« Brooklyn Food & Drink Round-Up House of the Day: 136 Hawthorne Street »

October 28, 2009

Co-op of the Day: 200 Congress Street, #1A

200-Congress-Street-1009.jpg
This FSBO at 200 Congress Street in Cobble Hill has a nice feel to it. The corner one-bedroom is decently-sized but the first-floor location may not be for everyone. Likewise, the built-ins give it a bit of a retro feel but the kitchen and bathroom are new. What do you make of the $499,000 asking price?
200 Congress Street, #1A [FSBO] GMAP P*Shark





Posted by Brownstoner at 12:40 PM | Comments (26)
Categories: Co-ops, Cobble Hill

Trackback Pings

TrackBack URL for this entry:
http://www.brownstoner.com/mte/mt-tb.cgi/12004

Comments

Now that's a good FSBO website! Lazy brokers who only provide 2 pics and no floorplan, hang your heads in shame. Now.

Although very small, the kitchen is quite nice.

Posted by: InsertSnappyNameHere at October 28, 2009 12:53 PM

A lot of care went into the photos considering they are amateur, but the apartment could show so much better with some help. The instruments don't help; they distract. Also, the lighting -- the flash and "noise" in many of the pictures -- are doing a disservice to what's probably a nice place. Even if you're doing it yourself, seems like it pays to have a professional take the photos and have someone do some staging.

Posted by: Nomi at October 28, 2009 12:56 PM

Agree -- website overall is good and thorough.

Posted by: Nomi at October 28, 2009 12:58 PM

"Located on a picturesque street in one of the most beloved neighborhoods in New York City"

I thought Park Slope was the most beloved neighborhood in NYC.

Nice apt, once you get rid of the 8-piece orchestra in the corners.

Posted by: Tara in the Slope at October 28, 2009 1:01 PM

The asking is around $800/ft.

Posted by: Nomi at October 28, 2009 1:03 PM

Since 6A (top floor, nicely renovated as well) sold 6 weeks ago for $470,000, it seems unreasonable to even ask over $450,000. The photos are a bit busy and cluttered, so is the web page layout, and ditto for the apartment, but overall it seems like a sweet place.

Posted by: Maly at October 28, 2009 1:04 PM

do i spy POORquet floors? gack!

*rob*

Posted by: Butterfly at October 28, 2009 1:06 PM

420?

Posted by: DitmasSnark at October 28, 2009 1:06 PM

Tara - ha!

Posted by: gemini10 at October 28, 2009 1:14 PM

$399k...1st floor location facing noisy Clinton brings the price way down + this building is just AOK!
stuff in the hood is selling more like $600sqft. not $800sqft.

Posted by: tjj at October 28, 2009 1:19 PM

$399k...1st floor location facing noisy Clinton brings the price way down + this building is just AOK!
stuff in the hood is selling more like $600sqft. not $800sqft.

Posted by: tjj at October 28, 2009 1:19 PM

'noisy Clinton'

Yeah, not to mention the loud toddlers hanging in Verandah Place Park. Just imagine how awful it would be awful having to wake up and stair at the blooming trees every morning. Or walking across the street for weekend brunch at Cafe On Clinton.

I'll try to type slowly here for you math wizards. $499K divided by 750 square feet equals $665. Precisely in line with in the neighborhood.

Nice job on the comp, Maly; do you have some inside info? 'twas last listed at $510K ($680 psf).

$499K seems like a good starting point, I think it will go for NLT $450K. Very nice block, solid building.

Posted by: BoerumHill at October 28, 2009 1:37 PM

I only got about 620 square feet when I figured the footage from the floor plan. (I typed that normal speed.)

Posted by: Nomi at October 28, 2009 1:51 PM

BH, the sale of 6A is public info. In an elevator building, being on the floor adds about 10%. The comp is so recent there is no point in fighting it. If it were my apartment, I would have listed at 450k and hoped for the best. It's a solid coop, but a 1br on the ground floor without private outdoor space just doesn't have a hope to beat the top floor price.
I think they could get 415-420k with a bit of luck, 400k most definitely. My own personal observations in my real estate adventures tell me it just doesn't pay to list in la-la land.

Posted by: Maly at October 28, 2009 2:06 PM

I think you're right about the $450,000 price range. It's a great area though and even if it faces Clinton, it's not like living on Smith St.

Posted by: NYGuy7 at October 28, 2009 2:08 PM

Excellent work, Nomi. We only have this conversation about industry wide practice of how square footage is calculated about 30 times per year on this site. Let's revisit loss factor...or not. Suffice to say every co-op and every condo includes some portion of hallways, mechanical spaces, etc. in the square footage.

Nobody likes rubber rulers, but you'd be hard pressed to find ANY listing that does include some portion of common areas on a pro rata basis. Caveat emptor...always good to consider what the usable sq ft is, but it will nevah evah add up just by looking at the floor plan. Again, its the same with every single listing, so not sure why this comes up constantly, but it does...and I suppose always will.

re: busy Clinton St...six windows in the unit, five of which face south...one at the far end of the bedroom faces Clinton.

re: 6A closing @ $470K - that was the recorded price, I missed it earlier.

Posted by: BoerumHill at October 28, 2009 2:13 PM

I lived on Clinton St for quite a few years and never thought of it as noisey. Like where do you people live, Montana?
Even then, by floor plan, looks like 1 of bedroom window faces Clinton, rest of apt and other side of bedroom face the alley in back of bldg.

Posted by: Petebklyn at October 28, 2009 2:14 PM

"Excellent work, Nomi."

So, that was . . . sarcastic?

I don't add up the footage from the floor plan unless there's no footage listed. Maybe I missed it? And I always do it generously, though not generously enough to include much common space, true.

I'm sorry to bore you with bringing up a 30-times-a-year topic. But it'd be nice if you were nicer about it. IF there's only a floor plan, how would you figure "industry" footage?

Posted by: Nomi at October 28, 2009 2:25 PM

This is the building that had been roundly (and I thought, unfairly) mocked in the past. Still why would one pay more than $399K for it?

Posted by: BH76 at October 28, 2009 2:34 PM

Everyone thinks that everyone else's neighborhood is noisy.
And you know what a 24-hour-a-day wild party Cobble Hill is.

Posted by: Minard Lafever at October 28, 2009 2:57 PM

"Everyone thinks that everyone else's neighborhood is noisy."

With the 6 instruments in this apartment. This neighborhood is noisy.

Posted by: Tara in the Slope at October 28, 2009 3:10 PM

It's nicely redone, but the space is small and ordinary, and the ceilings in this building are not very high, as I remember. I'm guessing $400K at most.

Posted by: zuleika at October 28, 2009 3:33 PM

As a guitar player, I am offended at the number of apartments staged with a guitar in the corner. Its always a piece of crap. Why do they all do this? When I see a Gibson in one of these crap holes maybe I'll finally buy.

Posted by: joe_the_bummer at October 28, 2009 3:43 PM

I would not be surprised if it sells for 465k. If Brooklyn Bridge Park ever gets built (and it seems like it just might) this place would only be a short walk away.

Posted by: zerocool at October 28, 2009 3:58 PM

This is a great building and there are many people who prefer to live on the ground floor. And it's Cobble Hill. I predict they will get asking or very close. No matter what anyone says, it's still all about location.


Posted by: Minard Lafever at October 28, 2009 4:04 PM

"What do you make of the $499,000 asking price?"

The gas face, "bibibibibibililililili...!"

***Bill Thompson for Mayor (TUESDAY!!!)***

Posted by: Brownstones Half Off at October 28, 2009 4:37 PM

Post a comment

Please be patient while your comment is published. It may take a moment.

Latest Restaurant Additions