The worst real estate deal ever in Park Slope?
I am looking to buy my first apartment in Brooklyn and came across 393 Prospect Ave. a couple of months ago. Based on the list price I thought it was a condo, but its actually a house. It just sold and it looks like an inexperienced investor lost almost 50% of the purchase price in a short 3 ½ year period during a rising real estate market!
The numbers are below. Some are actual that I found online (I used to work in a realtors office so know most of the sites used to get property info), others are estimated:
Purchase Price (September 2016) = $1,330,000
Purchase Tax (1%) = $13,300
Title Insurance = $1,500
Lawyer Fee = $3,000
Total = $1,347,800
Cost of Ownership for 3 ½ years:
Real estate taxes = $28,000
Opportunity Cost = $23,000 (it was a cash purchase, so this is an estimate of the interest that would have been earned less taxes had the money been sitting in the bank)
DOB Fines = $3,750 (per the DOB website it looks like the owner was attempting to do illegal work and there were many complaints lodged by neighbors)
Architect Fees = $20,000 (a total guess, but ther e are several filings by an architect during the period)
House Insurance = $10,500 (an estimated $3,000 p.a.)
Other (utilities etc.) = $2,000
Total = $87,250
All in costs = $1,435,050
Sale Price (February 2020) = $870,000
Lawyer Fees = $3,000
Brokers Fee = $43,500 (using the standard 5%)
Money received from sale = $823,500
$1,435,050 (total costs) – $823,500 (money received from sale) = $611,550 Loss
The seller looks to be involved in a current legal action connected to the house. I couldn’t find out the details, but let’s say it costs an estimated $30,000 in legal fees. After factoring this in;
($611,550 + $30,000) / $1,330,000 = 48% of the purchase price lost!
Please check my math as I may have done it wrong, but if anyone has seen a worse deal than this in the last few years, post a comment.
Guest User | 5 years and 3 months ago
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nyc_sport | 5 years and 3 months ago
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That is a funny DOB history, like old school Brooklyn. The Rossier fellow’s name appears on the 2001 permits because it seems that was an after the fact attempt to fix what appears to be a building built without filed plans or a proper permit when constructed in 2000, including a violation for using steel studs for a structural wall. No c of o. Property was a vacant lot auctioned by the city in mid-1970s for the robust sum of $1800.
cate | 5 years and 3 months ago
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ACRIS shows he purchased the property from the longtime owner, an individual, in 2016. Who knows what is going on — maybe he had some kind of arrangement with the seller, maybe older permits with the DOB were updated later, maybe what you say, maybe something else I don’t understand. I’m just saying what ACRIS shows. The property is quite intriguing! Curious what others make of it.
Guest User | 5 years and 3 months ago
string(1) "3" string(6) "201692"
cate …he must have purchased the property from himself, or rather an entity that he controlled..
if you look at the earliest filing on NYC DOB BIS in 2001 he is listed on the permit as owner
26 Owner’s Information
Name: NICHOLAS ROSSIER
Relationship to Owner: OWNER
Business Name: JNR MANAGEMENT LLC Business Phone: 917-689-8506
Business Address: 68 JAY STREET, SUITE 201 BROOKLYN NY 11201 Business Fax:
E-Mail: NICROSSIER@GMAIL.COM Owner Type: INDIVIDUAL
lkrshacmzcy | 5 years and 3 months ago
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All things aside, you never know the full picture; even when you think you do. When I worked for a developer, we lost on several projects that as someone inexperienced, I did not understand.
Found out much later he came out positive in different ways on each one.
cate | 5 years and 3 months ago
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Rossier purchased the property in 2016, according to ACRIS.
Guest User | 5 years and 3 months ago
string(1) "3" string(6) "201692"
If you look at the DOB BIS filings you will see that all the filed jobs all the way back to the initial new building filing go back to the same name…
http://a810-bisweb.nyc.gov/bisweb/JobsQueryByNumberServlet?requestid=2&passjobnumber=301014934&passdocnumber=01
nicholas rossier
if you look up the phone number in the filings, and google his name, you get a match for this guy
https://www.bhsusa.com/real-estate-agent/nicolas-rossier
notice that he lists himself as representing the buyer or seller on 393 prospect avenue
not quite sure about the sales history, but PropertyShark
https://www.propertyshark.com/mason/Property/147497/393-Prospect-Ave-Brooklyn-NY-11215/
shows a sale of 1.6 million in 2016, while the DOB permits still are in the same owners name, so I imagine the sales history was about creating a tax loss
yudashasom | 5 years and 3 months ago
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I may be wrong – the 80’s tax photo shows a vacant lot.. this is a strange one. pretty wild.
yudashasom | 5 years and 3 months ago
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Despite what the complaint says, this house was NOT built it 2000 – look at it!
cate | 5 years and 3 months ago
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There’s also a claim in the one of the complaints that someone was building an exterior wall with drywall. Don’t know if it’s true, but sounds interesting.
cate | 5 years and 3 months ago
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My understanding is any house built after 1939 requires a certificate of occupancy to be legally habitable, and this house does not have one, according to the listing and DOB.
RobertGMarvin
in General Discussion 5 years and 3 months ago
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New[ish] construction w/o permits! Doesn’t that mean that the house isn’t legally habitable?
cate | 5 years and 3 months ago
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It appears this property was an empty lot until a house was built on it without any permits in 2000 (going by a recent listing and city records).
Arkady | 5 years and 3 months ago
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Prices in & around Park Slope have not been rising in the last 2 or even 3 years. Quite the contrary.
resident2 | 5 years and 3 months ago
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As you do not know all the details or cast of characters you really have no idea of what the transactions and transfers are a reflection of.
The $870,000 sale could just be a partner buying a 50% share? It is transferred to a new entity (partnership) etc. But it was probably not a 3rd party sale.
There could also be some bartering going on…. a deed of something else in lieu of this “sale”…. etc…