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November 4, 2009

Co-op of the Day: 32 Willow Place, #9

32-WIllow-Street-1109.jpg
If you can handle the railroad layout and the fact that there's only one small bathroom, this two-bedroom co-op at 108 Pierrepont Street in Brooklyn Heights if you're a buyer who puts a premium on old-world charm. The master bedroom and hallways have lots of original detail and the kitchen and living area appear to have been recently renovated. Not usually fans of exposed brick, we think it works nicely in this case. The 900-square-foot apartment has a monthly maintenance of $870 and is asking $710,000. You buying?
32 Willow Place, #9 [Corcoran] GMAP P*Shark





Posted by Brownstoner at 12:39 PM | Comments (44)
Categories: Brooklyn Heights, Co-ops

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Comments

I love how bright the living room is, but that kitchen is hurting my feelings.

Posted by: InsertSnappyNameHere at November 4, 2009 12:41 PM

I didn't know about "willow town", revoke my brooklyn card. I like the apt, the kitchen could be so much better though. Perfect for a single or a empty nest couple. $710 is rich though, maybe $600, but for that I'll take the place on greene and clinton from yesterday.

Posted by: DeLepp at November 4, 2009 12:55 PM

That tiny bathroom is ridiculous at this price point.

Posted by: DitmasSnark at November 4, 2009 12:57 PM

"Nestled in the southwestern tip of Brooklyn Heights lies quaint Willow Town;"

Willow Town?!?!? And how long has this small area of Brooklyn Heights been called Willow Town? I never heard of it till today.

Posted by: Expert Textpert at November 4, 2009 12:59 PM

I love willowtown. I love this building. I love this apartment. I LOVE the parking.

BUT is the top floor of a 5th floor walk-up? The unit on the left half of the building. Bcs it looks really similar to the unit I saw a couple years ago. If so, too many stairs. Also the top floor (and more charming) unit of the right hand side went for in the 500s I think last year.

Posted by: Ringo at November 4, 2009 12:59 PM

No way that's 900sf. It's a railroad.

Posted by: Frederick Law Homestead at November 4, 2009 12:59 PM

Looks like it's across the street from the Riverside Apts. It's a cool apartment, I like it.

Gotta say again, Corcoran's full page photos are the best marketing tool they've come up with. Would love to see full screen photos of the Arts and Crafts house in Bay Ridge, or some of the other beautiful houses that have crossed our screens.

Posted by: Montrose Morris at November 4, 2009 1:00 PM

It's been called Willowtown for... ever? At least 50 years. But it's one word.

Posted by: Ringo at November 4, 2009 1:01 PM

Usually it's the realtors who display the tortured syntax and grammar. Head cold today Brownstoner?

On the place...small and cramped in the living spaces. The walk in closet in the master bedroom is nice but its the only closet worthy of the name. The kitchen is surprisingly large given the bad layout in the rest of the pad. Bathroom is obviously east-village-microscopic in proportions :-) It might be 900 sq ft, maybe, but lots of it isn't very usable.

It's always amazing that people will pay over half a million bucks to live in such a place, but that's BH for you.

Posted by: northridger at November 4, 2009 1:05 PM

The one decent closet is also a problem.

Posted by: DitmasSnark at November 4, 2009 1:05 PM

Lot's of stange old timers live in Willowtown. Speaking of which, is that where Norman Mailer lived?

I looked at an apartment in one of those modern buildings on the east side of the street that was built before landmarking. Those are kind of cool, actually.

Posted by: Brokedeveloper at November 4, 2009 1:07 PM

Okay, reading the Willowtown dot org website. It doesn't mention how it became known as Willowtown. Unless I missed it.

Interesting. I never realized that area was 'different' than Brooklyn Heights.

Posted by: Expert Textpert at November 4, 2009 1:08 PM

Bottom full floor sold for 1.25 down from 2m ask. lower floors have sold for 500-600 per unit. The constant buzz of the BQE is annoying, and a 5th floor walk-up leaves something to be desired. With the new giant 1BBP garage charging low rates, the parking space isn't worth as much as it was.

This will go lower.

Posted by: thwackamole1 at November 4, 2009 1:08 PM

sorry, west side of the street.

Posted by: Brokedeveloper at November 4, 2009 1:09 PM

I grew up here and no one ever--EVER--called it Willowtown.

I think it's just a cutesy neighborhood association name.

Posted by: feral at November 4, 2009 1:11 PM

Willowtown is a little neighborhood within Brooklyn Heights. It's not really different than Brooklyn Heights. You would still live in Brooklyn Heights if you live within Willowtown. Like you still live on planet Earth if you live in Brownstone Brooklyn. Presumably.

Posted by: Ringo at November 4, 2009 1:13 PM

It is a 5th Floor walk-up railroad flat steps from the BQE. It is NOT a $700,000 apartment. Willowtown is perfectly nice. The blocks between Joralemon and State are very nice. But, this is NOT a $700,000 apartment. I've recently seen apartments with better layouts in elevator buildings (a 2 bedroom and a real 3 bedroom, both with bigger kitchens, also no doorman) on Pierrepont Street selling in the $700,000 - $800,000 range. $500,000?

Posted by: CarrollGardened at November 4, 2009 1:13 PM

I love how pristine this apartment looks, and it does have some nice charm.

No clue about price, but it seems high. Especially given the walk up situation.

Posted by: 11217 at November 4, 2009 1:15 PM

We called it Willowtown back in the ancient times. Did you grow up here before or after the BQE went in? It's been called Willowtown post-BQE. Even by locals.

Posted by: Ringo at November 4, 2009 1:15 PM

BTW, I think this price is too high. But I think everyone is expecting a 10-15% discounted offer. So if you hoped to sell this at 625, I think you have to ask for 710. Hey, I don't know. I don't think it's a 625 apartment either, but I think this may be the strategy.

If this is the unit I saw last time it was for sale, they should have taken a picture of the views. Really great Manhattan and Harbor views

Posted by: Ringo at November 4, 2009 1:18 PM

Given that #4 and #5 just sold for $512,000 and $528,000, I really don't understand the reasoning behind the asking price. The listing agent also should know this place is not 900 sf, since he just sold a similar apartment in the same building and stated it was 720sf.
Typically in walk-up buildings, the higher floors get less, not more money.

Posted by: Maly at November 4, 2009 1:21 PM

Ringo, views have never been high on my priority list - I'm far more concerned with location and space - but I almost paid a premium for a place on Columbia Heights with spectacular views of the Statue of Liberty, Governor's Island, Manhattan and the Brooklyn Bridge like I've never seen before from a private residence. Who knows? Maybe the views from this apartment will command a premium.

Posted by: CarrollGardened at November 4, 2009 1:23 PM

I've seen this place, and it is a HAUL up the stairs. Not worth $700K. Probably not worth $600K in this market. Nice place, but the walk-up and the layout are tough.

Don't recall a Manhattan view, either, but it was a few years ago ...

Posted by: JKB at November 4, 2009 1:28 PM

I've seen this place, and it is a HAUL up the stairs. Not worth $700K. Probably not worth $600K in this market. Nice place, but the walk-up and the layout are tough.

Don't recall a water view, either, but it was a few years ago ...

Posted by: JKB at November 4, 2009 1:29 PM

Oh wow. What a great opportunity for someone special! The price is completely in line with such a wonderful neighborhood and so close to everything! Just think about that beautiful park and strolling along the quaint streets of Brooklyn Heights... and so close to Manhattan! And the maintenance charges... compared to what I was paying in Manhattan, they're basically giving away this apartment!

I bet there will be a bidding war over this place. You have that wonderful courtyard to enjoy with your neighbors -- maybe evening cocktails and snacks from a little shop on Montague.

I say this place will go for at least $750,000 easy -- wouldn't even be surprised if someone just fell in love and offered $800,000 in cash! I know I would if I didn't already live just down the street!

Posted by: tybur6 at November 4, 2009 1:29 PM

ugh tyburg, it's getting old. fast hahahah (tho i do usually am in 100 percent agreeance with you)

that was such bad english

8rob*

Posted by: Butterfly at November 4, 2009 1:31 PM

tybur, RAOTFLMMFAO! I started reading your post, and I'm thinking, "Who is WRITING this?! The broker?!".

Posted by: CarrollGardened at November 4, 2009 1:31 PM

Probably worth about $575-600,000. Nitpicking, the exposed brisk in the kitchen is OK but not that angled wall in the living room. The kitchen counters look to be formica with a wood edge...cheap.

Posted by: daveinbedstuy at November 4, 2009 1:34 PM

In this case, I actually agree completely with you Ty!!

After hearing from Maly that two other apartments in the building sold in the 500's, it makes this look like a joke.

"Typically in walk-up buildings, the higher floors get less, not more money."

And YES!


Posted by: 11217 at November 4, 2009 1:34 PM

I think low-600s will do it - though I've been warned that banks can be reluctant to give mortgages on 5th-floor-and-higher walkups [I'm in a 4th floor walkup, so that was a concern for me too!].
W/D in the unit does mitigate the walkup issue, though... and @Maly: top floors do go for less unless they have roof rights, which this unit apparently does not.
At the end of the day, however, the Heights still commands a premium over other Brooklyn 'hoods & the maintenance seems to be in-line with the footage [which I also suspect is below 900 ft2]. The location will likely cinch the deal.


Posted by: parkedslope at November 4, 2009 1:50 PM

In defense of this agent, I think the sellers are setting the price here. When I saw this apt before, it was FSBO and it was asking a LOT. It eventually went to a broker and took a long time to sell, but it sold for more than I expected. And now those buyers are probably trying to get their money out. I wish them luck, but I doubt it. I did like the apartment, but it is way way up. Can't see doing that with kids.

Posted by: Ringo at November 4, 2009 1:51 PM

Ive wondered this out loud a number of times, but who else other than an anti-social single person, or a pied a-terre, can handle such small LR/DR areas? And at that price?

Posted by: saminthehood at November 4, 2009 1:56 PM

Why is everyone calling it a railroad flat? I thought a railroad flat meant rooms bumped right up against each other without hallways.

I don't mind this layout at all, only the size of the rooms and the price and the walk up and the brick.

Posted by: zuleika at November 4, 2009 2:33 PM

I am not loving this apartment. Aside from the obvious flaws mentioned above, such as being overpriced by at least $200,000, there have been too many changes and too many walls moved around. Makes me uneasy. Suspect the original setup was as a one bedroom with the bedroom in the square middle room, the kitchen in the back, and the dining/living room in front.

Posted by: mopar at November 4, 2009 2:38 PM

you call it a 5th floor walkup. I call in a built-in stairmaster exercise program no extra charge.

Posted by: Petebklyn at November 4, 2009 2:59 PM

> I thought a railroad flat meant rooms bumped right up
> against each other without hallways.

It does. This isn't a railroad. More of a rabbit warren.

Posted by: DitmasSnark at November 4, 2009 3:05 PM

5th floor walk ups are for poor people

start choppin!!

Posted by: dirty_hipster at November 4, 2009 4:05 PM

Apparently 5th floor walk-ups are for folks with income well over the 6-figure mark... at least is beautiful, amazing Brooklyn Heights!

Posted by: tybur6 at November 4, 2009 4:27 PM

That hallway pic is one I would have left out. I know narrow oppressive hallways are parts of lots of nice apts., but man, they really make me not want to live in them. I DO like grand wide second floor hallways, however, like in old spacious but not fancy 100+ year old houses, the ones that are like seven, eight feet wide. Those I have a soft spot for. But these narrow ones, brrr. They give me the brrrs.

Tybur, you gotta tone it down like 30 percent to be believable. If you want to fool anyone. Maybe you're just channeling your rage! But, you COULD channel your rage AND fake us out at the same time . ..

Posted by: Nomi at November 4, 2009 5:30 PM

I just like the fact that they have a picture of Mike Bossy in the living room. Go Isles!

Posted by: The Real W at November 4, 2009 6:27 PM

5ht floor walk-up, noisy BQE, awful layout, and way way
over priced adn this is more like 650-700sqft. NOT 900sqft.
Where did this price of $710k come from Mr. Coleman?
What a joke.
I say $545k tops!

Posted by: tjj at November 4, 2009 9:25 PM

5ht floor walk-up, noisy BQE, awful layout, and way way
over priced and this is more like 650-700sqft. NOT 900sqft.
Where did this price of $710k come from Mr. Coleman?
What a joke.
I say $545k tops!

Posted by: tjj at November 4, 2009 9:26 PM

5th floor walk-up, noisy BQE, awful layout, and way way
over priced and this is more like 650-700sqft. NOT 900sqft.
Where did this price of $710k come from Mr. Coleman?
What a joke.
I say $545k tops!

Posted by: tjj at November 4, 2009 9:26 PM

Although the apartment is definitely overpriced, I don't think that you can hear the BQE really at all from this street. I walk my dog down Willow Place at least once a day (there is a great little dog run right around the corner) and it's a really quiet and charming street.

Posted by: columbiatch at November 5, 2009 10:47 AM

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