We get $1500 and $1595, respectively, for our recently renovated two and 1.5 bedroom floorthrus on Macon Street. Tenants have been with us since we moved in a few years ago. And we are outside the historic district.

Posted by: housebywe at November 4, 2009 1:46 PM in response to Rate It: 513 MacDonough Street Sells for $420,000

http://www.abbingdon.com/

On Utica avenue here in Brooklyn. You should be able to match the pattern online--they might deliver depending on the amount you need.

Posted by: housebywe at September 20, 2009 8:04 AM in response to Tin Ceilings

We'll second the HSBC suggestion. We were able to lock in at 4.375% in the Community Works program.

Posted by: housebywe at September 15, 2009 12:28 AM in response to Conforming or Jumbo?

Least laborious and cost effective method would most likely involve dipping, but dipping is harder on the shutters, dries them out and most likely will cause minor damage to the more delicate louvers and tilt rods.

Posted by: housebywe at August 23, 2009 10:02 AM in response to Wood Shutters

Amy, Which building did you convert? Are all the units sold? Do you guys live in the building?

Posted by: housebywe at August 18, 2009 8:35 PM in response to Converting B'stone Into Condo

All else being equal, agreed that Halsey would be the clear front runner--convenience and proximity to the express A, the historic district, the library and the shops and restaurants of Lewis Avenue.

Posted by: housebywe at August 17, 2009 9:49 PM in response to Torn Between 3 Houses

Actually, pizza is better than Franny's. DIBS, we couldn't agree with you more about the octopus--we travel to Greece nearly every summer to visit family and this is the only eatery in NYC that can really compare on the octopus front. No slimy insect-like mini-octopus here, but the delicious thick, grilled legs of the real McCoy.

We will be there tonight at 6 if anyone stops by come say hello.

Posted by: housebywe at August 13, 2009 4:52 PM in response to Streetlevel: Saraghina on Halsey

Olde Good Things can be on the pricey side for their bigger items, but they do have a great selection of small vintage hardware, pulls and knobs, etc. on the lower level. You may need to roll up your sleeves and dig through some drawers, but chances are good it will be worth it.

Posted by: housebywe at August 9, 2009 12:21 PM in response to Brownstone door pull

Try Vera: 917.334.1872

We use her post-reno for clients and she cleans our own place on Macon Street as well. Tell her Ari and Erin sent you.

Posted by: housebywe at August 8, 2009 9:20 AM in response to bed stuy house cleaner

If the property doesn't make it to auction, it will usually come off the"list" the evening before or even the day of. Only way to verify is to call plaintiff attorney the day of--which is today, actually. Mr. B, I think you may have the day wrong.

Posted by: housebywe at April 23, 2009 11:21 AM in response to Foreclosures of the Week

As has been stated many times on this site, Bedford Stuyvesant is a relatively large "area"--I'd be hesitant to apply the "% price drop of the area" reported by Trulia and others to any serious analysis of a particular property in this neighborhood.

Recent sales in closer proximity to the property might be more helpful. March, 2009 sales in the general vicinity of the Stuyvesant Heights/Bedford Corners blocks clustered around the Fulton corridor: 271 Madison (3200sf, 3 Family) sold 3/5/2009 for 850K. 165A Stuyvesant Avenue (252sf, 2 Family) sold 3/19/2009 for 740K. 335 Macon Street (3000sf, 3 Family) sold 3/5/2009 for $781,000. $265/sf, $293/sf and $260/sf respectively. 411 Stuyvesant is in a more desirable location than any of these properties. Using the average $/sf of these three very recent sales, $272/sf, the comparable sales price of 411 Stuyvesant should be at least $663K.

Posted by: housebywe at April 18, 2009 11:45 AM in response to Open House Picks

BrooklynGreene, even in an up-cycle, relying on a simple formula (comp + reno = $$$) can skew your pricing. Recently sold, actual comparables can be helpful guides (assuming relative proximity, occupancy and time frame), but there are usually many more elements that combine to determine a property's list price "sweet spot". Quantifying a renovation's (or lack thereof) effect on list price can be equally problematic. Sometimes a mediocre reno can put more downward pressure on a purchase price than blanker slate.

The uncertainty of the current selling environment only makes pricing to the specs and context of your particular situation that much more critical. As Miss M said, there are buyers out there waiting for their price--price it right according to the attributes and condition of your particular property at a given time and it will move.

Posted by: housebywe at March 15, 2009 10:21 AM in response to Open House Picks: Six Months Later

Hi nybk01. Try Inna Shelpkoff. Email us at info at housebywe and Ill give you her contact info.

Posted by: housebywe at February 24, 2009 10:50 AM in response to looking for expiditer

DIBS, any idea who this Faison guy is? There's a specific performance lis pendens on the building but no details on ACRIS. Let's take it off his hands...

Posted by: housebywe at February 11, 2009 11:19 AM in response to 566 Hancock Street's Seen Better Days

Artfully staged, well-lighted and thoughtfully taken photos on a quality camera go a very long way towards capturing an audience for a given property. It wont make a potential buyer sign the contract or coax an offer in and of itself, but it will get the appropriate audience interested and in the door. The lighting and spatial arrangement of a property during a showing or open house have a similarly critical impact on the all-important first impressions of a property, and the photos will, more often than not, become the lasting visual record to refer after a buyer's first (sometimes only) visit to a particular property.

Posted by: housebywe at February 2, 2009 2:12 PM in response to House of the Day: 1217 Ditmas Avenue

Nervous--the construction issue cant be overemphasized. You will have to deal with not only sound issues at all and early hours of the day, but most likely dust issues as well. Be sure to check out renderings for the new building if you can as well--it will be your view of the world outside your home once it's built.

Posted by: housebywe at January 31, 2009 10:02 AM in response to Buying Across from Empty Lot

Lucky Metalios. Great guy and very real estate savvy. 718-424-3331. Tell him Ari referred you.

Posted by: housebywe at January 18, 2009 10:46 PM in response to Accountant Reference wanted

MacD, HSBC is offering a Community Works rate of 4.6% as of last week. You need to qualify by income or area but Bed Stuy should qualify you regardless of your income.

Posted by: housebywe at January 16, 2009 1:18 PM in response to Jumbo Limits-Worth Refinancing?

Try Inna Shelpkoff. You can email us at info at housebywe for her contact info.

Posted by: housebywe at January 16, 2009 10:25 AM in response to expediter needed

Thanks, superstooper. Will try them today. Looks like the right idea.

Posted by: housebywe at January 14, 2009 8:55 AM in response to Iron/Sheet Metal Artist

99luftballoons-can you post pics of the project?

Posted by: housebywe at January 11, 2009 10:28 AM in response to Estimates for Cellar Renovations

Amzi, what's the skinny on 119 Macdonough? Is it for sale? Do you know the owner?

Posted by: housebywe at January 8, 2009 4:08 PM in response to House of the Day: 404 Hancock Street

Johnife-info I'm conveying is from the broker directly. That's why I'm implying that the listing text is misleading. Of course, it's been on the market a while so I'm sure alot is "negotiable".

Amzi-thanks. See you there.

Posted by: housebywe at January 8, 2009 2:40 PM in response to House of the Day: 404 Hancock Street

BTW: Ditto on the $1500/floorthru motions being made for all the blocks so far mentioned in this area.

Posted by: housebywe at January 8, 2009 12:47 AM in response to House of the Day: 404 Hancock Street

The wording on the listing is deceptive--construction has stopped on this property mid-way through the renovation. Rentals have been completed but walls aren't even closed in the owner's duplex. The price, according to the listing agent, reflects the reno in its current, unfinished state--hence the size of the price reduction. The original asking price assumed a totally finished project.

Crooklyn, welcome to the neighborhood. What a beautiful block.

Amzi, would love to know more about the status of the landmark extension. Where and when are these meetings held?

Posted by: housebywe at January 8, 2009 12:45 AM in response to House of the Day: 404 Hancock Street

Bravo, vanburenproud.

Posted by: housebywe at January 6, 2009 11:08 AM in response to Anyone in Bed Stuy know this area?

A great area. Beautiful stretches of landmarked townhouse. Brick oven pizza/Italian restaurant, a flower shop and a gourmet food market (courtesy of this site's very own DIBS) all slated to open soon on Lewis nearby. And the owners of Bread Stuy plan to open a swanky play space for children there soon as well.

Posted by: housebywe at January 4, 2009 12:03 AM in response to Anyone in Bed Stuy know this area?

A certified abatement might be costly. However, if the lead is prevalent and deteriorating...hmm..peace of mind=priceless.

Check the brownstoner archives for references for abatement companies. There were several useful threads a few years ago.

Clinton and Obama co-sponsored a bill in 2007 to offer tax credits to homeowners for lead safety measures. It never came up for vote and was cleared from the docket at the end of the year.

If you take gennaro's advice, be sure not to let anyone dry sand lead paint under any circumstances. Also, sometimes it imay be prudent to encapsulate existing paint if it is not already peeling. There are paints designed specifically to do this--lead eats through standard latex, hence the common scaling and peeling associated with it. Encapsulant should bury non-peeling paint if applied right and may even be the safer option.

Also, check out: http://www.silentpaintremover.com/ Infrared remover, "cold" enough to prevent lead release. It's expensive but we have one and would be happy to lend it to you (info at housebywe.com). Good luck. It's a stressful endeavor but you're on the right track.

Posted by: housebywe at January 3, 2009 9:21 AM in response to Lead abatement

Today.

Posted by: housebywe at December 30, 2008 4:44 PM in response to Who got their $400 rebate check?

Dave--when is Saraghina scheduled to open? And Butternut?! Looking forward to both.

Posted by: housebywe at December 22, 2008 11:39 AM in response to Brownstone Interior Destroyed Modernized by Artist Couple

Here it is.. http://finance.groups.yahoo.com/group/harlemhome/

Posted by: housebywe at November 18, 2008 7:43 PM in response to Length of time to change SRO designation

As has been suggested, one of the real obstacles to a conversion is the Certificate of No Harassment required for an SRO. Can be tricky and potentially very time consuming.

El salar, there is a Harlem homeowners yahoo group that is very informative and should be a great resource for something like this. Haven't checked in recently but do a search and you should find it no problem.

Posted by: housebywe at November 18, 2008 7:42 PM in response to Length of time to change SRO designation

Simon's indeed, particularly for the higher end knobs and pulls. Gracious Home also has an impressive selection of middle of the line hardware items.

Posted by: housebywe at November 9, 2008 8:00 PM in response to Kitchen Hardware

Try Francis at SBI. Solid, reliable, reasonable...and they do beautiful work. http://www.sbiwood.com/

Posted by: housebywe at October 28, 2008 8:17 PM in response to Built in wardrobe/closets

You're welcome to come by our office/home for coffee to discuss buying in the area. We live, own and work in the neighborhood: info@housebywe.com

Posted by: housebywe at October 27, 2008 4:18 PM in response to resources for new home buyers

Dave! We've been away for a few weeks--when is Butternut aiming to open?

Posted by: housebywe at October 25, 2008 12:35 AM in response to The prefect financial storm has hit land..

Alot of panic bubbling on this board. This is the psychology of extremes that is causing the volatility we are seeing. Walk away and leave $38,000 on the table??? Im stunned so few posters don't find this reasoning out-of-whack. Even if a homeowner temporarily loses equity in their investment, this is your home you are investing in. There are clearly very good reasons that got you, OP, into buying the property, and they are presumably reasons that one hopes will continue to be valid for you. No one can know with any kind of certainty how things will be play out in the local and global markets, but if you love your new home and plan to stay for awhile, there is little reason to think you wont be a) happy with your purchase and b) find yourself with much more equity in the coming years. Your down payment didn't "evaporate" over night, even if market values soften further, it still wont--until the property is sold.

Posted by: housebywe at October 7, 2008 11:50 AM in response to Front Page Forum: Walk Away from Downpayment?

Bed Stuy is commanding higher rents than ever. We have rented our (renovated) floor-thrus for $1500 for a few years now. Neighbors are more recently seeing $1600-$1700. Despite the chaos, the retail in Bed Stuy is now strating to catch up to the residential demand of the last few years(see Peaches, Olivino, upcoming wine bar, Butternut, etc.). Im not so sure demand demand wont increase in the better areas of Bed Stuy, at least relative to other communities.

Posted by: housebywe at October 2, 2008 11:32 AM in response to Close? Or Walk Away?

We have worked with several, including Malek. We like to recommend one in particular now to our clients, who has recently done beautiful work on our own b'stone Shoot us an email for name and contact: info@housebywe.com

Posted by: housebywe at September 11, 2008 6:59 AM in response to Brownstone facade (yet another post)

Try Inna Shelpkoff. Email us at info@housebywe for her contact info.

Posted by: housebywe at September 3, 2008 8:24 AM in response to Need an Architect / Expediter

Pierre, one of the difficulties here (as you may have already encountered), is finding financing for such a property in flux like this. If kitchens/baths aren't in place, i.e the place isn't livable, banks are reluctant to finance, even if you are looking at some kind of construction product. If you find a bank willing to go in on it, kindly post here. Good luck!

Posted by: housebywe at August 21, 2008 9:40 AM in response to Appraisal & C of O

Dave, just noticed the missing Massey Knakal for lease sign on the Senior Center the other day. Beautiful building. Peter Schubert was the agent for the lease and he doesn't work there any more. Emailed a friend at the agency and he wasn't aware of the building at all. Apparently was for sale at one point too...curious what the asking price was...

Posted by: housebywe at August 20, 2008 2:22 AM in response to Foreclosure of the Week: 707 Quincy Street

We will be regular and happy patrons to Teacup if they can serve up a decent slow-drip iced coffee! Dave are you talking about Common Grounds? Is your market underway already? What's the ETA? Very much looking forward to it...

Posted by: housebywe at August 14, 2008 9:43 AM in response to Bed-Stuy Gets a New Cafe

Usually needs to be shipped from a warehouse. Could take several days and a delivery date is coordinated through a third party so not very likely it could turn around in close to one business day. Maybe the salesperson can coordinate a rush for an extra fee if it is time-sensitive.

Posted by: housebywe at August 7, 2008 11:37 PM in response to Ann Sacks Tile

We probably can't make next week...but it's on for the next one!

Posted by: housebywe at July 24, 2008 12:46 AM in response to StreetLevel: Peaches Market Opens in Bed-Stuy

Looks like browndo #4 sold for $480K back in May.

Posted by: housebywe at July 21, 2008 3:18 PM in response to Condos of the Day: 83 Halsey Street

An accepted offer is not legally binding. Agree with 6:36 re: consulting your attorney to recoup expenses. If you really love the property, next time do whatever you can do expedite to signed contracts. Until then the apartment may be fair game, and many brokers--in the interest of the seller--will continue to show and even hold open houses until contracts are fully executed.

Posted by: housebywe at July 9, 2008 10:23 AM in response to Seller sold builing without brokers knowledge.

We've worked with several masons and Alam rises above the rest. Reasonable, reliable and competent. How often do you hear all three? Call him and tell him Ari referred you. 917.254.7112

Posted by: housebywe at July 8, 2008 12:52 AM in response to What's up with Malek?

You might want to look into retractable screen doors. Very elegant solution. They will custom install on site: http://www.retractablescreen.com/

We've been very happy with their product and there should be at least one distributor in Brooklyn. Good luck!

Posted by: housebywe at June 27, 2008 2:35 PM in response to screen door

Try Kathia Francis at Suntrust. Knowledgable, reliable. Has gone to bat for us on several occasions. Tell her Ari and Erin sent you. Good luck. It's a great program for the right situation.

Posted by: housebywe at June 4, 2008 8:26 PM in response to construction loans

We had our shutters on all our floors done by East End Woodstrippers and they have just done a superb job.

They do not dip but use a different technique (I am forgetting what exactly) which does not screw up the wood. My architect was very concerned anything but hand stripping would possibly ruin the shutters but i think he (and I) have been really impressed.

Between the work Dean (East End Woodstrippers) and my contractor put into the shutters, they are just absolutely fabulous now. Really tops. Dean also stripped some of our other wood pieces and again everything came up just wonderful. With some extra TLC from our contractors, the end result on everything so far has been great.

Check them out: http://www.eastendwoodstrippers.com/

Posted by: sunspot19 at August 23, 2009 4:33 PM in response to Wood Shutters

I know some great architects in the ft. green / clinton hill / bed sty hoods. Feel free to email me if you want more info. tmartin@wedesign-nyc.com

Posted by: triciaely at August 27, 2009 10:03 PM in response to Converting B'stone Into Condo

I had Dgambastripping do my shutters and they came out great! The prices were very reasonable ! call john at 917 299 6960 degambastripping.com

Posted by: gsxr1 at August 31, 2009 4:05 PM in response to Wood Shutters

Thanks so much for your input :) I'll certainly look into the HSBC Community Works program. Would either of you mind emailing me to let me know how you went about getting that rate? cfrankland@gmail.com

Do you know if there is any sort of mortgage cap or income cap related to the plan?

Thanks!

Posted by: kissiffer4 at September 15, 2009 8:56 AM in response to Conforming or Jumbo?

HSBC communityworks

*Borrowers income must be at or below 80% of the median area income or the property must be located in a designated census tract

Posted by: Adam Dahill at September 15, 2009 9:08 AM in response to Conforming or Jumbo?

Thank you all for the HSBC community works info.

Posted by: Pigeon at September 15, 2009 11:45 AM in response to Conforming or Jumbo?

Modern Way Lumber on 4th at St. Marks (open M-F only).

Posted by: masterbuilder at September 20, 2009 10:54 AM in response to Tin Ceilings