Open House Picks
Brooklyn Heights 19 Garden Place Brown Harris Stevens Sunday, 3-4:30 $3,600,000 GMAP P*Shark Windsor Terrace 608 Prospect Avenue Warren Lewis Sunday, 3-4:30 $1,250,000 GMAP P*Shark Prospect Lefferts Gardens 195 Sterling Street Fillmore Sunday, 2:30-4 $699,000 GMAP P*Shark Bed Stuy 172 Herkimer Street FSBO Saturday and Sunday, 12-2 $689,000 GMAP P*Shark
Brooklyn Heights
19 Garden Place
Brown Harris Stevens
Sunday, 3-4:30
$3,600,000
GMAP P*Shark
Windsor Terrace
608 Prospect Avenue
Warren Lewis
Sunday, 3-4:30
$1,250,000
GMAP P*Shark
Prospect Lefferts Gardens
195 Sterling Street
Fillmore
Sunday, 2:30-4
$699,000
GMAP P*Shark
Bed Stuy
172 Herkimer Street
FSBO
Saturday and Sunday, 12-2
$689,000
GMAP P*Shark
“No chance it goes under $1m. Raphael what recent sales are you basing that on?”
There are 10 comps in the immediate area, with one outlier on the high side having a super renovation. The average of those is 1.107.
“but otherwise WT is getting in the 1.2s for renovated 20′ wide places. There are not a lot of comps, it is true, but when something renovated hits the market it generally sells very quickly.”
The WT houses that have gone over 1.2 in the past couple of years are either as you say, on Fuller Pl., much larger semi-attached houses or renovated. The house in question is not at all renovated. It’s a pleasant house, but no work has been done to it to put it on the high side.
The 16th st house discussed here a while back is an anomaly in that it has some custom high end finishes that could cause a buyer to pay up for it, but that’s just it, there has to be something special that stands out – either location, size, quality of the interior or some combination of all three….
WT comps could support this, I know of a handful in the 1.2-1.4 range (1.4 being Fuller Place, which commands a premium). Being ON Prospect Avenue is the main downside, but otherwise WT is getting in the 1.2s for renovated 20′ wide places. There are not a lot of comps, it is true, but when something renovated hits the market it generally sells very quickly.
minard too funny! And whoever compared jersey to Brooklyn is second funniest!
Rapahael, what comps are you looking at? I don’t remember seeing any reno’d comps in WT for a long time. However I agree for prime unreno’d comps 39 sherman at 1.125 is the watermark (which I didn’t see) but I guessed that it needed a gut. From the pics the kitchen here looks workable – – but guessing they are comping this to another bay-fronted prospect av house that sold for way too much about a year ago (IIRC). Still, 3 full baths is something to think about. I wonder if someone wants to live across from key foods or not.
WT should go close to ask. Unless there is some disaster behind the scenes. It’s hard to tell, but it looks like it’s in good shape. No photos of bathrooms aren’t a good sign, however.
No chance it goes under $1m. Raphael what recent sales are you basing that on?
“Unsympathetic materials” = my house. I’ve got to remember that phrase, it’s delightful.
None of these houses seem particularly exciting. Not excited about a 20s/30s Tudor in Brooklyn Heights. Maybe would be more appealing in some other area.
F.L.O.,
The house on my block 208 Midwood, is a LOT more expensive but, presumably, needs no work. It’s a “Real Estate Associate” two story, similar to 200 Rutland, which was a recent HOTD.
BrooklynButler,
Good point. Work done before the 1979 Historic District designation is grandfathered in, but the LPC is sometimes kind of sloppy at interpreting their file photographs and I’m not sure if they’re always decipherable. The Lefferts Manor Association has been quite helpful recently in dealing with violations issued mistakenly for pre-designation changes, but Sterling Street and Lefferts Ave., while in the PLG HD, are not covered by LMA.
DeLepp, taxes are around $30K, but that is mitigated by not paying NYC income tax (which is a lot for someone who is buying in this price range) and/or private school cost.
“The Windsor Terrace house is overpriced.”
maybe by about 20% or more based on sales in that area of fully renovated houses selling for less
Heather – I just said that $699 was reasonable b/c I keep noticing so many houses in PLG go for ask – the renovated ones are going for 800K and up -so you figure if you can get this house for $625K than that’s a good deal….
Babs – I remember those commercials and as a kid I used to actually LIKE the stucco they would show and I would ask my mom why can’t our house look like those in the commercial and she would run from me screaming….