« Inside Third & Bond: Week 89 House of the Day: 460 2nd Street »

June 25, 2009

Condo of the Day: 110 Livingston Street, #6W

This one-bedroom condo at 110 Livingston Street hit the market last week for $729,000 and was trimmed to $714,000 this week; according to StreetEasy, the 893-square-foot unit was initially purchased from the sponsor two years ago for $545,000. This place has a great layout and personally we really like the kitchen finishes as well. Hard to see how it fetches $800 a foot now when it barely cleared $600 a foot back in the heyday.
110 Livingston Street, #6W [Douglas Elliman] GMAP P*Shark

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Comments

That tax abatement doesn't seem like it's worth much, $4,272 a year for a 1 bedroom condo.

Posted by: DeLepp at June 25, 2009 12:50 PM

Why does someone cut a price 2% over the course of a week???

Posted by: daveinbedstuy at June 25, 2009 12:50 PM

It's really just getting disappointing where realtors will intentionally price properties so far above reasonable value so the below-ask bids are still not close to reasonable asking price.

Just hurts sellers in the long run and damages the realtors reputations (not that they care).

But seriously, 800 a SF to be just outside of Downtown Brooklyn, not even the sweet spot of the Heights.

Please.

Posted by: MoneyForNothing at June 25, 2009 1:00 PM

In 110 Livingston's defense, those are some really freaking nice apartments. On the other hand, can't you get a 2-bedroom in Hanson Place for that same price? (I haven't seen the Hanson Place apts, but are they less nice than this?)

I am still drooling over my friend's place at 110 Livingston. It felt prewar in this really nice way except everything was new. And it was huge, although I hate those island kitchen things.

But, yeah, it seems like $600K would be an optimistic price in this market. At the end of the day, it is still a one-bedroom apartment.

Just a really, really nice one.

Posted by: Heather at June 25, 2009 1:16 PM

let's say this together:

THREE-QUARTERS OF A FRIGGIN MILLION DOLLARS FOR A 900 SQUARE FOOT ONE BEDROOM APARTMENT!!

I forgot though, when you move to New York, 3/4 of a Million Dollars is only seven hundred and fifty thousand.

Posted by: MoneyForNothing at June 25, 2009 1:19 PM

The floors look fake to me.

Posted by: scarter at June 25, 2009 1:24 PM

Wait a second....$714,000 for a one bedroom condo?!?! Am I missing something here? I'm sure its a nice place, maybe even a full step above your average Brooklyn 1 BR. And I'm sure being in a high end condo & having a Viking range warrants some level of price premium...but $714 grand for a freakin' 1BR in this market????? Insane.

Posted by: clintonhillbuyer at June 25, 2009 1:24 PM

MoneyForNothing, you rock my world :)

Posted by: InsertSnappyNameHere at June 25, 2009 1:25 PM

"But seriously, 800 a SF to be just outside of Downtown Brooklyn, not even the sweet spot of the Heights."

MoneyForNothing, I'm with you on that.

Heather, while the building is rock solid and beautiful, as I'm sure the apartments are too, to me the location is a total deal breaker. This building is at a busy and ugly intersection with nothing in the immediate vicinity. This to me is not Brooklyn Heights; I don't consider anything east of Court as being part of Brooklyn Heights.

Posted by: Biff Champion at June 25, 2009 1:25 PM

@moneyfornothing: a million dollars isn't exactly a lot of money these days. Virtucon alone makes over 9 billion dollars a year

Posted by: jasonliu at June 25, 2009 1:26 PM

"@moneyfornothing: a million dollars isn't exactly a lot of money these days."

jason liu, if you're serious, and I'm not sure you are, I imagine at least 95% of Americans would disagree with you on that. Outside of New York, it is still a huge amount to most people. Have you seen the kid of home you can get in other cities and towns for $1MM?

Posted by: Biff Champion at June 25, 2009 1:30 PM

What I still do not get is why anyone would want to spend that much money with the kitchen effectively one wall - and the focal point -- of the living room. These rooms are not large enough for a real dining table and any kind of normal living space. Only for people who really do not cook.

Posted by: BH76 at June 25, 2009 1:32 PM

biff- it's less than a block from everything! What are you talking about- nothing in the immediate vicinity?! The main entrance is on Livingston and while not as beautiful as the ever so snobby BH, the location is great. BH by the way is not defined by court St. And i used to live on Schermerhorn, right behind 110 Livingston.

Posted by: bxgrl at June 25, 2009 1:32 PM

BH76, that's NYC living. 20x17 for Living space is quite generous when most post war apts are 20x12. I would be more irked by the one exposure.

Posted by: DeLepp at June 25, 2009 1:35 PM

"the kid of home". Oops, I meant the "kind" of home.

bxgrl, sorry to disagree. The intersection it is on is horrific. While I could have phrased it better, yes, the building is not that far from nicer areas and amenities, the immediate vicinity is not nice.

I also concede the traditional neighbourhood boundaries might extend east of Court. However, there is nothing similar about the areas east and west of Court and north of Atlantic. It's impossible to argue this. It is like night and day.

Posted by: Biff Champion at June 25, 2009 1:40 PM

My friend lives in this building - her apartment is nice (the bathroom is comically large), but the best thing about her place by far is that she paid extra for a private roofdeck. Her roofdeck is awesome.

scarter - The floors are bamboo and I think they get easily scratched.

Posted by: columbiatch at June 25, 2009 1:41 PM

2 windows in the entire apartment. am i seeing that right... no way no how would i live in 900 sq ft with two windows.

Posted by: cmar7785 at June 25, 2009 1:49 PM

I'm not arguing the two areas are different- I'm arguing your comments on the location being bad or not close to amenities. And truthfully the intersection is not horrific- i crossed it a thousand times. Court St., a couple og blocks from Montague, and the trains, Atlantic Ave. and even to downtown. Its not as picturesque as where you are, but that doesn't make it a bad location or a not nice neighborhood.

Posted by: bxgrl at June 25, 2009 1:54 PM

biff, i was being facetious. (try googling the line with "austin powers". so my sense of humor is stuck in 1998).

but agree with you on the crappiness of the neighborhood. the block looks, feels, and smells like downtown brooklyn, not brooklyn heights. and as an aside, brooklyn heights absolutely is bounded by court st. being close to a nice neighborhood doesn't mean it is in a nice neighborhood.

Posted by: jasonliu at June 25, 2009 2:04 PM

ah well, jason, you obviously know nothing about the neighborhood. As I said before, just becuase it is not as picturesque as your..er...refined tastes demand, doesn't make it a bad neighborhood. And I do know- I lived over there from over 20 years.

Posted by: bxgrl at June 25, 2009 2:09 PM

bxgrl, my point is when someone says Brooklyn Heights, I think most people assume they are talking west of Court, even if that isn't the technical boundary. 110 Livingston is in a virtual no man's neighbourhood. You could get a beautiful home almost anywhere else in Brooklyn, including Crown Heights, on a nice street for this asking price.

Anyway, I guess we'll agree to disagree. I still love you.

Posted by: Biff Champion at June 25, 2009 2:24 PM

It is a great neighborhood (bxgirl and I are former neighbors) but not if you want a quiet tree-lined street. Many of us opt for convenience and safety and this has it.

And while the number of wondows is not great -- the size is - they are like mine -- about 4'X 8' so they are very large.

Posted by: BH76 at June 25, 2009 2:25 PM

bxgrl: well if we're going to flame about our respective street creds: i went to brooklyn tech, which mean i hung out in the fulton st mall for 4 years. so i know downtown brooklyn when i see it. and 110 livingston is downtown brooklyn.

i'm not saying it's brownsville either (i have a little bit of experience with that too, spending a few years living next to a methadone clinic in crown heights). but if i'm going to spend half a million clams to buy an apt, then the neighborhood definitely goes in the "con," not "pro," column. and also you have think about resale. it's great you think that's a good neighborhood, but obviously alot of people don't. and just by that, you're limiting your pool of potential buyers.

Posted by: jasonliu at June 25, 2009 2:26 PM

I agree that location is great...walk to all in Heights,
(even tho 'technically' not in heights) , Atlantic Avenue,
Smith, etc. Yeah, not so residential neighborhoody feel if thats what turn you on but certainly nice and convenient.
But as someone else said...2 little windows in that whole space? not my cup of tea. $550k tops.

Posted by: Petebklyn at June 25, 2009 2:27 PM

I still love you too. I just think we're arguing apples and oranges. I didn't care if someone said I lived in Bh or Boerum Hill but "no man's land?" It isn't. Asking price is another story- i wouldn't spend my moeny on 110 either- but not becuase I think the neighborhood is bad (and again- it isn't)but because I love old houses. And you. (not implying you're old either!)

Posted by: bxgrl at June 25, 2009 2:28 PM

Apparently I need a better job....

Posted by: tybur6 at June 25, 2009 2:35 PM

And my last attempt at clarification: I don't dispute this is a good location in terms of being able to get to better locations within minutes. And I'm not arguing it might formally be considered Brooklyn Heights and I'm not at all saying it's a bad neighbourhood (I do agree with jasonliu that it feels way more downtown to me), I'm just saying I wouldn't want to live on that specific corner and this isn't "Brooklyn Heights proper" or whatever us pompous white asshats would call it.

Not saying you're wrong, bxgrl, just differences in opinion, which is all good amongst friends.

Posted by: Biff Champion at June 25, 2009 2:38 PM

Lived right behind 110 for two years. Block is kind of blah, but the location is othersise great -- every subway converges there-- B Heights, Cobble Hill etc right there. I loved living in the area. The apartments in the building are really nice, but I can't imagine paying $800+/sqf in this market. Who knows, I could be wrong.

Posted by: Run23 at June 25, 2009 2:38 PM

Biff, how can you say there's "nothing in the immediate vicinity"?

Agreed that block itself is utterly charmless, but it's also one block to Brooklyn Heights proper, two blocks to just about every single train line, three blocks to Boerum Hill, and four blocks from Montague Street, Cobble Hill, Atlantic Ave (Trader Joe's!), and the restaurants on Smith.

It isn't a lovely brownstone street, but it's probably much more convenient than anything in Brooklyn Heights.

Jasonliu, you can poopoo the block all you want (and I tend to agree), but one block does not a neighborhood make. Expand the definition of "neighborhood" slightly to, say, a five block radius and let us know if you still think the neighborhood stinks.

Posted by: 11201 at June 25, 2009 2:39 PM

The taxes listed on the PDE site are WAY off. I own a 2 bed/2 bath apartment in the building and my taxes are about $90 a month.

My guess is that the broker just listed the pre-abatement tax figures straight from the offering plan.

Posted by: 110res at June 25, 2009 2:43 PM

I can afford $90/mo -- it's the rest that's tricky.

Posted by: tybur6 at June 25, 2009 2:48 PM

run23- in 86 or 92?

Posted by: bxgrl at June 25, 2009 2:49 PM

Biff Champion you are a complete MORON! Its obvious you have no clue what you are talking about. Yes I agree it is Downtown Brooklyn but that location has so much around it. With Boerum Hill/Smith Street and Cobble Hill/Court Street and cross Court and you are in B-Heights.

I think everyone understands that its not in the heart of B-Heights but take a look whats available for sale in B-Heights and unless you are buying a Brownstone or want an older co-op with a crazy high maintenance there is nothing avaiable. 110 Livingston is a block from Borough Hall and has brand new apartments that are in mint condition and common charges are great comparing to everything else.

It just cracks me up when clueless people make comments about something they have no clue what they are talking about. BTW no matter what happens this building will always be a 2 minute walk to the subway.

NO MANS LAND????
Restaurants on SMITH STREET
Restaurants on COURT STREET
Restaurants on ATLANTIC AVENUE
Restaurants on MONTAQUE
THE LIST GOES ON and ON...

Posted by: THAL at June 25, 2009 2:49 PM

petebrooklyn, that's the oddest one bedroom I've seen in the building. Only one window in the living room? And all the way off to the side at that?

I'm not going to comment on prices, but there's a similarly priced corner one-bedroom in the building for sale that has four nice big windows:

http://www.streeteasy.com/nyc/sale/414722-condo-110-livingston-street-downtown-brooklyn-brooklyn

Posted by: 110res at June 25, 2009 2:52 PM

THAL, get off the fire escape.

Posted by: DeLepp at June 25, 2009 2:53 PM

THAL, broker much?

You just proved my point, which was this is a fine location to get to other places. It's a block to everything but the block it is on sucks. That specific corner is not a place I wouldn't want to go home to every night. I wouldn't want to live on that particular, charmless corner. Did I say it isn't convenient to subways or to other neighbourhoods?

Interesting that I live in Brooklyn Heights and pass by Borough Hall almost every day and don't know what I'm talking about. Take a deep breath...

11201, to your more rationale post:
"Biff, how can you say there's "nothing in the immediate vicinity"? Agreed that block itself is utterly charmless,"

We completely agree. My primary point is this block is utterly charmless. I already stated I wasn't clear about my initial "immediate vicinity" comment.

Posted by: Biff Champion at June 25, 2009 3:04 PM

Are the owner and realtor smoking crack????? Seriously! I mean we bought our two bedroom, two bath condo in a new construction building in the same neighborhood for $745,000 less than a year ago. The same apartment as ours one floor down is now listing for $695,000. And the 110 Livingston apartment is listing for a more than 25% increase over the original purchase price from just two years ago in the worst real estate market we've seen in decades? Smoking crack I tell you!!!!!! I hope they read these comments! Don't get me wrong, I think they should make a profit. But how about coming back down to earth. I think I may go to an open house just to give the realtor heck for this asking price even after the reduction. I want to see him/her defend that price point.

Posted by: BrooklynSteve at June 25, 2009 3:05 PM

The asking price is ridiculous!!!!

For that kind of money you get a 1273 Sq feet 2 bedroom at the Belltell lofts 2 blocks away with half the maintenance cost:

http://www.streeteasy.com/nyc/sale/411989-condo-365-bridge-street-downtown-brooklyn-brooklyn

Prudential are idiots! They represent both listing, they know the 110 Livingston owner will never get that price for his apt. What a disfavor they are doing to their client!!!

What's the point working with a broker if he's so incompetent at pricing properties?

Posted by: stringer at June 25, 2009 3:07 PM

while the asking price of the apt seems very high, i would much rather live in this building than an old bldg in BH with high maintenance. plus, you are walking just about the same distance to all the restaurants/bars/shops as you would be on hicks/livingston

Posted by: boerumjn at June 25, 2009 3:09 PM

"That specific corner is not a place I wouldn't want to go home to every night."
- Oops, I meant to say this is not a place I "would" want to go home to every night.

"Are the owner and realtor smoking crack?????"
- BrooklynSteve, ask them; I'm pretty sure they're reading and commenting here.

Posted by: Biff Champion at June 25, 2009 3:12 PM

Biff I live in the area as well and am not a broker at all.

Why dont you look to see what is avaiable in CHARMING-VILLE aka Brooklyn Heights for under $700k???

I would take an apartment in this building alot faster than somewhere in the Heights for that price.

Posted by: THAL at June 25, 2009 3:13 PM

BrooklynSteve--

I applaud your assessment of the seller's potential recreational habits and share them. But:

"Don;t get me wrong. I think they should make a profit."

Whay exactly? They bought 2 years ago. Equals the near height of the frothiest, most leveraged RE market in history.

We are coming to the end of a 25-year credit binge with the entire global economy going through a painful de-leveraging.

So why do these sellers have a right to a profit on an asset they bought at an inflated price. If I bought JDS Uniphase stock in 1999 at 100 bucks a share (I did), did I deserve a profit instead of the 10 bucks a share I got when I sold it after the tech bubble collapsed?

These buyers willingly purchased an asset and investment that is not worth what they paid. Sorry, they deserve to lose money so that buyers like myself who would like an affordable home can finally get property close to it's actual market value.

This ideal that homebuyers are some noble breed who don't deserve to feel the wrath of the back hand of the market is ridiculous.

Posted by: MoneyForNothing at June 25, 2009 3:16 PM

THAL- beg to differ. Biff is no moron. He's a sweetheart.

On other things I agree. And whether or not this particular block is "charmless", I've seen many just as charmless in some of the most expensive areas of Manhattan. The area is undergoing rapid growth and it's a safe and very convenient neighborhood.

Posted by: bxgrl at June 25, 2009 3:19 PM

"Why dont you look to see what is avaiable in CHARMING-VILLE aka Brooklyn Heights for under $700k??? "

THAL, that's interesting since another time you called Brooklyn Heights the nicest area in Brooklyn. Here are some other witticisms / anger mismanaged statements of yours. Bitter, party of one...

"Action Jackson seriously shut it. Bottom line the area is over rated and Boerum and Cobble blow it away... There is nothing like driving or walking by Target and the rest of that horrible shopping area. It is a joke."

"I guess if you are into hanging out at shady havan outpost than go for it Fort Greene is for you. I just find that area very suspect and very hard to get in and out of. Its always a complete cluster fu*k."

"Sam is just a typical meathead."

"First of all some people on here are clueless..."

"People buy a place to be in an area. There are a ton of brownstones in bedstuy and crown heights for 500k but who the hell would want to live there."

"Or you can go buy a house In Bensonhurst... People are so clueless sometimes."

"WHat will happen with TROUT space now???? Hopefully something good comes in....Becasue that and Pacific is a dump..."

"Pacifico is a joke as well. Dirty and rude staff.When you walk by both they are filthy and undesirable. They have the Pacific Pizza its never open it just makes no business sense the way they ran it."

"WOW you solved everything. Its so simple. JACKASS..."

"cwbuecheler - you are a loser... Great job tool bag."

"Fatlenny and ingo are clueless..."

"Its amazing how many clueless and negative renters try to give advice."

Posted by: Biff Champion at June 25, 2009 3:29 PM

THAL, there's a ton of stock in brooklyn heights proper for under $700k. i should know, i'm under contract for one.

Posted by: jasonliu at June 25, 2009 3:31 PM

Hmm, even 11201 accused THAL of being a broker in the past.
And lastly...

"I dont live in Brooklyn Heights but its by far the nicest area of Brooklyn"
Posted by: THAL at January 12, 2009 4:05 PM in response to Co-op of the Day: 110 Hicks Street

"Why dont you look to see what is avaiable in CHARMING-VILLE aka Brooklyn Heights for under $700k???"
Posted by: THAL at June 25, 2009 3:13 PM

Posted by: Biff Champion at June 25, 2009 3:32 PM

"the block it is on sucks"

Biff, I understand that THAL got under your skin a little, but to use words like "horrific" and "sucks" about a block where lots of people chose to make their home is really uncool, dude.

Posted by: 11201 at June 25, 2009 3:35 PM

I gotta agree it's not a great neighborhood, altho it is close to a lot of things. Listen, you could live across from Barnes & Noble on Court Street and argue you're in the best location in Brooklyn. But... you would be living on court street! That's the problem here. Easy to get anywhere, sure. But you are really kind of nowhere.

I do like this building tho. And I think you can rent things out for decent money (I know someone renting there). And I LOVE the roof deck that a different friend lives in... Speaking of which, it's a great building if you're 30-35. Social with a lot of young people. Is 35 still considered young?

Posted by: Ringo at June 25, 2009 3:36 PM

BIFF you are really missing the point. Its almost embarassing. at 110 you are getting a brandnew apartment with awesome amenities thats in mint condition. That means something. So I will say it again I dont see too manty apts in B- Heights that are as nice as this one. Yes I am not talking about brownstones. You are completely missing my point but I guess wit ha name like BIFF it makes sense.

BTW I am a chef.

Posted by: THAL at June 25, 2009 3:48 PM

I love it when eeryone playing Real Estate Economist gets personal!

Posted by: MoneyForNothing at June 25, 2009 3:49 PM

Can we please get back to talking about how ridiculous $800 bucks a square foot for real estate is?

Posted by: MoneyForNothing at June 25, 2009 3:50 PM

So what constitutes a great neighborhood? Does it first and formeost have to be pretty? Because a lot of great neighborhoods are appallingly bad by those lights if you are looking at comparing them to historic districts where people with high income levels live. Because this block and the neighboring ones like Schermerhorn pretty much have everything that does constitute a great neighborhood. Court St. is nowhere? Where do you live, ringo- in Times Square?

My cousin lives on the upper east side on a street full of older apartment building and little charm. It's convenient- except to the subway. Yet that's a great neigbhorhood. I look at convenience, transportation, safety, amenities- 110 has all of that, and a museum. How this is somehow not a good neighborhood is beyond me. It's not the prettiest, but then who spends all day staring at the front of their building? Although 110 is a beautiful building.

Posted by: bxgrl at June 25, 2009 3:51 PM

11201, you're right, that wasn't cool of me. I was just trying to put it in terms he or she might understand after reading his or her other witticisms.

Ringo, good post. You more eloquently conveyed the point I was trying to make. The building itself, as I said in my first post, is "rock solid and beautiful".

Posted by: Biff Champion at June 25, 2009 3:52 PM

way back in the day neanderthals used to think a dry cave with room to take a dump without having to going outside in the winter was a "great neighborhood".

Posted by: MoneyForNothing at June 25, 2009 3:57 PM

"You are completely missing my point but I guess wit ha name like BIFF it makes sense".
Thank you for raising the level of the discussion once again, THAL.

Contrary to what you think, I believe I do get your point and agree that the building is beautiful, the apartment is decent and the proximity to transportation and nicer blocks is very good. My point, for the very last time, is that I would not want to live on this particular corner. It has too much traffic and is simply not very attractive, in my opinion. That's it.

Posted by: Biff Champion at June 25, 2009 3:58 PM

Settle down with the WITTICISMS

Posted by: THAL at June 25, 2009 3:58 PM

money, and your point?

Posted by: bxgrl at June 25, 2009 3:59 PM

Okay, some friends of mine who live over by west Cobble have already told me not to walk down this part of Livingston at night because there are just too many empty office buildings, etc., there. They say they walk down Court at night (I think it was Court). So I agree and wouldn’t want to live on a street where I don’t feel safe walking home at night.

This may be a beautiful building and close to things, fine. But it isn’t Brooklyn Heights. I don’t think that realtors in general can get away with fudging the Brooklyn Heights boundaries the way they have scammed the Park Slope boundaries. Brooklyn Heights is exclusive and it costs to live there or it would not be Brooklyn Heights.

What’s with the name-calling? It is such a snooze and sounds more like the OT.

Posted by: BklynSoFar at June 25, 2009 4:04 PM

I'll only settle down with the witticisms if you promise to increase your flame output and start using curse words without the punctuation substitutions.
Bx, wasn't my point obvious?

A great neighborhood is relative. Some people like the suburbs. I'd rather stick a fork in my eye.

Posted by: MoneyForNothing at June 25, 2009 4:07 PM

--"I gotta agree it's not a great neighborhood"

Jeez, how narrowly are we defining "neighborhood"? The block your house sits on? A one block radius from your house?

I'm not picking on you, Ringo, but I have to ask why some people condense 110's entire neighborhood to a single block. The block isn't going to win any beauty awards, but the neighborhood (can we say a short 5 minute or less walk from the front door?) is pretty swell.

110 Livingston is closer to Montague than the brownstones on Cranberry. Do people who live on Cranberry (or Orange, Middagh, etc) in the Heights feel like Montague Street is not in the neighborhood because it's five blocks away?

Posted by: 110res at June 25, 2009 4:09 PM

bklynsofar- I lived on Schermerhorn until a few years ago and I never felt unsafe walking down livingston. It's open, pretty well lit and there is also the huge apartment building across the street so the street is fairly busy. I agree with Biff- it isn't the prettiest St. in the nabe and I can't speak to the price on the apartments, I really don't know. But I lived over there long enough to have seen it go from a really dicey neighborhood to a good one.

I don't think realtors should fudge descriptions but they do it everywhere- I don't think anyone can say for sure the street limits on BH- I've seen maps definitely showing the line at Boerum, not Court when I lived there. It doesn't matter- Brooklyn Heights may be exclusive and the name is a selling point, but big deal.

Posted by: bxgrl at June 25, 2009 4:15 PM

Are you kidding, the same old typical layout. Boring. It is just 2 rooms with Living Room, Dining Room & Kitchen all combined into one, and it isn't that big. 2 windows, please do not even make me go there. The kitchen doesnt even have cabinets on the wall, what is a few shelves going to do for me??

But some people will actually pay to live there, can't figure out for the life of me why??

Posted by: nightcruzer at June 25, 2009 4:19 PM

money- well I'd rather stick a fork in my eye than live in a suburb too but that's my preference. I don't condemn a neighborhood just because its not my taste.

Great neighborhoods are not determined by relativity- most people go by amenities, transportation, safety, noise levels, open spaces- if only it were that easy to render a neighborhood great merely by opinion.

Posted by: bxgrl at June 25, 2009 4:24 PM

And only one exposure. It's an OK apt but at $800+ a square foot....
Livingston is a lot better than it was but charming it's not. May not matter if you're 15 stories up, but a "block" charm definatley matters in low slung hoods.

Posted by: DeLepp at June 25, 2009 4:25 PM

Considering the layout and the kitchen, and still not knowing much about comparative pricing, I will agree with nightcruzer- I wouldn't want to live in that apartment.

DeLepp- do the apartments start on the ground floor or only up above? I know the windows are very high.

Posted by: bxgrl at June 25, 2009 4:31 PM

Actually, Nightcruzer, the building's and units are very nice from what I remember. Very high ceilings, big windows etc. While not a pre-war co-op or anything, the units are better than hour average new construction, and the building itself is spectacular.

I thnk we can all agree that that corner of Livingston St. is blah, but esthetics aside, the location is great assuming you like the surrounding hoods.

Posted by: Run23 at June 25, 2009 4:32 PM

I think they start on the 3rd or 4th Floor. This apt is in the "old" section, not sure what floor.

Posted by: DeLepp at June 25, 2009 4:33 PM

if "great" equals "price per square foot" then, sure. But relative value, and beauty, is in the eye of the beholder.

Posted by: MoneyForNothing at June 25, 2009 4:35 PM

What is so mind blowing is how a Manhattan Elliman broker gets the listing for this apartment when the Elliman Brooklyn Heights office is a step away. It seems that the Manhattan Elliman brokers obtain equally as many Brooklyn listings as the Brooklyn Elliman Brokers. This speaks loudly to the inept management at the Brooklyn Heights office. Why doesn't the local manager of this office have the ability to compete with the other larger and smaller brokerages in the neighborhood? Upper management should keep their eyes on this issue of ineptitude and lack of an ability to compete.

Posted by: foulplay at June 25, 2009 4:36 PM

BklynSoFar, you're obviously completely unfamiliar with the area, so what's with the comments about it not "feeling safe"?

Not only are there plenty of people who live on that block, there are the students at Brooklyn Law a block away who keep odd hours, as well as a huge hotel (the Marriott) that operates 24/7.

Besides, it's impossible to walk down Livingston from Cobble Hill. Court, yes, but Livingston is perpendicular to Court, so they're not substitutes. You'll pass by Livingston st if you're heading to Borough Hall from Cobble Hill via Court, but there are just as many coops and condos on that block as there are offices.

In fact, dollars to donuts that the block is denser than any single brownstone block in Cobble Hill or Brooklyn Heights., Having a lot of people (and eyes) around contributes greatly to the feeling of safety.

Posted by: 110res at June 25, 2009 4:40 PM

--DeLepp- do the apartments start on the ground floor or only up above? I know the windows are very high.

I know this wasn't directed at me, but I figured I'd answer since I live here.

Apartments start on the 2nd floor (technically, I think it's the first floor, but it's about half a floor up from the street).

All the windows in the older part of the buildings are huge, about 6ft x 4ft (though the sheer size of the building makes them seem puny), but I think the windows on the lower floors are even bigger since the ceilings on the first 2 or 3 floors are like 18ft. I've heard a couple of apartments have built mezzanines.

Posted by: 110res at June 25, 2009 4:47 PM

110res, are the windows new? I was glad they made these into housing after boe left. Never made to the open houses.

Posted by: DeLepp at June 25, 2009 4:58 PM

http://www.streeteasy.com/nyc/sale/411989-condo-365-bridge-street-downtown-brooklyn-brooklyn

BellTel Lofts are large studios for the most part -- not real bedrooms (no windows). And in crappy Metrotech. Notice how they put "*" by the bedrooms -- cause they are not legal. And there are TONS of problems with BellTel.

Posted by: BH76 at June 25, 2009 5:02 PM

thanks, 110res. I know 96 Schermerhorn has ground flooor coops too and their windows are very high so I assumed it cut down on the noise from the street. I had a friend who lived in that one. I bet the entryway is fabulous - even as the Board of Ed it was amazing.

Posted by: bxgrl at June 25, 2009 5:15 PM

DeLepp, the windows are new, but permanently (I think) babyproofed so you can't open them up more than 8 inches or so. I imagine the old windows from the building's previous life had to be replaced as they were mainly AC unit place holders.

bxgirl, I remember liking 96 Schermerhorn's entryway as well--a bit like the entrance to a wood paneled men's club.

110's entryway isn't half bad--most of the great detail and restoration work is on the ceiling where my eyes rarely go. The space (I believe the old theater room?) where Issue Project Room is slated to occupy, however, is truly something to behold.

Posted by: 110res at June 25, 2009 5:52 PM

110res- when i first m oved to Schermerhorn 96 was all boarded up with 24 hour guard dogs isnide. Yes- that scary. And the lobby was a complete wreck. We were so happy when they renovated- the lobby is beautiful. Never really got to see the lobby of 110- the security guards were none too friendly but i was friendly with the guy who watched the loading dock in back. He was so nice but the loading dock did not have great details :-)

Posted by: bxgrl at June 25, 2009 5:59 PM

bxgirl -- was it the guy at the loading dock with the skin conditon (like Michael Jackson -- large white spots)? He was so nice and we were so sorry to see him go. Great guy.

Posted by: BH76 at June 25, 2009 6:03 PM

BH76- He was a great guy too but the man I am thinking of was a big heavyset guy who was named Johnson. He disappeared, then one of the other guys told me he had gotten very ill with a kidney disease and didn't wnat anyone to see him in his condition. I felt so badly for himm.

Posted by: bxgrl at June 25, 2009 6:24 PM

speaking of Michael jackson- did you hear the news? He just died of cardiac arrest. Lord.

Posted by: bxgrl at June 25, 2009 6:30 PM

110res-- Thank you for correction and glad it feels safe on your block. Cobble friends were talking about the area in general, and the walking around one does conducting business -- not just walking from subway to home.
Specifically, I think the mention of Livingston was on the about 2 blocks that would be more easterly of you toward Smith and Hoyt. Not so good late at night. Gotta go, no time to try to write this better.

Posted by: BklynSoFar at June 25, 2009 7:01 PM

Agree with Nightcruiser, I do not find this apartment style attractive. It lacks charm.

Posted by: mopar at June 25, 2009 11:14 PM

It's obvious the seller is not serious about selling this place. We are talking about out of pocket monthly costs of over $4,000. For a 1BR (which I doubt is over 850sf), with no outdoor space and no bonus space, this is way overpriced.

$450,000 is my appraisal. That's about a 20% decline from the top of the market, which is essentially in line with what's been happening throughout NYC.

Posted by: salvo007 at June 26, 2009 8:04 AM

I dont follow these threads so I'm a little slow to reply to this

"Jeez, how narrowly are we defining "neighborhood"? The block your house sits on? A one block radius from your house?

I'm not picking on you, Ringo, but I have to ask why some people condense 110's entire neighborhood to a single block."

I think in NY the block you live on is very important, yes. There are blocks I'd live on in almost any neighborhood. This isnt' one of them. And Cranberry Street? Are you kidding? I dont care how close it is Montague Street (who would?) -- it's a charming street. People know each other. People have lived there for generations. I guess that's where you and I disagree -- I'd much prefer to walk an extra block to Montague St but live on a street where I knew people who lived across the way and where we block off the street for a dunking tank once in a while.

I do think it is a great location if you're single.

Posted by: Ringo at June 26, 2009 10:44 AM

Ringo,

--"I think in NY the block you live on is very important, yes."

Then maybe you should've said that 110 is not on a great block instead of writing that it's "not a great neighborhood". Huge difference between block and neighborhood.

--"There are blocks I'd live on in almost any neighborhood. This isnt' one of them."

And I wouldn't live north of Clark. I'd also say the 540 apartments (and conservatively 700+ residents) on this one block of Livingston just goes to show that there are different strokes for different folks.

--"And Cranberry Street? Are you kidding? I dont care how close it is Montague Street (who would?) -- it's a charming street."

Read my post carefully. I didn't compare Livingston to Cranberry. For the record, I agree that Cranberry is "charming" (although I'd also make a case for boring or fuddy-duddy).

I merely brought up the proximity of each block to the neighborhood's "main street" (Montague) to point that just because a single block doesn't meet your particular aesthetic sensibilities doesn't mean it can't be part of a neighborhood.

Proximity to neighborhood touchstones, be it a main drag like Montague, a church like St. Ann's or St. Charles, or a school like Packer (all of which are closer to 110 than Cranberry, for what it's worth) counts for a lot.

--"People know each other."
--"I'd much prefer to walk an extra block to Montague St but live on a street...where we block off the street for a dunking tank once in a while."
--"I guess that's where you and I disagree"

Since you have friends at 110, you might know that there's a resident run forum at 110 that neighbors use to get together for group exercise sessions, share advise about doctors and nannies, organize "stoop sales", and cat sit for each other when we're out of town. Our kids play together in the common courtyard. My fellow neighbors have dropped by to set up my wireless internet, have given me legal assistance, and even helped me move a giant tv to my apartment when the delivery company refused to deliver it beyond the entrance of the building.

And while I personally don't want or need my neighbors to be intimately familiar, I think it's a bit insulting of you to insinuate that only people who live in brownstones can form a vibrant, friendly, helpful, community.

Posted by: 110res at June 27, 2009 3:00 PM

Seems to me like the appropriate comparables for this type of building are DUMBO, Manhattan, and other highrise type areas. This is a big building, it's not a small Brooklyn Heights Coop, and I would guess the maintenance and other costs probably reflect that. As far as the location, that block has been greatly improved with the recent plantings, and there is a lot more streetlife recently (I walk by pretty regularly). Seems like a solid (if not bucolic) place to be, and a gorgeous building.

Posted by: bklynite at June 29, 2009 12:03 PM

« Inside Third & Bond: Week 89 House of the Day: 460 2nd Street »

June 25, 2009

Condo of the Day: 110 Livingston Street, #6W

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