House of the Day: 392 Waverly Avenue
Across the street from the property PACC is selling in a lottery for $600,000 sits this three story brick house at 392 Waverly Avenue. The house has all of its original details intact and the owner has spent a bunch of dough on fancy kitchen and bathroom appliances. As nice as it looks to us,…
Across the street from the property PACC is selling in a lottery for $600,000 sits this three story brick house at 392 Waverly Avenue. The house has all of its original details intact and the owner has spent a bunch of dough on fancy kitchen and bathroom appliances. As nice as it looks to us, though, there is really only 2,400 square feet of above-ground space so the asking price of $1,675,000 seems aggressive to us (as much as we’d like to see $700 a foot comps in the nabe!). Do people think being across the street from an elementary school is a positive or negative?
392 Waverly Avenue [NY Times] GMAP P*Shark
what the hell is a “lemon p*rn” story? lol
I have walked our dog by this property for the past three years. During the summer months there is constant loitering by teens and young adults in the playground that is kept open after hours. Litter in the form of Chinese food remnants and containers from the store across Greene is another constant. At times, loud music from idling vehicles is another. I wouldn’t care to live on this end of Waverly.
Overpriced: no cellar which is crucial for mechanicals and storage (and also why sqft comes up so low); and 75′ lot. Very small.
I agree with Brenda about the school on some things but not all. We’ve been across from PS 261 for years. I have no problem with the kids or the school but we have trouble with litter, school trash every night, late night construction replacing roof and windows, and the summertime parties on the sidewalk with car windows rolled down, pissing on the walls and breaking bottles against the wall. I don’t recall if she mentioned that parking on one side of the street is unavailable from 7am to 4 and they tow. Overall, it’s definitely a negative.
We generally give square footage credit for below-grade “garden level” apartments but this bottom floor is positively subterranean. That’s why we used 2,400 sf in the denominator and not 3,200.
Since bldg is listed as 20’x40′
and advertised as triplex plus garden rental –
gives u 2400 sq ft triplex and 800 garden rental (if there is cellar beneath garden level which usually is)
then house is really 3200 sq ft.
Which brings us down to about $525 sq ft.
Sometimes propshark includes garden floor in sq ft total/# of floors – sometimes not – even if garden level is legal bedroom/living spaces not just ‘rec space’.
oops, I meant “they’re off” not “their off” – typing too fast
If you go by property shark’s sq. footage, I see how you could surmise a high psf price. However, I know for a fact from my place that property shark can be way off (in my place their off by a good 1000 sq. ft.).
I’m not sure were Jon Bstoner is getting the price per sqare foot. It says it is a 20 foot wide building. It would most likely be 45 (or at a minimum 40) feet deep. It is a four story building, if you include the garden floor. 20*45=900*4=3600 sq. ft. approx. which comes to $465 sq. foot.,
Or am I wrong about 4 stories since it looks like the garden apartment is not your standard and is below grade (the stoop is not the common high stoop etc.).