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Co-op of the Day: 75 Prospect Park West, #2B

Categories: Co-ops, Park Slope

75-Prospect-Park-West-0210.jpg
This co-op that just hit the market at 75 Prospect Park West shouldn't have any problem attracting interested buyers: It's got lots of classic charm and three bedrooms to boot. It's also located right across the street from the 3rd Street entrance to the park. (We're also digging the oh-so-subtle 321 reference: "Stroll down 3rd Street to an ever popular elementary school on 7th Ave.") The price tag is $1,095,000. Think it'll fly?
75 Prospect Park West, #2B [Corcoran] GMAP P*Shark




By Brownstoner at February 8, 2010 12:39 PM | Comments (44)

44 Comments

By 11217 on February 8, 2010 12:45 PM

The dining room is really nice. I think it looks like a great apartment. I've noticed lately that 3 bedrooms in the neighborhood seem to go for around the million mark, so this seems fine if not slightly overpriced.

By Biff Champion on February 8, 2010 12:45 PM

This is so odd. I was going to post this listing in the OT for comments. I think it's a rare listing from Corcoran that is reasonably priced. I would guess it will go close to ask. Nice apartment; great location.

By Biff Champion on February 8, 2010 12:47 PM

11217, I definitely would be surprised if it goes for much lower than the mansion tax avoiding $999K mark.

By 11217 on February 8, 2010 12:49 PM

I agree totally, Biff. No lower than 999K.

It's a lovely place.

By daveinbedstuy on February 8, 2010 12:51 PM

Great place especially if you have a small child that wants his own bedroom. Otherwise, any creative ideas for the 7' wide bedroom with the attached powderroom??

By gemini10 on February 8, 2010 12:56 PM

UM....
not sure I would call 1 solid classic 3 BR. That bedroom in the middle is tiny tiny tiny - maybe swap and use that room as your dining room and the other room as a solid BR

and the only bathroom that can be used by guests is then located in what I would think is the "master bedroom" - so that's weird unless you have guests traipse down the hall to the lone bathroom at that end

I would make the 3rd bedroom in the middle of the floorplan a HUGE Full bathroom with great closets and maybe bump-out the kitchen a bit to make for a larger kitchen

I guess this is priced well - but you need to reno that kitchen it's borrrrrrrring and needs some spice!

the locale is prime, I LOVE the windows and agreed that dining room is fresh!

By Santa on February 8, 2010 1:00 PM

theres a shitty 1 bedroom apartment at 220 riverside on Curbed thats almost 1mil. Compared to that this is a steal.

By more4less on February 8, 2010 1:03 PM

relative to what's in the mkt, this is price very competitively. great location. the aptmt is OK for 1.1M but it aint bad either.

By 11217 on February 8, 2010 1:04 PM

I used to LIVE at 220 Riverside!!

What a dump of a building.

By A CrownHeightsLady on February 8, 2010 1:20 PM

Why does the smallest bedroom have it's own bathroom? I find that very interesting.

By A CrownHeightsLady on February 8, 2010 1:20 PM

Why does the smallest bedroom have it's own bathroom? I find that very interesting.

By ilovebrooklyn on February 8, 2010 1:27 PM

This is a classic 6. The small bedroom was the maid's room, which is why a bath is ensuite. It doesn't look like the main bath is actually ensuite from the master, so this might not be a problem even if the buyer wanted to use the maid's room as an actual bedroom. Lots of people use the maid's room as an office instead.

By Petebklyn on February 8, 2010 1:27 PM

I suppose it (small bedroom- with bath) could have been a maid's room if really is old-time fancy apt bldg.
And I think any teenager would be very happy to have even a 7' wide bedroom with own bath to his/herself.

By Boerumresident on February 8, 2010 1:30 PM

The small BR may have originally been a maid's room -- right off the kitchen (also note the separate door leading to the two main bedrooms. But for the placement of the bedrooms and the fact that overall this is not a very large 2-3 BR apt, this could be a classic 6.

If you hvae kids who can bunk together, this would be a good family apartment if it comes in under a million.

Does anyone know what happened with the 7 room apartment on Lincoln?

By lesbiman on February 8, 2010 1:46 PM

Agreed, dining room is nice, love the windows. Narrow bedroom a drawback. But good point about the teen prospects.

By Lesloaf on February 8, 2010 1:46 PM

If you have over a million dollars to spend on an apartment, you are not sending your kids to 321.

By A CrownHeightsLady on February 8, 2010 1:51 PM

Thanks iloveBK...that makes sense!

By Biff Champion on February 8, 2010 1:51 PM

"If you have over a million dollars to spend on an apartment, you are not sending your kids to 321."

That's a pretty odd and factually incorrect statement. PS 8 in Brooklyn Heights, PS 21 in Cobble Hill, PS 321 in Park Slope and many other public schools (think about Manhattan too) are filled with parents who own apartments in excess of $1MM.

By more4less on February 8, 2010 1:52 PM

lesloaf, many of us used to thing like that until we accepted the warped reality that even garbage 1-bdrm aptmts cost over 500k so 1M can get one much - ie the 500k income just doesnt go that far in NYC and public school is all one might be able to afford after buying that 3 bdrm pad

By 11217 on February 8, 2010 1:52 PM

I totally disagree, Lesloaf. And know for a fact that you are incorrect.

By 11217 on February 8, 2010 1:54 PM

Valuing a good public school education (which PS. 321 is) over a private one has NOTHING to do with how much money you have.

I know many parents who own 3 million dollar brownstones who send their kids to PS. 321.

By sender9999 on February 8, 2010 1:56 PM

2nd floor living is no fun. everyone can see what you're watching on tv and what you're wearing when you go to raid the fridge in the middle of the nite.

therefore the "reasonable" price

By 11217 on February 8, 2010 1:56 PM

Moreover, a huge reason why people move to Park Slope in the first place and pay a premium is to utilize the great public schools. Of which there are more than only 321.

By STARGAZER on February 8, 2010 2:07 PM

Love it, has kitchen window, has bathroom window, this is a layout that is liveable.
Finally, something good....The designers of today should take note of how apartments were designed way back when, they certainly knew what they were talking about.

By Biff Champion on February 8, 2010 2:12 PM

"I know many parents who own 3 million dollar brownstones who send their kids to PS. 321."

Absolutely true. Not everyone who can afford to send their kids to private schools does so, especially not when a well reputed public school is an option. Some parents have reasons other than money for why they choose public over private school.

By Miss Muffett on February 8, 2010 2:22 PM

I can tell you that buying a million dollar apt (or thereabouts) definitely does NOT mean you forego public school! That said, while this apt looks nice, 2nd floor is not great, and at that price, it should have private outdoor space, which it does not. I say the buyer will want to avoid mansion tax so this goes under a mil. Also - where is square footage info?

By Miss Muffett on February 8, 2010 2:25 PM

Also - 321 is alas a victim of its own success since it is now getting seriously overcrowded. I wonder whether this will eventually have a negative effect on prices for 321 district, unless the politicians have the courage to consider rezoning, or find some other solution which will most likely be rather draconian.

By nonsense on February 8, 2010 2:28 PM

Keep in mind that the number of seats available in private schools are fixed. The don't create a new slot whenever a housing units crosses the 1m mark. Furtheryou are now looking at 30k per year in Brooklyn minimum. Two kids - 60k. That supports payments of roughly 1m mortgage!

By Nomi on February 8, 2010 2:31 PM

What is a classic 6?

By BoerumHill on February 8, 2010 2:50 PM

2nd floor living is no fun. everyone can see what you're watching on tv and what you're wearing when you go to raid the fridge in the middle of the nite.

therefore the "reasonable" price

Posted by: sender9999 at February 8, 2010 1:56 PM

I'm not so sure I agree in this case:

http://www.emporis.com/application/?nav=image&id=685491

What is a classic 6?

Posted by: Nomi at February 8, 2010 2:31 PM


Six rooms, typically laid out with 3 bedrooms (at least one en suite), dining room, living room, or perhaps two bedrooms, two bathrooms, living room, a formal dining room, with an additional maid's room and bathroom. I've seen several definitions but those 2-3 bdrm layouts seem common.

The classic part (of course) refers to prewar.

By Boerumresident on February 8, 2010 2:53 PM

Nomi, I am sure there are better definitions, but basically it's a family-sized apartment with six rooms: Living room, dining room, kitchen, usually a maid's room, and two bedrooms (or chambers as they are called in the old floor plans).

Add another large bedroom to get a "classic 7."

By sweetlou on February 8, 2010 2:57 PM

PS 321 has been "overcrowded" forever and they know how to deal with it, things run very smoothly for the most part. It really is a great school and definitely worth a premium to be able to send your kids there and not have to shell out for private school or to have to schlep to a non-local school. There are a number of other good schools in the area these days though so being in the 321 zone is not as important as it once was.

By 11217 on February 8, 2010 3:04 PM

Sweetlou,

I've also heard from a few people who send their kids to 321 that stories of it being overcrowded are greatly exaggerated, and every person I know who has kids there raves about it.

I think it's one of those schools people like to try to pick apart for the fun of it, but it is considered one of the best elementary schools in NYC.

Also heard terrific things about PS. 282, also in the neighborhood.

By Lesloaf on February 8, 2010 3:08 PM

OK, I take it back. But most Slopers I know who are in this income bracket send their kids to private. 321 has a great reputation, but (a) it is massively overcrowded, as others have noted [it may "run smoothly," but your kid is still 1 of 30 in a class], and (b)you still have to worry about middle and high school. I'm just saying, 321 is not the huge selling point it once was for high-end real estate.

By Nomi on February 8, 2010 3:09 PM

OK, thanks. I thought it had to have three full bedrooms. But I guess not.

By Boerumresident on February 8, 2010 3:24 PM

Lesloaf -- what income bracket are you talking about? And are they in the PS 321 zone?

PS 321 has over 1300 students in K to 5, 95% of whom come from the zone (which is basically Union to 4th Street. That's a lot of kids staying in their zone who live in expensive brownstones or apartments worth $900K on up.

PS 282 (which handles basically the North Slope) accepts a lot more student form outside its zone, so it may be that you know more people who live in this area and choose to forego the space at their local school (which personally I would find far more convenient in terms of getting to and from subways.)

By Bolder on February 8, 2010 9:04 PM

I'd be extremely tempted to turn the dr into a proper 3rd bedroom, and maybe figure out a way to create direct access from kitchen to small br to serve as dining room. Face it, you dont use the dr very often, so it can be a small room. As for the mansion tax, it's only 1 percent, so it's really not the barrier that most people make it out to be. I'd say this goes for ask, at least.

By Nomi on February 8, 2010 11:43 PM

Oh, I love the dining room where it is. Not that the whole space needs to be only "dining," but this way the common rooms feel spacious, are spacious. Would not want a bedroom over there between the living room and kitchen. Nice the way the bedrooms are separate now. Nice size foyer too, leading into the living room. The feeling of space and air are probably great.

Of course though, it's really a very nice sized two-bedroom apt. with an extra room.

By Nomi on February 8, 2010 11:45 PM

Have to disagree with listing, though, about the light. 15 windows are great, but you will not have light pouring in "at all times of the day" with an eastern and northern exposure.

By Miss Muffett on February 9, 2010 12:15 AM

11217 - I have a child in public school and know 321 well. It IS very crowded - it is patently false to say the crowding problems are an overexaggeration.

By saminthehood on February 9, 2010 10:18 AM

Very nice pad; will go for close to ask; no lower than $999K. Most classic 6 apartments are configured similarly: LR, DR, Kitchen, 2 BRs and maids room. I, for one, love having a dining room. Not only is it great for entertaiing - which we do often - but it allows us to sit down and actually eat and talk at the end of the day (no TV, phones, etc). And, we have always used the dining room table as a pseudo office to do work - you can spread out and get alot done that way.

By Lesloaf on February 9, 2010 11:13 AM

Having an apartment worth a million dollars does not mean you paid a million dollars for it. There are many families in Park Slope who bought their places in the 90's or early 2000's (and now have school-age children) but would not have the income to buy the same place now. And I suspect that those of you touting 321 and 282 don't have kids in elementary school. I do, and if I lived in the 321 zone but could comfortably afford private school, I would send my kids to private (as have most of my friends who are in that position).

By sweetlou on February 9, 2010 11:14 AM

Miss Muffet - I've had kids at 321 for the last 9 years and like most good NYC public schools it is crowded and the classes are bigger than you'd like, but the rumors of "massive overcrowding" are silly.

By Lesloaf on February 9, 2010 11:48 AM

Sweetlou -- everyone agrees that 321 is a great public school and a draw for Park Slope. You are lucky to have the benefit of it. But the school is at 130% capacity, has cut its pre-K program almost entirely, recently ended the sibling preference for out-of-zone families, and has had to build bungalows in the school yard to accomodate the numbers of students. There are something like 12 kindergarten classes this year. If you've had kids there for 9 years, then you haven't yet seen the effects of the influx from the new condos on 4th Ave. It's still a better school than most and no one is insulting it. All I'm saying is that, given the choice between a public school with a 30-1 ratio versus a private school with a 20-2 ratio, I'd go with the latter. (Of course, I personally don't have that choice, so it's all academic).

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