House of the Day: 78 3rd Place
When did average-sized houses in Carroll Gardens start being worth over $3 million? Whenever it was, we didn’t get the memo. Last month, it was 44 1st Place, a generally attractive but inconsistent four-story house asking $3,842,500. (One reader wrote us a particularly nasty email about our stance on that post.) Now it’s 78 3rd…
When did average-sized houses in Carroll Gardens start being worth over $3 million? Whenever it was, we didn’t get the memo. Last month, it was 44 1st Place, a generally attractive but inconsistent four-story house asking $3,842,500. (One reader wrote us a particularly nasty email about our stance on that post.) Now it’s 78 3rd Place, a 3,100-square-foot, three-story brick that, while 23-feet-wide and full of charm, doesn’t feel like it’s worth quite $3,495,000. Are we just out of touch with the Carroll Gardens market or sellers overreaching?
78 3rd Place [Corcoran] GMAP P*Shark
So, I like Park Slope. However, the commute was killing me. I used to live in Park Slope and take the F train at 7th & 9th. It took me an hour to get to midtown. I did not want to move to the suburbs but realized I could have a shorter commute from many areas of Westchester, New Jersey or Long Island.
I wanted to live to live in Brooklyn Heights since it is clearly the nicest neighborhood and accessible by every train. However, it was too expensive.
I ended up compromising on Carroll Garden. Instead of having 6 stops before even reaching Manhattan, I have only 2. Plus, my place has just as much Brownstone Brooklyn charm.
I think Carroll Gardens is much nicer than park Slope and safer to
The $2.86 million listing mentioned by a previous poster was in Cobble Hill (380 DeGraw) not Carroll Gardens. (And for what it’s worth, it also was much larger and perfectly renovated.) Seems like the most expensive Carroll Gardens proper listing was the $2.35 2nd street listing mentioned above (as per nyc.gov and streeteasy recorded sales search). That’s the top of the market. Can’t imagine where this HOTD gets its price. Crazy.
I much prefer 2nd Street & Smith to the Place streets. Much closer to subway and shopping.
Recent Place street comps:
125 2nd Place
House – 3 family, Carroll Gardens
3,072 ft²
$1,870,000
08/28/2007
132 2nd Place
House – 4 family, Carroll Gardens
4,000 ft²
$1,825,000
04/30/2007
128 2nd Place
House – 4 family, Carroll Gardens
3,333 ft²
$1,800,000
05/15/2007
House is worth it very much so.
10:49 do you mean 28 2nd St., or 2nd Place? 2nd Street is not as nice as the Place blocks and wouldn’t 28 be between Hoyt and Bond? It’s fine, but not as good a location as this house.
At any rate, I’m shocked that any 3-story in Carroll Gardens could get more than $2 million, so that comp surprises me regardless of the location. And the notion that the HOTD could ask 3.45 million is insane. We looked at a 26 foot-wide 4.5 story house in similar location for $3 million, and I’m not sure that ever sold at the price. So there’s absolutely nothing about this house that makes it worth even close to $2 million. Anyone with $3.5 million can buy a far more beautiful, 4-story house in Carroll Gardens. If it’s not on the market, they need only to knock on the door and ask the owner — I guarantee you they will sell. Heck, I’ll sell our beloved 4-story on a place block for 3 million to anyone who is willing to pay that. But I’m not holding my breath here.
^^oh, and it had central air too!
Let’s take one of the most recent closed sales in Carroll Gardens as a perfect comp. 28 2nd Street closed 8/20/07 for $2.35 million, $50K below asking. Also a 3-story brick, but completely renovated (including mechanicals), large garden, better location, fancy media room, AND also had 2000+ unused FAR, comparable to this house. See Corcoran link:
http://tinyurl.com/2wmt59
From the outside, the house looks similar to this HOTD. So, right before the worst of the market jitters, a superior house in a better location in Carroll Gardens sold for more than $1 million less than this insane listing. This lends more credence to the theory that this listing is bogus.