SMALL Frame House in Clinton Hill
I heard from a realtor friend of mine that 156 St. James Place (profiled on this site back in April: http://tinyurl.com/2bzkds) recently went into contract for about $700K. Word is that the new owner plans to convert it into a 2 family residence (triplex with a small one bedroom garden rental). Supposedly they are building…
I heard from a realtor friend of mine that 156 St. James Place (profiled on this site back in April: http://tinyurl.com/2bzkds) recently went into contract for about $700K. Word is that the new owner plans to convert it into a 2 family residence (triplex with a small one bedroom garden rental). Supposedly they are building out the top two levels to bring the total square footage of the house to about 2100 square feet.
These are just curiosity questions than anything else…
Do people think that this is a fair price? How much ($$$) reno do they need for this job.
When I heard what they paid for it, i thought it wasn’t a bad deal. But given that the home is on the narrow side (at 12.5 feet), I am not so sure. Three other homes surrounding this one are pretty nice.
-Dreamin’ about CH.
third framed floor?
usually you have a garden level brick or masonry floor with 2 framed floors on top of that in a “frame” house in Brooklyn
you can’t build anything against code regardless so if you did somehow have a third framed floor attempting to add to it would violate code
to be clear its not the designation of “frame” that is the code, it is the actual fire rating of the structure and wall material that dictates what you can do.
what if a third floor already exists and you want to add square footage to that floor?
Extension on floors 1 & 2 = no problem. adding a third floor on a frame would not be permitted.
You can’t go over two floors on non fire rated or combustible walls (which wood frame falls under).
I think you can still extend.
I thought that the DOB does not allow extensions on frame houses ?
i walk my dog past this property every day. it looks like it’ll need a TON of work. the similar houses on either side have had some really nice rennovations done, at least to the exterior. i have to bet that rebuilding the staircase and porch to match one’s neighbors would be costly in itself, although you wouldn’t necessarily have to do so (although i’d love to see it happen).
if the interior is anything like the exterior i bet it is a pretty thorough gut job. by the time the new owners are done they’ll probably sink at least $200K to make it livable, $300K if they bring back any details.
I think the expansion estimate is $200/ Sq Ft, but if they want to do something about the low ceiling on the garden level it will probably run higher.
As to paying too much, easiest comaprrison you can do is living Sq Ft / price. I don’t know the floorplan but say it was 12×35 over 3 floors:
$700,000 / 1260 Sq Ft = $555 / Sq Ft so not unreasonable but if you discount the low ceiling floor you jump to $833 / Sq Ft
Just plug the actual numbers in and you have a better idea of what is appropriate.