« Walkabout: Some Favorite Things: Part I Last Week's Biggest Sales »
December 1, 2009
Checking in on the Argyle
This summer the sales team for the Argyle, the 60-unit condo on 7th Street and 4th Avenue, touted that the building was "above 70 percent sold." So far, however, there have only been 31 unit closings in the building, plus a bunch of parking spot sales. Meanwhile, 10 condos in the building are currently on the market, according to StreetEasy. Move-ins began in June, and at around the same time prices were raised (?!) a bit on a couple of pads. As it stands, asks are ranging from $459,000 for a 646-sf, 1-bedroom to $965,000 for a 1,239-sf, 3-bedroom.
Argyle Listings [StreetEasy] GMAP
How the Argyle Greets 4th Avenue [Brownstoner]
Argyle Closings Happening, But Watch That Punch List [Brownstoner]
First Closings Recorded at the Argyle [Brownstoner]
DOB OK's the Argyle [Brownstoner]
The Argyle Unveiled [Brownstoner]
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Comments
Brooklyn's Park Avenue.
Posted by: East New York at December 1, 2009 11:03 AM
What a pretty block!
Posted by: daveinbedstuy at December 1, 2009 11:04 AM
Very convenient to drop off your U-Haul after you move in.
Posted by: Brokedeveloper at December 1, 2009 11:05 AM
Or pick up a U-Haul when you come to your senses and move out.
Posted by: InsertSnappyNameHere at December 1, 2009 11:07 AM
More doggies for the dog run!!! woof woof.
Posted by: denton at December 1, 2009 11:18 AM
why does everyone hate on 4th avenue? i like it. it's more urban and gritty than 5th. it reminds me of a lot of the bigger cities in new jersey.
*rob*
Posted by: Butterfly at December 1, 2009 11:23 AM
"(where 70 percent of the units have been sold)" - Posted by Brownstoner at 10:29 AM, June 18, 2009
You were complicit in the touting, Brownie! Inked don't mean closed. 52% true vs 70% false within half a year. Damn, ACRIS aint that slow! Imagine how many deals would not get done without good ol' fashion deception.
"$459,000 for a 646-sf, 1-bedroom to $965,000 for a 1,239-sf, 3-bedroom."
Royally fucked if they need those numbers.
***Bid half off peak comps***
Posted by: Brownstones Half Off at December 1, 2009 11:24 AM
why does everyone hate on 4th avenue? i like it. it's more urban and gritty than 5th. it reminds me of a lot of the bigger cities in new jersey.
*rob*
Posted by: Butterfly at December 1, 2009 11:23 AM
EXACTLY.
Posted by: daveinbedstuy at December 1, 2009 11:30 AM
Streeteasy is not a good source for closed sales. The listing agents of most developments manage the active listings to make sure that it doesn't look like there are too many condos for sale. If an condo has sold it will be in the "Previous Listings" section with a sale price next to it (for premium subscribers) or "Insiders Only" for everyone else. If the apartment number is in the previous listings section without a sale price it has been moved there as a marketing strategy or taken off the market. One development I am familiar with only has about half the unsold units as active listings, but everytime a condo goes into contract, another unit is listed.
I like the design, layout and finishings at the Argyle, not crazy about the location though. In this market you should be able to negotiate a much better price than the list price. If you're prepared to pay close to list, they should give you a great deal on a parking space (even throw it in as part of the deal).
Posted by: bohuma at December 1, 2009 11:30 AM
Why on earth would anyone pay those kind of prices for a place like that. Madness.
I can't wait until commercial rent stabilization is passed so this city can REALLY go down the drain.
Posted by: Polemicist at December 1, 2009 11:31 AM
"why does everyone hate on 4th avenue?"
uh, because:
"it reminds me of a lot of the bigger cities in new jersey."
It's loud, noisy, dirty, has lousy retail, and your chances of getting hit by a speeding truck are significantly higher than most places not called "flatbush avenue".
I agree it is more urban and gritty than 5th, but not in a good way (Houston Street in the 90s was urban and gritty in a good way).
Posted by: northsloperenter at December 1, 2009 11:31 AM
again, we all have own sensibilities on what we like. of course i do like the look of 5th as well, but it's so teeny tiny
*rob*
Posted by: Butterfly at December 1, 2009 11:33 AM
"why does everyone hate on 4th avenue?"
We love fucked ave! (like LA). What we hate is $700-800/SF.
***Bid half off peak comps***
Posted by: Brownstones Half Off at December 1, 2009 11:34 AM
BHO, you coming on Thursday????
Posted by: daveinbedstuy at December 1, 2009 11:37 AM
**sorry to hijack this thread, but it will only take a moment**
BROWNSTONER HOLIDAY PARTY THIS THURSDAY, DEC. 3 AT 6PM AT BELL HOUSE! SEE THE FORUM POSTING FOR EVENT DETAILS!
**now back to our regularly scheduled programming**
Posted by: InsertSnappyNameHere at December 1, 2009 11:41 AM
I must be a contrarian because I actually like the location. It is close to transportation and 5th Ave retail. Design, layout and finish is just a big bonus. Living in 6th Ave (say 3rd street) would not be acceptable for me and my wife. We don't drive.
Plus 3rd Ave is turning in to something different from 5th or 4th (which is good). Slow but changing.
{I like the design, layout and finishings at the Argyle, not crazy about the location though.
Posted by: bohuma at December 1, 2009 11:30 AM}
Posted by: crimsonson at December 1, 2009 11:44 AM
I'm with you crimsonson. I like the location and I like the building.
I really like 3rd Avenue also and there is nice stuff opening on 4th. In fact there's something cool looking coming to 4th Avenue at 11th or 12th Street with a newly built covered patio area out front. Can't tell what it is yet.
And this place is literally a 30 second walk to 5th Avenue, arguably the best part of Park Slope for many (besides the Park, of course).
You know...I don't get it...99% of the streets in Williamsburg are crappy and hideous but you're paying to live in the neighborhood near the cool stuff on Grand, Graham, Meeker, whatever. If 4th Avenue is mentioned though, you'd think it's stuck in the middle of the desert by the way people talk about it.
This is like a 2 minute walk to Blue Ribbon, a shit ton of bars in the lower slope, Excelsior is a block away, Bell House is a minute walk away, etc etc.
Posted by: 11217 at December 1, 2009 11:55 AM
Polemicist - you must have gotten your REW yesterday.
Posted by: fsrg at December 1, 2009 11:56 AM
11217, your point is well taken, but I don't want to live on top of everything. I want a nice quiet block with not a lot of traffic, vehicle or foot, and I want to be less than 15 minutes away from everything by subway or car service!!!!
Posted by: daveinbedstuy at December 1, 2009 12:04 PM
4th ave is certainly "close to" many things. Which is fine, if you live "out" of your home. If you live "in" your home, then it's not so great.
Also depends on who you are and what you value.
If you want gritty and edgy and, for some reason, still want to move to park slope, then I guess 4th ave is your place.
If you want something quieter and more family friendly, then you will want to look at 5th, 6th, 7th, 8th, or PPW.
Oh, and I haven't been in Williamsburg for a few years -- are the streets really still so crappy and hideous? I remember visiting a friend and thinking "great apartment -- horrible walk to the subway".
Posted by: northsloperenter at December 1, 2009 12:05 PM
"BHO, you coming on Thursday????"
No, DIBS. Anon 'til half off! Only then will I come out, throw on diaper pants and a BHO wifebeater, do the kid 'n play dance and smash feet with The What on Fulton/Grand to 'Can't Touch This'.
***Bid half off peak comps***
Posted by: Brownstones Half Off at December 1, 2009 12:11 PM
Of course, Dave. I'm with you. I live on a super quiet tree-lined block and that's where I'll stay, but there are definitely people who don't need or want the quiet and would rather be in an environment like this one. For all the crap talk about 4th Avenue (Novo, etc) it does look to me that many of these buildings did in fact sell well/out.
Northsloperenter: To answer your question, I think most streets in Williamsburg look FAR worse than 4th Avenue. Even if the buildings are slightly more attractive (not saying much) the actual streets themselves are in terrible condition, there are TONS more abandoned buildings/sites, lots more graffiti and there is next to ZERO greenery around. At least on 4th you can walk up to 5th and see some trees on the street and then keep going and find the oasis that is Prospect Park.
But of course Williamsburg is tons more "fun" than 5th Avenue for a subset of young people in this city. There's no denying that, and those people don't care what the neighborhood looks like physically.
Posted by: 11217 at December 1, 2009 12:12 PM
4th Avenue is also a great place to get a flat tire fixed. Great place btw Warren and St. Marks.
Posted by: Brokedeveloper at December 1, 2009 12:20 PM
quote:
the oasis that is Prospect Park.
you have very low standards. that park is gross
*rob*
Posted by: Butterfly at December 1, 2009 12:33 PM
but i do agree with the rest of what you were saying 11217.
and when i say the park is gross i mean, get the horses out of the park and maybe it wont be gross. :-?
*rob*
Posted by: Butterfly at December 1, 2009 12:34 PM
Majority on the units of the Argyle is on the quiet side of 7th street if I am not mistaken. In fact, the main entrance is on 7th St side.
Posted by: crimsonson at December 1, 2009 12:36 PM
*Yes the main enterance is on 7th between 3rd and 4th
Posted by: Gowanus_Bklyn at December 1, 2009 12:46 PM
way to yuppie a building for the locals. I lived right next door to this while they were building. The people that live here now look so out of place with their mini dogs. Especially in the Deli on 4th Ave/9th St.
Posted by: GowanusGirl at December 1, 2009 12:53 PM
Rob / Butterfly -
I'm curious - Why do you live in Park Slope (am I remembering correctly that you live in the Center Slope)?
Given that you describe Prospect Park as "gross", like 4th Ave / New Jersey cities, and general rail against the common lifestyle preferences of your neighbors, it seems like there are other places that would suit you much better.
Posted by: pmmtenement at December 1, 2009 1:03 PM
My husband and I actually checked these out
I was told by one of the brokers:
"Offer anything, the developer is entertaining all offers!
this was a few months ago...
we liked both 2 BR apts we saw. The layouts are nice and the side street(which is 7th) is tree-lined and quiet.however one of the apts looks out onto the U-Haul parking lot and all apartments are euipped with those horrible hotel-style heating/cooling units in each room. That's the reason why we passed, however we would have put in an offer
Posted by: gemini10 at December 1, 2009 1:17 PM
quote:
Rob / Butterfly -
I'm curious - Why do you live in Park Slope (am I remembering correctly that you live in the Center Slope)?
Given that you describe Prospect Park as "gross", like 4th Ave / New Jersey cities, and general rail against the common lifestyle preferences of your neighbors, it seems like there are other places that would suit you much better.
to enact my master plan to ungentrify the neighborhood back to how it was in the 70s! okay seriously, uh, i dont get your question. .. but i guess my answer would be for my dog. it's a good neighborhood for my dog. better quality of life for him. plus i think in general people in park slope are very nice. also i find tons of awesome things on the street and people are always putting nice stuff out on their stoops for people to take. where i lived before the only things you found on the street were glassine baggies and animal bones. even tho im a im a firm believer in..
"I dont love New York for the nice things like the Fine Restaurants, the Museums, the Art Galleries, the Dance and Theatre. What I love is the grit, the filth, the excitement and... the unexpected." - tama janowitz.
i dont want my dog choking on animal bones people throw all over the street or choking on glassine baggies.
*rob*
Posted by: Butterfly at December 1, 2009 1:39 PM
This building was built with sheetrock, styrofoam and stucco. It will fall apart in 10 years. The parking entrance is on the wrong side, you have to exit towards Bay Ridge on 4th Ave instead of exiting on 7th St, which would have given you a choice, North or South. The siren and air horn from Engine 239 is also a plus at 2am.
Posted by: Grumpy at December 1, 2009 1:39 PM
The building is made of concrete - even between each floors (thus FAR quieter than your standard building. I visited 2 open houses).
I live near Engine 239. I don't know where you live but Engine 239 has NEVER been a noise problem.
You are right about the garage entrance, would have been better on the 7th street side. But then again, pretty sure the 7th street neighbors appreciated that the entrance is on the other side.
Posted by: crimsonson at December 1, 2009 1:48 PM
The exterior of the building is styrofoam with a stucco skim coat. The floors are Q decking with poured concrete, they used reinforced concrete columns, the walls between the apts. are 5/8's sheetrock. One on each side of a metal stud. Tell me your address I'll hit the air horn when I drive by with the rig.
Posted by: Grumpy at December 1, 2009 1:56 PM
I love fourth ave. It can be faster than the BQE at certain times of day
Posted by: slope mama at December 1, 2009 2:04 PM
"One on each side of a metal stud. Tell me your address I'll hit the air horn when I drive by with the rig."
Nice dodge.
Which still does not change the fact that 239 has NEVER been a problem in regards to noise for the area. In fact they often manually direct traffic getting in/out without the sirens.
Posted by: crimsonson at December 1, 2009 2:06 PM
I am glad we've been good neighbors. The men shouldn't be in the street "manually" directing traffic. When leaving on a run everyone jumps on the rig inside except for the man closing the doors. Upon returning we use the truck to block traffic, if a drunk or inattentive driver was to hit something, we prefer it be the rig rather then a fireman. The men should not be between oncoming traffic and the rig. Firefighters have been injured on 4th Ave. I am not dodging I worked there for 20 years.
Posted by: Grumpy at December 1, 2009 2:29 PM
BTW - the outer walls is concrete masonry and cast in concrete (along with stucco coating). It is in the offering plan.
Posted by: crimsonson at December 1, 2009 2:33 PM
It's silly to even suggest that the walls are made of styrofoam. The styrofoam is the INSULATION on top of the concrete masonry.
One of my best friends lives within a block of here and I'm there at least a few times a week (sometimes afternoon on weekends, sometimes weeknights, sometimes weekend nights) and never have I heard the siren you are referencing.
Posted by: 11217 at December 1, 2009 2:44 PM
Well obviously Grumpy is one of our Bravest. I don't understand why he is overplaying the noise factor of his own station which he knows well is/was never an issue. I hear the Le Blue hotel music more often than I do noise from 239.
But I am sure if some one complains about noise of 239 in an official manner he (and I) would be the first to defend it.
I hope it is just not an axe to grind thing.
Posted by: crimsonson at December 1, 2009 2:50 PM
Grumpy, I think the rats have gotten to your brain...that building will outlast you, your children and your children's children (and probably longer)
Posted by: fsrg at December 1, 2009 2:51 PM
> The men shouldn't be in the street "manually" directing traffic.
Don't they do that EVERYWHERE in this city? They do it at the firehouse near my office. They do it at the firehouse near my home. Maybe it's just coinkydink.
Posted by: DitmasSnark at December 1, 2009 2:55 PM
"Don't they do that EVERYWHERE in this city? "
Yes, in fact I've lived here all my life and have seen this happen more often than not. One guy actually cursed at my wife as she drove up the street (near the fire house at Dean and 6th. That was not cool.
Posted by: East New York at December 1, 2009 3:15 PM
They do it every where when returning, when leaving the priority is ipod blind pedestrians. Manhattan is a different animal then 4th Ave with highway speeds. All I am saying is the fire house is across the street and they use the sirens and horn when leaving the firehouse, even at 2am. If you think the building is so well constructed by all means buy. When your neighbor hangs his TV on your "concrete block" common wall, let me know how funny Conan is. The exterior may well be stucco over foam over block but it looks cheap, and that exterior won't last. Check out the holes on the 4th Ave side.
Posted by: Grumpy at December 1, 2009 3:29 PM
This is built of no poorer quality than 90% of the homes built in suburban America. A lot of which has been standing for 50 years.
Sounds like you have an ax to grind with this place.
There's a firehouse on Union Street between 7th and 6th Avenues too...should everyone in the North Slope vacate?
Posted by: 11217 at December 1, 2009 3:33 PM
Isn't toggle bolts standard m.o. for sheet rock + metal stud situations?
Posted by: crimsonson at December 1, 2009 3:58 PM
I don't have an ax to grind, it is an ugly building.The homes built in the suburbs are constructed completely differently. 90% of the suburbs aren't built above a subway line, or next to a 6 lane road. I am just making observations, I hope you enjoy living there or selling them. With a little luck Bloomberg will close the fire house and someone will make a private school out of it.
Posted by: Grumpy at December 1, 2009 4:05 PM
"This is built of no poorer quality than 90% of the homes built in suburban America."
I highly doubt that.
11217, Grumpy (and the rest of the 7 Dwarves for that matter), have a right to call this building crappy. It is ugly, at the very least.
Posted by: Brokedeveloper at December 1, 2009 4:13 PM
"I hope you enjoy living there or selling them"
I live in a brownstone in the North Slope and am not a broker. But I did walk by this building about 100 times as it was being built and very clearly saw them putting concrete masonry on the side of this building.
Posted by: 11217 at December 1, 2009 4:24 PM
Please, it's not THAT ugly.
Other than the beige at the bottom, which SO does not go with the gray above, I actually kinda like it.
The unit facing 7th street with the big bay window must get killer light.
Posted by: DitmasSnark at December 1, 2009 4:37 PM
Suburban homes have their foundation concrete - the rest are wood and metal - not concrete. So yeah there is a difference (not for the better). Unless you get a custom home you are not going to get stone based outer walls.
Posted by: crimsonson at December 1, 2009 4:43 PM
Walk by the garage entrance and see if you see block behind the hole in the stucco. Why do they call it the Argyle anyway, maybe because it is as ugly as an argyle sweater. I live in a shack in the South Slope and that neighborhood used to be called South Brooklyn. 11217 ain't the Slope.
Posted by: Grumpy at December 1, 2009 4:43 PM
That photo looks like a crude Photoshop mashup of an Edward Hopper painting and...an ugly big new building. It doth not rise clad in white samite, mystic, wonderful, if you get my drift.
Posted by: Brenda from Flatbush at December 1, 2009 4:59 PM
11217 ain't the slope?
You need to re-familiarize yourself with a map, my friend.
The North Slope...as in some of the most prime blocks of Park Slope by many people's definition are in the 11217 zip code.
Posted by: 11217 at December 1, 2009 5:02 PM
http://www.unhp.org/crg/indy-maps-bkzip.html
And here's a map of 11217 for you...
Last time I checked, Berkeley Place, Lincoln Place, St. John's Place, Sterling Place, Park Place, Prospect Place, St. Mark's Place and Bergen Street were all in Park Slope...
Posted by: 11217 at December 1, 2009 5:07 PM
Pay no attention to Grumpy.
He's clearly named himself after the wrong dwarf.
Posted by: DitmasSnark at December 1, 2009 5:13 PM
well, the difference between 4th ave and another not attractive street is that 4th ave has a lot of traffic and isn't really quiet or quaint. there are both attractive and unattractive streets in Williamsburg, but most are still neighborhood"y" and most parts have immediate great restaurants and amenities in general. my particular block is actually pretty nice (and wide) and very quiet, and i can walk to get anything within a couple of blocks which was a big selling factor. i lived in PS for years, and was on 4th everyday for the subway, so i know it well. basically, even if 4th ave. got built up with lots of decent stores, restaurants, etc... you'd still have to contend with the traffic, noise, car pollution, etc... if you don't mind that, it's fine, but if you do, it'll be a permanent drawback.
Posted by: wine lover at December 1, 2009 5:25 PM
Was there at a few weeks ago for the open house as well. I think everything is similar enough to most new construction around, decent enough area. The biggest problem is the price is way TOO HIGH. Asking price should be about 20% less (imo), especially with the high CC.
Posted by: b2k at December 1, 2009 6:45 PM
You people crack me up.
11217 is right. The walls are poured concrete.
See for yourself.
http://www.pbase.com/dentontay/image/119913289
Posted by: denton at December 1, 2009 7:30 PM
Poured concrete it is, covered in Styrofoam and stucco. 11217 you are indeed in Park Slope or Boreum Hill or Prospect Heights my apologies all around. When I lived on Lincoln and 7th I thought it was 11215, no wonder I never got mail. The Argyle with that big prow of a window on 7th st. looks like a cruise ship. There is not one good looking high rise on 4th Ave.
Posted by: Grumpy at December 1, 2009 8:26 PM
the guy behind the counter at the deli on 9th and 4the ave always is giving his crazy customers advice.
Maybe you should ask him about the Argyle.
Posted by: Santa at December 2, 2009 7:26 AM
I like the 9th street bodega better.
Posted by: crimsonson at December 2, 2009 9:39 AM
Once again, shitty layouts.
The one bedrooms really look like a Kitchen and a Bedroom, I just can't figure out how to place furniture in these horrible layouts. I think I could put a table and 4 chairs, but then where is the Living Room????
OH, that is the Living Room?????
Do these architects buy their degrees at Acme School of design??????
Posted by: STARGAZER at December 2, 2009 10:32 AM
Latest Restaurant Additions
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La Mancha
added March 19, 2010 12:00 PM in Brooklyn Heights -
John's Bakery & Pastry Shop
added March 18, 2010 12:00 PM in Ditmas Park -
Amarin
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Kimchee
added March 16, 2010 12:00 PM in Bay Ridge -
Magda Int'l Cafe
added March 15, 2010 12:00 PM in Williamsburg -
Villa Rustica
added March 12, 2010 12:00 PM in Park Slope -
Happy End
added March 11, 2010 12:00 PM in Greenpoint -
The Blue Stove
added March 10, 2010 12:00 PM in Williamsburg -
Madina
added March 9, 2010 12:00 PM in Kensington -
Cataldo's
added March 8, 2010 12:00 PM in Prospect Heights
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