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
Anon 4:46 said “really? so where is this prime neighborhood with 4 family brownstones that are cheaper?”
Well, if there is a “prime” part of Prospect Heights, it’d probably be off either side of Carlton Ave, so this one (and anything close to Underhill, for that matter…) isn’t exactly prime IMO.
As for your question, Park Slope itself (broadly much more prime than what’s across Flatbush) still has plenty of houses of similar quality for well under the above one’s $2.2MM listing price.
In fact, here’s one in the North Slope that doesn’t have the more expensive conversion that a 4 fam would entail, and it’s listed for $1.595MM:
http://www.corcoran.com/property/listing.aspx?Region=NYC&ListingID=937123
Please tell me how the Park Place listing is somehow worth over $600K more than that.
There are pleanty of four families throughour Cobble Hill and Carroll Gardens for 1.7 to 1.9 million. Within Park slope there are even a couple of four families from 1.8 to 2.2 million. My only point is if you are going to gut it, why pay that amount for that property when there are other more desirable properties (not on a personal level, but on an objective level). Further, there are many two and lower familes in Park Slope for less than $2 million.
really? so where is this prime neighborhood with 4 family brownstones that are cheaper?
I question anyone who would pay that price to convert it back to a one family. theer are actually cheaper options in better neighborhoods (that is not to say that Prospect Heights is not a great neighborhood, just that one can buy a four family in a prime neighborhood for cheaper). The condition of the interior would not matter, because whoever bought it would be gutting it anyway.
The alley probably belongs to the building next door which is freestanding. It is a parking lot in back which makes the garden in the brownstone less than charming.
(If the photo’s correct — and where’s the plan?!) the alley on the side is intriguing as it could allow for lot line windows to get light to the interior.
I’m with the other posters, however–conversion even to a duplex over duplex would be a pretty penny, and out of line IMHO with this asking price.
Honestly it’s not his fault and the rest of supporters of AY.
The propaganda machine has painted a “blight†picture of Prospect Heights.
the neighbor hood is huge and is booming.
West, this building is four blocks south and one block west of the nearest corner of the proposed AY development. Shadows will not affect it. The only problem is the family who routinely hangs out on the corner of Washington during the summertime and plays their car stereo loud enough to be heard in Canarsie.
west,
goes to show that some people are fixated on AY and most of the time don’t know what you’re talking about.
First too far from AY and South of AY to even remotely consider ‘shadow’. You forget we are in northern hemisphere.