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March 15, 2008
Fair price for s. slope house?
We're considering making a bid on a contemporary townhouse in the south slope (adj to Ansonia condos), 2.1 million, 3000 square feet. Wondering whether the price seems fair... http://www.corcoran.com/property/listing.aspx?Region=NYC&ListingID=1200795
Comments
nice try corcoran broker. This house is overpriced by at least 400K.
Similar houses in the Prime North Slope go for this, sorry maybe your clent will take a much lower offer.
Posted by: guest at March 15, 2008 1:50 PM
Yep. So obvious. It's not a true townhouse, so you can't command over $2 million. Way overpriced. Try again at $1.5 million.
Posted by: guest at March 15, 2008 4:22 PM
I don't get the layout - is the ground floor also the equivalent of the basement? It seems to have the mechanicals in it. Seems like a very awkward layout to have kitchen/dining/LR on 2nd floor. For that reason alone, I would not pay this price.
Posted by: housesearcher at March 15, 2008 4:37 PM
ground floor could be a rental or a rec room. so the stairs to the main rooms are inside and not outside.
we currently have a brownstone, actually, and have gotten tired over the years of how dark it is (there's an extension) and how small the rooms are overall, so we like the big bright open spaces (also proximity to good school and park, unlike our north slope place). but the price, $700 a square foot, does seem potentially high.
Posted by: gussy at March 15, 2008 4:52 PM
Just so you know your potential rec room rental would definately have to be an illegal apartment.
700/ft is definately too high, especially since you really cant factor in the rec room sq. footage at the full value. Really you are looking at 800-850/sq foot - Waaaaaaaaay to high for this place.
Posted by: guest at March 15, 2008 7:37 PM
A typical brownstone buyer would not go for this. This is for a buyer who has a condo taste not brownstone taste and doesn't want to renovate. I don't think it will get $2.1 million but I bet it could get $1.7 million. People are willingly paying nutty prices for South Slope for what it is.
Posted by: guest at March 15, 2008 7:47 PM
why would the rec room/office/laundry room floor be illegal as a rental? It's a two-family c of o. We live on the lower duplex of a brownstone now...the ground floor of our place is no different in size or quality than this one.
Posted by: gussy at March 15, 2008 8:14 PM
wow that seems expensive. i'll sell you my fully renovated 3 unit in north slope for that price :p.
Posted by: armchairwarrior at March 15, 2008 9:22 PM
what would be the fair price per sq for this location? Provided that space is renovated with some original details intact. Not top of line... but tasteful renovation?
Posted by: guest at March 15, 2008 9:42 PM
If its a twi family it would have to include the ground floor as well as the rec room.
NYC Dept code does not allow a full bath or kithchen below street grade, nor a bedroom - Hence a rental consisting soley of your basement floor would be illegal.
Posted by: guest at March 15, 2008 11:11 PM
Guest at 7:37 and guest at 11:11 are apparently blind. The ground floor floorplan clearly shows windows front and back and when you look at the picture of the front elevation you can see all three stories are above grade. Get a clue!
Posted by: johnife at March 16, 2008 12:13 PM
how would you get to your apartment if you made the first floor a rental?
Posted by: guest at March 16, 2008 1:16 PM
"how would you get to your apartment if you made the first floor a rental?"
Look at the ground floor plan. Put a wall from the left side of the entry vestibule to the left hand side of the stairs going up. Now put a door in it and, I suppose another door at the foot of the stairs if you want to insulate yourself from the tenant. Or, get rid of the closet next to vestibule and put the apartment entry door there plus the aforementioned wall. Is that really so difficult to work out?
Posted by: johnife at March 16, 2008 1:34 PM
jeez johnnife- your extra obnoxious and condescending today.
Posted by: guest at March 16, 2008 4:21 PM
He's always obnoxious when you realize that everything he writes should be read with that disgusting British accent ringing in our ears.
Posted by: guest at March 16, 2008 6:53 PM
This house is too expensive. Price needs to come down by at least $500,000 to even consider it.
Posted by: guest at March 17, 2008 9:49 AM
Approx. Sqft 3,000? Looks like closer to 2,000 to me minus space on the first floor for mechanicals. Pretty scammy.
Posted by: guest at March 19, 2008 7:06 AM
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