cortnyc's Profile
Author's Posts
January 9, 2008
To skim coat or not?
I am having two light fixtures installed in my living room and one in my bedroom. The skim coating is putting me significantly over my renovation budget. My contractor said that I could skip the skim coating and it would look "ok, but not perfect" in the spaces where the wall was broken into. I'm having trouble deciding whether to spend the money to skim coat because I don't know what the difference would look like. Any thoughts would be appreciated.
January 2, 2008
BH Kitchen and Bath- any experiences
Just wanted to know if anyone on the board has used BH Kitchen and Bath (Queens) for a renovation project. I would love to get any feedback.
December 26, 2007
Cabinets: Laminate versus Wood (stained or glazed)
I am redoing my kitchen and I really want to get white cabinets. For those of you that have had laminate or wood cabinets (glazed), how do the cabinets hold up? Do they chip or scuff more easily than wood (unglazed) cabinets.
December 18, 2007
Renovation- I have no idea where to begin!
I am starting to renovate a one bedroom apartment. I am redoing the kitchen and bath, as well as knocking down some non-weight bearing walls, adding some overhead lighting, paining, and refinishing the floors. I have a pretty idea of the material and design that I want in the kitchen and the bathroom. I am moving into the apartment in January and need board approval for the renovation. I'm a little freaked out about the cost and the timing. Based on past experience, what should I expect to pay for labor and building materials (the bathroom is 5 by 8 and I'm not replacing the tub or sink and the kitchen is 8 by ten) Also, some people have recommended that I use a designer (I guess instead of a general contractor)? Has anyone here done that? Is it worth it? Thanks for any advice you can impart!
December 13, 2007
Illegal Electrical Outlet
If a coop that you are purchasing has an illegal electric outlet (in violation of contract), what is an appropriate amount to request as a credit to compensate the buyer at closing.
October 15, 2007
Acting as your own buyer's broker
I am currently apartment hunting in Windsor Terrace. Assuming that I have a real estate license in NY (currently processing the application and I should be able to obtain the license because I am admitted to practice law in NY), can I act as my own buyer's broker and retain the same commission that a third-party broker would receive. Has anyone had experience with this?
Author's Comments
I agree wasder. I watched the asking on this price keep falling -- if they hadn't been so aggressive with their initial ask I bet the sellers would have done a lot better.
Posted by: cortnyc at November 19, 2009 11:39 AM in response to Brooklyn Sales: Under a Million
I would pay up to about 550k, but I am a sucker for stained glass windows.
Posted by: cortnyc at November 3, 2009 2:32 PM in response to Co-op of the Day: 126 Greene Avenue, #2W
Janus- courts may favor tenants in that they don't want to evict people, but you should not have a problem getting back rent and other money damages if you have a signed lease that was not paid. you may have trouble enforcing it, but i bet once you get a judgment your former tenant will pay up if they do have the assets.
Posted by: cortnyc at October 1, 2009 2:28 PM in response to Non-Payment of Rent
You should be able to go into contract with 5-10% -- just a point of negotiation with the seller.
But you would need to sell your place before you close to put the cash into the new place.
Another option, is securing a bridge loan for any interim period, though I'm not sure how that works for mortgages or how common it is.
Posted by: cortnyc at September 20, 2009 8:55 PM in response to Moving Equity to a New Apt
You should be able to go into contract with 5-10% -- just a point of negotiation with the seller.
But you would need to sell your place before you close to put the cash into the new place.
Another option, is securing a bridge loan for any interim period, though I'm not sure how that works for mortgages or how common it is.
Posted by: cortnyc at September 20, 2009 8:54 PM in response to Moving Equity to a New Apt
Can you tell if the noise appears to be coming through the front door area, the walls, or both?
Posted by: cortnyc at July 24, 2009 3:27 PM in response to Sound Permeating Walls
"Edible love"? Well, it is pretty close to the "beauty spa" on park ave.
Posted by: cortnyc at July 20, 2009 2:49 PM in response to 275 Park Avenue Market Revealed
This is really a one bedroom or 1.5 bedroom. The actual two bedroom apartments are larger, with the same layout and an actual second bedroom with closets (about an extra 100-150 square feet).
Based on that, the asking price is ridiculously high. Yes, the asking price is on par with real two bedrooms in the coops, but this is not a real two bedroom.
Posted by: cortnyc at July 2, 2009 2:23 PM in response to Co-op of the Day: 201 Clinton Avenue, #15E
There's a lot of "Kennedy Fried Chicken"s, so why not Obama?
Posted by: cortnyc at April 1, 2009 12:17 PM in response to Wednesday Food & Drink Round-Up
1) Nice looking apartment and near lots of restaurants and decent services (but not too close to any non-rat infested decently sized groceries -- you are limited to the small, but nice korean grocers)
2) Way, way, way too expensive (by at least 100k)
Posted by: cortnyc at March 11, 2009 2:43 PM in response to Condo of the Day: 430 Clinton Avenue, #4D
Condos or rentals on the two floors above?
Posted by: cortnyc at January 7, 2009 2:12 PM in response to Streetlevel: Casual Bistro Coming to 247 Dekalb Avenue
I don't see any expression of desire to see someone violently murdered from the What -- is that a post that was deleted?
Assuming traditional parameters of free speech (i.e., no yelling fire in a crowded theater), the What's comments are nowhere near "the line." Of course, this is a blog, so those parameters need not necessarily apply.
Posted by: cortnyc at December 8, 2008 1:02 PM in response to Violent Mugging on South Elliott Place
Need to revise my opinion as I just realized that this apartment does not have full open views (as do A-line apartments in 201 and 185). I think both units are overpriced, but I think the true one-bedroom is a better deal.
Posted by: cortnyc at December 1, 2008 11:27 AM in response to Co-op of the Day: Another 1BR at 193 Clinton Avenue
public transport isn't so bad. i work around wall street and it usually takes 30 minutes during rush hour. the b38 bus is pretty good.
Posted by: cortnyc at November 26, 2008 4:20 PM in response to Co-op of the Day: 193 Clinton Avenue
11A definitely -- the extra bedroom is worth at least 80k -- it adds at least 170 square feet to the apartment. Then adding the open NYC views and the renovation, it's really no comparison. I think 12G is overpriced based on comparable CHAOC studio sales.
Posted by: cortnyc at November 26, 2008 4:16 PM in response to Co-op of the Day: Another 1BR at 193 Clinton Avenue
Not loving that bathroom at all.
Posted by: cortnyc at November 25, 2008 2:37 PM in response to Co-op of the Day: 193 Clinton Avenue
I'm pretty sure there are no real two bedrooms for 459k -- they are one bedrooms plus dens (no windows, no separate closet).
I looked at these in September. They are nice units and seem well-priced, particularly those with the backyard space. They do seem to be having trouble selling them -- I received a few follow up calls from A&H and it looks like at least one unit has fallen out of contract since then.
Compared to other units on the market, I think these are a good buy, but the market has been pretty frozen.
Posted by: cortnyc at November 24, 2008 11:11 AM in response to Checking in on 660 Bergen
Interesting comparison to yesterdays HOTD on Washington
http://www.brownstoner.com/brownstoner/archives/2008/11/hotd_306_washin.php#comments
I think both are overpriced, but this make's the Washington Ave house look like a steal.
Posted by: cortnyc at November 18, 2008 8:24 PM in response to House of the Day: 318 1st Street
I like this block quite a bit and the house appears to be nice as well, but I don't see how the brokers think this math works out.
You buy at $1.9 million and have to put $500,000k down, leaving you with a mortgage of $1.4. Assuming you can get that mortgage, you will be paying approximately $9,000 a month just for the mortgage payment (and that's assuming a 6.5% interest rate, which seems generous as most of this will be a jumbo loan). Plus taxes and utilities of approximately $700 per month, assuming income of $4200, and assuming mortgage deductions for the rental expenses and your home mortgage tax deduction, you end up putting half a million down and paying around 5k a month to live in this duplex. (I'm not sure where $4200 comes from, but it does not seem to include tenant utilities and taxes). Plus you have very limited potential upside with the rent stabilized units.
You are far better off saving your half million dollars and paying 3000-4000 month to live in a comparable rental.
Posted by: cortnyc at November 17, 2008 2:46 PM in response to HOTD: 306 Washington Avenue, Two Price Cuts Later
It must be to preview/prebuy a new condo development. Oh wait......no.
Posted by: cortnyc at November 14, 2008 1:40 PM in response to Long Line Around BAM?
Absent outright fraud, how can anyone credibly claim that they had no idea that the interest rate on their loan, which is called an Adjustable (emphasis) Rate Mortgage? Yes you could argue that it was irresponsible to issue these loans, but its similarly irresponsible to accept them -- a real estate folie a deux.
Posted by: cortnyc at November 11, 2008 7:01 PM in response to Citigroup Puts the Kibosh on Foreclosures
ditto - I am a die hard brownstone fan, but I couldn't find anything in my price range that beat the layout, light, and views that I found in the Coops. There are brownstone apartments further out into the Clinton Hill that might fit the bill, but it was just too far from the subway.
Posted by: cortnyc at October 16, 2008 6:36 PM in response to Co-op of the Day: 201 Clinton Avenue
Actually, mortgage is less than a one bedroom rental in Stuyvesant town. Clinton Ave between willoughby and lafayette is by far one of my favorite blocks in Brooklyn.
Posted by: cortnyc at October 16, 2008 4:23 PM in response to Co-op of the Day: 201 Clinton Avenue
Also, true that these are not very attractive from the outside, but the layouts inside are really great. Lots of separataion between the bedroom and living room.
Posted by: cortnyc at October 16, 2008 2:38 PM in response to Co-op of the Day: 201 Clinton Avenue
I shopped in this complex and this area for a long time. If you are looking to buy now (and yes, big if!), I think this is a pretty good deal compared to comparable sales and other apartments on the market.
Posted by: cortnyc at October 16, 2008 2:35 PM in response to Co-op of the Day: 201 Clinton Avenue
what were the problems at the washington and 35 underhill?
interested as well, but don't know that anyone should be buying this quarter.
Posted by: cortnyc at October 3, 2008 7:43 PM in response to 660 Bergen Hits the Market
cortnyc wrote a review about iCi on September 22, 2008 12:17 PM
Backyard garden is great, but everything else is a letdown. Particularly for the price. Because there seem to be a few people who are really into ici, I have tried it a few times, but I usually walk away disappointed.
I would definitely pick the fixtures yourself and pay separate for labor. If not, you will get run of the mill lower quality fixtures and it won't really save you any money anyway.
Posted by: cortnyc at September 16, 2008 7:09 PM in response to Is it possible to renovate a 6 by 8 bathroom for $12,000?
NYKB is fairly expensive and high end. When I came in with my reno budget (40 for total kitchen and bath) I could see the pity in their eyes. Just go to a local kitchen and bath store or contractor. 12k should be fine - tub and electric will likely be the most expensive.
Posted by: cortnyc at September 16, 2008 3:42 PM in response to Is it possible to renovate a 6 by 8 bathroom for $12,000?
I have always loved this house. It has so much character as it is. I can't believe its for sale.
Posted by: cortnyc at September 16, 2008 2:31 PM in response to House of the Day: 405 Clinton Avenue
If someone can be arrested for trespassing then its not a public place.
Posted by: cortnyc at September 16, 2008 10:52 AM in response to More Tickets for Stoop Drinkers
Unless this were purchased by a flipper, I wonder if this listing does not reflect a true intent to sell, but rather is designed as an ego boost/investment check.
Posted by: cortnyc at September 15, 2008 2:16 PM in response to House of the Day: 315 Garfield Place
Unless this was purchased with the intent to flip, I wonder if the owner is listing this as an ego boost or to test their investment.
Posted by: cortnyc at September 15, 2008 1:56 PM in response to House of the Day: 315 Garfield Place
Ugh.....did they actually choose to put in that wood paneling? That's so wrong.
Posted by: cortnyc at September 15, 2008 1:52 PM in response to House of the Day: 315 Garfield Place
The roof rights make this a decent price.
Posted by: cortnyc at September 15, 2008 12:53 PM in response to Co-op of the Day: 100 Underhill Avenue, #3
That's pretty high. I used FlatRate, which was good, though I think on the high end of the price spectrum. I moved from a fifth floor walk up to an elevator building 1-2 miles away. I think it cost about $800.
Posted by: cortnyc at September 10, 2008 11:50 AM in response to Quote for one bedroom move
they look ugly (of course). it does seem like it would be a nice place to live. With the low mt. charges, it is relatively affordable.
Posted by: cortnyc at August 27, 2008 1:02 PM in response to Checking In On Hello Living
yawn.......not selling because they are way overpriced.
Posted by: cortnyc at August 14, 2008 7:21 PM in response to Co-op of the Day: 110 Hicks Street
I have no idea whether this is well-priced, but that entryway, wow! I think I am in love.
Posted by: cortnyc at August 12, 2008 4:00 PM in response to House of the Day: 100 Lefferts Place Revisited
I think this is more pushed by the buyer than the broker. If I were the broker, I would rather have a done deal at 1.5 than starting the whole process over again to get more money. I think at most this would net the broker an extra 3-5k (and likely less in his pocket). If there is a buyers broker, its even less 2-4k.
Posted by: cortnyc at August 12, 2008 12:11 PM in response to Shenanigans at 279 Clermont Avenue?
Definitely not cool, but that's about it.
I am guessing that the highest offer was close to or equal to the new asking price (maybe that's what triggered the odd pricing). In any event, I think this could certainly backfire. Are there really that many new prospective buyers that may have cropped up since they last accepted offers a month ago? It seems that the people that were legitimately interested in this made their offers already.
Posted by: cortnyc at August 12, 2008 11:58 AM in response to Shenanigans at 279 Clermont Avenue?
11217 -- Larger apartments without views and better layouts in CH Coops across the street go for 400-450k. Add on some fantastic views and maybe the price goes to 500k (generally less, but I don't know if that's changed in the past year). 360 is a nice building, but for the most part its views are claustrophic (for me, a dealbreaker).
I looked in both buildings extensively and I think that both are a good value. That said, this particular apartment, which is not a real two bedroom is overpriced. As the other poster said, one of the reasons I would never pay 599k for this apartment given what else is on the market. It will be interesting to see what happens, but I don't think it will go for over $525k.
Posted by: cortnyc at August 6, 2008 5:28 PM in response to Co-op of the Day: 358 Clinton Avenue
Agree Dow that they don't look great from the outside, but I think the buildings are well-maintained and the apartments have great layouts. That said, I can understand why apartments in 360 will sell for higher prices than comparable apartments across the street -- I just think that the asking price is completely out of line with comps.
Posted by: cortnyc at August 6, 2008 2:07 PM in response to Co-op of the Day: 358 Clinton Avenue
I think those were for real two bedrooms. This is a nice space, but it s is really one and a half bedrooms. Regardless, anyone who dislikes the CH Coops that much will likely not want to live right across the street from them. I think it would be crazy to pay anywhere near asking for this apartment.
Posted by: cortnyc at August 6, 2008 2:04 PM in response to Co-op of the Day: 358 Clinton Avenue
You could also buy a much nicer, much bigger real 2 bedroom apartment in the clinton hill coops across the street for 50-150k less.
Posted by: cortnyc at August 6, 2008 1:51 PM in response to Co-op of the Day: 358 Clinton Avenue
Nice, but completely out of range of comps for apartments with similar layouts in that building.
Posted by: cortnyc at August 6, 2008 1:50 PM in response to Co-op of the Day: 358 Clinton Avenue
I don't know if its really high turn over 1:58. It could be that its just a relatively big building for that area. Also, I think that the sponsor has put new units on the market periodically. I saw a half dozen units in the building a few months ago and I think all but one was a sponsor unit.
Posted by: cortnyc at July 1, 2008 3:51 PM in response to Condo of the Day: Newswalk Studio Loft
I did a mid-level complete kitchen and bath reno (including wall demolition, but excluding replacing the bathtub) for about 35k. If I had picked cheaper kitchen tiles, cabinets and countertops, I could have reduced the price to 28-30k.
Posted by: cortnyc at June 9, 2008 3:31 PM in response to Replacing Kitchens and bathrooms
I love the description on the broker's website:
"Located on a busy commercial stretch of Myrtle Avenue between Clermont and Adelphi. . . this new construction attempts to set itself apart from the others."
It sounds like a review of a mediocre movie.
Posted by: cortnyc at June 9, 2008 3:26 PM in response to Condos of the Day: Still No Action at 364 Myrtle Avenue
Responses to Author's Forum Comments
when we sold our place fsbo, zillow brought us a surprising amount of interested buyers. other than that, nyt, craigslist, flyering, word of mouth.
Posted by: joeingowanus at February 11, 2010 11:12 AM in response to FSBO - Where to Post?
How can you get a listing on street easy? I tried to once, but it seemed that you had to have a broker arrangement to get listings on there.
Posted by: cortnyc at February 11, 2010 11:12 AM in response to FSBO - Where to Post?