House of the Day: 395 10th Street
This new listing at 395 10th Street in the South Slope ain’t much to look at right now, but it’s a nice-sized house in an increasingly popular part of town. Obviously the Flintstones look of the exterior in a real downer and, while there’s an old claw foot tub and a mantel or two, much…
This new listing at 395 10th Street in the South Slope ain’t much to look at right now, but it’s a nice-sized house in an increasingly popular part of town. Obviously the Flintstones look of the exterior in a real downer and, while there’s an old claw foot tub and a mantel or two, much of the original interior charm has been purged. Two strikes against it. The price, however, has just been lowered after a month on the market to $1,495,000 and if someone with more modern inclinations buys this place he or she won’t have to feel guilty about gutting something historic.
395 10th Street [Century21] GMAP P*Shark
@Maly,
yeah, like i said, throw in the basement square footage on the HOTD and
suddenly the $/sf goes down closer to what you have posted here. so thanks for proving the point. it’s priced to the market – confirmed.
the 11th street ‘comp’ you gave is west of 5th ave. id take the hotd location over that area at an extra $50/sf for sure.
like i said, it just looks like people dont know park slope at all….and just need to feel good about wherever it is that they live i guess.
@Maly,
yeah, like i said, throw in the basement square footage on the HOTD and
suddenly the $/sf goes down closer to what you have posted here. so thanks for proving the point. it’s priced to the market – confirmed.
the 11th street ‘comp’ you gave is west of 5th ave. id take the hotd location over that area at an extra $50/sf for sure.
like i said, it just looks like people dont know park slope at all….and just need to feel good about wherever it is that they live i guess.
PS 77, the only problem with your calculations is that the average ppsf of houses in Park Slope is $567. This includes nicer, prettier, better-maintained, larger houses on 4th street, like this one:
http://streeteasy.com/nyc/sale/533650-multi-485-4th-street-park-slope-brooklyn
It’s not fully renovated, but looks eons nicer than the HOTD. I found this one, fully renovated, for the same price as the HOTD, about $600/sf:
http://streeteasy.com/nyc/sale/558670-multi-366-8th-street-park-slope-brooklyn
and finally,this one needing TLC, nicer looking, for about $458/sf
http://streeteasy.com/nyc/sale/547162-multi-252-11th-st-park-slope-brooklyn
In other words, the HOTD is priced similarly to fully renovated houses, or houses in fair condition that are larger and located in the north Slope, even though it’s a disaster. I think if it were listed for a fair price, the comments would not have been so savage. So to address your second point, that critics are just pumping their own neighborhood, it doesn’t really fly: they should want ugly gut jobs to be worth $1.5M, that would put their nicer houses even higher. It makes no sense.
Looks to be priced just fine. 2600SF (not even counting the basement) for 1.5 mil = 570/SF. Throw another $130/SF renovation in and you have a brand new renovation owners triplex w two rentals for $700/SF on a nice center slope block close to the F.
so thats the basic metrics.
As for the comments on this board: simply hilarious.
People try so f’n hard to pump up their own investments by slamming everything they see around them. Clearly, half of you have never stepped foot in park slope, much less this part of it. But more to the point, you have no clue what the market is here so you compare it to what? Stuy Ave? yeah. those are the same.
Coney Island? Paradise? I think you’ve thinking of a different part of the Divine Comedy.
grimacenyc makes a very good point. Just watch out for the whitefish.
Lets assume this house wasn’t in PS 39, Prospect Park was a landfill, and Manhattan didn’t exist – what a complete ripoff! 🙂 The one thing that everyone is missing that this house has going for it is it’s proximity to Coney Island. Only 23 minutes on the beautiful F until you’re walking on the soft white sands of paradise. You can’t touch this BedStuy!
“These are the images that should haunt you when you’re thinking about remodeling your historic house. Will the next generation cry that you ripped out those old fashioned details in order to make your historic house more “livable”?”
EXACTLY!
I thought South Slope houses were around $800,000 these days?
At a good price, this property is a terrific candidate for a “gut job” for someone who wants to go totally modern. Rip out those unfortunate moldings and doors. Take out those dropped ceilings and fix the plaster and you’ll have high ceilings. Reconfigure for larger bathrooms. Etc.
If anyone buys this, please can I have the original bathroom sink?
dave re: shilling
i wasn’t talking about you