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October 1, 2009
Help Price PLG Studio
Hi, I am a first-time homebuyer hoping to get a sense of what I should offer on an apartment. It is a 400 sq ft studio located in Lefferts Gardens, on Winthrop between Flatbush Avenue and Bedford Avenue. The area isn't everyone's cup of tea but here are the amenities: on-site laundry, short walk to Prospect Park and Q/B and 2/5 trains, walking to two nice coffee shops and a couple of nice restaurants. Cons are low buyer/tenant ratio in the building, not spectacular financials overall, and the area is up-and-coming but still rough. Buyer is asking $110K. Maintenance is $331. Here's my dilemma. The early 2008 comps for the apartments in the same line went for $130K, $140K and $125K. However, a similarly sized apartment on a lower floor just sold in July for $80K. What's the right number in your opinion? Thanks so much.
Comments
If another one recently sold for $80k then I'd offer $80k.
If the owner doesn't like it they'll come back with a counter. You can go from there. Maybe you don't get it for $80, but maybe you get it for less than $110.
Posted by: christopher at October 1, 2009 10:28 PM
"Up and coming" and "rough"? Oh, you're breaking my heart. Are you referring to 80 Winthrop by any chance? I would take Chris's advice. You didn't say however - if the unit that was sold or the unit you are buying is/was a sponsor unit? If it is 80 Winthrop, I would be more worried about the high maintenance than your perceived "roughness" of the neighborhood
Posted by: Crownlfc at October 1, 2009 11:18 PM
how do you think condition of one you are considering compares to th 80k one. floors, kitchen, bath?
Posted by: Petebklyn at October 2, 2009 9:43 AM
I's start at 8- & see where you end up. We just moved into the neighborhood a couple of months ago & love it. We make a new discovery every day. Good luck!
Posted by: new2brooklyn at October 2, 2009 11:01 AM
I'd start at 60K, if I were you.
Posted by: Gowanus_Bklyn at October 2, 2009 12:25 PM
Assuming you'll be taking out a mortgage for this, I'd talk to a lender/mortgage broker as soon as possible about how financiable this property is actually gonna be. The reason for this is the low owner/tenant ratio - something that banks HATE to see in my experience. If you need financing and nobody will lend on it, why even bother making a bid? Plus, once you talk to the lender, you'll have a better idea about how much it's worth. If the lender is saying this is gonna be a tough one to finance, you'll know to lowball your offer even more....
Posted by: slopenick at October 2, 2009 1:06 PM
Thanks very much everyone for your responses. The unit is a resale and while the higher comps were sponsor sales, I'm not sure of the condition of the $80K unit on the ground floor. You've given me a lot to think about and I think I probably need to understand more about the finances of the bldg and the reasonableness of the maintenance before I go any further. Honestly, $110 seemed like a bargain but I don't know.
Crownlfc, I do not wish to break your heart. I know those terms are loaded and I should have been more careful in my writing--I just wanted to paint a quick sketch for ppl who don't know the area since I have read comments on Brownstoner like "you'll get shot over there." I live in the area already and I like it. Still, I think 'rough' is fair for the area outside of Lefferts Manor; there were two fatal shootings this summer; the lobby glass of the building (which you correctly ID'd as 80 Winthrop) was smashed a few months ago; noise is an off-and-on problem as are new graffiti tags and things like public urination. And as far as 'up and coming', I was thinking of things like the new block association more than, say, developer-driven wholesale gentrification.
Posted by: bitterlikehoney at October 2, 2009 7:24 PM
Brief update. I just found out that the seller purchased in '04 for $22K. Needless to say, that changes things considerably.
Posted by: bitterlikehoney at October 2, 2009 8:32 PM
How so?
Posted by: Brooklynista at October 3, 2009 4:09 PM
"How so?"
The seller is motivated to sell and since the (re)seller has a minimal investment in the place, I don't think she should be married to realizing a 500% profit. I may be naive in thinking that. Did some more research and discovered that in '08, the sponsor sold a remodeled unit for $223/sq. ft. studio so I think the max this place should go for is $90K and I'm going to offer accordingly.
Posted by: bitterlikehoney at October 3, 2009 4:53 PM
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