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
2:35 is right…I tell people my house is 3,400 sq. feet. It’s really 3,372 not including lawn.
corcoran does.
Where is your proof that square footage was stretched that far, 2:35?
2:28 –
2:22 here. Your story is useful info. Was it a new conversion, or one that was converted ahile ago? I ask because (1) I never want to live in a small coop again, and (2) I see in the ads for the brownstones converted years ago to condos (albeit, that’s a small sample), the taxes listed always seem to be farily low.
Does NYC tax new conversions higher, or is it somehow waking up to adjust taxes on older brownstone condo conversions now? Anyone know?
2:29, dude, everyone stretches sq ft but NOBODY includes common hallways, stairwells, front lawn.
I am not a broker or seller. I like it. But I think is is priced about 200,000 – 220,000 more than it should be. It will be interesting to see what it sells for. But if the owners are holding out for price near asking, I don’t think it will sell…
The place is 1300 sf.
If you want to say that number is stretching it and including the common areas so not fair, then you’ll need to take the same deduction for EVERY SINGLE OTHER APT. IN NYC that stretches the truth about square footage.
So unless you’d like to do that, this place is 1300 sf.
2:22 – Condo Taxes are much much different than a coop – Essentially the city asseses value based on the rental value of the condo unit, even if it is not rented.
Having said that, I bought a condo in a conversion last year that was once a 4 family. The annual taxes were $2,000 on the entire building. Once I bought one of the floors – BANG NYC Was all over it. Taxes are now $350 a month for 1/4 of the building and I paid way less than $1 Mil Plus.
NYC always spells a buck.
damn, 2:18, do you have another one of those to sell? i’ve got cash!