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August 14, 2009

Open House Picks

house Carroll Gardens
415 Sackett Street
Douglas Elliman
Sunday 12-2
$2,000,000
GMAP P*Shark

house Cobble Hill
143 Amity Street
Brown Harris Stevens
Sunday 12-2
$3,450,000
GMAP P*Shark

house Park Slope
481 4th Street
Betancourt
Sunday 1-3
$2,795,000
GMAP P*Shark

house Sunset Park
354 50th Street
Corcoran
Sunday 12:30-2
$775,000
GMAP P*Shark

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Comments

Park Slope house really needs a new broker. The house may be quite nice, but the photos and presentation are downright depressing. What a shame.

Posted by: homey at August 14, 2009 1:23 PM

The Park Slope house also seem quite a bit over priced, no?

Seems to be a flipper selling it - bought by a corporation. It was purchased less than a year ago for $1,865,000. They want almost a million dollars for that reno. I don't think they're gonna get it.

Posted by: Kris at August 14, 2009 1:27 PM

park slope house seems high, but not outrageous for what it is. they say 4 story, but then mention upper triplex and lower duplex...does garden level floor not count? either way, if i had ~$3MM in my pocket, not sure i'd want to be a landlord.

Posted by: goldie at August 14, 2009 1:34 PM

oy, the furniture in that CH place! i dub you The Amity Street Horror.

Posted by: goldie at August 14, 2009 1:35 PM

Homey, I don't get why you are so down on the PS broker's presentation. I too think it's overpriced but I think the photos are fine, and the floor plans informative. I am shocked however, that they want a million more than paid for it only a year ago. Re: lower "duplex" that's misleading - they basically let the tenants use the cellar to do laundry.

Posted by: Miss Muffett at August 14, 2009 1:39 PM

What's with the picks this week? All are overpriced, including the one listing you include that isn't multiple millions. The interiors are nice on the SP place, but who wants to pay 750,000 to be that close to the BQE? The weather is humid, but the housing market is DRY.

Posted by: househunt at August 14, 2009 1:40 PM

is that Cobble Hill place really worth 3.5 kajillion? seems preposterous to me.

Posted by: dittoburg at August 14, 2009 1:42 PM

Yes, the CH place has scary decor.

Posted by: Miss Muffett at August 14, 2009 1:52 PM

Cobble Hill place is way overpriced for 17' and in desperate need of updating. Hard to justify when a 25'? place on Congress sells for $3.1.

Posted by: heyelke at August 14, 2009 1:54 PM

Wow Heyelke - good info. Yes, that CH price sounds absurd in that context.

Posted by: Miss Muffett at August 14, 2009 1:57 PM

That's the nicest entryway I've seen on any brownstone on the CH place.

Posted by: daveinbedstuy at August 14, 2009 1:57 PM

Cobble Hill house is still wayyyyyyy overpriced. Ridiculously overpriced at $3.9 million when first listed on 5/29/09, and the $450,000 price cut on 6/25 is still insufficient. It's a nice house on a nice block, but it's only 17' wide. By contrast, in a posting earlier this week, a beautiful 25' house on Congress Street, 1 block away, sold for just over $3.1 million, and there's no way this house will go for more than the Congress Street house.

Sackett Street house in Carroll Gardens is also wayyyyyyy overpriced. $2 million between Smith & Hoyt? At $1.3 - $1.5 million, let's talk.

Posted by: CarrollGardened at August 14, 2009 1:57 PM

The Park Slope pictures are out of focus and just plain amateurish. Professional photos would make that place look stunning.

Cobble Hill does seem very high.

Posted by: Nomi at August 14, 2009 1:59 PM

all picks are over priced. I believe those buyers who could not wait have already bought. The rest can wait and the clearing level for the next batch will be much lower. I believe about 20%-30% lower than this spring comps.

Posted by: bklplebe at August 14, 2009 1:59 PM

4th St was HOTD 5/5/09. Original list 2,950,000. Widget predicted $2.15, which means it will sell when the owner is ready to take $2.4 or $2.5.

Posted by: antidope at August 14, 2009 1:59 PM

"The Park Slope pictures are out of focus and just plain amateurish."

Maybe it's secretly an Awaye Realty listing!

Posted by: CarrollGardened at August 14, 2009 2:01 PM

No way is Sackett going for less than $1.5. Probably closer to 1.7.

Posted by: Boerumresident at August 14, 2009 2:01 PM

You may well be right, Boerumresident, but to me personally, it's just not worth that much.

Posted by: CarrollGardened at August 14, 2009 2:04 PM

What no listings from The Forte??????

Buh Bye Dumbasses..

The What

Someday this war is gonna end...

Posted by: Return of The What at August 14, 2009 2:06 PM

Sackett st is a repeat. Was done May 1.

Posted by: Petebklyn at August 14, 2009 2:11 PM

heyelke....what needs to be updated in the CH house???? Did you want exposed brick walls???

I'm not commenting on the price but you said it was desperately in need of updating.

Posted by: daveinbedstuy at August 14, 2009 2:11 PM

Is Sackett Street between Smith and Hoyt no good? What's wrong with it?

Posted by: Nomi at August 14, 2009 2:12 PM

Nomi, nothing wrong with the block between Smith & Hoyt. My only point was that to ME, personally, I would only be interested in that particular house, at that particular location, in the $1.3 - $1.5 million range. For $1.7 - $2 million, I would want to be more centrally located in Carroll Gardens, preferably the blocks between Henry and Court.

Posted by: CarrollGardened at August 14, 2009 2:15 PM

I'm betting that the PS house has lots of room in the price given that they didn't really do a kitchen. it looks like a basic kitchen was installed in case someone needs a mortgage but that whatever they did they figured wouldn't please many buyers so just do a new one.

I'd like to see more bath pics though.

Posted by: daveinbedstuy at August 14, 2009 2:16 PM

what are they smoking in Cobble Hill? Are you freaking kiddin me with that price tag!

Posted by: bkny at August 14, 2009 2:18 PM

I live on 4th st two doors down from this house and I wouldn't buy this house if I had 3M simply because of the locale. John Jay is across the street and there is an endless stream of idling delivery trucks clogging up the road. Cafeteria delivery, oil delivery, teacher parking lot entrance--all right in front of this house. The school's kitchen is on this side of the building and the workers frequently have the radio blaring at 6am. The school's furnace is also located on 4th and due to a malfunctioning alarm there's often a loud intermittent ringing coming from the basement as early as 5am. It ain't the kids who are the problem. It's the adults who service the school. Very loud.

Posted by: ecoux at August 14, 2009 2:19 PM

Ah, OK, CGed.

Posted by: Nomi at August 14, 2009 2:19 PM

How does it work in an upper triplex with the lower garden duplex (which in this case includes the basement)?

Does the owner give up the garden? Does he share it? Is it on a case by case basis?

Posted by: denton at August 14, 2009 2:25 PM

how are block between Court and Henry more 'central'?
Further from subway, further from historic district, further from restaurants on Smith, further from BQE. I mean Henry and Sackett isn't even hardly as nice.

Posted by: Petebklyn at August 14, 2009 2:26 PM

Court is the EXACT same distance from the subway, the historic district, and the Smith Street restaurants as Hoyt. Between Henry and Court, e.g., on Carroll where I owned a Brownstone for 10 years, I found I was closer to Red Hook (e.g., Fairway), the Columbia Street restaurants, the Borough Hall subways, Brooklyn Heights and the Promenade (I like to walk the Promenade and the Brooklyn Bridge to/from work). I originally looked in the Carroll Gardens historic district but decided I wanted to be on the other side of Smith (at the time, the other side of Court actually) because, TO ME, it was more centrally located to the places I like to go. I merely expressed a matter of personal choice.

Posted by: CarrollGardened at August 14, 2009 2:34 PM

Carrollgardened -- I agree with you but I have become convinced there are plenty of others out there willing to spend more to be off Smith Street. And it's actually a pleasant block.

As for Amity St, I think the price is really being driven by the "comp" (which I don't think is really a valid one) of the $5M Norah Jones purchase on the next block over.

Posted by: Boerumresident at August 14, 2009 2:34 PM

Wow, except for the Park Slope house, these are all gorgeous!!

Posted by: mopar at August 14, 2009 2:34 PM

daveinbedstuy--the kitchen was an abomination....it needed a little jewish lightning to set it right for a do-over

Posted by: heyelke at August 14, 2009 2:40 PM

I think some distance from Smith St. is good. It's a frat party there these days and I'd prefer to have some distance from the noise.

Posted by: Boerum Hill at August 14, 2009 2:42 PM

Boerumresident, I totally agree. I was merely stating that I'm not one of those people.

I also agree about Norah Jones skewing the comps. I have close friends who have lived on that block since the early 1990s, and when word got out that she bought the house, I mentioned to them that "Norah Jones bought a $5 million house on their block", and they corrected me and said, "No, Norah Jones PAID $5 million for a house on our block".

Posted by: CarrollGardened at August 14, 2009 2:45 PM

"Court is the EXACT same distance from the subway, the historic district, and the Smith Street restaurants as Hoyt. " - Well not really - Court to Smith is longer block than Hoyt to Smith....but more importantly this house is 1/2 block from Smith and I'm sure you were refering to west of Court St not Court st itself. And historic district goes from Smith to Hoyt. (just not as far up as Sackett).
I personally don't desire that central location in neighborhood (as I do live there) to living around Clinton...just that 'central' didn't seem right to me as that is the advantage of living off Smith as opposed to around Clinton. For instance how many times have people opined here how long a walk it is to subway from Henry or Hicks (not a valid objection but one used often).

Posted by: Petebklyn at August 14, 2009 2:46 PM

OY....then I was roped into liking it by the few pics that were there.

Posted by: daveinbedstuy at August 14, 2009 3:01 PM

Well, I lived right off Clinton, and I don't see how you can get any more "central" than Clinton Street in Carroll Gardens or Cobble Hill. And I've never been one to complain about the walk to the F/G trains (or even to the Borough Hall trains) from where I lived in Carroll Gardens. I also agree with Boerum Hill that I'd personally prefer to be further away from the Smith Street noise - IMHO, it's a nice place to visit . . .

Posted by: CarrollGardened at August 14, 2009 3:01 PM

exactly what I said that I would prefer to be further away from Smith but the advantage is that it is more 'central'.
I'd call Clinton prettier or nicer just not 'central'.

Posted by: Petebklyn at August 14, 2009 3:13 PM

for residence, Henry Clinton Court beats Smith st 99 out of 100 times. Ok, to appease some naysayers looking to object, 97 out of 100 times

Posted by: more4less at August 14, 2009 4:02 PM

"either way, if i had ~$3MM in my pocket, not sure i'd want to be a landlord."

Are you serious? You can do whatever you want as soon as it's yours. And if you're rolling in doe ripping out the kitchens and installing a Batman pole from the top floor to subbasement is chump change.

Posted by: jack slade at August 14, 2009 4:11 PM

Sackett St between Smith and Hoyt is a beautiful, wide tree-lined block and you can't be more central to the best restaurants and shops in the neighborhood. The Grocery, Po, Chestnut, Zaytoons, Cubana Cafe, Savoia, Thai place Em are all literally right there. Gourmet dumpling shop Eton just opened up at Sackett and Smith and there are two relaxed bars right at that corner as well. I live a block over and that block is super-friendly, Sesame Street-style brownstones and stoops. Historic church at corner of Sackett and Hoyt is beautiful. If you 'dis that block, you shouldn't be looking to live in Carroll Gardens. Sackett house looks nice, and as for price, another house on the block (396 Sackett) is on the market for $2.4, and that one has an odd layout (lower triplex and top floor rental) that narrows the living space.

Posted by: CGDad at August 14, 2009 5:42 PM

Nobody's dissing that block. People can have personal preferences without dissing. At one time I swore I'd never use the word dis. I dissed the word dis big time back in my youth. So much for that.

Yeah, anyway, proclamations about who should or shouldn't be looking somewhere bug me. A couple weeks ago, someone said if you want a detached house so bad, you shouldn't be looking in Brooklyn and probably don't belong in NYC. What the hell is that? Brooklyn has thousands of detached houses.

Posted by: Nomi at August 15, 2009 3:01 AM

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August 14, 2009

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