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
As someone who lives in PH, I can say this is one of the best blocks in the neighborhood. Brilliant location (close to shops on Vanderbilt, Q/B at 7th Ave, 2/3 at GAP, park, museum etc) + a lovely streetscape + a long-established block association. However, the house is clearly over-priced by $3-400k. If it was a two-family triplex over simplex with a top-of-the-line reno, I’d say maybe $1.9 – 2.0. As is, it’s closer to 1.65 – 1.7. I think local comps will bear me out.
doh, you’re missing out big time.
Carlton ave is like a short cut to atlantic ave. A lot of “outsiders” just zip right thru. There’s so much more to see if you want to see charm.
Stop by and visit.
no I’m not broker
Fair question, Anonymous 5:38p.
Just going by the curb appeal of the streets right there at present, in addition to proximity of Flatbush Ave transportation/subways etc.
More charming blocks with greater access/convenience to subways are always priced higher to slightly less charming blocks and/or blocks that are further from the ever-critical commuter subways.
The various streets off either side of Carlton Ave seem to have the most charm and best proximity to transportation, that’s all I was referring to.
Very unfortunate then, that these nicest current tree-lined blocks there may be made less attractive in the coming years, no doubt.
Doh- Sorry dude it’s not up to you to decide what “prime” prospect heights. I would say my block if it was up to me.
Can you please show me a home that’s not directly across the street from PS 282? the home has to be similar design not a brick house, siding or old stable. And the killer a 5 min walk to Prospect park, Museum and Garden, etc……
Re doh’s post – How can you say that the prime part of PH is near Carlton. That is exactly where the major effect of AY will be felt in PH, much closer to the project and the construction. In fact I heard Carlton will be widened and all the trees cut down- How desirable a PH house is in reverse coorelation to how far from AY it is.
Anonymous 5:23, you also won’t find that in Park Slope or even Brooklyn Heights either.
Guess it matters less value-wise than overall neighborhood charm and location.
Else why would neighborhoods currently be valued as such…
Anonymous 5:14p,
That’s similar to asking why Cobble Hill is, too.
In fact, much of Carroll Gardens is exactly as nice, quaint and safe as Cobble Hill, and the whole Smith Street / Court Street restaurants thing is really nice to have.
So, I’m not quite sure why the answer to your question isn’t plain as day.
PH lots are 131 feet deep–you won’t find that in PS, CH or CG…….
Why is Carroll Gardens a more desirable neighborhood than Prospect Heights?