Co-op of the Day: 280 Prospect Park West
The address of this two-bedroom walk-up at 280 Prospect Park West sounded a lot better before we realized it was more than four full blocks from the actual park. What’s more, the place can’t be more than about 600 square feet. Still, we can’t think of a whole lot of two bedrooms in the area…
The address of this two-bedroom walk-up at 280 Prospect Park West sounded a lot better before we realized it was more than four full blocks from the actual park. What’s more, the place can’t be more than about 600 square feet. Still, we can’t think of a whole lot of two bedrooms in the area for less than the asking price of $450,000. As for comps, all we know is that an apartment on the third floor—which may or may not be of similar size and quality—sold back in 2005 for $420,000. How do you think this stacks up against yesterday’s co-op on Lincoln Place?
280 Prospect Park West – Apt: 4 [Corcoran] GMAP P*Shark
In “The Neighborhoods of Brooklyn” by Kenneth Jackson, PPW is the border of Park Slope and Windsor Terrace, with the West side of the street being in Park Slope. However the PPW Extension is considered the commercial thoroughfare of Windsor Terrace.
“Suck it up, Boerum Hill, life ain’t fair”
Do they sell a t-shirt that says that somewhere on Smith St?
The Lincoln Place listing is bigger, has more rooms, is more centrally located, etc… but that all basically amounts to justification for the $150k price difference. I love the separation between bedrooms, I love that one of them has its own half-bath (re Lincoln Place: why would you ever need a 3br/1ba??), I love the location. I love that the maintenance is below the $1/sf line. I almost love the price. I don’t love that it will likely need a full renvation for a buyer to be happy there in the long term… but that can be done in bite-size chunks.
$750/sf is pretty steep… I would (and actually might) bite at about $400k.
Oh, and regarding the neighborhood: sure, it’s the border between South Slope and Windsor Terrace. But who uses the commercial strip doesn’t really matter. Recall how Boerum Hill tried to lay claim to Smith St when Atlantic Ave was less developed. Fact is, Smith St is in Cobble Hill – yes, Cobble Hill has two nice commercial strips (not even counting Columbia or that little slice of Henry). Suck it up, Boerum Hill, life ain’t fair.
Is Windsor Terrace nice? I’ve read comments on this board saying it was still very old school and very conservative.
But I couldn’t get my head around it. I would think it’s nicer to be in WT close to the park and “9th Ave” than heading further south along 5th in “South Slope” really Sunset Park.
So I’m out on bail. I have to crash somewhere. Why you breakin’ my balls?
ALL ABOUT RACE.
for a nice neighborhood, it looks like crap. why don’t you guys spend some dough sprucing the street up a little?
Also to follow up, I think the neighborhood is great.
I live in the building across the street on the corner, also a walkup. My apartment is about the same square footage but without the half bath (boy would that be great!). I think 450 is high, I think 350 would be more reasonable, I’ll be interested to see what it sells for.