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Co-op of the Day: 345 Clinton Avenue, #15F

Categories: Clinton Hill, Co-ops

345-Clinton-Avenue-15F-0110.jpg
This two-bedroom at 345 Clinton Avenue is one of the slicker looking apartments we've seen at the Clinton Hill Co-ops. The views from the 15th floor are killer and the unit's been recently renovated. (What do you make of that kitchen?) The monthly maintenance is $1,001 and the asking price is $515,000. Fair?
345 Clinton Avenue, #15F [Corcoran] GMAP P*Shark




By Brownstoner at January 20, 2010 12:41 PM | Comments (39)

39 Comments

By TownhouseLady on January 20, 2010 12:48 PM

Killer space. Price seems more than fair.

The kitchen isn't exactly my taste but that can always be changed later.

By more4less on January 20, 2010 1:00 PM

space - great. views - great. price - great. maintenance - ouch!!!

By Ringo on January 20, 2010 1:01 PM

have no idea what these things go for, but seems fair to me. Nice amount of space for a family.

By Joe from Brooklyn on January 20, 2010 1:04 PM

I personally would never live in a 15-story building, especially in Brooklyn where you can easily find a more fire-safe 6 story.

By Nomi on January 20, 2010 1:12 PM

I like this. Great layout, light, views, project floors. Kitchen is cool. Can't see floor, though.

Maintenance might be typical, but feels so high to me. Another $12,000 a year. For the moment! Yikes.

By 11217 on January 20, 2010 1:21 PM

It's 1000 square feet with a maintenance of $1,000, yes?

Yesterday's was 4500 sf with a maintenance of $2300.

And Clinton Hill co-ops do not have a doorman. Only making the comparison because everyone seemed to think yesterday's maintenance was outrageous.

Lovely space though.

By Brokedeveloper on January 20, 2010 1:29 PM

These brokers chose a good angle to make the living room look bigger than it really is. Bedrooms are good size. Closet space appears pretty limited. 1 bath hurts it.

$3600 monthly cost for a nice 2 bed in CH seems a little high, but completely outlandish. Guessing $450-$475k takes it.

By more4less on January 20, 2010 1:32 PM

11217, this is expensive - probably the most expensive maintenance in clinton hill. so it's appropriate comparison as far as picking one high maintenance unit vs. another in PS. Part of issue with unit yesterday was what is driving that maintenance. this one is due to the large & expensive unionize crew, hefty residual coop mortgage, the 24 hr security, bldg mgtmt,...

with yesterday's PS unit, is buyer expect to throw out his/her own garbage, shovel own snow, fix own faucet leaks,... or that $1358 not deductible portion of maintenance means such services are covered?

By kimcheater on January 20, 2010 1:33 PM

I had an offer accepted for around $480K two years ago for a similar unit in this coop, but withdrew after the seller's broker then told me that the flip tax was on the gross (not the net) on the resale. I can't remember the number, but it was something like 7%. For a building this old, with maintenance still that high, something might be a little suspect.

By blackie blackerson on January 20, 2010 1:38 PM

The apartment is great. I have mixed feelings about that area though because access to other trains besides the G and C is tough.

However a 2br at that price and with those views is hard to beat. . .

By more4less on January 20, 2010 1:42 PM

Kim, it's 5% which too is probably on the high side compare to other coops

By Expert Textpert on January 20, 2010 1:51 PM

Nice layout.
Love the views.
Kitchen Cabinets are cool. Appliances are yuk.

By DeLepp on January 20, 2010 2:08 PM

m4l, wow that's a high flip tax, ours is less than 1%. Maybe ours should be higher.

By E_Minor on January 20, 2010 2:22 PM

I looked at an apartment here about 2 years ago, the flip tax was 5%.

By denton on January 20, 2010 3:05 PM

What do i think about the kitchen? I think they ran outtta money when it was time to replace the stove.

Nice space but 1 bath sucks.

By DitmasSnark on January 20, 2010 3:07 PM

Great views, taste-specific kitchen, unfortunate flip tax, and steep maintenance. Needs to drop into the mid 400s.

By zthacher on January 20, 2010 3:23 PM

I had a friend who lived in a rental unit in these buildings. It had all the charm of a housing project: low ceilings, cheap industrial design throughout, but nicely laid out units.

People have all different tastes, but brownstone Brooklyn this is not.

By Heather on January 20, 2010 3:33 PM

It's nicer than the newer condos surrounding it that sell for more.

By saminthehood on January 20, 2010 3:35 PM

A high floor C-line 2BR apartment, with much nicer renovation, sold for around $480K a few months ago. A low floor F-Line sold for $430K last summer, so one would think this is a bit high. Not the best location and the CH co-ops are pretty depressing considering the surrounding Fort Green/Clinton Hill is chock full of gorgeous brownstones, and you would have to walk into this complex every day. Kitchen is strange, and uses space poorly. Low-grade appliances and inexpensive wood counter, plus lack of bathroom picture leads one to believe they ran out of money for total renovation, so my guess work needs to be done..

Having said that, it only takes one buyer... I guess someone pays $500K for it.

By Nomi on January 20, 2010 3:40 PM

Um, I think I take fewer showers than the rest of everyone, or something. One bathroom for a two-bedroom place seem adequate to me.

By eh on January 20, 2010 3:47 PM

I live in one of these units. Yep utilitarian but it was a nice amount of light and space for the price. I've been happy there for eight years.

By saminthehood on January 20, 2010 3:49 PM

Nomi - the bathroom debate has been played out a thousand times here. Those with a kid or who have frequent guests, find the 2nd bathroom VERY VERY useful. Hell, when I was in a ONE-bedroom, I wished I had a 2nd bathroom, so I didnt have to deal with my wife's mess every day...

By Nomi on January 20, 2010 3:56 PM

I hate to be told that such and such has been played out on here a thousand times. So terribly sorry to bore you.

I'll bring up whatever tired topics I want to. They're not tired to ME.

Yep, people have different bathroom needs/desires. True.

By 11217 on January 20, 2010 4:03 PM

Nomi:

The problem with the registration system on brownstoner is that the group of about 30 people who comment all the time sometimes think this is their own personal chatroom and fail to realize that there are new people who read this blog, people who perhaps read the text and not the comments, or simply don't follow the commenting with 5 screens of bstoner up toggling back and forth between log ins.

I wonder if those people know how much of a turn off it is to new people who move to Brooklyn, have found brownstoner to then be told that their comments have all been seen before and "played out."

I know people who have moved to Brooklyn, I have told them they should really check out Brownstoner and then they come back to me in horror about what they read in these comments sections. The "regulars" for all their fun, are not all that welcoming to newbies. Not saying you are a newbie, but the same applies to your very innocent comment about bathrooms.

It really takes a pretty short sighted view to not realize that there are a lot of people who read this blog who aren't commenting regulars. 1.5 million hits or something? I mean I know Dave is about a million of those, but that still leaves 500K. :)

By Nomi on January 20, 2010 4:11 PM

Yes, it's a turn off.

But it's similar or worse on most sites.

By Brokedeveloper on January 20, 2010 4:14 PM

Saying that stuff has been played out has really been played out. And if someone else has already pointed this out, then take that to the third dimension of played-outedness.

By more4less on January 20, 2010 4:23 PM

for those who like pre-war bldgs and can afford it, the 2 bdrms in 360 clinton are much bigger (ie bigger living rm, bigger bedrms, bigger kitchen......). and of course the price is bigger too - probably 150k more.

this is coop is a cheapper entry point for folks who like this hood and cant afford or dont want to pay the bigger price tags of the units in pre-war bldgs, in brownstones, etc.

only if the maintenance was 200 cheaper

By Nomi on January 20, 2010 4:24 PM

I bet five dollars (my maximum) that no one before me has ever said they take must take fewer showers than other people.

By more4less on January 20, 2010 4:40 PM

nomi, you show up to the stoner gathering tomorrow at Exit (Atlantic ave & Henry st) and I'll take your bet

By TD on January 20, 2010 4:51 PM

The appeal of these is simple, and it has nothing to do with the exterior. Noone will ever argue that these are lovely buildings. In my opinion the interior and views more than makes up for the drab exterior and common spaces. The layouts are far superior to any new construction project in the city and you get more space for about $100k less. Point me to a new condo with a TRUE dining room like these have... I dare you!

By DitmasSnark on January 20, 2010 4:56 PM

Ditto what TD said.

By antidope on January 20, 2010 5:48 PM

new condos dont have the dining room because *the market* (those idiot folks buying apts) don't want to pay $650psf for a room that wiil go virtually unused while they eat dinner in front of the tv while watching entertainment tonight. they will however pay $650psf if that dining room is a third bedroom.

By dwellingsltd on January 20, 2010 8:16 PM

you know, they completely ruined this kitchen by using too much of the blue cabinetry that should actually be used in small doses. i know this because we used the same cabinetry on our kitchen, see http://twitpic.com/yzyjl. its from IKEA and is a beautiful blue gloss, but needs to be used sparingly and complemented with other less-colorful finishes--its just too loud otherwise. the countertops they used are wrong with these cabinets too...

By dwellingsltd on January 20, 2010 8:18 PM

you know, they completely ruined this kitchen by using too much of the blue cabinetry that should actually be used in small doses. i know this because we used the same cabinetry on our kitchen, see http://twitpic.com/yzyjl. its from IKEA and is a beautiful blue gloss, but needs to be used sparingly and complemented with other less-colorful finishes--its just too loud otherwise. the countertops they used are wrong with these cabinets too...

By Nomi on January 21, 2010 2:11 AM

"nomi, you show up to the stoner gathering tomorrow at Exit (Atlantic ave & Henry st) and I'll take your bet" (more4less)

Um, it'd be truly gross if you took fewer showers than me.

By STARGAZER on January 21, 2010 10:08 AM

layout is actually not that bad, i think the wall in the dining room, kitchen should come out. the kitchen cabinets are to taste specific and not everyone wants them. No bathroom window, that is always a deal breaker for me. but all in all this layout works.

By FloatingWorld on January 21, 2010 7:38 PM

While the building was designed by Wallace K. Harrison (United Nations, Lincoln Center) and the rooms flow nicely the monthly common charges get you surprisingly little. Show a picture of the laundry room, the lobby or the hallways and your right back in a 70's ghetto.
These could be the most amazing value in the area if only the Co-Op board could get professional about managing this vast complex.

By FloatingWorld on January 21, 2010 7:41 PM

The Broker has been trying to push prices up for YEARS now...you go Chris.

By west1 on January 22, 2010 2:45 PM

I moved here over the summer. Can't beat the view on a top floor. Love the space. Layout is perfect for a couple. Don't forget the Myrtle and DeKalb Ave buses that run to downtown BK. A much more pleasant ride than being stuck underground the entire commute. Not in love with the exterior, but hell, the view from the inside more than makes up for that.

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