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August 21, 2009

Open House Picks

house Park Slope
460 2nd Street
Brown Harris Stevens
Sunday 12-1:30
$1,995,000
GMAP P*Shark

house Carroll Gardens
346 President Street
Fillmore
Sunday 12-2
$1,449,000
GMAP P*Shark

house Windsor Terrace
540 16th Street
Warren Lewis
Sunday 2:30-4:30
$1,185,000
GMAP P*Shark

house Bedford Stuyvesant
818 Greene Avenue
Corcoran
Sunday 3:30-4:30
$749,000
GMAP P*Shark

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Comments

2nd Street looks priced to move.

Posted by: bkrules at August 21, 2009 1:14 PM

The Park Slope place is pretty nice.

Also, it has DR on parlour floor and an ensuite master bedrooom/bath.

DIBS 1
shillstoner 0

Posted by: daveinbedstuy at August 21, 2009 1:14 PM

Corcoran is really doing this seller a service with that Bed Stuy ad. That's about the worst listing I've ever seen.

Fire them, Mr. Seller.

Posted by: daveinbedstuy at August 21, 2009 1:15 PM

It almost looks like Corcoran did a 'drive by' photo just for the listing.

Posted by: hooky at August 21, 2009 1:17 PM

Prime/near prime Park Slope approaching peak Clinton Hill asks. Yes, even for 17+/- footer.

***Bid half off peak comps***

Posted by: Brownstones Half Off at August 21, 2009 1:17 PM

Listing history for 460 2nd Street:

06/19/2009
Listed at $2,380,000
06/26/2009
Price decreased by 4% to $2,280,000
08/04/2009
Price decreased by 13% to $1,995,000

They are competing with 458 2nd Street, listed at $2,235,000 since April 2009:

http://www.corcoran.com/property/listing.aspx?Region=NYC&listingid=1545546

Posted by: bk14 at August 21, 2009 1:22 PM

I'm really getting sick of BHS supplying 3 interior photos for multi-floor, multi-million dollar townhouses.

It doesn't seem to be working either as witnessed by BK14's price history on the property

Posted by: MoneyForNothing at August 21, 2009 1:36 PM

2nd St and 16th street were each featured here in june on HOTD.
as always there are two ways to read this:
1) inventory is languishing and it's just a matter of time til we see capitulation and prices collapse to "affordable" levels.
or
2) there is no inventory to showcase as sellers are not in a rush to put up their homes until prices recover. hence the repeat coverage. they are betting their liquidity outlasts the cycle.

Posted by: antidope at August 21, 2009 1:36 PM

16th Street looks priced to languish.

Posted by: DitmasSnark at August 21, 2009 1:37 PM

for almost 2 million dollars, would prefer central air and not some crappy A/C unit hanging out the front window. nothing is uglier. yuck.

Posted by: wine lover at August 21, 2009 1:39 PM

> 2nd St and 16th street were each featured here in june on HOTD.

Ah yes, indeed they were. I'll repeat what I said about 16th Street when it was HOTD: "Drop the ask to $995 and they might get some traction."

Posted by: DitmasSnark at August 21, 2009 1:41 PM

DS- what would have been peak price for 16th st? i don't know the comps, but if it is the current ask then WT reflects slightly better than the market 20% drop everyone banters about here.

Posted by: antidope at August 21, 2009 1:47 PM

That lil' teeny tiny stove in that tiny kitchen on 2nd Street kills me. Looks ridiculous. I guess at some point they downsized it to make room for a bath?

Hell, I'd rather see the big old cast iron stove in there.

Posted by: denton at August 21, 2009 1:51 PM

WL, obviously you haven't read the listing. It has central air! (the non-tacky kind)

"The top floor boasts 4 newly installed operational skylights which are perfect to help cool the house easily on the hottest of days. "

Posted by: denton at August 21, 2009 1:52 PM

Snark, I really like the block on 16th Street, those are real human scale houses built so you can hang out in the front or back and schmooze with the neighbors like back in the day. It's right by the F train and close to services on PPW, and of course close to the park.

Having said that it seems to have been a 2 family at one point (2 kitchens). Some updates to the kitchen will be required, probably the baths also.

Because of that, I agree it needs a chop or two, but wouldn't be surprised to see it move sooner rather than later at a better price. 999k takes it.

Posted by: denton at August 21, 2009 1:58 PM

looks like the house next door at 538 16th street sold for $840,000 back in March, which seems like a nice deal unless it was a wreck. (Q. Can the publicly available sales prices be trusted?)

Posted by: sweetlou at August 21, 2009 2:17 PM

2nd street price looks like a great deal until you see how narrow the place is (the front parlor is only 10'8" wide per the floorplan), and that the top floor is not a normal full height floor, hence the need for the 4 skylights. Width in townhouses makes an enormous difference in my opinion. That said, it's a good location and the price seems reasonable now compared to what a wider townhouse sells for in the area.

Posted by: 1842 at August 21, 2009 2:24 PM

> Snark, I really like the block on 16th Street...

Agreed. It's a great block. And I agree it might move quickly if they drop the price below the million dollar mark. But as sweetlou pointed out above, 538 16th street sold for $840,000. I'm guessing this goes for the high 800s to low 900s.

Posted by: DitmasSnark at August 21, 2009 2:41 PM

the floorplan in the 2nd street place is among the best i've seen in a brownstone.

Posted by: BrooklynLove at August 21, 2009 7:47 PM

$2 million for a 17ft wide house anywhere in the world is nuts . . .

Especially considering prices in Brooklyn have hardly begun to correct yet.

Posted by: IronBalls at August 21, 2009 8:14 PM

The more expensive the land, the narrower the lot and vice versa. Obviously. Where do you live? Under a rock?

Posted by: mopar at August 22, 2009 12:17 PM

I was thinking the same thing, BrooklynLove. Perfect layout. The layout, the nice size separate laundry room on the same floor as the bedrooms, and good closets more than makes up for the narrow width. I'd rather have this house than a 2-foot wider house with a bad layout and no walk-in closets or en suite master bath. But I agree for $2 million I want central air. Zoned for each floor.

Posted by: traditionalmod at August 22, 2009 4:33 PM

Tough sell on that 2nd st "2 br" rental.

Posted by: LeffertsMan at August 23, 2009 11:03 AM

Central air? It's a brownstone. We don't even have window units in ours, just fans. If you want central air, move to Atlanta.

As for "ensuite masterbath," you'd rather have the storage space instead. Trust me.

Posted by: likes2lurk at August 23, 2009 11:59 PM

The basement is for storage, likes2lurk.

For $2MM, central air and all the other bells and whistles you could think of should be there, including a nice walk in closet and an ensuite bath. But you need a place to store your boxes of crap that should be in the basement, so I understand. :)

Posted by: daveinbedstuy at August 24, 2009 7:32 AM

I'm with DIBS on this one. At the $2MM+ price point, a buyer expects central air, nice master suite, good closets, etc. Retrofitting central air is a pain, even with a split-system (Mr. Slim).

I don't get these posts where people say "This is a brownstone so "___insert comment about how there is no need for a certain luxury___". The pool of buyers at these price points that will overlook basic luxuries because you have the perfect crown molding or original mantle is a small, small group.

Posted by: Mr Joist at August 24, 2009 11:21 AM

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August 21, 2009

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