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October 30, 2009

Open House Picks

house Park Slope
440A 6th Street
Warren Lewis
Sunday 1-3
$1,900,00
GMAP P*Shark

house Bedford Stuyvesant
53 Monroe Street
Corcoran
Sunday 2-3:30
$1,275,000
>GMAP P*Shark

house Crown Heights
1253 Carroll Street
Kathryn Lilly (solo?!)
Sunday 2-4
$750,000
GMAP P*Shark

house Greenwood Heights
342 20th Street
Brown Harris Stevens
Sunday 2:30-4
$699,000
GMAP P*Shark

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Comments

Uh... Doesn't the Monroe Street agent know that Clinton Hill ends at Classon?

Posted by: FlatbushMan23 at October 30, 2009 1:18 PM

Live from bedford stuyvesant the livest one, representing BK... That is a nice house...

Posted by: HOBOKENROCKS at October 30, 2009 1:25 PM

I really like the navy damask print roman shades in the Bed Stuy house. But I don't think they're worth $1.275.

Posted by: mopar at October 30, 2009 1:27 PM

Bed Stuy price is preposterous.

Interesting language in the greenwood heights listing: "This home is clean, freshly painted, contains updated windows, mechanical and electrical systems, and will be delivered vacant. Sold "As Is"."

So if it's been updated, and is still that cheap, the "as is" is a big alarm bell. Wonder what the issue is.

Posted by: Frederick Law Homestead at October 30, 2009 1:27 PM

Whoah, hot gossip there -- Kathryn Lilly is no longer on PDE's website either...

Posted by: babs at October 30, 2009 1:30 PM

I would buy the PS house for $1.35m if they promised to get rid of the wallpaper. I am no brownstone expert, but the layout looks awesome to me.

Posted by: Brokedeveloper at October 30, 2009 1:30 PM

I would bid 1.39M for that PS house

Posted by: more4less at October 30, 2009 1:39 PM

Park Slope house is beautiful. Wallpaper, well, it comes off. Bed Stuy house is nice, too. I really like Corcoran's new full page photos. Price is absurd, however. Crown Heights South house(s) are interesting, I might check them out. That is a great block.

Posted by: Montrose Morris at October 30, 2009 1:39 PM

Kathryn Lilly is here now:

www.realtyonthegreene.com

Posted by: badgersmack at October 30, 2009 1:39 PM

more4less and I are in a virtual bidding war. I bid 1.395m.

Posted by: Brokedeveloper at October 30, 2009 1:42 PM

Brokedev, I give it to you cause I refuse to cross the 1.4M mark

Posted by: more4less at October 30, 2009 1:45 PM

I don't know that block of Bed Stuy that far west. Am I wrong to assume that place is really only worth about $800-900,000 at most?????

Posted by: daveinbedstuy at October 30, 2009 1:46 PM

I bet the PS house is sold in a month, maybe 10% off ask.

I don't like the bathroom at all. I hate brass shower enclosures. HATE

Posted by: daveinbedstuy at October 30, 2009 1:48 PM

Wow, thanks. I better start looking at furniture.

Posted by: Brokedeveloper at October 30, 2009 1:50 PM

m4L: does that mean the housing market is up 40% from your prior threshold of 1 buck for a house in prime bk?

Posted by: antidope at October 30, 2009 1:54 PM

> I don't like the bathroom at all. I hate brass shower enclosures.

Finally something we can agree on. That bathroom should appear on Curbed in the That's Rather Hideous section.

Posted by: DitmasSnark at October 30, 2009 1:57 PM

"Uh... Doesn't the Monroe Street agent know that Clinton Hill ends at Classon?"

Yeah, but newly chartered asshats from Boise do not.

Ah ha ha! $625K between a Prime Slope 2-fam (OD'd w/ restored detail!) and a Bed Stuy proper 1-fam (restored but priced waaaaaay over the $100/floor reno value ceiling). Monroe has got to be fuckin' kidding me!

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

Posted by: Brownstones Half Off at October 30, 2009 1:58 PM

I'd say PS place needs to come down $100-$150K.

Posted by: FatLenny at October 30, 2009 2:00 PM

Overpriced or not that Bed Stuy house sure is a beauty!

Posted by: TownhouseLady at October 30, 2009 2:04 PM

antidope, nope. in fact I'll offer another low-ball offer to a place I saw recently. will see if they're receptive to the 30% haircut.

Posted by: more4less at October 30, 2009 2:08 PM

antidope, besides I'm not that greedy. I'm holding out for a sub-1M house in PS that looks more plain and 3 stories. this is a real nice 4 story beauty. if they were truly willing to sell it to me for 1.39M, I would buy it and you can hold me to it

Posted by: more4less at October 30, 2009 2:10 PM

Bed Stuy House:
"his home has been lovingly restored to it's original slendor"
Check your P's!

"and perfectly layed out"
How does something get "layed" out??

It has nice details, excpet for the upper floors going thru the bedrooms/study to get to bathrooms - Oh, NO!!!

And make sure you tuck your legs in before you sit on the toilet on the Garden floor.

Posted by: Expert Textpert at October 30, 2009 2:11 PM

i think even bho might bite at 1.39.
no brainer except for, perhaps, the depression-intoxicated.
i suspect you won't have to crack your pocket book.
you're safely out of the bidding.
again.

Posted by: antidope at October 30, 2009 2:14 PM

ttfn

Posted by: antidope at October 30, 2009 2:16 PM

Park Slope house is NICE!!
Will be nicer with some wall paper remover and a couple of gallons of paint.
It's not over 2M so I won't complain that there isn't an ensuite bathroom.

Posted by: Expert Textpert at October 30, 2009 2:18 PM

antidope, that PS house will sell soon close to ask. I might be greedy but I aint stupid or blind to fact similar nice PS houses have been selling around the $2M level.

Posted by: more4less at October 30, 2009 2:22 PM

Nice window (third floor) on the PS house!

Posted by: Tara in the Slope at October 30, 2009 2:46 PM

Yesterday's HOTD was 1M dollars more than this PS house.
Why? The Rental?

Posted by: Tara in the Slope at October 30, 2009 2:49 PM

I'd love to see inside the house to the right of the PS house....the one with the green turret.

For more porn look at the Montgomery Place listing under the PS brokers website.

Posted by: daveinbedstuy at October 30, 2009 2:57 PM

Nice house in Park Slope, and well priced compared to all the recent HOTD. I suspect Both the Crown Heights and the Bed Stuy won't sell, they are both very overpriced. The agent tried to sell her renovated house next door for 1.1M, and couldn't. I don't think 750k is reasonable in that light. If anything, the prices are down about 15% from last year, her house may only be worth 850k now, putting the neighbor in need of TLC at 600k at best.
In Bed Stuy, the current owner bought for $1.1M 2 years ago. He's under water now, so I hope he's only testing the waters for one last fool, not in financial trouble.

Posted by: Maly at October 30, 2009 3:04 PM

Maly...are there ANY nice restaurants within a short walking distance of that Bed Stuy house????

Posted by: daveinbedstuy at October 30, 2009 3:10 PM

Park Slope house:
I like the wall paper!
Great house, despite the bathroom.
And it's not crazily priced like yesterday's HOTD.

Posted by: Pigeon at October 30, 2009 3:22 PM

I'm not by any means defending the HOTD yesterday, but there is a rather large premium on North Slope (yesterday's house) versus Center Slope.

People will pay more to be farther north, closer to the 2/3 and Q trains. Granted Union is a more trafficked street, and perhaps negates this, but for me, anyway...the difference between Union and 4th Street is HUGE in terms of access to mass transportation (which contrary to popular belief, rich people DO in fact use).

Plus the Union Street house is larger (I believe) and is steps from the Greenmarket, etc and is closer to Prospect Park. Today's house is between 6th and 7th Avenues.

Having said all that, I prefer this 4th Street house and think it's pretty well priced and looks gorgeous.

Just trying to play devils advocate a little bit...

Posted by: 11217 at October 30, 2009 3:30 PM

Oh and I also love the Bed Stuy house, but think it's grossly overpriced.

Posted by: 11217 at October 30, 2009 3:30 PM

Locando vini e oli is probably the closest, maybe 5-6 blocks away? Otherwise, Fort Greene is a 15 minute walk. I personally really like the no-man's land between Clinton Hill and Bed Stuy, precisely because it's not gentrified.

Posted by: Maly at October 30, 2009 3:32 PM

Yowza, that Park Slope place is done up in classic old-house sprawl 70s-80s VIctoriana. I like it, though I might take down *some* of the wallpaper. Also, is the door to the bathroom open permanently, do you think? Groovy stove and enamel teapot. I think Miss Muffet might like this place, but definitely see it getting close to ask. Seems like the world's biggest bargain compared to the Park Slope HOTD asking $3 million.

Posted by: mopar at October 30, 2009 3:52 PM

That Crown Heights house is not in need of upgrading, it has the original kitchen and baths. Snap it up!

The price should be lower but only because the house is miniscule and only a one-family. Maybe they think it needs an electrical rewiring, but if it dates from the 1920s or later, it could be fine.

Did it have a date? It looks like 1915-1919 to me.

Posted by: mopar at October 30, 2009 4:00 PM

Oh, just saw "built 1901." That bathroom is classic.

Posted by: mopar at October 30, 2009 4:01 PM

Love the GH house as an 'investment rental'. Be lucky to get 4k/month gross income. Too expensive to gut.

Posted by: denton at October 30, 2009 4:13 PM

North Slope is more desired than Center Slope, says 11217.
Is this true?
I know North Slope has better access to subways.
But much of Center Slope has PS 123.
Does North Slope generally fetch higher prices than Center Slope?

Posted by: Pigeon at October 30, 2009 4:21 PM

Agree with you about N. Slope, 11217, but, then again, my zip is 11217 too. Center slope transportation sucks and parking is impossible.

Posted by: FatLenny at October 30, 2009 4:24 PM

"Does North Slope generally fetch higher prices than Center Slope?"

The named streets are generally more expensive than the numbered ones...

Although 2nd and 3rd Streets are especially lovely with some magnificent homes.

I mean, the whole neighborhood is expensive, but there is definitely a premium in the North as that is where the bulk of the historic district lies...

And the transportation is far superior.

Posted by: 11217 at October 30, 2009 4:26 PM

"Does North Slope generally fetch higher prices than Center Slope?"

Where would you place the dividing line between North Slope and South Slope?
Perhaps 1st Street?

What about the dividing line between Center Slope and South Slope?
9th Street?

Posted by: Pigeon at October 30, 2009 4:41 PM

I'd say North Slope is named streets, Center Slope is 1st to 9th and South Slope is below 9th.

But that's just me.

Posted by: 11217 at October 30, 2009 4:46 PM

The CH house is lovely but not at that price. Might pop into the open house anyway. It's exactly the size I'm looking for.

Posted by: kissera at October 30, 2009 4:57 PM

Ditto what 11217 said on the Slope zones.

Posted by: DitmasSnark at October 30, 2009 4:58 PM

The Bed-Stuy (Clinton Hill) house is on a very nice block. But the price does look kind of steep. It's pretty close to Fulton St. which is finally moving toward gentrification.

Union St. is the dividing line between District 13/PS282 and District 15/PS321).

Posted by: rf at October 30, 2009 5:04 PM

"Does North Slope generally fetch higher prices than Center Slope?"

Thanks for the clarification, y'all.

One more question:
My impression is there tends to be more car traffic in the North Slope than in the Center Slope.
Is this true?

Posted by: Pigeon at October 30, 2009 5:08 PM

6th Street house has a very specific interior that some may like but others may be put off by (like me) - too fussy and kitchen is cave like. And why on earth did they paint part of staircase white? Ugh! Plus its 17' wide. I think at least a 10% price drop brings it in more reasonable territory but again, has to find a buyer that likes the current look or else is willing to spend the money to redo (kitchen, baths, etc.). Too pricey for me without rental income, and contrary to 11217's outlook, I don't place a premium on north slope blocks, though I suppose it's true that some others do. I'd rather save some money and buy a bit further south (i.e. center or south slope), and stick to a 3 story or else 4 story with a rental...

Posted by: Miss Muffett at October 30, 2009 5:09 PM

"I don't place a premium on north slope blocks, though I suppose it's true that some others do. I'd rather save some money and buy a bit further south"

I don't understand this statement. If you'd rather "save some money and buy a bit further south" doesn't that then mean that homes further south are less expensive?

Posted by: 11217 at October 30, 2009 5:20 PM

11217 - we may not disagree about the market placing a premium on north slope over center/south slope, but *I personally* don't - that's what I meant. I know some people hate the F, but it's never bugged me, and if I can save a few grand living further from the express trains, that's totally worth it to me.

Posted by: Miss Muffett at October 30, 2009 5:22 PM

Pigeon,

I guess some of the North Slope blocks closer to 5th and Flatbush have more car traffic, but the named street blocks between Flatbush and Garfield and from 6th or 7th Avenue to Prospect Park are the most "prime" in the neighborhood, in my opinion.

Prices would seem to reflect that as well.

Posted by: 11217 at October 30, 2009 5:23 PM

Posted by: Miss Muffett at October 30, 2009 5:23 PM

Got it, MM.

Posted by: 11217 at October 30, 2009 5:25 PM

11217:

I think Miss Muffett agrees with you that South Slope is not as expensive as North Slope. But she personally doesn't place a premium on North Slope (although others peoople do).

And I, too, see that the South Slope is the less expensive part of the slope, I just didn't know that North Slope is, generally speaking, more expensive than Center Slope.

Although I'm not a slope expert, I think that much of Center Slope is nicer than North Slope. Plus, you have PS 321 in much of the Center Slope.

But, of course, it depends on the block.

Perhaps the nicest parts are the southern part of the North Slope and the northern part of the South Slope?

Posted by: Pigeon at October 30, 2009 5:27 PM

I like all of the Slope, Pigeon. :)

In fact, I LOVE the South Slope...especially for the variety of retail on the lower section of 7th Avenue in the teens...

BUT, in terms of gorgeous, beautiful, magnificent architecture and brownstones, it doesn't get any better than Carroll, Garfield, President, Berkeley, Lincoln, St. John's, the Montauk Club on 8th Avenue and Lincoln and the mansion on the corner of 8th and Union, etc.

For me, the brownstones in the North Slope are far more beautiful and grand than those farther South, but as I said, there are BEAUTIES on all blocks of Park Slope, in my opinion. 8th Street is nice, 12th Street is nice, 3rd...the list goes on...

Posted by: 11217 at October 30, 2009 5:33 PM

And you are right about the school zone...PS. 321 begins at Union, but I also hear great things about PS. 282. It's more diverse than 321, but I consider that a good thing.

In terms of sheer beauty though, just take a walk up Carroll Street between 7th and the Park and I think you'll see what I mean about the grandeur of some of the North Slope blocks...

Posted by: 11217 at October 30, 2009 5:35 PM

Funny, when I lived in Park Slope, looooong ago [actually 1970--74], the North Slope meant the dangerous high crime blocks north of Berkeley Place. There was also a distinction between "upper" and "lower" Park Slope, going west from Prospect Park. Of course no middle class person would venture below 7th Avenue.

I didn't care--I was proud enough to live there that I had address labels printed reading "Park Slope, Brooklyn, NY 111215".

I hear it's changed a bit :-)

Posted by: Bob Marvin at October 30, 2009 5:37 PM

Bob,

My older neighbors say the same thing and tell me stories about the bad old days in the North Slope.

I love hearing about it. To this day, my 90 year old neighbor still won't go past 7th Avenue...she still thinks it's dangerous. :)

Posted by: 11217 at October 30, 2009 5:42 PM

"In terms of sheer beauty though, just take a walk up Carroll Street between 7th and the Park and I think you'll see what I mean about the grandeur of some of the North Slope blocks..."

I will walk this walk this weekend.

Bob Marvin says: "There was (in the 1970's) a distinction between "upper" and "lower" Park Slope, going west from Prospect Park."

This is still true today, no?

Posted by: Pigeon at October 30, 2009 6:06 PM

But much less of a distinction than in the 1970's, of course.

Posted by: Pigeon at October 30, 2009 6:07 PM

when i was looking to buy in park slope and was only considering center slope, i thought it basically between union or a bit north and N. 3rd. the 321 district. i wanted access to the most stores and restaurants on 7th and 5th, and i also only looked on the western portion because i wanted to be able to quickly walk to smith street which to me meant near carroll or union. i sometimes walked to the carroll street f train even - i walk very fast...

one reason i made so money selling was because i was zoned for 321 even if i didn't care about it - agree with 11217, that it's got built in hype for the outsiders, but not necessarily better than other options if you do your research.

Posted by: wine lover at October 30, 2009 7:35 PM

Pigeon,

After your walk on Carroll Street walk down the one block of Montgomery Place, from PPW to 8th Avenue--it's even grander.

Posted by: Bob Marvin at October 30, 2009 7:35 PM

I look forward to combing through the Slope again this weekend. I remember almost all the blocks between PPW and 8th to be magnificant (and, unfortunately, way out out of my price range). But I will enjoy checking it out again.

And I will take note of the car traffic (I don't like too much car traffic), which I remember to be greater in the north slope. (Although weekend traffic is not necessarily indicative of weekday traffic, it will give me some sense of it.)

I'll pay particular attention to the grandeur of Carrol and Montgomery.

Posted by: Pigeon at October 30, 2009 7:50 PM

Hey Bob Marvin,
Is that you? Not so crazy now to be buying a brownstone in 2008, is it? you old fool!

Posted by: dandel at October 30, 2009 9:21 PM

dandel,

It was only my relatives, friends, and co-workers who thought I was crazy back in the day; I knew better :-)

Posted by: Bob Marvin at October 30, 2009 11:38 PM

"That Crown Heights house is not in need of upgrading, it has the original kitchen and baths. Snap it up!" (mopar)

I LOVE that they show the kitchen. (Is there even a stove in there?)

"Maybe they think it needs an electrical rewiring, but if it dates from the 1920s or later, it could be fine." (mopar)

Really? Wiring from the 1920s? Not a big plugger inner, are you?

My mom's house, the house I grew up in, had the original 1919 wiring when she bought it. You really couldn't do too much at-the-same-time plugging in of anything. Plus the whatever (rubber?) that was coating the wires was all dry and cracked up.

Posted by: Nomi at October 31, 2009 3:55 AM

I think for those of us with elementary school kids, the north-central-south slope dividers have a lot to do with school zones. North Slope is north of Union - PS 282. 282 may have its fans, but the rich people in North Slope send their kids to private school, or lie to get into PS 321. I would venture to bet that less than 10%, maybe even less than 5% of brownstone owners in the North Slope send their kids to 282. What separates 282 from 321 is that wealthy people send their kids to 321 and actively raise money for the school. 282 is good because of active parents and a strong principal, but it does not have 321's unique financial resources of its student families.

PS 321 goes from President to the north side of 5th Street, so that 6th Street house is actually in PS 39 district. 39 is a tiny school, and it contains a few blocks south of 9th Street, but again, I think it's generally considered center slope.

PS 107 and PS 10 are South Slope, which is south of 9th Street. All these schools have strong communities and PTA's, but until someone decides to really put the hammer down on deceitful enrollment, PS 321 will always have an upper hand, and for families who won't lie and who rely on public school education, center slope will always be superior to north slope for homes.

Posted by: I came I saw I rented at October 31, 2009 2:18 PM

I came I saw I rented:

Thanks for the Park Slope school scoop.

Posted by: Pigeon at November 2, 2009 12:19 PM

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