Beautiful Fake Reno

Well, it's not in the historic district, so you could add a floor... Still, there's so much else wrong with the presentation and the floorplan that it's only worth considering whether a shell in this neighborhood is worth $3.5m. (and it's definitely not "prime" park slope, though the definition of prime may have shifted since I lived there.) How wide is the lot? The room measurements are all over the map. AI generated?

On that plan: Where do you hang your wet coat when you walk into the house? Across the living room? It's a fantasy plan for striving PMCers with more aspirations than common sense. A home cinema! A "Creative Room"! A Yoga Room! A gym! A sauna! A wine cellar! And a 'full bath' on the main floor where a half-bath would be more appropriate. At least they had the good sense to put the laundry room on the 2nd floor. Much to hate here...

Aaron, The lot is 18.33 wide. So the interior width dimensions are made up and meant to fool people. You can get 17 foot less a few inches at best total assuming some walls are just plastered or exposed brick. Adding 4th floor may need set back due to building height restriction of 40 feet - this may be 35 feet already.

And demo without permits. Look at the violations.

https://a810-bisweb.nyc.gov/bisweb/ECBQueryByLocationServlet?requestid=2&allbin=3021690

Sold for 1.9 about a year ago. 300 what would you value the demo work at?

Negative as they got $100k worth of violations for doing work without permits.

Otherwise demo cost including garbage removal and new subfloors, if leveled by fixing the joists, is at least $150k.

300>> demo without permits

Yes, that’s what they promise in the copy!

copy>>…while saving you hundreds of thousands of dollars in renovation costs and many months of demolition and paperwork.

copy>> The owners have pristinely gutted this property

I’m sure that’s what most potential buyers will think as soon as they walk in. “My, my… I have never seen a gut job this pristine! I can’t wait to move in with my VR glasses and live my life in the renderings, freed from the constraints of physical space.”

?

And another bathtub parked in front of the window, in theory -

That was supposed to be an LOL!

Ha. They forgot to add that:
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“My, my… I have never seen a gut job this pristine! I can’t wait to move in with my VR glasses and live my life in the renderings, freed from the constraints of physical space.”

In case your hood is not working properly, easy access to shower.
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And a 'full bath' on the main floor where a half-bath would be more appropriate.

Keith,

To your price question, I think they can get low $2mm for 2500 sq ft and the buyer will clear the violations. I don't see the listing going in, just the recorded sale. So, it is likely that they indeed got a good price.

@300: Thanks for the size & violations info. That will be a tiresome bit of work to potentially complicate a future closing. I particuarly like violation # 39149356J (removing the stop work order).

Aaron, My take is that it will sell to a developer who will remove violations by submitting reno plans to DOB. The current owners had complete disregard for DOB. They didn't even try to fix violations and continued demo despite Stop Work Order. At least the listing brokers is clear about the existing square footage and number of floors in the listing description.