House of the Day: 186 Dean Street
This brick house at 186 Dean Street in Boerum Hill just hit the market with an asking price of $1,600,000. That’s less than most houses in this much-desired area, but keep in mind that it’s only three stories and, despite having considerable charm, the kitchen’s fine but not swanky. Still, for someone dying to be…
This brick house at 186 Dean Street in Boerum Hill just hit the market with an asking price of $1,600,000. That’s less than most houses in this much-desired area, but keep in mind that it’s only three stories and, despite having considerable charm, the kitchen’s fine but not swanky. Still, for someone dying to be in this hood, the lower entry price might present an opportunity. Thoughts?
186 Dean Street [Douglas Elliman] GMAP P*Shark
In contract after only 30 days on the market.
Pigeon,
It’s amazing to see the change in the area over time. My comments didn’t address either Atlantic Yards (which I hate) or the eventual extension of Brooklyn Bridge Park. You can see that pretty much the entire fooprint from the harbor to Park Slope will fill hout over the next 20 years.
Boerum Hill,
Your comments seem wise.
You obviously know the area well.
(Though I disagree with you about Smith Street.)
If I were to live in this house, I’d probably feel surrounded by opportunity. Surrounded by Carroll Gardens, Ft Greene, Park Slope, Gowanus… One man’s “hemmed-in” is another man’s “circle of opportunity.”
As you can see, I have a conflict between a desire to be in the midst of all the action, and a desire for placid living. The conflict is probably a very common reaction to living in NYC.
Totally disagree with the hemmed in comments below. When I lived in Brooklyn Heights in the 1980s nobody wanted to go south of Atlantic. Then Cobble Hill + Carrol Gardens took off. There is now much more to do in Cobble Hill + Carroll Gardens than in Brooklyn Heights. It’s personal, but I find the whol Smith Street vibe very tired. It all seems like generic 2nd avenue in upper Manhattan. Neither good quality nor friendly. I think the draw in the area right now is now to the east. The gowanus area is really emering. Great new additions like Brooklyn Boulders and slowly growing. Ovet the long term it should continue to develop due to affordability. Why Downtwon Brooklyn remains so dead is a mystery to me. Great subway service and sort of interesting architecture in parts. The City just resists letting those old buildings go residential
It’s zoned for PS 38. And although the price does feel high, two four stories on the next block over on Bergen went last year for almost 1.9 and 2.15. If you use those as comps, one less story and 25′ less back garden brings you down to the 1.5 to 1.6 level.
And actually, the Gowanus houses are more pleasant than most public housing — it’s a mix of low-rise and modest high rise buildings in the towers in the park style. I feel that NYCHA and the local community boards did a good job in improving the area after (Wyckoff Gardens, OTOH, is less easy on the eyes to say the least.)
Boerumresident
Well, you would be wrong. For one thing, I’m betting that you aren’t taking into consideration SS and Medicare taxes, which since part of my income is from self-employment, I get the joyous screw job of paying both sides of the SS/medicare taxes, which comes to 15% off the top on that income, and thanks to double taxation, isn’t even deductible for the FIT, SIT or CIT.
Miss Muffett!
Where you been?!
I agree that 1.6 is no bargain.
I don’t know what school this is zoned for, but I don’t think it’s a top school.
The street it’s on is beautiful, and it has super access to many subways. But the problem, in my view, with the location is you’re hemmed in. To the east you have some so-so industrial-like blocks. To the north you have Atlantic Ave, which has recently become kind of nice but has too much vehicular traffic to be pleasant. To the south you have a slight ghetto-like feel — with the Gowanus houses, which is not the most pleasant place to walk. That leaves only one really pleasant direction — west.
But I guess that describes all of NYC. We’re all hemmed in by various challenges. Maybe that helps keep it exciting.
Or, maybe I should just move to the country, where I can build a simple nest in a tall maple.
Lot is only 75′, and what school is this zoned for? 1.6 seems very steep to me…
ncarty — I am calling BS on a 46% tax rate on your total gross income. That means (assuming you are single) you earned no more than 164K, which would turn into a maximum total rate in NYC of 36.7%.
Even if you earned a taxable income of $2 million last year (and had zero steps in place to reduce your taxes), it would still only be 44%.