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October 27, 2009
Co-op of the Day: 100 Underhill Avenue, #2
This place at 100 Underhill Avenue in Prospect Heights looks like an unusually nice floor-through co-op conversion. Most of these things end up being charmless or dreary but this one is neither. The two-bedroom apartment has lots of original charm and an attractive new kitchen. Personally we'd open up the wall between the living room and the den to create a better sense of space, but overall it looks like a great job.
100 Underhill Avenue, #2 [Brown Harris Stevens] GMAP P*Shark
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Comments
Love the look of this place, and the location rocks.
Posted by: 11217 at October 27, 2009 12:49 PM
I don't get it... I still can't afford it, but I don't get it. It seems like this price tag is somewhat rational (won't go as far as "reasonable") and it has a little deck and it's in a great location.
What's wrong with it? Why isn't the price tag $795,000?
Posted by: tybur6 at October 27, 2009 12:52 PM
Nice place!!!
Posted by: A CrownHeightsLady at October 27, 2009 12:56 PM
Just as a side not -- why can't they include a picture of the 7 different spaces in this apartment? Why only 2 plus an exterior? That's just lazy if you ask me.
Posted by: tybur6 at October 27, 2009 12:59 PM
I love the location but that second bedroom is so tiny (so is the master, but i am one who'd take a smaller bedroom for a larger LR, kitchen, etc).
DYING for a wood-burning anything... this place can sell today for 510K maybe a bit more but without photos of bedroom, bath, deck, etc how can one tell?
Posted by: Fjorder at October 27, 2009 1:09 PM
Would be a pretty sweet pad for a couple or small family (one child). And given everything it is pretty reasonably priced.
Posted by: wasder at October 27, 2009 1:14 PM
Ty, as a matter of policy BHS doesn't post pictures of bedrooms and bathrooms in their listings. It's a remnant from their blue-blooded Upper East Side lineage. It would have been nice to post a picture of the den and the deck though.
This is a sweet if small apartment, I think 450k would do it.
Posted by: Maly at October 27, 2009 1:22 PM
nice place & location. price looks high though - think comps closer to 500k.
11217, if @ the ask, rather buy something in your hood.
Posted by: more4less at October 27, 2009 1:44 PM
I'm pretty sure the third floor went into contract at just above this asking price last year. Granted, that floor had roof rights. But, this one is a bit more polished, and still has a little outdoor area.
Posted by: amt230 at October 27, 2009 1:45 PM
I hear ya M4L, but I really really love Prospect Heights. I'm so far north in PS that I probably spend more time on Vanderbilt than I do on 5th Avenue so it feels really close to me.
In some ways, I almost prefer PH to PS.
Posted by: 11217 at October 27, 2009 1:48 PM
http://www.brownstoner.com/brownstoner/archives/2008/09/coop_of_the_day_151.php
Posted by: amt230 at October 27, 2009 1:52 PM
This place is tiny: 17 x 40 including the common hallway comes to 680sf. Exclude the hallway and you're looking at about 600sf. So they are basically asking $875 a square foot.
Posted by: kdabrowski at October 27, 2009 1:54 PM
Apt 3 sold for $534k or less. This will move around $500-525k.
In this price range and location, I would probably be more inclined to go for this place:
- http://bk.ly/Sz
Posted by: DitmasSnark at October 27, 2009 1:54 PM
Ditmas - the location of your linked apartment is admittedly better, but it's a tunnel - like living in a subway car.
Posted by: amt230 at October 27, 2009 1:58 PM
I don't like that St. Mark's place you linked at all Ditmas. No detail at all in there and it looks like they tried to sell the place back in 2006 with no luck and then just recently re-listed it.
Also the kitchen looks crappy to me.
I'd MUCH rather take today's COTD.
Posted by: 11217 at October 27, 2009 1:59 PM
> like living in a subway car.
Perhaps. But at least it's a subway car with yard access.
Posted by: DitmasSnark at October 27, 2009 2:01 PM
"But at least it's a subway car with yard access."
most subway cars go to the yard when they retire for the night.
This apartment is cute.
Posted by: Tara in the Slope at October 27, 2009 2:06 PM
It's also "semi-private" - I'd be curious what that translates to. So, it's shared yard v. private deck.
Posted by: amt230 at October 27, 2009 3:40 PM
> It's also "semi-private" - I'd be curious what that translates to.
It means that it is shared with the other ground floor apartment.
Posted by: DitmasSnark at October 27, 2009 3:54 PM
What do you all think of this similar apartment in the neighborhood? I definitely think its overpriced but I am just wondering how people think it should be priced relative to the other similar apartments.
http://www.corcoran.com/property/listing.aspx?Region=NYC&ListingID=1869603
Posted by: aysataba at October 27, 2009 4:04 PM
The apartment is pretty, and in a nice location, but the rooms are quite small. I too would give up BR space for a big LR/DR, but the living space in this is just way too small for more than one person (and one person who entertains). Im sure some sucker will pay over $500K, but I wouldnt.
Posted by: saminthehood at October 27, 2009 4:14 PM
"It means that it is shared with the other ground floor apartment."
That would be the inferior outdoor space, for me at least.
Posted by: amt230 at October 27, 2009 4:22 PM
> That would be the inferior outdoor space, for me at least.
Agreed. But compared to the complete lack of outdoor space that most apartments have, it's still a plus, no?
Posted by: DitmasSnark at October 27, 2009 4:25 PM
I have "semi-private" outdoor space now - shared with just one other apartment. I'd pay a premium for private outdoor space. But...I guess it is still better than nothing.
Posted by: aysataba at October 27, 2009 4:59 PM
Sorry for so many comments... I'm looking to buy something very similar to all of the apartments mentioned in this thread. How do you appropriately value different types of outdoor space? One has a deck, one has roof rights, one has a semi-private backyard, one has a deck and private backyard. All are of similar size, 3 of the 4 have almost the same layout even. All in the same neighborhood, all look to be in the same condition. None have exorbitant maintenance fees. However, their prices range from $539K to $825K. What gives? I'm willing to pay more for outdoor space. But, how much more for which types of spaces? I'm so confused!!
Posted by: aysataba at October 27, 2009 5:23 PM
FYI, Top floor: roof rights. This floor, small private deck. Bottom floor, private yard.
Posted by: MAT at October 27, 2009 5:27 PM
ive lived in two apartments in prospect heights which were both closer to flatbush. The first was on st. marks and was more than double the size of this place and it was $3200 and the current is on bergen and its similar but bigger with a larger kitchen for $2100.
why would I want to buy this place when I can rent for so much less?
Posted by: Santa at October 27, 2009 7:48 PM
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