House of the Day: 286 Hicks Street
This brick townhouse at 286 Hicks Street in Brooklyn Heights has been on the market for about six weeks with an asking price of $3,200,000. Other than it being a little on the narrow side (17.5 feet), there’s really nothing to quibble with on this one: Beautiful interiors, charming yard, great location. The three-over-one two-family…
This brick townhouse at 286 Hicks Street in Brooklyn Heights has been on the market for about six weeks with an asking price of $3,200,000. Other than it being a little on the narrow side (17.5 feet), there’s really nothing to quibble with on this one: Beautiful interiors, charming yard, great location. The three-over-one two-family is bound to have lots of interest. The only question is whether they’ll be willing to pay the ask!
286 Hicks Street [Corcoran] GMAP P*Shark
Lovely lush garden. Does anyone have any idea what kind of construction is going on on the lot behind this place? Note the blue tarp in the last garden photo.
I think the biggest drawback to this house is the size and positioning of the kitchen in the owner’s unit. But I also think that those in the market for a house around this price point will be planning to redo alot of the interior, and maybe some of the exterior, right? Perhaps that will entail moving the kitchen into the space currently occupied by the rental.
If I were in the market for a house in Brooklyn Heights, this is how I would look at this listing:
1- top ppsf for location: $1,000
2- cost of high-end reno to make it Brooklyn-Heights awesome: $600,000 (facade, AC, new kitchens, bathrooms, fancified interiors, fancy architect/designer to deal with LPC in dignified fashion)
3- Cost of aggravation for full reno: $100,000 (that’s cheap, but maybe I like things my way)
Sooooo, 3,200 sf x 1,000=$3,200,000 minus $700,000 = $2,500,000 max.
The garden is clearly professionally done, very nice. 100 foot lot (48′ deep house) so it’s full size.
As for the house…agree with the blah interior, no cornice or details, flooring doesn’t see quite right, et al…P-Shark has this as built in 1930. Whoa! If true, that would explain much (except the price). Anyone laying out 3M+ in the lower Heights is prolly expecting pre-ACW, not pre-WWII.
I agree with LowerUWSider…this house is nothing special, it’s just furnished nicely.
There appear to be very few details and the outside is in desperate need of a cornice.
No clue about price, but it seems really ho hum to me.
Nothing to quibble with? Really? Cheap floors (lots of short boards) that seem to have been slapped on top of the original floors (judging by the drop at the hearth), 3.5 linear feet of counter space in the kitchen (unless you also count the window sill), bargain basement cabinets and appliances, no cornice outside and no details inside (other than the mantles and window casings). If it were a modern renovation I wouldn’t care about the lack of interior details, but it seems neither here nor there.
Although it is on the narrow side, the location is excellent for a family. It’s about a 5 minute walk to Brooklyn Bridge Park. In my opinion, that park is one of the nicest in the city and adds a lot to any real estate that is within a 10 minute walk or so. Maybe $3.2mln is a little high given the 17.5 width, but the house is charming and the backyard is very nice.
yard is large per floor plan. I think the drawback is the kitchen (and probably bathrooms) not being up to what expects for $3m. Otherwise would have sold by now.
I like the yard and the furniture, but I find the interiors just blah. It’s a small squarish working-class house, it’s only the location that’s spectacular. It’s pretty astonishing what 30 blocks will do.
The yard looks small in the photos. OTOH, I really like (from a facade POV) the two windows rather than three — sometimes with houses under 18 feet I felel it’s too tight to cram in the more common three across appearance.