House of the Day: 277 Stratford Road

These two houses are as different as chalk and cheese. 277 is in Prospect Park South, the most impressive of the numerous Victorian developments that went up in Flatbush at the turn of the twentieth century. 271 is in Beverley Square West, still very nice, but the house in PPS are much larger, much more architecturally distinctive (although there are exceptions), closer to the park, and generally have more impressive period detail(richer carving, etc…). And in this case, 277 has had a seemingly high-end restoration.

On the down side, that area of Stratford is the least desirable section of PPS. Very close to Coney Island Avneue, which is hardly pictureque. Still a lovely house.

Are prices high? Yes, look outside the burbs in desirable sections of NJ and NY and of course CT and renovated Victorians are commanding equally high prices.

Is this section of Brooklyn safe? Yes. It’s not some drug den. However, it does not yet have the chic amenities of BH or Park Slope, although there is a growning restaurant scene. Retail has had a harder time establishing itself.

A house that was listed at 1.6 in PPS earlier this year eventually sold for 1.26, after sitting for ages. Maybe that’s a reality check for PPS, I don’t know. Last sale I know of in BSW was ask 1.25, sold for 1.19. MKG sold both. Corcoron does overprice out here, it seems, sometimes to the seller’s loss. In any case, those two sales were just before the recent downturn. Things were bad – but not like now.

bkny, for a old house that big with such great detail, on such a huge lot, yes i must say cheap… unless it is within a drug warzone. Thats basically my question. What is this neighborhood like? If it is a safe area, I cant understand why people would move to the suburbs. Brooklyn, name it, we got it.

i like the house, like the the layout – think they are both 2006 priced. i don’t think 271 needs 300k plus worth of work.

we looked at quite a few homes in the area in 2005 and the prices were high, so they have come down a bit.

eastriver – the area is very quiet and has many transportation options. you consider over 1M cheap for a home? these prices are high considering in 2001 they were in the 300-600k range. i know someone who bought in 2001-2 and paid 350k for a huge home and then sold it in 2007 for 1.4M.

p.s. – brownstoner, the links go to Beverly Road house.

Not sure. These kind of properties are completely different from rowhouse brownstones. Whereas a condo dweller is apt to take the plunge into a brownstone, I think there are far fewer people ready to think about all of the extra upkeep that homes like this require. Christ, even the weekly lawn mowing and hedge trimming will wear you out. The market is much more limited for these and it doesn;’t have anything to do with price.

Like I said, I’m not really familiar with the location and the subway access and all the neighborhood amenities or lack thereof. But I think theya re both worth over $1mm and I think 277 is worth more than 10% above 271…30% may be a stretch.

SO..271 goes for $999,999 and 277 goes for $1.1-1.2MM

But 277 is still worth more than 271 which is what my point was.