We’re seeing a lot of sweet one-family homes in the Windsor Terrace and Kensington area for just under a million, and this is one of them. It looks to be circa-1900, so the living, dining and kitchen are all on one level with the bedrooms above.

The listing and photos show what appears to be a renovated house with lots of original details, including a mantel, original floors, decorative wall molding, and the passthrough and built-ins upstairs. However, the listing says nothing about mechanicals and there are no photos of kitchens and baths, so we’re not sure. The ask is $950,000. What do you make of it?

280 East 9th Street [Corcoran] GMAP


What's Your Take? Leave a Comment

  1. There look to be about 1400sf above ground. So that makes the price pretty close to $700/sf. This is not a $700/sf location, by any stretch of the imagination. The asking price should be in the very low 7s or high 6s.

    • Compare it to 217 East 9th st, same size, across the street, with a much smaller backyard and in worse condition. That sold in December for 595k.
      I would say a generous backyard, front yard, and some pretty floors, paint job and mantles are worth 150k. So 750k or so.
      I know folks in contract for a huge 2 family in Kensington with a garage, solid condition, 22×65, at 950k. The rental is a 4 bedroom.
      I looked at 170 Minna st, 2 family, 20×55, needed cosmetic updates but in good condition. Sold for 850k last month (with a sign in the front yard).
      The inventory is low that the brokers are just picking numbers out a hat to see what happens.
      Maybe this is a case of a house that looks good in online photos but is worse for wear in person. A lot of the Kensington houses I’ve seen, while in good condition, are not in “brownstoner.com” photo-condition.

  2. Nice looking house, minus the missing bathrooms and kitchen, and garden level. I like the quote of “quaint old fashioned kitchen” aka total gut renovation needed, I’m sure.

    However, I don’t care for the location between OP and CI Avenue. A bit lacking in amenities and transit, requiring crossing your pick of dangerous avenues to get anywhere.

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