House of the Day: 322 Park Place
As great a block as this house is on and as impressive a facade it has, the asking price of $2.2 million seems like quite a stretch for this side of Flatbush Avenue. The same family has owned the house since at least the early ’80s, and besides the strange addition of new granite tiles…
As great a block as this house is on and as impressive a facade it has, the asking price of $2.2 million seems like quite a stretch for this side of Flatbush Avenue. The same family has owned the house since at least the early ’80s, and besides the strange addition of new granite tiles for the wall of the entry foyer, has done little work as far as we can tell. On top of that, while most of the original details are intact, they don’t strike us as being quite as impressive as we’d expect. To be fair, it could be how they’re photographed (subpar for a Corco listing). Anyway, in case it sounds like we’re being overly negative and nit-picky, it’s only because the asking price begs scrutiny. If this had been put on the market at, say, $1.7 million, we’d have a strikingly different reaction. The price is particularly rich for a family that wants to use this as a one- or two-family, as converting from a four-family won’t be cheap.
322 Park Place [Corcoran] GMAP P*Shark
I know I’m entering this conversation a day late, but 2 things:
6:14pm, I would prefer to live in PH rather than PS, CH or CG.
6:32pm, I own a 4 story brownstone and my apartment is only 1 floor. I bought this house as an investment, but the apartment is my pied a terre because I no longer live Brooklyn.
Perhaps I’m part of a small percentage, but just because YOU have a certain opinion doesn’t mean others feel the same.
It’s one of the top blocks in the area; people walk on the block.
As for the price, 327 Park Place, (only 3 stories; 1200 less sqft) sold for 1.6M in the past year, 311 Park Place sold for 1.9M the numbers are high, but not so crazy.
It’s on the same street as the entrance to the Q/B Park Place across Vandy, near all good stuff.
I for one think this area will benefit from AY, and the Richard Meyer Building, 2M+ condos, and they’re selling them!? crazy world we live in but it’s seems a little crazy PH sells at such a discount to PS, considering proximity to Park and trains…
interesting discussion, though
Anon. 1:38pm said “Did it ever occur to you that some people might a multi family house for living and for income and not everyone is a conspicuous a consumer and needs an entire four building to house just one or two families”
Who in the world would buy this and only live on one floor? According to the listing, the entire rental property income is $90,000/year. So if you live in one apartment, you are lucky to have the other rentals covering 1 million of your mortgage. So you’re paying 1.2 million for your small apartment. Who would find such a deal appealing?
To be clear, I am not saying that Prospect Heights is not a great neighborhood.
But you are naive if you think that on average if you asked people whether Prospect Heights was in the same class as Cobble Hill, Carroll Gardens or Park Slope that they would yes even 40% of the time.
further, if you did a poll, where people would want to live Most would choose Park Slope, Carroll Gardens and Cobble Hill over Prospect Heights.
This might be, because many people are unaware of the great attributes of Prospect Heights, or because some people are snobs, or maybe even because some people are ignorant and base it on race. Nonetheless, on average, people would not put Prospect Heights in the same category as the others that is my only point.
for the record, I think they are wrong, but the average is who influences the price of real estate not the extremes. Otherwise, the many brokers on here would be very happy, or the many disgruntled renters.
Doh- I will extend the olive branch in peace and wish you good luck in your search. I’m also glad you’re interested in PH.
I hope you find one quickly in your price range and after you sign & seal the deal, you’ll be rooting like me for more 2 million dollar sales like our neighbors a stone throw away in PS.
Some of you pundits need to get a geography lesson! Park between Vanderbilt and Underhill (the block in question) is 1.5 blocks from the Q/B (at Park & Carlton) and 2.5 blocks to the 2/3 at Grand Army Plaza.
Heh, in the forever amount of time it took me to post my 6:01p post, I see several recommendations for specific other blocks to consider, and an interesting insider’s tip about Carlton Ave.
Much appreciated, I will factor these into my next visit.
thx
Anonymous 5:42p, you are right, it’s not up to me.
I am just giving my perspective as someone currently looking to buy in the neighborhood. I have spent a good amount of time investigating all blocks from Washington Ave to Flatbush, from Pacific to EP, and I am just relating how the neighborhood appears to an impartial outside observer (with no pre-existing “must-be-my-block” favorites).
Park Place between Vanderbilt and Underhill certainly is fine in my opinion, just a bit less desireable and convenient than what I’ve seen just off the lower part of Carlton Ave (or on lower Carlton Ave itself).
Again, this is just the opinion of an impartial observer determining favorite areas based on the usual specs (properties themselves and location, location, location…)
But based on that, I do find Park Place, Prospect Place and St Marks (and perhaps some of Sterling Place just below that) between Flatbush and Vanderbilt to anything else in the area.
North of Bergen = too close to AY for me, so not prime for reasons of the long-term construction mess that will very soon be present.
East of Vanderbilt = sure, nice streets…but anyone would clearly pay more for something closer to Flatbush Ave subways and slightly nicer curb appeal streets as described above. So, not exactly prime, but still fine.
OK, the last word – I live in PH and the prettiest brownstone blocks are as follows:
Prospect Place from Carlton thru to Underhill. Carlton to Vandy is one of the nicest.
Park Place – Vandy to Washington
Sterling Place – Vandy to Washington – the upper block is often overlooked and very nice.
Carlton and the houses near it are also nice but will be heavily impacted by AY during construction and afterward. The other blocks will be affected more by traffic, air pollution, parking problems.