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October 15, 2009

Co-op of the Day: 310 Windsor Place, #26

We're loving the feel of this two-bedroom co-op at 310 Windsor Place in Windsor Terrace. Great prewar character, generous size, good layout and light. What else? The kitchen was recently renovated, the maintenance is low and the building is steps from the park. Asking price: $629,000. What's not to like?
310 Windsor Place, #26 [Brown Harris Stevens] GMAP P*Shark

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Not a big deal but why are there no closets in that other bedroom???

Posted by: daveinbedstuy at October 15, 2009 12:48 PM

What else? How about another bathroom?

Posted by: denton at October 15, 2009 12:51 PM

what's not to like? the price. not super high but high enough to complain a little that it's high. 550-575k range, could not complain.

from the few pics and the flr plan, looks like pretty good unit overall and location looks good too

Posted by: more4less at October 15, 2009 12:52 PM

Very nice.

Posted by: TownhouseLady at October 15, 2009 1:10 PM

I don't know why, but I get annoyed by the "possible floorplans" these realtors put up. I wouldn't mind it if they actually showed some inside knowledge -- like that there's a water line over here and you could easily move the kitchen like others have in the line, something like that -- but I only see the ones where they illustrate how you can take a study and change it into a nursery - a miracle!

Posted by: Ringo at October 15, 2009 1:10 PM

Oh, I like this.

Seems like close to $700 a foot. Is that normal for a nice place in Windsor Terrace? Seems like a lot to me, but I don't really know the prices over there. I think it's beautiful, though. Would like to know what exposures it is. Also wish there was a terrace. But otherwise, really love it. Would not change floor plan.

Posted by: Nomi at October 15, 2009 1:13 PM

Nomi, just keep in mind it would be 50% more expensive in Brooklyn Heights

Posted by: more4less at October 15, 2009 1:21 PM

Keep chopping:

06/27/2009 - Listed in StreetEasy by Warburg at $670,000.
08/20/2009 - Price decreased by 3% to $650,000.
10/09/2009 - Listing is no longer available.
10/09/2009 - Currently Listed in StreetEasy by Brown Harris Stevens at $629,000.

This will sell in the low to mid 5s.

Posted by: DitmasSnark at October 15, 2009 1:24 PM

"Nomi, just keep in mind it would be 50% more expensive in Brooklyn Heights"

Yes. And the maintenance would be more than 50% higher.

Posted by: Nomi at October 15, 2009 1:30 PM

"This will sell in the low to mid 5s."

Naw, I don't think that low.

Posted by: Nomi at October 15, 2009 1:31 PM

Not liking the looooooong walk to the loonnnnnnnng wait on the F.

Posted by: Deda at October 15, 2009 1:32 PM

Looks really good to me. It's refreshing to see something that seems spacious and with character and not yet another glass newbie condo. Depending on what it looks like in person, I think it could end up in the high-$5's.

Posted by: Bsquared at October 15, 2009 1:33 PM

Agreed with Snark. more of low 5's sounds like a selling price for this one.

Posted by: Kensingtonian at October 15, 2009 1:35 PM

Oh, cool. Can we now have a protracted discussion on what is a long walk to the subway and how many minutes it should take? I'm firmly in the "slow walking" "it's too far" camp. Well, I haven't looked at the map for this place, just saying in general.

Hopefully Dave will say it would take him 35 seconds to walk the 7 blocks. That's always uplifting. (Again, haven't checked distance. Just generalizing here about one of the reassuring brownstoner discussion patterns. Consistency is comforting.)

Posted by: Nomi at October 15, 2009 1:37 PM

OK. After checking, even I would have to take out a couple of Deda's repeated letters in "loonnnnnnnng."

Posted by: Nomi at October 15, 2009 1:40 PM

Apt 12 in this building, already configured as a three bedroom, sold in 2997 for $534,000.

It went back on the market last May for $599.000. It did not sell and was taken off the market.

The comps have spoken.

Posted by: DitmasSnark at October 15, 2009 1:41 PM

The Snark has spoken. I wouldn't like this place as a three bedroom. It's a beautiful two bedroom, a cramped awkward three bedroom. Yes, I know a three bedroom normally gets more money even with same sq. feet, but still. This place is just way better as the two bedroom it's meant to be.

Posted by: Nomi at October 15, 2009 1:46 PM

> a cramped awkward three bedroom

Agreed.

Apt 4 in this same building has a renovated kitchen and is asking $30,000 less.

Both apartments are having open houses this weekend.

It will be interesting to see which seller blinks first.

Posted by: DitmasSnark at October 15, 2009 1:56 PM

FWIW, Apt. 12 is configured differently (besides being a 3 BR, the whole layout is different). It is also ground level with little natural light. I think the current unit should have an easier time selling.

Posted by: WTbound at October 15, 2009 1:57 PM

"Apt 4 in this same building has a renovated kitchen and is asking $30,000 less."

This place doesn't have a renovated kitchen?

Posted by: Nomi at October 15, 2009 2:00 PM

This layout actually makes sense. You can eve arrange furniture properly.
it is nice and refreshing to see a window in the bathroom and kitchen.
I do like this one.

Posted by: STARGAZER at October 15, 2009 2:01 PM

"Apt 12 in this building, already configured as a three bedroom, sold in 2997 for $534,000."

Shit snark. Almost a thousand years into the future and prices are still in the same range....Talk about lack of appreciation over time.

Posted by: wasder at October 15, 2009 2:07 PM

Beautiful place. I love Pre-Wars and this one seems to have been updated well.

Posted by: bxgrl at October 15, 2009 2:07 PM

if apartment 12 is on the ground floor what floor is 4 on?

Naomi, if this apartment was in soho it would be worth 2.5x as much.

lastly, ditmasnark, 2997 dollars just aren't worth what they used to be.

I'm guessing this apartment is on the 4th floor of the walkup - anyone know for sure?

Posted by: lalaland at October 15, 2009 2:08 PM

I see the cold medicine is affecting my typing.

Posted by: DitmasSnark at October 15, 2009 2:10 PM

OK. I just got a ticket for double parking. (Street cleaning.) Will brownstoner pay half since it's cause I got too caught up on here and forgot to move it (despite my alarm!)?

Posted by: Nomi at October 15, 2009 2:18 PM

I looked at this apartment when it was listed with Warburg. It's either on the 3rd or 4th floor, and the stairs are really steep. That killed the deal for us, because it's definitely not "stroller-friendly". It's also a bit cramped. The dining room really is wasted space the way it's currently laid out. Demolishing the wall between it and the living room (and the foyer) might make it feel better.

Based on watching the other sales and comparable listings in the area, I think that 575k would be an appropriate price.

Apartment 4 is on the ground floor, and front of the building. You can clearly see the fence for the parking lot across Windsor through the window in the dining room picture.

Posted by: jdthered at October 15, 2009 2:19 PM

Ah, hell. Would take me 45 seconds to walk to that subway. ;)

I agree with all who have priced this around 575k. 629k is a lot of scratch for a walk-up two bedroom with one shared bath and no outdoor space in Windsor Terrace. And it is about as far from an F (equidistant from both stops?) as one can get in the neighborhood.

Posted by: Nokilissa at October 15, 2009 2:33 PM

And Nomi, grrrrrr. Sorry about that ticket. Beautiful thing on an already beautiful day!

Posted by: Nokilissa at October 15, 2009 2:35 PM

Can't figure out why I'd want to pay $80K more than the three-bedroom down the hill at 30 Ocean Parkway from earlier this month (http://www.brownstoner.com/brownstoner/archives/2009/10/coop_of_the_day_281.php). I mean, except that maintance is half of what it is at 30 Ocean Parkway.

Posted by: Sparafucile at October 15, 2009 2:40 PM

Photographs nicely, but it's a walk-up! With small bedrooms. I think I'm with Sparafucile here. That 30 Ocean Parkway apartment was truly spacious and had a nice layout. Not as nice as the gazillion dollar 35 Prospect Park West apartment, though.

Posted by: Minmin at October 15, 2009 2:46 PM

Re: the possible floorplans,

Is it better to have your home office off your bedroom, or off your living room?

Posted by: infinitejester at October 15, 2009 3:11 PM

Not a penny over $499,999.00

Posted by: Gowanus_Bklyn at October 15, 2009 3:22 PM

Posted by: Sparafucile at October 15, 2009 2:40 PM

same but higher top flr unit (4th or 5th flr) in 30 Ocean sold for 479k so make it 150k diff. that bldg has elevator

but to be fair, this looks nicer as far as the pre-war feel. albeit smaller too

Posted by: more4less at October 15, 2009 3:23 PM

"Not liking the looooooong walk to the loonnnnnnnng wait on the F."

Ummm, the entrance to the F train is less than 4 blocks away on Reeve Place (Pt. Hamilton Stop). It's actually quite close to the train.

Posted by: NYGuy7 at October 15, 2009 3:30 PM

This is a perfect apt, perfectly decorated. Has exactly the correct ratio of bedrooms to baths: 2/1.

Posted by: mopar at October 15, 2009 3:38 PM

Nomi, maybe Brownstoner can use that in their marketing. "A blog so absorbing, readers forget to move their cars!"

Posted by: mopar at October 15, 2009 3:51 PM

quote
That killed the deal for us, because it's definitely not "stroller-friendly".

why don't you do what all the A-Holes at 325 1st street in park slope do? Park your stroller (with a bike chain of course :-/ ) in the lobby on the radiators, or anything else you can tie it to.

*rob*

Posted by: Butterfly at October 15, 2009 4:17 PM

Take a $100K off for being a 4th floor walk-up.. then start talking...

Posted by: BH76 at October 15, 2009 4:28 PM

According to google maps it is .5 miles to the F -- that's a 10 minute walk. Not too bad. On the F about 45 minutes to Rockefeller center, with at least one guaranteed 1 hour plus monster ever week. FWIW, I put 599K in the widget but now I think that may be too generous. I know a guy that bought a decent sized house with a rental unit on Prospect Park SW for slightly over a million (in 2007), so 630K to me seems aspirational.

Posted by: Jail_Bait at October 15, 2009 5:36 PM

no that actually is a long walk. the worst in the terrace really. south or west of that intersection and you would use the fort hailton stop; north of there and you would use the 15th street stop. so pretty much you cant live anywhere in the WT and be further from a stop than you are here...
...its sort of like PPW and 2nd: great area but all trains are equally far away....

Posted by: sloper77 at October 15, 2009 5:41 PM

Over PRICED@ $629~2bed/2baths condos are selling in the low $600's in the south slope and vic. This is Windsor Terrace value is a lot less + that building the apartment is in is just ok and the last 2bed 1 bath sold for $550 six months ago in the area so I say that or possibly a bit less in the range of $535-550.

Posted by: tjj at October 15, 2009 6:01 PM

The broker selling is from the city BHS and has no sales recorded in Brooklyn so what does she know about the area?
She is pricing way high for this hood in a neighborhood she knows nothing about. Go figure... what was the seller thinking. ???

Posted by: tjj at October 15, 2009 6:10 PM

btw, what does RARE OPPORTUNITY ??? agent Nancy mean to you as stated in your listing?

Posted by: tjj at October 15, 2009 6:12 PM

btw, what does RARE OPPORTUNITY ??? agent Nancy mean to you as stated in your listing?

Posted by: tjj at October 15, 2009 6:12 PM

That's not low maintenance. That's on the high end for maintenance on a 2BR coop, even in Park Slope. Speaking of PS, others are right you can buy a 2BR for this price or less on a decent North Slope block. And yet those coops are selling slowly too. Don't know why this seller thinks they can get this price. Weird.

Posted by: traditionalmod at October 15, 2009 8:59 PM

"Nomi, maybe Brownstoner can use that in their marketing. 'A blog so absorbing, readers forget to move their cars!'"

Ha, yeah.

Posted by: Nomi at October 16, 2009 12:47 AM

"Ah, hell. Would take me 45 seconds to walk to that subway. ;)"

heehee

Posted by: Nomi at October 16, 2009 3:25 AM

Oh, the floor plan DOES show where north is. So, the living room and dining room have east light, and the kitchen and bedrooms have southeast. Nice for morning people. I'm not so much a morning person . . . ahem.

Posted by: Nomi at October 16, 2009 3:30 AM

I find everything Brown Harris Stevens lists to be way overpriced. I avoid any listings I see from them because its always the same problem.

Posted by: buddysage at October 16, 2009 11:23 AM

it seems to me that the main benefit of living in windsor terrace is that you don't have to live on ocean parkway. Looks like the 15th St F Stop is 3 blocks away. At a standard NYC walking pace, I would say that is a 6 minute walk. Walk-up aspect is definitely the downside here, but the spaciousness might make up for it, depending on your child situation. I imagine it will go for 590.

Posted by: lizabklyn at October 19, 2009 8:45 PM

« Inside Third & Bond: Week 105 House of the Day: 295 Pacific Street Revisited »

October 15, 2009

Co-op of the Day: 310 Windsor Place, #26

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