I would question the definition of "prime" Kensington above. Many prefer to be east of Ocean Parkway to have access to both F and B/Q trains and the dining on Cortelyou in Ditmas Park. The entrance to the Fort Hamilton stop on the F is on east 5th street - if you are using that station, Ocean Parkway is nice. Additionally, Kensington is a melting pot, quite a few people couldn't care less about Park Slope and would rather be close to Midwood/Borough Park.

That said, the Church Ave. is lined up with places that (I hope) wouldn't be interested in moving to Park Slope. And the vacant ones seem to be rented out fast.

Posted by: kensingtonka at November 12, 2009 8:10 PM in response to Kensington

Brownie, no idea now, but 12 years ago a 2 bdr there went for 45K. 15K on the table and 30K under. The 45K was somewhat below the market rate apartments in the neighborhood (they went for maybe 60K). Oh, and the [supposed] lottery for these is a big joke.

Posted by: kensingtonka at November 3, 2009 10:26 AM in response to $21 Million Grant for Coney Affordable Housing

Bklnite, thanks a lot! We'll try some of the suggestions.

Posted by: kensingtonka at October 26, 2009 3:59 PM in response to Rent to a Pianist - Crazy?

Per your logic, neither are small kids. I was under assumption that when one decides to live in an apartment building in a city, they agree to accept a certain level of discomfort caused by living next to a large number of people. Her banging on the ceiling bothers me a lot.

FYI, so far we are listening to her, meaning stopping immediately when she calls or bangs on the ceiling. But...we have a right to enjoy some music in our home too between the hours of 8 am and 10 pm.

Posted by: kensingtonka at October 26, 2009 2:12 PM in response to Rent to a Pianist - Crazy?

Since we are on the topic, I am wondering what people think is reasonable to expect of a professional musician re: bending over backward.

We have a small piano at home (almost like a spinet). The piano stands on a rug. Our downstairs neighbors have 2 kids, ages 5 and 3, and the mom stays home with them, and practically at any given time it's a nap time for one of them. Or, so she claims, when she calls as soon as my husband starts playing. Oh, and the kids' bedtime is 7:30 pm, so no playing in the evening either. The kick is, he probably playing at most once per week; I am not even talking about regular practice for hours or giving lessons.

Now, I wonder at what point we should start ignoring the phone calls and banging on the floor. Additionally, any additional soundproofing suggestions that can be easily implemented?

Posted by: kensingtonka at October 26, 2009 1:45 PM in response to Rent to a Pianist - Crazy?

Tara, can't comment on the renovation, except that from outside it looks like they were just patching things up. I haven't seen inside post-reno. As to what it could cost - this is a question for an engineer. The house was in a bad shape, as I said, everything was original and it did not look well cared for. In cases like this you never know what kind of structural problems there may be.

Don't know re: comparables. I know that houses that need TLC have been selling for 500s-600s, but there is a whole spectrum between "old but functioning kitchen/baths" and "uninhabitable". This one, however, is (IMHO) in a very good location.

Posted by: kensingtonka at October 22, 2009 12:42 PM in response to Brooklyn Sales: Under a Million

Tara, I saw the Kensington house pre-renovation - basically nothing was touched for 100+ years. Ever. It was like a time capsule. And the house looked like it was falling apart.

I am surprised they got that much, though.

Posted by: kensingtonka at October 22, 2009 12:02 PM in response to Brooklyn Sales: Under a Million

Re: resale value. The devil is in the details. I was looking to buy a 3 bdr/2 bath last year and I avoided those combined apartments because the maintenance is way over the "regular" 3 bdr, 2 bath and the layouts can be quirky. Yes, you have lots of square footage when you combine apartments, but often that square footage is in tons of hallways (unless you do a major overhaul, move walls, so on).

If you do proceed with a major overhaul and your bedroom ends up being below a high traffic area in an apartment above you, I hope you won't make your neighbors' life miserable and demand that they put carpet in their kitchen or stop cooking after 9 pm.

Posted by: kensingtonka at October 22, 2009 9:29 AM in response to Combining Apartments

Slopenick, I disagree, respectfully. I sold a house last year. When I first put it on the market, I put on a price at about 15% over the minimum I was planning to get. I figured, people would offer less and then we'll negotiate. No luck. I then reduced price by 10% and within 2 weeks I had much more foot traffic resulting in 2 offers for 95% of the new asking price and a minor bidding war (I got what I origially wanted). Apparently, there are enough buyers out there who are afraid to "insult" the sellers. On the other hand, after the price reduction I rejected a few lowball offers from people who seemed to be automatically offering 15-20% less than asking no matter what. So, bottom line, need to look at comps.

Posted by: kensingtonka at October 13, 2009 9:59 AM in response to Offer Advice for 1st Timer

Ha-ha, funny. Thanks, Kens, for clarifying.

And Rob's assumption re: single mothers was really annoying.

Posted by: kensingtonka at October 8, 2009 1:16 PM in response to Co-op of the Day: 25 South Oxford Street, #5

Rob, a year and a half ago I could definitely raise my hand. But last year I got married.

Posted by: kensingtonka at October 7, 2009 7:48 PM in response to Co-op of the Day: 25 South Oxford Street, #5

I am shocked at the price of 373 Grand Ave., especially given the income limitations.

Posted by: kensingtonka at October 7, 2009 12:40 PM in response to 280 Hicks, Many Others, Fail to Sell at Auction

It depends, really. Depends on whether there was one originally and, if not, what was sacrificed to get one in.

As to the practicality, the house I used to live in had one, and it was very convenient. In fact, it was on my "must have" list before I encountered the realities of family-sized places in Brooklyn. Now we have a powder room downstairs and a full bathroom upstairs, I found that I don't miss the ensuite bathroom at all. The guests use the powder room, and our schedules do not create shower traffic in the morning.

What makes absolutely no sense, though, is the ensuite half-bathroom.

Posted by: kensingtonka at October 6, 2009 8:12 PM in response to En Suite bathroom

Mopar, the price on the Gramercy Park place sounds awfully low for 1998. I was looking in 96-97, and 1 bedrooms in that area were in low 100s (in estate condition) and higher if renovated; and that's without the keys to the park. There must have been something wrong with the building (a crazy maintenance?) or maybe she was a tenant and got an inside price on the coop when the building converted.

Posted by: kensingtonka at September 24, 2009 3:41 PM in response to Brooklyn Sales: Under a Million

4 floors may be OK in one day, depends on the house. When I did it, one of the places was a narrow brownstone, 4 floors, 2 rooms on each floor. I worked there once a week.

Re: prices. Figure out about $12/hr at the low end. But again, it depends on how complicated the cleaning is - if you have lots of furniture, fancy surfaces, fragile stuff on the shelves, etc., you want someone who knows what they are doing and not destroying your property.

Posted by: kensingtonka at September 15, 2009 9:24 AM in response to Rate for Cleaning 4fl Bstone?

Dave, you mean one of these gems?

http://picasaweb.google.com/dslepovitch/BedStuy2009#5370758187119117250

Posted by: kensingtonka at August 21, 2009 1:36 PM in response to Brick Revealed at Greene Avenue Townhouses

Not more than 15 min to Sycamore. If you are crawling back, that's another story.

This is a very quiet and pretty block. You are within 5 min. walk of library, post office, F and G trains, express buses, great food shopping and a variety of takeout or unpretentious dining options. You are also within walking distance from B and Q (or you can get a short bus ride, B35 runs very often) and about 10 min. from Prospect Park.

Pretty much the only thing missing is yuppie-style dining/bars. For that, Cortelyou is not too far away.

Posted by: kensingtonka at August 19, 2009 1:49 PM in response to Co-op of the Day: 414 Albemarle Road, #6D

The location is good, indeed. IMHO, about as good in Kensington as it gets. Otherwise it depends on how much people value the pre-war thing. The asking is on a high side for Kensington.

Posted by: kensingtonka at August 19, 2009 1:18 PM in response to Co-op of the Day: 414 Albemarle Road, #6D

Hi, this is offtopic, but [without knowing what the medical reasons are] I recommend you to take a look at MBT footwear. The reason I am mentioning it is that those ugly looking shoes are built to imitate walking on sand. I own two pairs (summer/winter) and they helped me a lot.

Posted by: kensingtonka at August 19, 2009 10:48 AM in response to Sandy Waterfront in Brooklyn?

To Brenda: Hi, neighbor!

I have been amused at the asking prices in Albermarle/Kenmore terraces. There were a few houses featured here as the HOD, I believe none of them sold yet. That tells you something.

I, actually, don't mind Flatbush Ave, and I walk to both Sears and Stop-n-Shop (I just love their seafood department and especially the guy who runs the counter there). But Park Slope it isn't.

Posted by: kensingtonka at August 18, 2009 8:56 AM in response to House of the Day: 2101 Albemarle Terrace

Dear Montrose and Amzi, thanks for the grand tour of Bed-Stuy yesterday. We all had a great time.

PS: Amzi, I have a picture of that wicked face over one of the entrances. Please let me know if you want me to email it to you (need your email).

Posted by: kensingtonka at August 17, 2009 9:20 AM in response to Open Thread

Actually, something is stopping me from giving OP advice: I don't have anything valuable to add.

My point, however, is this: almost every day someone is asking a question here related to construction/home maintenance. Often professional contractors comment and suggest solutions or at least a course to proceed. But not a single one of them has ever posted something along the lines "if you are dedicated to ownership of old historic buildings, embrace the full "pleasure" of the experience including swimming in your own shit or pay for an advice of an experienced plumber".

I am sure, as a defender of the downtrodden, you want to make the world a better place - let's start with this forum.

Posted by: kensingtonka at August 16, 2009 9:19 AM in response to After Owner Occupancy in RS...

Vinca, and you insulted the OP because?

The way the question is phrased, the OP may be a representative of the "protected" class who thinks he just discovered an RS apartment that was taken by an owner, and he is eager to rent at discount.

Now, go ahead, express your disdain for scheming bottom- fishers.

Posted by: kensingtonka at August 15, 2009 7:33 PM in response to After Owner Occupancy in RS...

Re: the buldings with pools in the neighborhood. I know of only one, the tall building on the east side of Ocean Parkway, between Cortelyou and Ditmas (I think). But it's a rental, not a coop.

Re: the developers finding out about listings. A good RE agent knows who they are and may make some phone calls even before the property is officially on the market.

Posted by: kensingtonka at August 13, 2009 3:59 PM in response to Brooklyn Sales: Under a Million

I've been inside the first one. The layout is not to my taste - a small windowless kitchen tucked into a corner of the living room, but everything is new. I guess that plus a convinient location and a very low maintenance made it worthy for someone.

Posted by: kensingtonka at July 30, 2009 11:33 AM in response to Brooklyn Sales: Under a Million

IMHO, for the widget to be effective, the average guess and the graph should be hidden while people are voting and only revealed the morning after. Otherwise we have the anchoring bias at work. According to Tversky and Kahnemann:

"In many situations, people make estimates by starting from an initial value that is adjusted to yield the final answer. The initial value, or starting point, may be suggested by the formulation of the problem, or it may be the result of a partial computation. In either case, adjustments are typically insufficient That is, different starting points yield different estimates, which are biased toward the initial values. We call this phenomenon anchoring."

Since the listing price is there, the game is essentially who can get the right discount (as opposed to the situations where the guesses would be both below and above the target). A few early "overdiscounters", and you've got your anchor.

Posted by: kensingtonka at July 29, 2009 9:49 AM in response to Widget Underprices for Third Straight Time

I had a great experience with blinds.com. I had ordered custom-sized solar shades from them. They give you instructions on how to measure your windows. The prices were about 1/3 of what I was quoted by the local stores. Even considering that I paid a handyman to install them, still came down to about 50% off.

Posted by: kensingtonka at July 17, 2009 8:36 AM in response to Window Treatments

Kens, the comparison is apples to oranges.

Yes, the apartment that's in contract is larger with a lower maintenance. But it's a total wreck inside,needs new bathroom, kitchen and everything; the building is not as fancy and, most important, because of where that particular apartment is located, I don't think they will ever open the windows. People may not care about renovations or a doormen, but very few can overlook that other issue.

Posted by: kensingtonka at July 1, 2009 1:44 PM in response to Co-op of the Day: 135 Ocean Parkway

Check out Midwood, 11230 zip code. You may find some diamond in the rough in your price range. And if it's located within walking distance to B/Q on Newkirk (not Ditmas park, but something between Ocean Parkway and Coney Island), you'll get a great commute time.

Posted by: kensingtonka at June 24, 2009 8:58 AM in response to Townhouse for $600k?

Check out Midwood, 11230 zip code. You may find some diamond in the rough in your price range. And if it's located within walking distance to B/Q on Newkirk (not Ditmas park, but something between Ocean Parkway and Coney Island), you'll get a great commute time.

Posted by: kensingtonka at June 24, 2009 8:58 AM in response to Townhouse for $600k?

They are talking about a drop in the NY metropolitan area which includes NJ, Westchester, and, probably, Long Island. Yes, prices in subdivisions within a 2 hrs bus commute from New York City keep dropping. What's new?

Posted by: kensingtonka at June 18, 2009 9:54 AM in response to Bank Predicts NYC Market to Fall Another 40 Percent

If you go to the ABC Carpet basement, remember that the prices you see there are further negotiable. We recently talked a $599 rug down to $400. That's a 6x9 rug.

Posted by: kensingtonka at June 5, 2009 2:36 PM in response to Inexpensive rugs?

If there is not much super-valuable, just the regular stuff, try these guys:

www.etgstores.com

Posted by: kensingtonka at June 4, 2009 9:31 AM in response to Estate Clean Out

Sorry, that was the standard agent pitch. I had never met an agent who did not have a perfect buyer (you just let me list it, OK?) for a property I was selling at the time.

I agree with the comments re: craigslist. Too little information. If I were looking, I wouldn't think that you are serious about selling.

Posted by: kensingtonka at May 19, 2009 12:46 PM in response to How Much to Pay a RE Broker

Bxgrl, what are the income requirements now for decontrol? $170K/ year for 2 consecutive years? My neighborhood is certainly affordable to a family making $75K, although apparently it is beneath some families with that income level...they only want to live in "good" neighborhoods. All the power to them, but not on my dime. Let the landlords get more income, tax that income and have the library open on Sunday. And throw in a few kids' programs, while we are there.

I am not against housing subsidies, but they at least should be income based. Want a nice apartment you can't afford? Show your tax returns, bank statements, etc., etc. Have a weekend house? Sorry, you'll have to live in Kensington. Or Gravesend.

And ideally, the whole subsidy should not go to just the lucky few. For example,instead of giving $$$ to developers of 80/20 mixed income housing, invest the money in the neighborhoods that are currently subpar for whatever reasons. Let's all share in the bounty.

Posted by: kensingtonka at May 19, 2009 11:36 AM in response to Rent Board Chief on Shifting Onus from Landlords

Oh yes, bxgrl, there will be middle class in New York City!

My parents came to this country 17 yrs ago, a family of six bringing $1,200. Took blue collar jobs - I don't think they ever made more than 50k per year combined. Yet now they are proud owners of a coop apartment, no mortgage. How did they do it? Sweat and blood, and never eating out, and my mom never spent more than $20 on shoes... you get the idea. RC and RS suck out the money from the NYC tax base - that's the money that would go to pave the sidewalks in front of the building where my parents live or extend the hours of the local library. That's the money taken from my parents.

It's the families like them that made their building what it is now, not the leeches who smile at them in the hallways because their government protected rent is less than the maintenance for the comparable apartments.

Posted by: kensingtonka at May 19, 2009 10:49 AM in response to Rent Board Chief on Shifting Onus from Landlords

Brenda, if you are one block north from there, you have it pretty good.

That stretch of Albemarle is one of my most favorite places in New York City.

Posted by: kensingtonka at May 15, 2009 1:28 PM in response to Open House Picks

This may have something to do with 1278 Carroll St.

http://www.nytimes.com/2008/08/04/nyregion/04fraud.html?partner=rssnyt&emc=rss

Posted by: kensingtonka at April 24, 2009 1:49 PM in response to Open House Picks: Six Months Later

No, you enter through the dining room.

Posted by: kensingtonka at April 16, 2009 12:55 PM in response to Co-op of the Day: 314 Clinton Street, #3

SnarkSlope, I think we are dealing with some highly creative measuring here. I know the building. There is no way on earth that 2M would be 1,400 sq. feet and this one - 1,250. The duplexes are much larger than the regular 2 bdrs. The dining room is a size of a decent 3rd bedroom.

I live in a building that was built and later converted to coops by the same people as 415 Argyle; there are a few of them in the neighborhood. I also have a duplex. Another reason the maintenance is so high, is that they had allocated more shares to duplexes. My maintenance is double of what people in 1-bedrooms pay in our building.

I wonder if those 3D plans were done by the original builder. When I bought my apartment, I also got a 3D drawing, in a similar style...and the kitchen wasn't situated quite where it was on the plan. Oops.

Posted by: kensingtonka at April 14, 2009 6:29 AM in response to Co-op of the Day: 415 Argyle Road

Re: the maintenance. About $175/month too high. Which, given the current mortgage rates, is worth about $30K. Disclaimer: I know nothing about the financial condition of the building, so no idea whether a galloping maintenance increases are in the future.

Re: the looks. Beautiful it isn't, but it's not meant to be measured up against brownstone floor-throughs or even pre-war apartments. How does it stack against other apartments in post-war brick buildings? 1960s box reincarnated as faux-whatever is truly ugly, but it could look great with other furnishings.

Posted by: kensingtonka at April 13, 2009 2:21 PM in response to Co-op of the Day: 415 Argyle Road

FYI, an almost identical apartment sold in this building in March for $480K. Yep, post-Lehman.

When do people start realizing that the furniture, etc. goes away when the seller moves out...

Posted by: kensingtonka at April 13, 2009 1:21 PM in response to Co-op of the Day: 415 Argyle Road

First of all, what are your needs and preferences? Which of these options is of more use to you? I assume, you are going to stay in this apartment for a while.

Personally, I'd prefer option #2. 14x10 is enough of a bedroom for me and I certainly have a use for a separate den/office/sitting room off the bedroom. Plus, it's easier to reverse than #3. I'd strongly vote against #3 - lots of hassle, and you'll achieve little beyond what you'd achieve with #2.

As to resale, well, you wouldn't fool anyone with a chopped up apartment. I think, if you are selling a two bedroom apartment, at least one of those bedrooms must be a real one. I've seen enough of those situations where someone had ruined a great apartment to create a crappy one.

Posted by: kensingtonka at April 13, 2009 8:32 AM in response to 1BR renovation advice

The last two places I lived I could hear piano, and/or harpsichord practice and thought it was great.

Posted by: BHS at October 26, 2009 2:33 PM in response to Rent to a Pianist - Crazy?

Folks, are you guys serious? (Possibly) hearing jazz piano played by a pro is horrible? You'd rather listen to screaming children or parties or bar noise? For real? I hate to get old New Yorker on you guys, but first of all, this is a city. It's full of people of all kinds. That's what makes it great. Second of all, the arts being embedded throughout the city is part of what makes it unique. Unfortunately, too many musicians have been driven out of the city by insane costs. Music is a wonderful thing. Good grief. And yes, I've lived near musicians. I've been in apartments where I could hear a cellist, an opera singer, a flamenco guitarist...

Posted by: lucille at October 26, 2009 2:38 PM in response to Rent to a Pianist - Crazy?

kensingtonka,
Here's a thread from a pianist bulletin board. Check the post about fiberglass backed ceiling panels.
http://www.pianoworld.com/forum/ubbthreads.php/ubb/showflat/Forum/3/topic/003967/Number/0/site_id/1#import
If you try being reasonable and downstairs neighbors are not, then yes you have a right to music til 10pm, to hell with them.

Maybe the pianist looking for an apartment should check if there's anything here
http://www.nytimes.com/2009/05/03/realestate/03habi.html
Musicians Preferred

Posted by: Bklnite at October 26, 2009 2:43 PM in response to Rent to a Pianist - Crazy?

I totally agree with lucille. She's a Jazz pianist, not a heavy metal drummer (Wilco reference intentional). In renting to this pianist, you are helping to add beauty to the world that needs it. She sounds totally reasonable, and professional. And if she hasn't had problems in the past, as she says, if you trust her, rent to her.

I realize my comment may sound sappy, but whatev.

Posted by: noodlemanias at October 26, 2009 2:48 PM in response to Rent to a Pianist - Crazy?

I am often surprised how little sound carries in my apartment building. I crank my stereo up, go outside, and hear nothing.

11-3 in the daytime seems perfectly reasonable. 10-4 seems reasonable too.

Anyone who has spent time in the music department of their college of school would know how much and what type of noise a baby grand makes - not as much as you'd think!

Do it.

Posted by: infinitejester at October 26, 2009 2:58 PM in response to Rent to a Pianist - Crazy?

Actually I think the piano sound travels less through the floor than the cello. Have played both in multiple dwellings, and can hear the reverb on the cello rattling stuff on the walls. Of course I only play between 1:14-1:16pm. As a jazz pianist, they don't typically play as loudly as a classical pianist might. Definitely less noise than some yahoo with a crazy sound system. My old neighbor used to have his surround sound cranked so loudly that it would literally shake stuff on my shelves. It is kind of depressing to see so many music haters though. To quote rob :-/

Posted by: CG_ups at October 26, 2009 3:54 PM in response to Rent to a Pianist - Crazy?

Bklnite, thanks a lot! We'll try some of the suggestions.

Posted by: kensingtonka at October 26, 2009 3:59 PM in response to Rent to a Pianist - Crazy?

"Of course I only play between 1:14-1:16pm."

OMG! What is wrong with you! That is the critical "the kid just fell asleep but isn't soundly asleep yet and might wake up so for the love of all that is good and holy just be quiet for 2 freakin' minutes" time.

.
.
.
.
.

Sorry -- very sleep deprived at the moment...

Posted by: northsloperenter at October 26, 2009 4:05 PM in response to Rent to a Pianist - Crazy?

northslope. you need to take a nap. i was kidding. i'm at work during your kid's naptime.

Posted by: CG_ups at October 26, 2009 4:13 PM in response to Rent to a Pianist - Crazy?

kensingtonka. you have an upright piano? if so, you can put a thin piece of felt inbetween the hammer and the strings. that dampens the sound a LOT. beyond anything exterior and not requiring any complicated or expensive purchases.

Posted by: CG_ups at October 26, 2009 4:16 PM in response to Rent to a Pianist - Crazy?