House of the Day: 122 Bond Street
This three-story brick house at 122 Bond Street just hit the market at the relatively accessible (for the nabe) price of $1,625,000. The single-family house also recently underwent a major renovation, which by and large looks nicely done. So what do you think of that price? We could see it going for pretty close to…
This three-story brick house at 122 Bond Street just hit the market at the relatively accessible (for the nabe) price of $1,625,000. The single-family house also recently underwent a major renovation, which by and large looks nicely done. So what do you think of that price? We could see it going for pretty close to that.
122 Bond Street [Brooklyn Hearth] GMAP P*Shark
House is listed as ‘in contract” as of 4/1/10, just two weeks after Brownstoner appearance.
Thank you, Doppelganger. Agreed on morning traffic.
Was walking by it today thinking about the odd comment about the third floor bdrm windows overlooking someone’s backyard deck. There are no side windows; isn’t that true of pretty much every rear facing bdrm in a town house?
I know I ruffled a few feathers in this thread, but not without purpose. It simply isn’t a relevant point in terms of safety (although I will grant the perception will continue to depress values somewhat, i.e., relative to Cobble Hill).
Today was such a beautiful spring day! It really makes you appreciate how wonderful quiet tree lined blocks can be – and Boerum Hill (the nabe, not the poster) has them in abundance.
BoerumHill,
You’re using way to many facts for this blog.
I agree with all you posts on this thread. Having lived in Boerum Hill off and on since the mid 1980s, I can’t take all this angst about “the PJs” seriously.
I think the positives of the Bond St. house is that it’s cute single family. The negatives to me are its small size and the morning traffic on Bond.
Signed, the other “Boerum Hill” (with a space in between).
“saw it. it’s so insanely tiny i couldn’t quite believe how they made those picture. fish eye lens?” (jasonkyle)
Yes, the photos are taken with quite a wide angle lens which gives the impression that the rooms are larger than they are.
“and there is no WAY the house is 35 feet. maybe the extended bathrooms but only that section. it feels like its 10 by 10 when you are in it” (jasonkyle)
I doubt it feels like 10 x 10. Excluding the thickness of the exterior walls, the dimensions are almost 19 x 24. Not exactly palatial, but about 4-1/2 times larger than a 10 x 10 foot space . . .
One thing that makes comps hard in Boerum Hill is the scarcity of single family homes. Right now the ones that come to mind are 357 Pacific (2.2 M for half-baked reno that needs finishing) and 142 Dean (2.75 M for a 25 footer). 411 Pacific (nice modernish reno on a 2 family) is 2.475 M. 109A Bergen is another triplex with garden rental for 2.25 M.
I think 186 Dean for $1.6 M right around the corner is a good comp; was just a HotD last month.
http://bstoner.wpengine.com/brownstoner/archives/2010/02
/house_of_the_da_841.php
Last year only 3 single family homes sold in Boerum Hill, and none are good comps (and neither are the larger homes I noted in the first paragraph). 223 Wyckoff is a similar size to 122 Bond and 186 Dean but is a 2 family, sold for around $1.3 Mish IIRC.
274 Hoyt might be a good comp. Although I think the Pacific/Dean/Bergen blocks are much nicer (tree lined), it is an equal mirror distance to Gowanus House – 2 blocks south in Carroll Gardens instead of 2 blocks north in Boerum Hill. Very similar size, listed as a 6 room 4 bedroom (122 Bond is being called a 8 room 3 bedroom), only a 15 footer but similar overall sq footage.
09/25/2008
Listed by Brown Harris Stevens at $1,595,000.
11/13/2008
Price decreased by 6% to $1,495,000.
01/13/2009
Listing is no longer available.
04/08/2009
Re-listed by Brown Harris Stevens.
04/08/2009
Price decreased by 7% to $1,395,000.
06/12/2009
Listing is no longer available.
06/21/2009
Listing entered contract.
08/18/2009
Listing is no longer available.
Actually sale price was $1,250,000 for 1710 sq ft, works out to $706 psf. If that number seems familiar, that is because 122 Dean is priced EXACTLY the same on a psf basis as the sale price of its mirror twin – 706 x 2300 = $1,625,000.
But if you think its really a 1500 sq ft home, then adjust accordingly ($1.059 M if you don’t wanna do the math).
and there is no WAY the house is 35 feet. maybe the extended bathrooms but only that section. it feels like its 10 by 10 when you are in it
saw it. it’s so insanely tiny i couldn’t quite believe how they made those picture. fish eye lens?
so whether actual or perceived crime affects value of the house (or does not), what is relevant is prices of other homes in the vicinity sell for. Makes little difference how much Boerum Hill loves area or how much others of you are unimpressed. And unless someone wants to submit some real comps, all you are discussing issue that could influence prices.
But what prices are people paying around here? I think asking price is little high…but not outrageous at all.
Also, I do see Boerum’s point that seems like any house that comes up north of the projects the issue is discussed.
On west side or south of projects not so much. Just because you label a block a different neighborhood…does not change its distance from the projects.
The book, Clockers, was set in a fictional New Jersey housing complex. The Spike Lee film was shot in the Gowanus Projects.