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December 8, 2005

House of the Day: Ugly Cover, Decent Book

houseThis new listing from A&H is interesting. It's overpriced given its width, the quality of the kitchen and the considerable exterior work you'd want to do, but it is an interesting lesson on not to judge a book by its cover. We're not even sure what material currently lines the outside of the house and the entry door makes us gag, but if you can get beyond the exterior and the somewhat aggressive paint color choices on the interior, there are some pretty original details in this place that could clean up nicely. Given that a new brownstone facade'll run you over $50,000 and a new kitchen another $25,000, we think this only gets interesting under $800,000. Of course, in typical fashion, A&H refuses to list the address, which makes it hard to too precise in analyzing price. Who can tell us where this is?
Easily Yours for $849,000 [Aguayo & Huebener]




Posted by Brownstoner at 11:47 AM | Comments (15)
Categories: Properties

Comments

I don't know where it is, but without knowing the location or the amount of work needed, I don't think you can say categorically that it's overpriced. (In fact I can't even tell how many stories it is -- thanks again, A&H! Always helpful!)

If it's the actual South Slope, as opposed to the vast, real-estate-agent South Slope, I would expect a place like this, in decent condition, to be in the $1M ballpark (esp. if it were 3 floors). Even, sadly, if ugly. If it's actually Greenwood Heights or somesuch, I'd probably expect $849K for the same place in good condition. And of course, with missing info I always assume the worst.

Also, I wouldn't assume the house had a brownstone facade to begin with. Could be brick or something else, unless your info or your eyes are better than mine.

Posted by: linusvanpelt at December 8, 2005 12:26 PM

I think that the address is 446A Prospect Avenue, which is a really good location.

If it's the house I think it is, it has two stories + basement that was obviously set up as an illegal rental at one point. The unfortunate thing about the basement is that it's ceiling really is too low for most people.

I also believe I detected some structural problems with the house (take a look at the shape of the ceiling if you go in there).

Overall, I thought it was not too bad of a house for the right buyer. I didn't think there were many details worth saving there though -- more like a gut reno type job.

And yes, the exterior is as hideous as it looks in the picture (but unfortunately it is probably the one thing that is in relatively decent shape, so you may want to think twice before replacing).


Posted by: Anon at December 8, 2005 1:15 PM

we just went to contract on a house on this block. ugly block (all vinyl siding frame houses) surrounded by great neighborhoods (windsor terrace, south slope), good transportation and good schools. i actually don;t think the price is so bad. public schools and trasportation go a long way.

Posted by: Anonymous at December 8, 2005 1:38 PM

If this is the 'faux' stone front a.k.a - oops nevermind - and not the asbestos shingle...
then instead of a new facade a paint job in right color can do wonders - you won't even notice what it was.

Posted by: Anonymous at December 8, 2005 5:11 PM

We bought a similar house 2 1/2 stories and full basement, with a much uglier interior everywhere (wider though - 20") in Greenpoint, for 800,000 in July.

Posted by: Anonymous at December 8, 2005 6:24 PM

Re: the Greenpoint house, it is on the edge of the landmark area, 1 block from where the waterfront development is supposed to happen, and has a shed that we can turn into an art studio, however, its all just "potential"- but we love the neighborhood.

Posted by: Anonymous at December 8, 2005 6:28 PM

I've noticed that Brownstoner does not really have a great good sense of Park Slope and even less of a sense of the South Slope. Sort of a stumbling block of an otherwise very fun and informative site. I guess you must have to live there to understand why many, many people still pay close to a million for houses with a vinyl and other odd exteriors in Park Slope. It's a Slope, thing. Then again, Vinyler.com and Brickface.com do not sound as good as Brownstoner.com. Good site, feel like, maybe there's a blindspot on Park Slope prices.

Posted by: Intersloper at December 8, 2005 11:49 PM

Intersloper, I think it's more that many don't realize some people buy a house, others buy a neighborhood. The truly lucky ones get both.

Posted by: Nativegal at December 9, 2005 3:01 AM

Maybe it's all you fools who don't get it -- Park Slope is insanely overpriced accross the board. Just check out those condos corcoran is selling on Park Place (yes, the majic johnson ones). Absolute crap for an incredible amount of money.

I just don't understand it....

bubblicious.

Posted by: anon at December 9, 2005 3:18 AM

I'm guessing its past 5th ave (meaning west of 5th ave) and past 18th st, meaning south of 18th st. for that price. but who knows? AH never gives floorplans or maps.... stinks.

Posted by: me at December 9, 2005 3:48 AM

446A Prospect Avenue

yeah..... i should think so.
http://greenspacesg.blogspot.com

Posted by: greenspacers at December 9, 2005 4:27 AM

I can't tell from the picture if that facade is clapboard, asphalt shingles, formstone, or something else. Nothing wrong with my eyes or my monitor, but the pics here on Brownstoner are often lacking in quality (and size.) That's my only real quibble with the site.

Posted by: Anonymous at December 9, 2005 9:37 AM

Sorry but we don't take the pics...

Posted by: Brownstoner at December 9, 2005 11:15 AM

Applies to your pics, too ....

Posted by: Anonymous at December 9, 2005 12:09 PM

Yes, house vs. neighborhood. Some people go for one or another or both. That's a good point.

I think Park Slope is priced high...but anywhere, any place in tri-state, where the lattes are widely available is going to be expensive. Lattes don't come for free.

Posted by: Intersloper at December 10, 2005 2:10 PM

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