Condo of the Day: 409 3rd Street
Third Street in Park Slope, with its width and grand houses, is certainly an impressive stretch. That doesn’t mean, however, that an attractive, but far from spectacular, floor-through apartment will be able to fetch $1,000 a foot. The second-floor apartment at 409 3rd Street, which is asking $1,199,000, has some nice prewar charm, to be…
Third Street in Park Slope, with its width and grand houses, is certainly an impressive stretch. That doesn’t mean, however, that an attractive, but far from spectacular, floor-through apartment will be able to fetch $1,000 a foot. The second-floor apartment at 409 3rd Street, which is asking $1,199,000, has some nice prewar charm, to be sure, but the bathroom and kitchen are definitely a little tired and the layout feels like a cluttered maze of little rooms to us. The broker’s use of gross square footage to hype the place rubs us the wrong way as well. (He states a gross square footage of 1,337; PropertyShark uses the figure of 1,098. After all, you can’t sleep in the common hallway!) We think they’ll be lucky to get $1,050,000.
409 3rd Street [Corcoran] GMAP P*Shark
That listing has been on the market since sliced bread was invented, 2:54.
Something must be wrong with it.
I’d rather have this place for hundreds of Ks less.
http://www.corcoran.com/property/listing.aspx?Region=NYC&ListingID=1123475
Has anyone else noticed an unusual amount of hot guys in Park Slope lately?
I’ve seen more in the past few weeks than I ever remember.
Like…some REALLY hot ones.
COMMON hallways (ie, what’s outside your door) are never supposed to be included. Even the realtor here more or less says he’s cheating that number
We looked at brownstone floor thrus in PS last winter and spring, and the prices then were around 850-950, depending on proximity to park and condition.
To me, this is a stretch, but as everyone has noted, you’re saving hundreds of dollars a month, plus no board approval means easy entry for buyers. This is one of those barometer listings. If they get over 1 mil., the sky is not falling. if they have to price chop 20%, then I’ll officially admit to a RE slump.
have yet to see a sq. ft. calculation, even when using room sizes, that doesn’t include interior closets and hallways.
sometimes they do on brownstone apartments, but they usually make it obvious, by stating the width and depth of the building somewhere in the description, so you can see they aren’t deducting for the hallway in their sq. ft. calculation.
Pay attention to the last line:
Q Many advertisements for apartments in New York include the price on a per-square-foot basis. But my impression is that New York brokers do not have set procedures for calculating square-foot measurements. Are there any rules regarding how these measurements must be taken?
A “There is no legal requirement that addresses how to measure square footage,†said Stacey Max, an executive vice president of Bellmarc Downtown.
Ms. Max said that with condominiums, the square footage of an apartment is usually specified in the offering plan and that in most cases, the area is calculated by measuring out to the face of the exterior walls.
With co-ops, things are less straightforward. “Some brokers use approximations of the total square footage when marketing an apartment, while others use room dimensions but avoid quoting the total area,†Ms. Max said.
When room sizes are used, closets and hallways are not included. But if the square footage is determined by measuring the perimeter of the apartment, that will include closets, hallways and unusable dead space taken up by interior walls.
well, I looked at floorplan and see that he’s measuring the whole floor. you don’t get to sleep in the hall.. that’s not included. even corcoran doesn’t do that