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July 20, 2009

Co-op of the Day: 209 Lincoln Place, #7CD

209-Lincoln-Place-0709.jpg
This three-bedroom co-op at 209 Lincoln Place that just hit the market has a slightly unusual layout for an old prewar apartment, but that's largely the result of combining two apartments together. On the plus side, the resulting living and dining area is quite large; on the minus side, you have to walk through one of the bedrooms to get to another. The kitchen has also been renovated recently. The monthly maintenance is $1,558 and the asking price is $1,100,000. Think it'll fly?
209 Lincoln Place, #7CD [Brown Harris Stevens] GMAP P*Shark





Posted by Brownstoner at 12:39 PM | Comments (32)
Categories: Co-ops, Park Slope

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Comments

Well, it didn't just hit the market cause Biff and I had a conversation about this place on here about 2 weeks ago. It went on the market on July 8th.

Nice place. I know someone interested in it, and hopes to look at it when she's back from holiday.

Posted by: 11217 at July 20, 2009 12:44 PM

> you have to walk through one of the bedrooms to get to another

Then it's not really a bedroom is it?

Layout blows.

Posted by: DitmasSnark at July 20, 2009 12:46 PM

I have no idea how much this will sell for, but given the stupid layout, I predict this will sit on the market for some time. It also seems suspicious to me that the photos are only of the recently renovated kitchen, but not of the oddly laid out bedroom area. Could it be that one half of the apartment has been renovated but the other half never happened because of lack of funds? This place could be very nice with a hallway to access the back bedroom, but very few buyers are interested in places that require major renovations right now.

Posted by: kvnbklyn at July 20, 2009 12:50 PM

widget seems whack

Posted by: Ringo at July 20, 2009 12:53 PM

The layout is only odd if you are a couple with two kids.

Otherwise, that room makes a perfect den, study or sitting room.

Seems like a perfect place for an empty nester couple, and I personally like the layout with guests on opposite ends of the apartment for privacy.

Posted by: 11217 at July 20, 2009 12:54 PM

well am sure people here won't like the layout with that second BR. I will say from the pics, the kitchen is really nice and love those ceilings in the LR. Great area! maintenance is ridiculous
great place for a older well-established couple where they can store all their travel tchotkes in that oddly laid-out BR
ha!

Posted by: gemini10 at July 20, 2009 12:56 PM

Whats wrong with the widget Ringo - seems to be an average of what people have opined.

Posted by: dittoburg at July 20, 2009 12:57 PM

11217 - look at the end of my post. I said the same thing!

Posted by: gemini10 at July 20, 2009 12:57 PM

"that room makes a perfect den, study or sitting room. "

Which is why it isn't a bedroom.

Posted by: northsloperenter at July 20, 2009 12:57 PM

it also makes agreat corridor

Posted by: dittoburg at July 20, 2009 12:58 PM

Man, I am just getting so tired of BHS showing 3 photos of the same room from diff angles and calling that a listing.

3 other full rooms plus bathrooms, and we're left to guess if the rest is as spiffy?

Maybe they're trying the old "playing hard to get" thing like teenage girls and hoping it makes lustful buyers lose their senses and overbid?

Posted by: MoneyForNothing at July 20, 2009 12:59 PM

"Whats wrong with the widget Ringo"


The asking price is 1.1 million and the widget goes from 515K to 928K.

Gemini - Once again we are on the same page!

Posted by: 11217 at July 20, 2009 1:01 PM

Moneyfornothing:
agreed - but that's BHS style
we interviewed one of their listing agents to list our house and he said by only using a limited amount of photos makes the listing seem exclusive. BHS only uses 3-4 great shots to give the illusion there is so much more to be desired that you just have to come and look for yourself.
um maybe that worked in 2006,but not now - needless to say we didn't hire him!

Posted by: gemini10 at July 20, 2009 1:04 PM

I used to live across the street.

seems like a nice building but the tag line Soho in the slope is stupid.

Posted by: Santa at July 20, 2009 1:15 PM

Its a smart-widget which automatically corrects for unrealistic hopes and hypes.

Posted by: dittoburg at July 20, 2009 1:18 PM

I suspect we have found the two people who kept appraising the most the widget would afford. You two are dolts

Posted by: brickoven at July 20, 2009 1:24 PM

"Parking by waitlist", that's great brokerspeak!

I'm sorta in agreement about the desirability of bedrooms at opposite ends of the apt, but it doesn't work here. The 'office/study' has all the closets.

Posted by: denton at July 20, 2009 1:54 PM

Besides the awkward (for some) room through a room layout, I personally dont like the other bedroom opening right into the kitchen.

As an aside, while I get the idea of open kitchens like that (expands feeling of space, permits more socialization with guests and family) - dont you have to keep them totally spotless all the time and make sure that your vent is commercial grade to avoid smells? Seems like a difficult task - or do people who have them never cook?

Posted by: saminthehood at July 20, 2009 2:08 PM

There does appear to be a real vent in there, sam...

Posted by: denton at July 20, 2009 2:21 PM

ah yes, I notice the scale is off and I'm suspected of over-appraising and called a dolt.

Posted by: Ringo at July 20, 2009 2:23 PM

"I suspect we have found the two people who kept appraising the most the widget would afford. You two are dolts"

Hey, unfair. I've never appraised at more than asking, but there have been a few times since the crash that I've felt the asking was realistic or close. It's clearly an error when the widget doesn't include the asking price.

Saminthehood: Have always wondered same about the demands of a totally open kitchen like this.

For me too the combined-apartment layout problems here are really a drawback to what should be a great pre-war place. I don't see a good way to fix it. A hallway would eliminate half the closet space in the apartment.

Posted by: Nomi at July 20, 2009 2:24 PM

gemini: "we interviewed one of their[BHS] listing agents to list our house and he said by only using a limited amount of photos makes the listing seem exclusive."

They actually said this? Is that a common notion? Ick. Don't like. Not friendly.

Posted by: Nomi at July 20, 2009 2:40 PM

Is it just my browser, or does it look like the photo of the front of the building has been photoshopped onto a nice day somewhere in the country?

Posted by: Back40 at July 20, 2009 2:41 PM

me again -- or is this building shaped like a wedge? It just looks funny.

Posted by: Back40 at July 20, 2009 2:43 PM

I don't think it's photoshopped....it's just one of the larger buildings on that street. Most of the rest of the street are brownstones.

Posted by: 11217 at July 20, 2009 2:44 PM

This looks like a very nice apartment in a very nice building. The master bedroom has a nice private den or study atached. Very pleasant. However I agree it is not a 3-bedroom apartment so the price is off-base. This should sell in the 800,000's I would guess. It has everything going for it.

Posted by: Minard Lafever at July 20, 2009 3:10 PM

It's not the size; it's that you can't see any of the right side of the building, so it looks like a cutout or like a wedge where that right corner is less than 90 degrees.

Posted by: Nomi at July 20, 2009 3:11 PM

As I mentioned in the earlier discussion referenced by 11217, I think this is quite a nice apartment in an excellent location. Definitely not a layout that will appeal to all, but it could work for the some. I think it's go in the $850K to $925K range. I couldn't find any recent similar sales in the building to compare it to.

Posted by: Biff Champion at July 20, 2009 3:24 PM

The outside photo is indeed weird. If the perspective is causing the front to appear at an angle, then it seems that you should be able to see some of the side of the building.

Probably distortion due to a wide angle lens?

Posted by: DitmasSnark at July 20, 2009 4:11 PM

I like this building. Agree with others' comments about the layout, however. Guess the apartment goes for somewhere in the $900's.

re the photo - think it must have been taken from the roof of one of the brownstones opposite. Also, not sure if it solves the 'photoshop' mystery but the building is T-shaped (if memory serves) and so does get narrower at the back.

Posted by: etson at July 20, 2009 4:21 PM

I would have liked it better with the original long hallway and French doors between the living room and formal dining room, although that tiny kitchen was never ideal. Where did the other weird suite come from -- was that an adjacent studio they tacked on?

Posted by: mopar at July 20, 2009 10:51 PM

Beautiful apartment in a lovely building, and I am crazy about the area it's in. Speaking as a woman with small kids, the layout is not so bad for a family. Your bedroom is at one end, and you put the kids at the other -- if they have to walk through each other's bedrooms it isn't such a big deal, until they are adolescents anyway.

I could be wrong, but I don't see how this goes for full ask of 1.1M, in this market and with that slightly odd layout and very high maintenance. Given the splendid location, I say just under a million to avoid the mansion tax. Lovely apartment though.

Posted by: gidgetgoesbrooklyn at July 21, 2009 11:43 AM

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