Open House Picks
Cobble Hill 368 Clinton Street Douglas Elliman Sunday 2-4:30pm $3,200,000 GMAP P*Shark Park Slope 771A Union Street Gail Morin Sat 2:30-4:30 Sun 3:30-5pm $1,890,000 GMAP P*Shark Windsor Terrace 106 Vanderbilt Street Nancy McKiernan Sunday 2-4pm $750,000 GMAP P*Shark Lefferts Gardens 274 Lefferts Avenue Corcoran Saturday 12-1:30pm $615,000 GMAP P*Shark Kensington 723 Ditmas Avenue Aguayo &…
Cobble Hill
368 Clinton Street
Douglas Elliman
Sunday 2-4:30pm
$3,200,000
GMAP P*Shark
Park Slope
771A Union Street
Gail Morin
Sat 2:30-4:30 Sun 3:30-5pm
$1,890,000
GMAP P*Shark
Windsor Terrace
106 Vanderbilt Street
Nancy McKiernan
Sunday 2-4pm
$750,000
GMAP P*Shark
Lefferts Gardens
274 Lefferts Avenue
Corcoran
Saturday 12-1:30pm
$615,000
GMAP P*Shark
Kensington
723 Ditmas Avenue
Aguayo & Huebener
Sunday 1-3pm
$599,000
GMAP P*Shark
The PLG house raises the age-old question: should a finished basement command the same price/sf as the rest of the house? I don’t think it reasonably can. If you exclude the “rec room floor,” you’re looking at less than 1400 sf of living space in this house, or an asking price of nearly $450/s.f. (Propshark says it’s 16 x 50, but that’s only the parlor floor.)
I guess you can’t entirely leave the finished basement out of the calculation. But I don’t see how it can count for much. If you buy a house with an unfinished basement and finish it, that costs a good bit less than renovating an actual floor of the house — not to mention you lose storage space.
Exactly right Hal. My house is zoned B1, two family residence. The zoning on this one and its twin next door), however, strikes me as a bit odd odd — A4, City residence one family. What does that mean? Were these houses at one time owned by the city? Or is that just a term for townhouse? I wonder if it could be changed. Still, I think the house would be kind of small for a two family.
I believe the issue of basement apartments has more to do with building and occupancy codes than it does with landmark district restrictions.
Actually, Gidget, it doesn’t matter that it’s in the historic district (not to be confused with Lefferts Manor, in which the homes are deeded one families). I live in a legal two-family house on the same block; most of the houses on this block are. As I said, this one is one of only four on the block like it and they are all one families, perhaps because they are smaller (Property Shark says they’re 16 x 50 vs. 20 x 50 for the two families). As for the heating, I don’t see why it would be any more expensive to heat than any other townhouse.
We looked at the 274 Lefferts Ave. house back in Sept. ’05 and liked it very much. However, we want another legal apartment to rent in the house, and I believe the basement space would be illegal to rent out (technically) ‘cuz it’s in the Hist. District. Nice vibe at the place; prob a mother to heat, however…
Re: Clinton St. Maybe because it’s big (25 x 50)? It’s also less than a block from PS 29. When I lived in Cobble Hill this block was called the Gotti block because so many of his relatives lived there, and there was NEVER any crime.
Clinton street: location, location, location. Cobble Hill prices are on the rise. Six month and year old comps do not tell the story.
Please forgive me, but I do not understand why the Clinton house is so expensive. It is large yes, but it has been stripped of every detail and bit of character- though not seeing it in person makes this just an assumption. Can someone elaborate?
Also, there’s a guy across the street who just listed his house (a two family) with Foxton’s for $775K. That, IMHO, is insane.