House of the Day: 233 Garfield Place
We absolutely love this house at 233 Garfield Place that just hit the market. In fact, we’d rather buy a place like this that has all of its architectural details in place but is a little rough around the edges than a similar place that’s been too fancied up. Assuming the former was priced at…
We absolutely love this house at 233 Garfield Place that just hit the market. In fact, we’d rather buy a place like this that has all of its architectural details in place but is a little rough around the edges than a similar place that’s been too fancied up. Assuming the former was priced at a sufficient discount to the former, of course. And that’s the question here: This three-family place is beautiful but it’s been in the same family for 60 years and so may not appeal to people who need brand new kitchens and bathrooms. Given all that, is the asking price of $2,500,000 realistic?
233 Garfield Place [Heights Berkeley] GMAP P*Shark
Berkeley is a much better block in my opinion because a lot closer to the subway.
pivoting off 11217’s $2M estimate, I’m guessing another 200k discount for the time & hassle of renovating so guessing 1.8M
Square footage and dimensions are on propertyshark.
Now that I think about it, that Berkeley Place house sold for 2.2 recently. I know some here thought it needed some renovations (people didn’t like the kitchen, I recall) but arguably Berkeley is a tad more desirable than Garfield, so I might adjust my guess to 2 million.
Like this house.
2.5 must be too high, but I don’t see how people are guessing without square feet or a floor plan. I see Dave found sq ft through secret society means (don’t answer that; I know it’s available), but most “appraising” have no idea. You people have to take this responsibility more seriously! For shame.
In other news, MoneyForNothing, you bring the worst out in me. Maybe in real life I’d fall madly in love with you . . .
I don’t pretend to know pricing variations that well in PS – but to me this is pretty prime PS territory(and the landmark area too?) – whether someone finds it too far from subway or not.
So I would be surprised if a 3200 sq ft house on a block like this has sold recently or will in near future sell for less than $2m unless a real dump. This is probably real livable just not having bourgeois modern kitchens and baths.
“11217, what do you think is the mkt price for a move-in ready version of this?”
I’d say 2.5 or so.
Which is why I guessed 2.2 million with the thought that it might take a few hundred grand to get it back into pristine condition in the new owners taste.
2.2 might be a tad high though, although I’d think it could potentially crack 2 million, although we are entering a slow period now with cold weather coming…
Aside from bathrooms and kitchens, the remodelling costs look to consist primarily of floor sanding and wallpaper stripping. bathrooms can be remodelled for $8-20,000 depending on fixtures & tiling. The Addition of a bathroom will be much more and the much-desired ensuite bathroom will run more as well.
Wish we had floorplans but apparently the broker isn’t very good.
“fairly new boiler” makes me skeptical since I’ve dealt with this broker.
Yes, just read the glowing recommendation for the broker a few threads above???