P*Shark

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Comments

That park slope victorian looks suspicious like Flatbush

Posted by: Argyle Road at May 15, 2009 1:14 PM

Link and neighborhood are wrong for Albemarle Road. Link connects to 4th Street listing.
If I win the lottery tonight I may make it to the Montgomery Place one. Love the house (the yellow paint, not so much).

Posted by: etson at May 15, 2009 1:15 PM

Link to the Albemarle Road place goes to the 4th Street listing.

Posted by: alsawo at May 15, 2009 1:15 PM

Finally some porn with that Montgomery Place. I like the yellow walls.

Posted by: daveinbedstuy at May 15, 2009 1:16 PM

Albemarle is gorgeous and started out at $2.8m I think

(although Mr B says $2.6m http://www.brownstoner.com/brownstoner/archives/2007/09/house_of_the_da_371.php )

Posted by: the chicken at May 15, 2009 1:20 PM

I always say if I could move anywhere in the world, I'd move 1 block to the south. And it would be to that Albemarle house. I want my own turret, dammit!

Posted by: Brenda from Flatbush at May 15, 2009 1:22 PM

Here's the Albemarle listing:

http://www.corcoran.com/property/listing.aspx?Region=NYC&ListingID=1515986

No photos on kitchen or most of the baths - so they probably need a lot of work. But otherwise it looks pretty gorgeous.

Posted by: geekspice at May 15, 2009 1:25 PM

RE: Albemarle:

"The asking price of $2,595,000 is up there but seems perfectly achievable to us..."

$700k in price chops later...

Posted by: SnarkSlope at May 15, 2009 1:26 PM

Brenda, if you are one block north from there, you have it pretty good.

That stretch of Albemarle is one of my most favorite places in New York City.

Posted by: kensingtonka at May 15, 2009 1:28 PM

oh oh...Park Slope Spillover!
Biff, quick get the paper towels and the mop!
I'll bring the scrubbing bubbbles.

Posted by: sam at May 15, 2009 1:28 PM

Love Montgomery Place, but if the broker is talking about 'restoration possibilities', I'm a little scared.

Posted by: zeebee_in_bklyn at May 15, 2009 1:30 PM

What's so special about Montgomery? And why do they bother listing drop-in-the-bucket utility bills for a $3.7M pad? 4th looks more impressive inside but damn, 15.5' wide (that sucks!).

Only Park Slope locations are asshat-friendly but all listings are grossly overpriced. Way under ask, still listed or off market six months from now.

***Bid half off peak comps***

Posted by: Brownstones Half Off at May 15, 2009 1:31 PM

> "oh oh...Park Slope Spillover!"

Seriously. It's the neighborhood that ate Brooklyn.

Speaking of the Slope, the 4th Street folks are kidding themselves.

Posted by: SnarkSlope at May 15, 2009 1:34 PM

Agreed - 4th Street price is way too high
Needs a price chop of about 500K

Posted by: gemini10 at May 15, 2009 1:39 PM

4th Street house is only 16 feet wide.
and the facade looks like it needs brownstone work.
And the want almost two million?
Are they out of their minds?

Posted by: sam at May 15, 2009 1:41 PM

sam...it ain't a $2MM door and it ain't a $2MM railing.

Posted by: daveinbedstuy at May 15, 2009 1:45 PM

that 4th St block btw 5th & 6th just isn't that nice...

Posted by: 7182713 at May 15, 2009 1:47 PM

montgomery place is sweet! but 3.7? how overpriced is that (if at all)

Posted by: dirty_hipster at May 15, 2009 1:49 PM

I think the area for refurbishment on Montgomery is the "office space".
Wonder how many people will wander in thinking it's the House Tour...

Posted by: Arkady at May 15, 2009 1:50 PM

4th street house is OK - looks to be in good shape
it's not brimming with new renovations - but it's not a horror show either
it just needs to come down in price

Posted by: gemini10 at May 15, 2009 1:50 PM

sam and Snark, I've put out the call to Nancy Walker. For those who missed it yesterday, this is the most effective way to deal with Park Slope spillover.

http://tinyurl.com/raclph

Posted by: Biff Champion at May 15, 2009 1:50 PM

I also hate it when realtors lie through their teeth.
On the 4th Street house, the interior dimension of a full-width room is 15'-6" and yet they clain the lot is 18' wide. That would mean each sidewall, which are party walls, would be over a foot thick on each side of the lot. Those party walls are a foot thick total (at most), six inches on each side of the lot. This width of that lot is more like 16'-6" than 18.

Posted by: sam at May 15, 2009 1:53 PM

Picky, picky, picky. What's a few inches between friends?

Posted by: benson at May 15, 2009 1:56 PM

That setup is WAY too easy.

Posted by: SnarkSlope at May 15, 2009 2:00 PM

sam...my walls ar at least a foot thick, front, back and sides.

Posted by: daveinbedstuy at May 15, 2009 2:00 PM

Benson and DIBS (fits for both)

That's what he said.

Posted by: LincolnSlope at May 15, 2009 2:12 PM

Sometimes I wonder about you people. If a house has a center staircase, than a 15'6" parlor room is wider in a narrow house then it is in a 21 foot house (where the end up to be 13 feet.) While it is true that in a 21 foot house you can have one or two 21 foot bedrooms, the actually living space may not feel that much better because without the center stair you make more compromises for closets, etc. Many of these narrower houses are actually deeper, so they can end up actually bigger. You can't really judge from the width, you have to see the layout and the placement of the stairs.

Posted by: homey at May 15, 2009 2:15 PM

Re 4th Street: The wooden deck of 16X10 feet is illegal on two counts (size and too close to party lines). If you buy this house plan on the expenses of DOB violations and the cost to rebuild.....DOB has been cracking down on everything lately…especially decks…

Posted by: PHfamily at May 15, 2009 2:17 PM

"DOB has been cracking down on everything lately…especially decks…"

Oh my lord is this true. And I should know, having been victimized by this dynamic already. And it doesn't matter if you didn't build it yourself. If its on the house you own, no matter how long its been there, they will come for their pound of flesh.

Posted by: wasder at May 15, 2009 2:23 PM

Good luck with your 4th St listing, homey at May 15, 2009 2:15 PM. Why are you selling anyway? It looks like you spent a few dimes on the restoration. Why not enjoy it? Just accept the highest bank-approved bid and don't try to 'hold on' and chase comps into the ground (homey don't play dat). You'll do fine.

***Bid half off peak comps***

Posted by: Brownstones Half Off at May 15, 2009 2:26 PM

4th st. vs Albermarle----and the winner is....Albermarle by 7 bedrooms!

Posted by: billyboomer at May 15, 2009 2:31 PM

Wasder--did you get fined? If so how much?
Our Architect put the fear of god in us about creating non compliant (cheaper wood) deck....

Posted by: PHfamily at May 15, 2009 2:32 PM

How will the DOB find out about the illegal deck or any illegal deck that they can't see from the street for that matter? Unless a neighbor rats you out - of course. Do they monitor the realtor sites looking for violators, or do they have deck sensing equipment in vans that they drive around? :) Just curious really. I don't have one, but would like to know how they find out about this kind of thing.

Posted by: Turtlejam19 at May 15, 2009 2:40 PM

Wasder--did you get fined? If so how much?
Our Architect put the fear of god in us about creating non compliant (cheaper wood) deck....

The DOB has now deferred my case twice since I first got busted in October. If they don't follow through the next time I am off the hook (three strikes!--but I doubt they will let that happen). So i don't know what is going to happen fine-wise. Likely there will be some fine in the 1000 dollar range and then I will have to modify the deck to meet code (steel structure, move back from property line etc).

Turtlejam--neighbor turned me in. Don't know which neighbor but its pretty comical because there are so many dodgy looking wooden decks on my block and mine is easily the nicest best built one.

Posted by: wasder at May 15, 2009 2:45 PM

Neighbors, DOB inspectors reviewing houses near yours who will see the violation, but usually neighbors….

Posted by: PHfamily at May 15, 2009 2:50 PM

quote:

That stretch of Albemarle is one of my most favorite places in New York City.

lol @ considering that "new york city"

*rob*

Posted by: PitbullNYC at May 15, 2009 2:54 PM

BHO, since 4th Street does not actually have a center staircase, I doubt homey is the seller.

Posted by: basementalist at May 15, 2009 2:56 PM

Damn, that Montgomery Place place is sweet. If I went to the open house and moved in, do you think they would notice?

Too bad they moved the kitchen up into the butler's pantry. With a place like this, who wants to see the servants?

Posted by: mopar at May 15, 2009 3:04 PM

I wouldn't worry about a wooden deck--they're a dime a dozen--though I certainly would use it to bring down the price if I were the buyer.

What do you think 4th street will fetch, $1.75?

Posted by: FatLenny at May 15, 2009 3:09 PM

"Turtlejam--neighbor turned me in."

You've got some haters in your vicinity. Not very neighborly.

Posted by: East New York at May 15, 2009 3:14 PM

As for Monroe in Bed Stuy, couldn't the realtor have given us a few interior shots of the sheetrock and the broken down Home Depot kitchens from 1981? I mean, really.

The fact that it's a legal two family with three units is a huge turnoff to me. I haven't even called.

Posted by: mopar at May 15, 2009 3:16 PM

Hey, Mr. B, When are you going to select houses that are more realistically priced? As one blogger remarked, this is good porn, but I thought that the point of the open house listings on Friday was to suggest places your readers might actually want to see in person. Why is Warren Lewis so clueless? I thought Corcoran was the worst, but WL is coming close.

Posted by: househunt at May 15, 2009 3:29 PM

Sigh! The Albermarle Place is my idea of fine living in the city. Lots of room, period detail and a wrap around porch, and my own turret!

Montgomery ain't bad either.

Where's that creepy "L'il bit o luck" guy when you need him?

Posted by: Montrose Morris at May 15, 2009 3:30 PM

Sorry to hear about that Wasder. That is just bad karma for them - they gonna get theirs one day too.

Posted by: Turtlejam19 at May 15, 2009 3:32 PM

> "What do you think 4th street will fetch, $1.75?"

1.4 if they're lucky.

Posted by: SnarkSlope at May 15, 2009 4:03 PM

4th Street will probably get 1.4. It really isn't worth it, but someone will probably buy it.
Montgomery Place is a very special property. It will be interesting to see if that sells. I doubt it. Just too much money at a time when credit is very tight and people are afraid of taking a long lunch for fear their job could be gone when they get back.

Posted by: sam at May 15, 2009 4:33 PM

Yeah, not very friendly of my neighbors but I will likely never know who it was so how much can I really worry about it.

Posted by: wasder at May 15, 2009 4:37 PM

The albermarle house is unreal. Those floorplans are incredible. I love non-rectangular rooms. A true mansion and beautifully preserved to boot. It's one of the most outstanding houses I have ever seen for sale in Brooklyn. Hopefully it is landmarked.

Posted by: sam at May 15, 2009 4:39 PM

I doubt 4th street will go lower than 1.6.

Posted by: FatLenny at May 15, 2009 4:48 PM

I don't think houses in 4th Street's area are going for under $500/sf yet, which is what $1.4M would put it at.

Posted by: basementalist at May 15, 2009 5:00 PM

I think I am ready to move to Ditmas Park if that house in "Victorian Flatbush" is part of the deal.

Posted by: boroughbred at May 15, 2009 6:24 PM

BHO,

I do have to confess, but not to owning 4th street. My house its not on the market. and its not even in Brooklyn (on that other overpriced Island I'm afraid) But that still doesn't change a thing about what I said, I've owned other houses with center staircases and they were great.

Posted by: homey at May 15, 2009 6:28 PM

Sam, Albemarle is in Prospect Park South which is landmarked so hopefully those grand dames will be around for many years to come.

I can only dream but if that place ever got to $1m then I'd be calling it home.

Posted by: the chicken at May 15, 2009 6:36 PM

boroughbred, the houses are generally pretty nice in Victorian Flatbush but are especially grand in Prospect Park South.

Definitely worth a walk around the area on a sunny afternoon.

Posted by: the chicken at May 15, 2009 6:38 PM

The Albemarle house was on the house tour a couple years ago. It was dreamy. Some of the furniture is original; custom made to fit the curve of the turret.

Posted by: Back40 at May 15, 2009 9:25 PM

Am I missing something, or is the Albemarle house priced very well?

In other news: Rob, you a such a mellow harsher. The house is wonderfully, fabulously in New York City. Brooklyn has been part of New York City for 111 years!

Posted by: Nomi at May 15, 2009 10:08 PM

Wow, those yellow walls are crazy (Montgomery). Love them.

Posted by: Nomi at May 15, 2009 11:14 PM

How can no one else be awake now? Why am I all alone . . .

Posted by: Nomi at May 16, 2009 12:08 AM

The Albemarle house has many things going for it - most of which has been pointed out here.

Negatives = small kitchen and a number of bathrooms, in need of renovation; siding (as opposed to shingle); corner lot with limited yard; floors that have been sanded within an inch of their lives...

However, IMO, the custom furniture, Tiffany glass, hand painted wall papers, preserved woodwork, etc... trump the negs, all of which can be addressed by deep pockets. What you can't buy has been preserved (floors can be replicated).

This place should sell around the 2 million mark. That's a fair price, and would make it the highest priced sale in Victorian Flatbush... Since it's one of the grandest houses, needs a little updating, sounds right to me. Just wonder why there haven't been any buyers yet... Been on the marked for ages. Maybe owners have been sticklers for the higher price tag, which would only make sense if house was updated. Bet it would sell for 1.99 - right price for what needs to be done.

Posted by: Architerrorist at May 16, 2009 9:16 AM

I was going to put in an offer on the Ablemarle House a couple of months ago but for almost the same money I decided on a 2 bedroom duplex in Park Slope on a busy street with no parking or storage where my teenaged daughters can share a room with their ten pre-teen brother just so I could be 10 minutes instead of 35 minutes away from the real city and close to all of those Park Slope ammenities. Besides even though those Victorian Flatbush streets are wide enough for both strollers and people, I really don't mind walking in the gutters - as long as they are in Park Slope anyway.

Posted by: Chaka at May 16, 2009 9:20 AM

OMG! I did not see the price reduction on this house! I assumed it was still in 2 million plus territory! Why doesn't someone buy this house????

Posted by: Architerrorist at May 16, 2009 11:17 AM

Wow, Chaka, for real? NOT questioning your choice of location over other things. Not at all. That's just quite a stark comparison.

Yes, Architerrorist, that was my point: this current price seem very reasonable to me even taking into account updating that most would want to do. There are houses half the size on those blocks asking 1.3, yes?

Posted by: Nomi at May 16, 2009 1:12 PM

Me thinks Chaka was being sarcastic Nomi.

Posted by: wasder at May 16, 2009 2:01 PM

>"Me thinks Chaka was being sarcastic Nomi."

Hm. OK. I guess that makes more sense .. .

Posted by: Nomi at May 16, 2009 2:22 PM

Yes, Chaka is a big VF booster...

Posted by: Architerrorist at May 16, 2009 2:51 PM

I just reread Chaka's post. She (he?) wrote "with their ten pre-teen brother," which I figured was supposed to be "ten-year-old" pre-teen brother (which was weird enough). But if I'd realized it was supposed to be TEN pre-teen BROTHERS, I think even I would have gotten it. Ahem.

Posted by: Nomi at May 16, 2009 3:09 PM

Just went and saw the Albemarle. Needs a ton of work. 1.3 bid.

Posted by: sxlchocolate at May 16, 2009 5:20 PM

Also went to Albemarle and though it has some fantastic wood built-ins and misc. details, to me the house felt tired, and needs alot TLC, and very deep pockets. I think the owners moved out and parts of the house seemed kind of dirty, certainly not as grand as the photos appeared.

There’s a reason there’s no kitchen or bathroom pics.
The electric’s old and might need replacing, ditto for plumbing throughout. There are 70 old windows and it’s landmarked, you do the math. The yard is small with not a lot of privacy. Part of the ground floor used to be a doctors’ office and those rooms were just plain yucky.
Would this house find a buyer at 2.5 – 2.9mil. if it were totally updated? That’s probably what it would take to break even.

Posted by: rd684 at May 16, 2009 6:12 PM

Yes, I meant with their "ten year old pre-teen" brother. And of course I was being sarcastic. Very. I think that Park Slope is a nice place but when VF is just a stop or two on the train away from it, the choice for me is obvious.

Architerror, overall, I am a big Brooklyn "booster" but I am a defender of VF. When someone erroneously slams the neighborhood, I will come to its defense but will do the same for any Brooklyn hood except maybe Mill Basin. I am Brooklyn born and bred. All of Brooklyn is my hometown. I await the day that the Dodgers come home even though I was too young to remember them ever being here.

Posted by: Chaka at May 16, 2009 6:52 PM

saw Montgomery Place. Huge house. perfect for a large family. needs everything done, the kitchen looks like an efficency kitchen, no central air, A good update would cost anywhere between 750,000 and a million dollars and would take about a year. Bid 2.6.

Posted by: sam at May 17, 2009 3:30 PM

Sam, what do you mean "needs everything done"? Just baths and kitchens, or do you mean the foundation, electical, plumbing, floors, walls, and roof also need work?

Just saw the Monroe place. Has most of the original details, including woodwork, walls, and doors. Finished cellar. One unit was made into three by inserting baths and kitchens in the center of each floor (where the front parlor meets the back parlor). It wasn't immediately clear to me if the original layout was three or two rooms deep -- probably two large rooms, maybe with a very small closet system inbetween. It's pretty good size, but undoing all that mess and putting in something that work for us is just way more work than we want to contemplate. Plus the walk felt like a mile from the subway. Nice block though.

Posted by: mopar at May 17, 2009 4:07 PM

mopar, starting w the mechanicals, I would say that it needs new electrical service and wiring, new heating system and furnace, central air, major plumbing re-dos as well as layout upgrades to make the house more functional. The parlor floor needs a real house-sized kitchen and a half bath, there is plenty of space for both.
Structurally it appeared sound.
There is no cellar, so part of the garden level is taken up with mechanicals but there is still enough room for a small guest or staff apartment. The facade needs some work too.
The house is a major money pit but a beautiful one. It would be a great project for someone who likes to do over historic houses. But the asking price is absurd.

Posted by: sam at May 17, 2009 4:40 PM

Thanks, Sam. Aren't they all, though?

I deplore the kitchen in the butler's pantry. That was a poor choice. But plenty of room to install the Taj Mahal in the basement, I'm sure.

Does it have 100 amp electrical service? Are you saying they need to upgrade to 220?

Posted by: mopar at May 18, 2009 3:25 PM

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