Condo of the Day: 970 Kent Avenue, #107

I have a friend who lives in the building and have looked at a couple apartments myself.

The only subway near the building is the Classon Avenue stop on the G train, and the G train is not the most reliable of subway lines.

The first time I visited the building was about 6:00 on a weekday evening and there was a drug deal going down on the corner of DeKalb and Kent Avenue as I was walking to the building. The block was also lined with trash.

I have the admit, both apartments looked very nice. But they were freezing cold. This was last March, a strong breeze was coming through the closed windows of both apartments that I looked at, making me wonder about how well they were installed.

I also noticed several dog urine stains on the floors of the hallways. And the second time I visited the building there was actually a fresh pile of dog crap in the hallway.

My friend tells me that the building recently fired it’s second super after six months because he couldn’t control the staff. I’m not surprised as when I visited the building I walked right in and the doorman didn’t even look up from his GameBoy. He also told me that the first superintendent would shake down residents and contractors, and that’s why he got fired.

Finally, as I was leaving the building one time, a kid from the school across the street threw a rock at me. It whizzed right past my head and hit the glass front door. The doorman told me that as winter turns to spring all the “n*gger children” start acting up. I kid you not.

I think the bottom line is if you’re looking for a converted loft, rather than new construction, the price is more than reasonable – it’s a steal. Comparable loft conversions in either Dumbo, Williamsburg or Bushwick command far greater $$$ or have other significant drawbacks (lots of windows but no views/light; desolate locations; lesser quality amenities, etc.)

Also regarding raising a building reserve on a new building? Absolutely. Most new buildings aren’t left with any reserve by their developers. Better to have a reserve and cash ready than to slam owners for an emergency assessment.

“Maintenance isn’t really as high as posted – it’s likely a special assessment to bolster the building’s reserve.” On a five year old conversion?

I looked at these when they were under construction and although not totally put off by the location, I thought the offering plan prices were high for back corner of Clinton Hill. Interesting to see that there has been almost no appreciation from the initial offering–that tells me something about the location too.

I’m a former resident of the building. It’s really a nice place – Great community of residents, most of whom care very much about the building and the quality of life there. The units, in general, are very good compared to what else is out there in the 450-550/sf range. If you’re looking for a true loft space (concrete ceilings & beams, open plans, lots of windows and light) this building fits the bill. The upper floor units, particularly in the rear face due west (I enjoyed spectacular sunsets most nights) overlooking Pratt’s campus, downtown Brooklyn and lower Manhattan. Maintenance isn’t really as high as posted – it’s likely a special assessment to bolster the building’s reserve. What’s nice is that the building doesn’t have the cold feel of most new developments – it has a warmth to it and that’s also reflected in the community who lives there (over 100 units, so it’s a big community.) Is it high-end construction with superior finishes and located in Dumbo? No, and that’s reflected in the pricing.

The common charges posted reflect an assessment put on all the apartments. The true charges are closer to 550. Also, the building has a J51 abatement for another 12 years or so. My taxes are $1 a year currently.