House of the Day: 160 Maple Street
Since when is Citi Habitats in the Brooklyn brownstone game? We’re not sure, but they can hold their heads high with this listing in Prospect Lefferts Gardens. This bay-front limestone two blocks from the park from under a million bucks is the kind of listing that makes PLG one of the few interesting plays left…
Since when is Citi Habitats in the Brooklyn brownstone game? We’re not sure, but they can hold their heads high with this listing in Prospect Lefferts Gardens. This bay-front limestone two blocks from the park from under a million bucks is the kind of listing that makes PLG one of the few interesting plays left out there in the market. If you can look beyond some of the chintzy interior decoration, you’ll see original parquet floors in perfect shape, pristine wood paneling and some lovely plaster moldings. The kitchen may not be a keeper, but it’s certainly is in move-in condition from a functional standpoint. Sidestepping the same old PLG neighborhood debate, we’ll be interested to hear how locals think this place stacks up to the rest of the nabe.
160 Maple Street [Citi Habitats] GMAP P*Shark
An English Basement is 50% above grade but with the boiler and no basement below. A “garden” level has a basement below it (with the boiler, etc.). I have a finished english basement and it makes a fine rec room. But it is dark, damp, and a bit chilly–certainly not quality living space. This house’s basement is not 50% above grade, so it should definitely not count.
There’s no floorplan for this house, but it seems that the second floor extension is only accessible from the large rear bedroom. That is awully awkward. It works with one kid (they’d get a bedroom and a play room and the 2 side rooms could be offices), but with more than one kid this would be ahard to organize. Love the dining room!
anon 1:43. Yes. That building does not have a basement, which is a strike against its value, and having the first floor on a slab would be less valuable than a first floor that is not on a slab and has a basement under it.
Just because you dig out a basement, pour concrete and lay carpet does not make the space as desirable, and therefore as valuable, as if the house had been built with an additional story. But the agent would have you believe that it is.
When I read ‘english basement’ – I take it to mean more than 50% is below curb level – but partly above. If more than 50% were above – they would be calling garden level ( although NYC bldg dept may refer as basement level).
English basement would not be legal bedroom space but when finished sometimes called ‘recreation’.
With respect to the bedroom issue being “silly”, you also have to remember that these homes only have two floors, while many other brownstones have at least three (and thus, more “full size” bedrooms). I think it does make a difference when you are talking about older children with desks, etc. In larger (taller) brownstones, most people I know use the smaller bedrooms as a room for a desk, additional storage, etc. Although I am sure it is possible, most homes I have seen outside PLG/LM do not use them for separate bedrooms unto themselves. These homes are still great, so I am not trying to stir the pot, just pointing out a consideration if you are spending $1 MM (with no rental income) and have kids.
Comment at 1:28
By that logic any first floor of a building that is slab on grade should not be counted as building area, or should be considered as inferior space.
“don’t buyers and sellers generally count an english basement as usable square footage as long as its 50% or more above ground?”
That is correct, according to the NYC Building Code 50% of finished space has to be above CURB LEVEL to be counted as a “story” or basement rather than a cellar. In these houses it seems to me that it is not. The houses down the block however which have windows in the basement seem to be more than 50% above curb level.
if it’s 50% above grd don’t think it’s considered a basement. regardless, a finished basement is still a finished basement. (1) sitting directly on cold ground, (2) means you lose whatever the value is of basement storage. Worth something, but not as much as an a nonbasement floor.
don’t buyers and sellers generally count an english basement as usable square footage as long as its 50% or more above ground? Not sure if this is or not from the pictures. Maybe someone knows.
these are the same jokers who baked cookies and post on this blog under anonymous (probably the first two posts on this thread)
the house is over priced for a lot of reasons …
780k will get it done … it is a beautiful block though …