Co-op of the Day: 99 Berkeley Place, #3
Anyone looking at this three-bedroom co-op at 99 Berkeley Place will be predisposed to like it based solely on the beautiful facade. The interior of the apartment itself, while not eye-popping, has a nice prewar feel and an updated kitchen. All very nice. The question is whether someone will be willing to shell out $1,050,000…
Anyone looking at this three-bedroom co-op at 99 Berkeley Place will be predisposed to like it based solely on the beautiful facade. The interior of the apartment itself, while not eye-popping, has a nice prewar feel and an updated kitchen. All very nice. The question is whether someone will be willing to shell out $1,050,000 for a single floor of a townhouse. To be fair, it’s an extra-deep house, not your run-of-the-mill 45-footer. In addition, on a per-square-foot basis, the 1,400-square-foot pad only clocks in at $750, not an absurd amount for something with this many bedrooms in this part of the Slope.
99 Berkeley Place [Corcoran] GMAP P*Shark
To support my argument, read this fun piece on overcrowded “top” schools:
http://www.nytimes.com/2010/07/13/nyregion/13appraisal.html
The whole thing of having to eat lunch at 10am which is what I’ve heard about PS 321 too – so ridiculous. Your kid wouldn’t get to eat again until at least 4pm when he gets home after school. It’s basically the same as eating breakfast then skipping lunch. Not what young children should be doing.
Actually I think post-war apt interiors look way better than this, bricktop. This is post-Victorian with all the details gone. Still it’s a nice layout and that’s a very very good MM for the address and the cost of apt and being 3BR. That’s the same MM for a 2BR 1BA (and not as nice) I know of for sale just down the street.
If somebody isn’t yet pregnant or their child is young, you could take a chance on buying inside PS 282. Four to five years is plenty time for major changes. And it’s not like the school is starting out at some super low point academically. There’s no way the PS 321 lines aren’t going to be redrawn which will surely send a big chunk of families who think they’re headed for PS 321 to this school instead. Even if lines aren’t moved, siblings will be taking nearly all the available spots in PS 321 by that time. I personally would be more freaked out spending half a million more to buy in the zone for a school I’d only be wait-listed for when my kid was ready for pre-K or K. Exactly like what happened to schools in Manhattan in top neighborhoods, or to that public K-5 in Bay Ridge.
“Nomi is right.”
Ahhh . . .
I would love to know where the kids on the block go to school. The Local did some interesting reporting a year or so ago about how many kids attending PS 11/20 actually lived in the zone:
http://fort-greene.thelocal.nytimes.com/2009/05/06/the-day-school-stats-hyperlocal-produce-boots-and-flutes/.
It’s hard to get statistics out of the DOE, but I’d be very surprised to hear that all the kids on that block go to PS 282. It’s always been a part of the real estate conversation for neighborhoods that don’t have a school that’s popular with the gentrifying population.
There are kids on the block, not tons of kids. I live a couple doors down from this place.
The interior looks staggeringly unimpressive to me. Totally post-war-boring.
That’s impossible, Snowbunny. Everyone (who reads New York Mag) knows that only couples with children live in Park Slope.
🙂
For all the talk of kids in the comments, it looks from the photos like this apartment is owned by a a single person or a couple – one bedroom is the master bedroom, the bedroom near the entrance is a TV den, and the small bedroom is set up as an office. Pretty nice.
Nomi is right. it will sell close to ask and it’s not 1400 sq ft. my crown heights place is bigger than this and it measures out at a little over 1200. at the same time, to say it’s 1400 is not that out of line compared to 850 sq listings labelled as 1000 sqf (ie similar sq ft inflation we see with other listings in mkt)