Thoughts on this 1-br in Park Slope?

Just a detail, but although the floorplan lists WPBF, the fireplaces were actually both decorative.

In '06 when the market was red hot they tried to sell at $439k...Now when the market has slowed they are pricing it at $499k...No laundry, no dishwasher why are you interested???

It is in (what I'd consider) prime Park Slope. That said, that price is high. I also don't like that the only access to the bathroom is through the bedroom. A real wood burning fireplace is a fantastic feature--a decorative fireplace is almost a waste of space.

Julia - I'm not necessarily interested in placing a bid on this unit. I'm just curious of what people think. I've been going to 3-5 open houses every weekend with most apartments in the $350-550K range looking like real crap, in need of renovations practically from top to bottom. This is the first I've seen that I feel I would'nt need to change a thing (except for the dishwasher) and it also has the cheapest maintenance.

The $439k price may have been pre-renos.
The place LOOKS nice, but the fireplaces are just a waste of space in an already narrow apt. With that layout, I couldn't even put my couch & tv in the LR, and my apt is a lot smaller (if their sq footage is accurate). $500K seems too high to me.

Out of general curiosity (again, I'm not interested in this unit), I emailed the broker saying I would put in a mid $300's cash offer if he thought the sellers were looking to close quickly and move on to their new UWS apartment. His response

"...I had 14 people on Sunday - I thank you for the comment but 3 people are coming back to see the place, I have a feeling that my price of 499 for what this is- is not too far off the mark..."

I can't believe that 3 people believe that $1,000 psf is on the mark in this environment for a Park Slope 1-bedroom that's a 10 minute walk from the subway.

Too small and expensive at that price. Especially in brooklyn.

prime Park Slope with a lot of charm counts for something folks.

Interesting what you said about the current owners not cooking at home leading to the placement of the fridge.

If you use this url http://www.corcoran.com/property/floorplan.aspx?Region=NYC&ListingID=829849
you can see the floorplan before the reno and, even though they moved the kitchen from the smaller to the larger room, they kept the same layout.

Looks like window, plumbing and fireplace placement dictated layout.

That old layout is worse... "nursery"? Seriously? Plus, having to walk thru the kitchen to get to the john sucks.

It's a prime Park Slope location and the maintenance is good but I think this place is overpriced. No way in hell would I ever renovate a kitchen and not put a dishwasher. Even if I didn't cook, a dishwasher is an expected kitchen amenity. I also think that what that broker told you is all fluff. Don't believe what he says until they actually have an offer. I think this place is overpriced. Should be $429,000...

broadwayron: When the broker told me that the now walk-in-closet used to be a nursery I was quite surprised, considering there's no windows or ventilation in there whatsoever. I could not imagine what it would be like the way the original layout was set up, entering the front entrance into the bedroom seemed quite odd. Good luck to the broker if he actually got 3 interested buyers.

I can't tell if there is a washer/dryer. To me that is more imp than a dishwasher, altho I do understand the appeal of a dishwasher.

fishermb, I think you ask a reasonable question. These are the kind of pre-war details that make a place *desirable* as opposed to being merely tolerable.

In my opinion, the place is overpriced, however. It's a small house, the rooms are narrow, and on the parlor floor you have neighbors both above you (walking around overhead) and below you (who can hear you walking around).

I actually like the decorative fireplaces altho it's no accident that the broker deceived you about that; I would take away points from any seller that tolerates outright lies from his broker.

This is not a market where sellers should be lying.

Finally, 6th Ave is not the street I would choose to live on in the Slope. Of course it's lined with pretty old houses, but you're better off on a side street (less foot and car traffic, and more trees). It's true that Sixth is sort of unique as an avenue because it's not zoned for commercial, but lots of thru traffice goes down Sixth nonetheless.

I don't believe that broker has three bids at that asking price anymore than I believe you can burn logs in those fireplaces. Walk away. If you really love the details, you might get it for a lot less. Wait 4 to 6 mos if you can.

fishermb: "Out of general curiosity (again, I'm not interested in this unit), I emailed the broker saying I would put in a mid $300's cash offer if he thought the sellers were looking to close quickly and move on to their new UWS apartment. His response

'...I had 14 people on Sunday - I thank you for the comment but 3 people are coming back to see the place, I have a feeling that my price of 499 for what this is- is not too far off the mark...'"

Three people coming back to see the place is a far, far, far way from 3 offers. Good luck.

It seems this unit finally sold a few weeks back. Does anyone have access to the closing price? Very curious, their listing stuck pretty close to the original list.

Sold for $435k, Fisher. If you click on the building you can see the last 3 sales, and there have only been two in this building. 9%+ off list.