Thanks for posting all.

Tinarina, I have the tax photo nicely framed. You are right that Bay Ridge does not have any Landmark streets, but two homes have this status.

I will make A Saturday of it down at the library, nothing to lose.

Appreciate the input.

Posted by: polatbo at February 22, 2008 7:57 PM in response to Help finding information on my historic TownHouse

ROFL, $300/SF! and excluding the Land, Architect and Legal for the construction of a Mid-Range "walk-up". The Land alone cost $900k, so that's another $150SF. Throw in Architect and Legal, you are stating $500SF!

No offence John, but I'm looking for posts from people who have the experience and know what they are talking about, not random postings.

Posted by: polatbo at June 2, 2008 4:24 PM in response to Building Condo's - Are my "Ball Park Est's" on Construction Cost Close?

I didn't intend to offend you Johnnife, I apologize. I just didn't like your post without any comment or substance. Maybe I just didn't like your number :)

I'm certainly no expert but I've been around enough to know a basic 3 Story walk-up is not going to cost you well over $2 million to build.

Denton, I'm aware of what's going on in SS and I think even $600psft is pushing it for a mid-range built Condo, which is why I am laughing at $500. Factor in a 4% commish, interest to carry the construction and tax, then it's barely break-even.

If using the "top of the market" numbers in a place like New York City don’t add up financially....then the numbers must be wrong.

Thanks for the posts, appreciate it.

Posted by: polatbo at June 2, 2008 5:27 PM in response to Building Condo's - Are my "Ball Park Est's" on Construction Cost Close?

Denton, I guess I was trying to say that if you can't make it work in (Brooklyn) @ $550 or so psft and everything costs the same wherever you are....then you wont make it work anywhere in the country. It doesn’t explain the thousands of unit that have and are going up.

Yes the land is free and clear, sounds like the consensus of this board is to simply sell the land "as is" and walk away with almost as much as developing it.

Posted by: polatbo at June 2, 2008 6:13 PM in response to Building Condo's - Are my "Ball Park Est's" on Construction Cost Close?

Goes without saying regarding guests on a blog. I've done considerable research and gone down to DOB a few times.

With the current lot size you could easily get 5400sf, more if you go to the max partial 4th floor. These homes must comply with the Row homes, so there is next to no front yard. You dont need parking with a building of 6 units.

Anybody have experience with Architects? How is it priced? ( I heard it's often x% of construction cost)

Thanks again.

Posted by: polatbo at June 2, 2008 7:12 PM in response to Building Condo's - Are my "Ball Park Est's" on Construction Cost Close?

If you think the architect and builder may have lived in the end houses, it should be easy. You can trace the deed of the house back and find the names of the original owners. When I did the research on my house I went to the courthouse where the deeds are stored as a matter of public record. Once you know your block and lot number (which actually should be in your deed from buying the house) you can trace it back. The tax records should also tell you the block and lot numbers from the end houses so you can trace those. If then you have names maybe the Brooklyn Historical Society would have information on them.

When I went the professional title searchers were very sweet and helped me, and it was really fascinating reading all the old records.

Posted by: guest at February 22, 2008 8:04 PM in response to Help finding information on my historic TownHouse

Hi,

A library search should include a review of the city directories. If you work your way forward and backwards from the construction date, you can "see" the neighborhood through the lens of the business names, family names, and occupations of the residents.

Posted by: guest at February 23, 2008 1:05 PM in response to Help finding information on my historic TownHouse

You can search the NY PUblic Library's photo archive online, and it is fascinating. You also can order a digital print of anything there--even with a matte and frame, if you like--I got a great shot of my house that way last month:

http://digitalgallery.nypl.org/nypldigital/explore/dgexplore.cfm

This might help:

http://www.lib.umd.edu/NTL/Houseguide/library.html

Also, if you physically GO to the DOB on Joralemon Street with your block and lot number, you can pull the file on your property and should see any permits pulled, plans, sometimes even blueprints. I scored here. In the same building, the city registrar's office has dusty old books with hand-written entries on the ownership of houses.

I would do all of that first, get some names, and maybe then hunt the Brooklyn Eagle online, and the Historical Society. It's all very interesting, although the history was a little sketchy back then unless your house was built/owned by prominent fatcats.... good luck!

And the city

Posted by: Rehab at February 23, 2008 4:45 PM in response to Help finding information on my historic TownHouse

There were fire maps posted back then which showed locations of boilers and other things. I think the company was Harris Fire maps.

These maps show interesting details of buildings and have other interesting things that you might not be aware of.

Posted by: guest at February 24, 2008 9:57 AM in response to Help finding information on my historic TownHouse

polatbo, maybe someone with construction experience will weigh in, but jonnife knows that a rehab, not construction, will generally cost $150-$200 psft.

Don't laugh at $500 psft. If you sell at $600 psft, not out of line for the South Slope, you are making a 20% profit. What's wrong with that, especially if you are using borrowed money?

You're not gonna have the economies of scale that an experienced large developer will have. There's not exactly a shortage of South SLope new condos either, in case you haven't noticed.

Posted by: denton at June 2, 2008 4:47 PM in response to Building Condo's - Are my "Ball Park Est's" on Construction Cost Close?

Ummm, did you check my profile to see what I do for a living (and my history of being within 5% of the bid numbers every job I've estimated is virtually unblemished)? It's you who's living in a dream world, my friend, unless you're planning on building it out of cardboard.

Posted by: johnife at June 2, 2008 4:50 PM in response to Building Condo's - Are my "Ball Park Est's" on Construction Cost Close?

I think you're looking at considerably more than $150/sf for new construction. An insurance company estimated $130/sf for my ex-partner's conversion of a four-story Brooklyn industrial building and that was back in 2004 and conversions are a lot cheaper than new construction.

Posted by: Steve at June 2, 2008 4:56 PM in response to Building Condo's - Are my "Ball Park Est's" on Construction Cost Close?

I didn't intend to offend you Johnnife, I apologize. I just didn't like your post without any comment or substance. Maybe I just didn't like your number :)

I'm certainly no expert but I've been around enough to know a basic 3 Story walk-up is not going to cost you well over $2 million to build.

Denton, I'm aware of what's going on in SS and I think even $600psft is pushing it for a mid-range built Condo, which is why I am laughing at $500. Factor in a 4% commish, interest to carry the construction and tax, then it's barely break-even.

If using the "top of the market" numbers in a place like New York City don’t add up financially....then the numbers must be wrong.

Thanks for the posts, appreciate it.

Posted by: polatbo at June 2, 2008 5:27 PM in response to Building Condo's - Are my "Ball Park Est's" on Construction Cost Close?

The thing is, polatbo, that concrete, copper, steel, appliances, tile, and so on, cost the same whether you build in Manhattan or the South SLope. If your friend owns the land free and clear tho, surely there is a profit to be made.

Posted by: denton at June 2, 2008 6:05 PM in response to Building Condo's - Are my "Ball Park Est's" on Construction Cost Close?

Denton, I guess I was trying to say that if you can't make it work in (Brooklyn) @ $550 or so psft and everything costs the same wherever you are....then you wont make it work anywhere in the country. It doesn’t explain the thousands of unit that have and are going up.

Yes the land is free and clear, sounds like the consensus of this board is to simply sell the land "as is" and walk away with almost as much as developing it.

Posted by: polatbo at June 2, 2008 6:13 PM in response to Building Condo's - Are my "Ball Park Est's" on Construction Cost Close?