Scaffolding Down at 217 Court Street



Yesterday construction workers removed scaffolding from 217 Court Street, the Cobble Hill building that almost collapsed a few years back. Pardon Me for Asking closely reported on the building recovery since 2009: the building was gutted in 2010, then received a steel addition last year. DOB approved plans to convert the building into five apartments and commerical space in 2010.
217 Court Coming Down? [Brownstoner] GMAP

By Emily | | Comment

Art Installation Now at Smith/Bergen Intersection



On Wednesday the Department of Transportation installed a temporary art installation at the intersection of Smith and Bergen streets, called “Battle Pass – Revolution II.” It’s by the artist Sasha Chavchavadze. The mast and weather vane commemorates the Battle of Brooklyn. The Trader Joe’s site nearby was actually the hill where it was said Washington surveyed the arriving British troops. The hill was razed by the British because it was an important look-out spot. As the sign on site says: “This installation was inspired by the ‘Liberty Pole,’ a ship’s mast planted by Revolutionaries as a symbol of protest, and by Walt Whitman’s poem about the battle, ‘The Centenarian’s Story.’” Of course, this isn’t the first time Whitman’s poetry made an appearance in public art. Click through for a close-up photo of the weather vane. (more…)

By Emily | | Comment

Building of the Day: 380 Henry Street



(Photograph: Nicholas Strini for Property Shark, 2012)

Brooklyn, one building at a time.

Name: Originally St. Peter’s Hospital, later Congress Nursing Home, Cobble Hill Nursing Home, now Cobble Hill Health Center
Address: 380 Henry Street
Cross Streets: Warren and Congress Streets
Neighborhood: Cobble Hill
Year Built: 1888, “remodeled” 1964, restored 1994
Architectural Style: Romanesque Revival
Architect: J. William Schickel & Co. 1994 restoration: Stanley Maurer
Other Buildings by Architect: Most Holy Trinity Church, WB, St. Ignatius Loyola Church, Manhattan
Landmarked: Yes, part of Cobble Hill HD (1969)

The story: St. Peter’s Hospital was founded by the Sisters of St Francis, aka Sisters of the Poor, in 1864, and operated from a building on the corner of Congress and Hicks Streets, in what was then South Brooklyn, today known as Cobble Hill. This order of nuns originated in France, and its mission was to help the poor. After 26 years, the hospital had outgrown its original buildings and funds were raised to build this new building which spanned the block of Henry Street, between Warren and Congress Streets. The architect was J. William Schickel & Co. and the year was 1888.

In a report in the Brooklyn Medical Journal of June, 1890, Dr. Henry Conkling wrote of the mission of the Sisters, and the new hospital. It was a free hospital, he declared, welcoming in any who needed help. “The hospital is under the direct management of the Sisters,” he wrote. “The idea of its creation was to care for the poor and the sick. To it they may come without money and without price. The poor man who comes to the door is never asked whence he comes or if he has money. The simple question to be decided is ‘Is he sick?’” (more…)

By Montrose Morris | | Comment

Cobble Hill Real Estate: ‘A Very Hot Market’



The Journal did a neighborhood spotlight on Cobble Hill, calling it “one of the most competitive neighborhoods in Brooklyn to buy residential property. When the rare townhome hits the market, it tends to get bought up quickly. Large three-bedroom condos are also quick sellers.” Brokers are talking bidding wars, and Meryl Blackman of Halstead calls Cobble “a very hot market.” The neighborhood’s many strengths mentioned in the article are not exactly a secret: Beautiful housing stock, good schools, decent retail and restaurants, leafy streets, proximity to good transit, etc. And, finally, here are the stats regarding current prices: “The current median asking price for Cobble Hill homes is $875,000 according to real-estate site StreetEasy. In Boerum Hill to the east it is $968,000 million, and in Brooklyn Heights to the north, it is $825,000 according to StreetEasy. Asking prices for townhomes in Cobble Hill can range from $1.5 million up to $4 million, brokers say. But prospective buyers often can expect to pay above the asking price as closing prices for brownstones are approaching prerecession levels.”
Cobble Hill Enclave Is Fast-Moving Market [Wall Street Journal]

By Gabby | | Comment

Summer Camp Banner Stolen on Court Street Last Night



Last night on Court Street someone decided to steal a banner advertising a cooking summer camp for kids. Here’s a message we received from the woman who runs the camp and has had the banner up for several months now: “I am Michelle Thaler, owner of Food Art for Kids, a cooking summer camp in Brooklyn Heights. For the past few months, I have been renting some fence space from Trezza Management, owners of the parking lot on Court St @ Bergen St. I use that space to hang my banner, as shown in the attached picture. It is a great corner with many pedestrians and cars passing by every day. It is my second year in business and I had a similar banner at the same spot last year, with no interruptions. As of this morning, the banner went missing! Per my investigation it was removed sometime after 8 pm last night… I know that because the owner of the parking garage was walking her dog at 8:15 pm last night and the banner was still there. Unfortunately there are no surveillance cameras installed at the surrounding businesses. At first, I suspected one of the production companies who are shooting on the street tomorrow but when I called them, they assured me that it was not them. I have no idea who can it be! but would like to get to the source of it, being that this is my time to advertise and those banner cost a lot of money to produce.” What an odd theft! If you have any info on the perp, get in touch with Michelle via her website.

By Gabby | | Comment

Part Two: A History of the Strong Place Properties


Here’s the next installment of the Strong Place Construction Blog, a series following Brennan Realty Services and their team through the development of three townhouses in Cobble Hill, at the corner of Kane and Strong Place. Today Brennan Realty posts Part Two of the history of the Strong Place properties. The history of the properties is spread over three posts, go here for Part One and tune in for the last installment.
Numbers 2 and 4 Strong Place
Little is known about numbers 2 and 4 Strong Place. We have one photograph take in 1934, and we have the Brooklyn maps to give us a clue as to their dates. We also have census records to show the progression of people who lived there every ten years, and we have the newspapers. Nothing is written about the two houses in the Landmarks Preservation Commission report for Cobble Hill, written when the district was landmarked in 1969. At that time, these reports were in their infancy, and while much more thorough than earlier reports, (the 1965 Brooklyn Heights report is all of one page) they were not able to fill in all of the blanks. The houses were gone by then, and no mention of them was made.

So what can we deduce from the evidence we have? The 1934 photograph offers some clues. The two houses were very similar to number 6 Strong Place, and were probably built at the same time. Unfortunately, the designation report for Cobble Hill totally fails to mention number 6, the last remaining house of the trio that stood on the corner of Strong Place and Harrison, now Kane Street. So we have to do some speculating here. The earliest homes on this block date from the 1830’s, also the time of the Greek Revival style of architecture, of which all three houses are an example. There are other houses on this block, documented as being from the 1830’s that look almost exactly the same. So I think it’s safe to say numbers 2, 4, and 6 Strong Place were built in the 1830’s. Most of the houses in this part of Cobble Hill, from this time period, were built by builder/speculators, and there were usually no architects of record. The 1830’s also pre-dates another of the sources for Brooklyn building information: The Real Estate Record and Builder’s Guide, a weekly magazine, put out by the building and real estate industry. It covered Manhattan, the Bronx, Brooklyn, and parts of New Jersey and Long Island. It began publishing in 1868.
(more…)

By Emily | | Comment

Cobble Gobble: Real Estate Firms Bet Big on Court Street



Two is a trend: A couple weeks ago there was news that Prudential Douglas Elliman was going to be moving into a much larger storefront office on Court Street (its current location is 189 Court, and the new one will be at 327 Court, on the corner of Sackett). Meanwhile, brokerage Aptsandlofts.com also recently announced that it would open its first-ever office outside of Williamsburg, at 236 Court Street, which is between Baltic and Warren. Camille Logan, an executive vice president at Elliman, said the firm hopes the new digs at 327 Court would be open by mid-May. The windows of the storefront were just getting papered over with posters announcing Elliman’s impending arrival on Friday. The big question is whether the two big firms are going to be putting the squeeze on the numerous mom-and-pop brokerages in the neighborhood.

By Gabby | | Comment

Interior and Exterior Upgrades for Cobble Hill’s PS 29



This week Community Board Six reported on the extensive renovation coming to PS 29 at 425 Henry Street, between Baltic and Kane streets. This includes exterior masonry, roof replacement, parapet replacement and flood elimination work. (Here’s the full announcement from the School Construction Authority.) Construction workers were setting up scaffolding when we passed by yesterday, and most of their work will be done outside school hours with an exception in the summertime. The project should last until August 2013. GMAP

By Emily | | Comment

184 Kent Developer Makes Big Buy in Cobble Hill



A couple days ago a deed showed up in public records showing that JMH Development—best known here in Brooklyn for developing 184 Kent in Williamsburg—spent $6.6 million for a nice assemblage of properties in Cobble Hill, at 118 Congress Street, which is between Hicks and Henry. The seller was the Roman Catholic Diocese of Brooklyn, and the string of buildings included in the sale total 18,001 square feet. We’re not sure what the Diocese used the buildings for, but perhaps they were office space. Repeated calls to JMH for info about what they’re planning to do with the properties haven’t been answered—and there’s no action on the DOB-filing front yet—but our money is on a conversion. The properties are part of the Cobble Hill Historic District. GMAP
Photo via PropertyShark

By Gabby | | Comment

House of the Day: 527 Hicks Street



This house at 527 Hicks Street in Cobble Hill just hit the market with a price tag of $1,800,000. At three stories, it’s not huge. It also doesn’t have your standard townhouse layout–which may or may not be a plus for some buyers. Some buyers probably won’t be thrilled with the fact that it overlooks the BQE. Lest we sound too negative, we should not that the floors are open, bright and airy and the Cobble Hill location in general is nothing to sniff at.
527 Hicks Street [Brooklyn-Real] GMAP P*Shark

By Brownstoner | | Comment

Condo of the Day: 20 Tiffany Place, #PH



This penthouse at 20 Tiffany Place feels a little dated design-wise, but there are nice views, a private terrance and over 2,300 square feet of interior space. Another bonus: The common charges are only $1,637. What do you make of it?
20 Tiffany Place [Corcoran] GMAP P*Shark

By Brownstoner | | Comment

Part One: A History of the Strong Place Properties


Here’s the second installment to the Strong Place Construction Blog, a series following Brennan Realty Services and their team through the development of three townhouses in Cobble Hill, at the corner of Kane and Strong Place. Today Brennan Realty posts about the history of the Strong Place properties. The history of the properties will be spread over three posts, so tune in for the next couple installments.

Cobble Hill, Brooklyn, is an old neighborhood, with a history that goes back to the beginnings of Breukelin, and the area’s first Dutch settlers. The first farmers in the area were granted land patents as early as the 1640’s, for land stretching from the East River shore to the Gowanus Valley. What is now Cobble Hill was a land of rich farmland, heavy with apples, peach and other fruit trees, the farmers taking their sustenance and incomes from the farms and the river nearby.

By 1766, the area was known as “Cobleshill”, or sometimes “Ponkiesbergh”, named for now unknown people or places. This covered the land east of Red Hook Lane, near what is now the intersection of Atlantic Avenue and Pacific Street, with Court Street. Cobble Hill Fort was a platform on Coble’s Hill, with three cannon protected by spiral trenches. It was also known as “Smith’s Barbette”, or “Spiral Fort.” It was one of several forts built to protect the new American forces during the Battle of Long Island, and was important because of its height and from this vantage point. Washington had arranged for two cannon to sound when the British had been sighted, and from here, he watched the debacle that took place in nearby Gowanus, a losing bloody battle that almost destroyed the colonial army, here at the beginning of the war in 1776. After the British took over all of Brooklyn and New York City, they tore down the top of Cobble Hill, so that this Brooklyn vantage point would never again be able to look upon their troop movement. They then settled down, the officers occupying the homes of prosperous citizens such as Philip Livingston, while the troops built huts on the land of other farmers, such as Ralph Patchen. Over thirty years later, during the War of 1812, Cobble Hill was again built up and fortified, and was called “Fort Swift”, part of the lines of defense of Kings County. (more…)

By Emily | | Comment

Cobble Hill on $350K, Revisited


Yesterday’s discussion on the difficulty (or not) of surviving in Cobble Hill on $350,000 a year resulted in the first triple-digit comment thread in quite some time. If you can overlook a little of vitriol and sarcasm, it’s actually quite an interesting debate. One of the comments that came in from a virgin commenter towards the end of the day was particularly worth highlighting, we thought:

Okay folks. I am a bonafide one-percenter and for 2011 I made something like what our subject makes, though for me, it is more of a low point, than a norm. I am used to making somewhat more. But I can attest to the fact that, after Fed/State/City taxes, after FICA, insurance, 401K contributions, etc, that take home would be around $200,000. I can also confirm that, while it is certainly not an amount to be sneezed at, that for me and my household, it represents a certain amount of belt-tightening, actually a lot of belt-tightening, and no, we really don’t feel like we live high on the hog. Our lifestyle is not all that different from many of our non-NYC friends making substantially less.

I am (unlike the subject) a Park Slope brownstone owner, but I got in several years ago, and rolled the equity from a co-op sale into the down-payment and reno costs. Still there’s the big mortgage. And then it costs a lot to insure and heat an antique home. And then there’s the fact that I work just about 24/7 and can’t do a lot of stuff myself, so we have to hire people to repair, clean and maintain the place.

Here’s the basic problem with my pal’s situation…

(more…)

By Brownstoner | | Comment

Building of the Day: 33-43 Strong Place


Brooklyn, one building at a time.

Name: Row houses
Address: 33-43 Strong Place
Cross Streets: Kane and DeGraw Streets
Neighborhood: Cobble Hill
Year Built: 1891
Architectural Style: Queen Anne
Architect: Unknown
Landmarked: Yes, part of Cobble Hill HD (1969)

The story: Cobble Hill is an old neighborhood, with the majority of its housing stock dating back to the 1840’s and 50’s. So when you get a group of houses in that new modern Queen Anne style of the 1890’s, they stand out. This group is perfect for its location, and an excellent example of how a later brand of symmetry can complement a much earlier form of Italianate and Greek Revival repetition.

This group of six houses was built in 1891. The architect is unknown, but we do know that the houses were built for Louis Lehn, who lived in the larger Italianate right next door at 45 Strong Place. All of them are 16.75 feet wide, and function best if looked at as a larger unit, made of smaller symmetrical parts. The two houses on each end have very charming large gables and tall peaked roofs, with unique second story pointed bays. The houses also have a small bit of ornamental terra-cotta, but are in general, very subdued for Queen Anne row houses. The two center houses actually give an illusion of width to the entire group, and are much plainer, with flat fronts and flat rooflines. All of the houses are joined by the use of a single window at the parlor level and matching doors and stairs, although some have been altered over the years. (more…)

By Montrose Morris | | Comment

Roughing It in Cobble Hill on $350K a Year



You may have read recently about the plight of a finance professional who went on record with Bloomberg bemoaning the difficulty of raising his family in New York on $350,000 a year. “I feel stuck,” he said. “The New York that I wanted to have is still just beyond my reach.” Finance writer extraordinaire Felix Salmon takes a deeper dive on the root of the Cobble Hill resident’s issues:

The problem in brownstone Brooklyn isn’t that the middle class is diminishing. In fact, the whole reason why [he] can’t move into the house he wants is that Brooklyn’s middle class is growing, to the point at which demand from middle-class families for comfortable housing significantly exceeds supply. The natural result is stratospheric prices. Wall Street bonuses might be down this year. But there’s still an enormous amount of money in New York — so much money, in fact, that [he] feels unable to buy exactly the house he wants. I don’t think anybody is going to feel sorry for him — but the very fact that he’s in that position is proof that the rich are doing very well for themselves these days.

While we’re not expecting anyone to shed a tear over this guy’s situation either, it is fair to say for someone with kids in private school (a decision Salmon takes a sardonic swipe at) who wants to buy a house in the more expensive parts of Brownstone Brooklyn, $350,000 a year isn’t going to cut it unless he or she has quite a lot of money in the bank already. Of course anyone who makes significantly less than that is going to think the guy is a jerk for complaining, but it’s all relative.
Photo by Jay Woodworth

By Brownstoner | | Comment

Rental of the Day: 25 Warren Place



This home on the Warren Place Mews is up for rent. There’s no question that the space, and the block, are incredibly charming. Two bedrooms, office space, a rear garden, and central AC will set you back $4,500 a month. Think that sounds about right?
25 Warren Place [Corcroan] GMAP P*Shark

By Emily | | Comment

Last Week’s Biggest Sales



1. GRAVESEND $6,052,000
409 Avenue T GMAP P*Shark
A one-family, 2,780-sqaure-foot home. Oddly sold in May 2011 for $370,000, according to Streeteasy. Entered into contract on 1/18/12; closed on 2/10/12; deed recorded on 2/28/2012.

2. CARROLL GARDENS $2,325,000
122 Carroll Street GMAP P*Shark
A HOTD in October 2010. We wrote: “This house at 122 Carroll Street in Carroll Gardens just hit the market with the absurd asking price of $3,500,000. Clearly part of the reason for the big ask is that the owner recently spent some dough on a renovation either the pictures aren’t very good or the renovation itself doesn’t have much of a wow factor. Could this place even fetch $2 million?” The price dropped to $2,350,000 in October 2011. Entered into contract on 11/1/11; closed on 2/1/12; deed recorded on 2/29/2012.

3. COBBLE HILL $1,600,000
318 Sackett Street GMAP P*Shark
No listing for this three-family home. Entered into contract on 11/17/11; closed on 2/15/12; deed recorded on 3/1/2012.

4. GRAVESEND $1,500,000
2109 Ocean Parkway GMAP P*Shark
Here’s what the listing says: “Situated on beautiful Ocean Parkway, this well-maintained home sits on a 26.5×130 lot with a private multi-car driveway, as well as a detached garage.” Asking $1,695,000. Entered into contract on 12/8/11; closed on 2/13/12; deed recorded on 2/27/2012.

5. WINDSOR TERRACE $1,405,000
238 Windsor Place GMAP P*Shark
A HOTD way back in November 2009. We opined, “This two-family house at 238 Windsor Place in Windsor Terrace may have a slightly odd mix of old-school and 80s-contemporary aesthetics going on, but at its core it looks like a lovely old house and given that it’s got over 3,000 square feet of living space, the price tag of $1,125,000 looks reasonable to us as well.” Entered into contract on 12/2/11; closed on 2/9/12; deed recorded on 2/27/2012.

By Emily | | Comment

Closing Bell: CB6 Bike Share Workshop Coming Up



The Dept. of Transportation is having a workshop about bike sharing next Thursday, March 15th, for residents served by Community Board 6. Here’s the official line: “Join Brooklyn’s Community Board 6 and local residents and business owners at a roundtable planning workshop to help decide how bike share should work and where stations should go in Cobble Hill and Park Slope. The Workshop will be held at Old First Reformed Church, 729 Carroll Street, (at 7th Avenue) Brooklyn, NY 11215. The entrance to the workshop will be on Carroll Street. Sessions will begin at 6:30 pm and 7:30 pm.”

By Gabby | | Comment

Brooklyn’s Priciest Block is in Midwood



Property Shark has put together an interactive map that highlights Brooklyn blocks that have had the biggest residential sales over the past couple of years. To our surprise, the priciest block in the borough isn’t in Gravesend or Brooklyn Heights but in Midwood: The block that runs from Avenue I to Avenue J between Ocean Parkway and 7th Avenue is the top block, with a median sale price of $4,350,000. (The map is based on median sale prices for residential transactions closed in 2010 and 2011 and shows only the blocks that had 3 or more sales.) Aside from that block in Midwood, though, most of the priciest blocks are in brownstone Brooklyn: Coming in second place is Joralemon Street to State Street between Willow and Hicks in Brooklyn Heights (median price=$3,125,000); third place goes to the Park Slope block from 2nd to 3rd Street between 8th Ave and Prospect Park West ($2,818,775); and fourth and fifth places are claimed by Cobble Hill, with Warren to Baltic between Clinton and Court seeing a median price of $2,800,000 and Hicks to Henry between Baltic and Kane having a median price of $2,700,000. Gravesend, despite having a few blockbuster sales every year, didn’t make the top 10.
Residential Sales by Block [Property Shark]

By Gabby | | Comment

Open House Picks


Cobble Hill
293 Warren Street
Corcoran
Sunday, 12:00-1:30
$1,800,000
GMAP P*Shark

Boerum Hill
264 Warren Street
Fillmore
Sunday, 1:00-2:30
$1,400,000
GMAP P*Shark

Bay Ridge
441 76th Street
Halstead
Sunday, 12:00-1:30
$765,000
GMAP P*Shark

Bed Stuy
426 Quincy Street
FSBO
Sunday, 1:00-3:00
$615,000
GMAP P*Shark

By Brownstoner | | Comment