What's really nice about this house is that the woodwork, at least on the first floor, wasnt' painted over a zillion times. But I'm not sure I could live for one second with that bathroom and kitchen, especially if I'd paid around $800k to live in Crown Heights. So, if it were my money, which it isn't, 750k tops.

Posted by: Bolder at November 16, 2009 7:39 PM in response to House of the Day: 685 St. Johns Place

I think the central point here is that you aren't going to find ANYTHING else in any condition for that price in this area. There are a fair number of people who want a place that needs a gut reno, or want a shell to reimagine. There are a lot of new building techniques out there, and renovating this as a modern box might be less expenseive than most of us think.

But I'd say the seller should thank Brownstone for drumming up interest.

Posted by: Bolder at November 13, 2009 4:56 PM in response to Big Turnout for 437 Waverly Auction

Do you want to cut directly on the counters? If not, try Waterlox. If so, I would think mineral oil would be the easiest and most economical treatment. We have butcher block but don't cut directly on it (I actually like the way it looks more than I need the convenience of the surface)

Posted by: Bolder at November 9, 2009 5:34 PM in response to Butcher Block Treatment

Looks like a 3-br in this configuration, no? (yeah, no windows, no bedroom...).

I think this may actually go for ask. That's a great part of williamsburg, close to the train, very interesting shops,clubs, restos. East of Bedford doesn't interest me all that much, probably because I'm over 40.

Posted by: Bolder at November 2, 2009 9:22 PM in response to Condo of the Day: 85 North 3rd Street, #207

Sounds a smidge high, but if you are comfortable with the contractor and know for sure they are insured and bonded, and you've got a reference or two, it's hardly out of line. We paid about 8k for a similarly sized bathroom, but the walls were salvageable.

Posted by: Bolder at October 27, 2009 11:06 PM in response to Bathroom Quote

Well, obviously in a down market like this one, renting looks a lot more attractive.

But when things pick up, and vacancy rates decline, landlords will be back to their old tricks again. The holy grail, as always, is to be a little bit ahead of the market.

There's not doubt that renting wasn't looking so hot 3 years ago...if you could have afforded to buy a place in 2003 and didn't, you missed out on 4 very good years of wealth building. And I don't think home prices in NYC are back to 2003 levels. Yet.

Posted by: Bolder at October 13, 2009 9:18 PM in response to To Own or to Rent?

Honestly, this could be the last unrenovated carriage house in the entire city, or at least BH. So that's gotta count for something. I say this goes for auction minimum, plus some.

Posted by: Bolder at October 5, 2009 8:15 PM in response to 280 Hicks Up For Auction

That Crown Heights place looks like a bargain. (though I'm surprised it's been on the market for that long. Maybe some other issues?).

Unless it needs a complete mechanical overhaul, it looks like you could live there and slowly renovate...though you'd need about 600 gallons of Peel-Away...but it looks like everything's there.

Posted by: Bolder at October 2, 2009 10:16 PM in response to Open House Picks

I do not like this building. There's nothing wrong with it intrinsically, but it is out of context. If Meier (or the developers who hired him) was so set on building in brooklyn, then downtown or waterfront is the place for this (or maybe Long Island City in qns). But they tried to trade on the Park Slope cachet, and hey, it didn't work, because people think of brownstones, not glass boxes, when the think about Park Slope.

Posted by: Bolder at September 28, 2009 1:19 PM in response to The Darkness at Richard Meier's Brooklyn Tower

A few points: The price seems high but at this point I think sellers are resigned to getting offers 10-20 pct. off ask.
The layout is fine for a singleton or couple but the 5th floor walkup: Not good for anyone except hermits.

A long time ago my wife and I decided that anything over the 3rd floor is a no-go zone.

Posted by: Bolder at September 23, 2009 4:10 PM in response to Co-op of the Day: 8 Sidney Place, #5

In this market you may want to sell, then rent while you look. We have finessed the sell/buy dance twice, but that was in a strong market, and it was still a near thing. (we had to camp out for a week with friends, board our pets)

Posted by: Bolder at September 21, 2009 10:12 PM in response to Moving Equity to a New Apt

As a longtime co-op board member, I think you need to nip this in the bud right now. Yes, it's great that you're all friends, but this is obviously keeping you all up at night. If she really is in violation of some sort of rule, then your next step is clear. If not, then you need to call the police. I wouldn't threaten to call the police; just do it. If you get any blowback, say it must have been a neighbor.

Posted by: Bolder at September 21, 2009 10:08 PM in response to Ignoring Coop rules

I'm pretty happy with our Bosch. Forget the model but we paid about $1,700 for it a year ago. Gas/gas, with convection/warming drawer etc. Looks more expensive than it is, and the full grate top is a nice feature. FWIW I looked at just about every range out there and my conclusion that for high end, Blue Star, and mid-range, Bosch.

Posted by: Bolder at September 21, 2009 10:05 PM in response to Range Suggestions (Part 2)

They've made the most of a railroad flat, but having lived in one as a rent stabilized tenant, it's crappy layout for long term living. No way is this a 550k apt, even if this was the top of the market. I'm usually willing to give sellers the benefit of the doubt, but here I'm on Team Delusional.

Posted by: Bolder at September 21, 2009 9:59 PM in response to Co-op of the Day: 242 Baltic Street, #17

I love that everyone assumes a buyer would put down 20 pct. and get a mortgage for the remainder.

I just think anyone who would seriously consider this place would put down 40 or 50 pct., (and also, assume that this is the bottom of the market) so that the rentals will cover most of the mortgage. Then, when things eventually improve and rents rise, they'll be making money.

I think the real stumbling block right now is where the market's at. It's hard to know if this really is the bottom or a trench...

Posted by: Bolder at September 21, 2009 9:55 PM in response to House of the Day: 135 Lafayette Avenue

Compare this to Columbia, which also has only a few points of access, but lets the public wander/loiter year round. There's a lot of crime around that campus (which the university does its best to down play), too.

I think urban campuses should be as open as possible (see Penn, for instance),as it fosters trust between the campus and the neighbors. Pratt, as a pillar of the Brooklyn community, should know this. An "us vs. them" attitude is only going to create antagonism that could spill over into criminal acts.

Posted by: Bolder at September 11, 2009 12:36 PM in response to Pratt: Not In Our Front Yard

This is a jewel box of an apartment that will appeal more to singles or childless couples, maybe as a pied a terre. A 400 sf terrace in prime BH has got to be worth a fair amount. 700k doesn't seem out of line, so 10 pct. off ask.

Posted by: Bolder at September 2, 2009 2:48 PM in response to Co-op of the Day: 56 Garden Place, #2

I think Dylanfan is right on. We used high-end appliances and tile with Ikea, and it looks great. Our contractor installed, but next time I would do it myself (we assembled the cab bases).

The caveat about Ikea is that it doesn't look like anything BUT Ikea (this is either a good thing or a bad thing). Durability sort of depends how you use it (we have 2 kids who like to bang on things) but if the doors get chipped replacements are cheap.

You'll also have to do all the ordering/purchasing yourself (It took me four trips to Paramus for our kitchen).

Posted by: Bolder at August 31, 2009 4:19 PM in response to IKEA Kitchen

Sorry, BH76, if you clean the filter regularly (in the diswasher) it will trap a not insignificant amount of grease. If you saute or pan fry a lot (or even reduce sauces) the steam is laden with grease/oil. It does keep your cabinets a lot cleaner and less sticky.

This is a nicely renovated, well-staged apartment. But I still don't think it's over 850 sf., which is small for a 2br. I'd look at as a generous 1 br, using the small room for office/study/guest br. I'd say it goes for about 10 pct. off ask.

Posted by: Bolder at August 31, 2009 4:13 PM in response to Co-op of the Day: 11 Schermerhorn Street, #4FE

Double Windsor...sounds like a good place to "tie" one on...

(sorry. was too easy.)

Posted by: Bolder at August 26, 2009 1:50 PM in response to Brooklyn Food & Drink Round-Up

"Williamsburg, like Camelot, is...a silly place."

And, Brenda, thank God for it. Or, should I say, thank adonai for it?

Seriously, everyone complains that Brooklyn is becoming some sort of generic condo-land, but when something like this appears, you want the weirdos gone? I don't get it.

Posted by: Bolder at August 25, 2009 3:36 PM in response to Streetlevel: Traif Bike Gesheft

Yes, you will probably need an extra brace on the joists above. That's a really good price, btw.

Posted by: Bolder at August 24, 2009 6:30 PM in response to ceiling fan installation

Chicken, looks like our new kitchen combo (accomplished by illegal Poles...). One question, tho, is why didn't you get a range hood that spans the gap between cabinets? SOrry to nitpick but it seems an omission. Overall, tho, great job and thanks for posting.

Posted by: Bolder at August 17, 2009 6:56 PM in response to Renovation on the cheap

Those bedroooms are awfully small. OK for a family with one child, or, better yet, as a 1 br with study/guest room. In Crown Heights, this is a 425K place or less.

As for the aforementioned "cool factor": It's not that CH is a hot neighborhood, but you can easily get to PH, FG, the other CH etc. Whereas in Inwood etc., you can't easily get to the nearest hot nabe, which is probably the West Village. I agree that the buzz is off Upper Manhattan...

Posted by: Bolder at August 17, 2009 6:52 PM in response to Co-op of the Day: 358 Eastern Parkway, #8

It would be like meeting a stranger on the street and deciding to buy a house with them.

I personally would avoid it, not so much for the financial issues regarding the building, but for the forced intimacy, i.e. you might not like them, but they'll know every detail about your personal, professional and financial life.

I wonder how a 2-unit coop came into being, anyway. I'm guessing a landlord go into financial trouble and let his tenants buy him out. But why not just sell the building?

Posted by: Bolder at August 15, 2009 2:32 PM in response to Safety in 2 Unit Coop?

In a time of flat or declining prices, a place like doesn't look like a good deal. The comment about renting in a better neighborhood is spot on. Sure, CHS is perfectly fine...but for a typical single buyer or young couple who works in Manhattan or downtown brooklyn, it might as well be Siberia. And if there's a good chance you'll be losing money, why live in Siberia while it's happening?

Posted by: Bolder at August 13, 2009 5:50 PM in response to Co-op of the Day: 345 Montgomery Street, #3O

My experience is that the non methylene chloride products (with the exception of Peelaway 1) work fine, but more slowly. I suspect your man would charge more if you insisted on mc-free stripper. Toxicity won't be an issue for you as he'll be working outside. Now, the effects on the environment are another matter and up to your conscience, esp. if it rains in the middle of the job.

Posted by: Bolder at July 30, 2009 10:15 PM in response to Rock Miracle Paint stripper?

I grew up in Pa. Dutch country and farmers markets there are cheap cheap cheap. There's none of that "locavore" crap...veggies in season are local, otherwise come from the usual sources (california, chile, mexico etc.) Decent poultry and beef, not necessarily free range or grass fed or whatever, but generaally from a Pa. producer.

The Greenmarket nazis in NYC like to think they're doing us a favor by insisting that everything be single source etc. but what they're really doing is lining the pockets of a few gentleman organic farmers. And providing fodder for foodie blogs.

I'm pretty sure B/S probably needs better and fresher produce, but I'm certain they don't need ramps and $14 a gallon organic milk.

Posted by: Bolder at July 28, 2009 8:13 PM in response to Closing Bell: Malcom X Farmers Market on the Ropes

2 points: There's no "fraud" here. Anyone who is seriously interested will decide for themselves how to set up the sleeping arrangements. I've said it before and I'll say it again: There's no "bedroom police" in NYC who will break down your door in the middle of the night and see who's sleeping where.

Also, there are plenty of single people or couples who want 2 or three bedroom apts. Lots of people want home offices, guest rooms, tv rooms etc. This is especially true in dumbo, I'd guess, because it's not really a family neighborhood. (or, not marketed that way)

Posted by: Bolder at July 23, 2009 4:33 AM in response to Condo of the Day: 30 Main Street, #4G

I can guarantee that if you want to use mahogany, it will be cheaper to strip it. If you want to rip it out and go with boring old poplar baseboards only, it will be cheaper to do that.

If you're lucky, the paneling originally had shellac on it, so a heat gun will take off 90% of the paint right away.

Can't help you on the recommendation as I have always stripped my own wood, so to speak.

Posted by: Bolder at July 7, 2009 6:10 PM in response to Stripper for wood paneling?

At $1.3, they've definitely factored in maintenance. Its a little on the high side, but not by much. I'm guessing that the kitchen/bathrooms are not in good shape, however, and it could easily run you 80k to renovate them all.

I'd say this is 25% off peak 2007 pricing. What will it sell for? $1.15 is my guess.

Posted by: Bolder at July 7, 2009 6:06 PM in response to Co-op of the Day: 27 Prospect Park West

I like it, but not with that maintenance. I'm thinking this is around 650-700 sf, maybe a little less. So for less than prime Park Slope, even full service, it's too high for my taste. Plus, there's not much storage. So 400k sounds about right.

Posted by: Bolder at July 6, 2009 7:08 PM in response to Co-op of the Day: 1 Plaza Street West, #8C

Definitely old school--lots of little rooms. The lack of a dining area is a big, big drawback, tho. So I'll say this sells for around 500-515k. If you're the kind who eats out all the time, it may not be a problem.

Posted by: Bolder at June 23, 2009 7:06 PM in response to Co-op of the Day: 30 Willow Place, #4

PS place looks to be well bought. 1700 sf, 3 br, 2.5 ba, for 1.1 mil on 2nd St.? Even if it were a dumpy 4th floor walkup (which it could very well be), that's pretty decent for the buyers.

Posted by: Bolder at June 23, 2009 11:48 AM in response to Last Week's Biggest Sales

"And the layout is lovely and very efficient, but it really is not that big at all."

Not meaning to harp on this, but how is it place less than 1200 sf? It's 40-plus feet on the X axis, by 30-plus feet on the Y. I'm being extremely conservative, and I know it's not a square.

I feel pretty confident in this because our apt has rooms that are just about identically sized (actually a little smaller all around), and it was appraised at 1276 sf.

But, if the walls and molding are as neglected as some people say, it won't go for ask

Posted by: Bolder at June 22, 2009 11:44 PM in response to Co-op of the Day: 170 Prospect Park West, #4L

I'm thinking that's well over 1300 sf. Also thinking that I'd knock down the wall between the d/r and l/r. Walkup will drive off some, but it's on PPW and maint. is low. I'd love to follow this one and see what it goes for. Two years ago this would have been 950k-plus, if not over 1 mil., so the ask is not unreasonable.

Posted by: Bolder at June 22, 2009 7:02 PM in response to Co-op of the Day: 170 Prospect Park West, #4L

We have them in our kids' bedroom. They pick up an amazing amount of lint, fuzz etc. And there's no border, so they look sort of unfinished.

however, they are really easy to clean (medium pile) and are certainly cheaper than an equivalent sized area rug. A couple of times we've pulled off individual tiles for deep spot cleaning.

I can't really comment on the wear issue because we don't wear shoes inside.

All in all, I think you get what you pay for. It's nice to be able to customize the layout (ours are in a T-shape).

Posted by: Bolder at June 19, 2009 2:41 PM in response to FLOR tiles -- reviews?

My mothers family is from Belle Harbor and the rockaways. SOme of the bungalows are being used as surf shacks with the openings of the surfing beach at 92nd St.

Yes, the Rockaways east of 116th are a textbook perfect example of how not to do urban planning. It's amazing to me that the area around a perfectly nice beach in the country's largest city is such an eyesore.

The A Train is certainly a huge part of the problem. It can be faster to catch a bus to Avenue X at Bklyn College if you want to get to manhattan. Not sure how you get around that-- the city isn't going to build a new causeway for a high speed line, that's for sure.

Posted by: Bolder at June 19, 2009 2:37 PM in response to The Last of the Bungalows

That's not a brick ceiling. It's wood. I don't mind the exposed brick, but I suspect it woulnd't be too hard to cover with drywall. (plaster might need lathing).

The kitchen is really gross. I'd have to rip out those cabs and start again.

Good location, price doesn't feel that out of whack. I haven't seen too many move in condition homes in prime CG for less.

Posted by: Bolder at June 18, 2009 4:52 PM in response to House of the Day: 78 Douglass Street

Why do some people on this site get hung up on the definition of "bedroom." People aren't idiots; they can see what rooms are suitable for sleeping and what aren't. It's not like the Housing Dept. is going to conduct midnight raids and steal all the children who are sleeping in windowless rooms, or converted dining areas, or "home offices."

Posted by: Bolder at June 15, 2009 7:58 PM in response to Co-op of the Day: 152 Prospect Park West, #4B

Four days' work? Hard to say. I'm not sure how you knock 2k off this bill.

I would also say that you take on the locals at your own risk. Yeah, this guy could be ripping you off, but he could also be the local jefe...but you don't want to be a patsy, either. Guess what I would do suck it up, pay this one and never use him again without supervision.

Posted by: Bolder at June 14, 2009 10:38 PM in response to Ripped off??

Stripping should be around $200. But surely you can stain them yourself since they're in very good condition? Oak takes stain pretty easily, in my experience.

Or, you can sand with 220 and slap 3 coats of Waterlox on them, sanding with 400 between coats. They'll look great.

Posted by: Bolder at June 8, 2009 6:18 PM in response to Stripping Old Wood Doors

Don't know if you have w/d, but 100 amps is not out of the realm. More and more people want the option of putting in an induction cooktop, for instance.

As for licensed vs. unlicensed...if it were my co-op, I'd require a licensed electrician for anything involving common-area wiring. I think if you shop around you'll get the price you want.

Posted by: Bolder at June 3, 2009 6:12 PM in response to Upgrading Electrical Service?

I suspect any serious brownstone bklyn buyer is going to go thru the NYT site first, then to the listing sites. So I don't see this as an exposure issue.

The real problem is the Precious Properties Web listing. They give way too much information! I'm serious. I think you want to whet buyers' appetite to learn more about a place, not give them reasons to reject it. To me, 5 well-chosen photos are all you need, plus an accurate floorplan and tax data, and you're good to go. Anything else is TMI.

Posted by: Bolder at June 3, 2009 6:05 PM in response to House of the Day: 240 Dean Street

Yes, if their horizon is only 5 years, I'd rent and put the child in a private school when he/she is of age. Seriously.

But, if they're determined to buy and don't plan on having another child, they will find great value right now in newer condos in west Harlem. They should be able to find spacious 2 brs with tax abatements for under 700k.

Based on their income, (just about what ours is) their ceiling should be about $4,200 a month all in (mort. plus maint/ccs). With the interest deductions etc, they should be around 3,500k/month after tax time.

Posted by: Bolder at June 2, 2009 7:06 PM in response to Price Limit Question

This is definitely my aesthetic. But, yes, it's way overpriced. I'm actually more stunned that they paid 625k in 2003 than that they're asking more than twice that in 2009.

I lived in a rent stabilized railroad flat that was about this wide, but I don't think I could actually own a space that narrow. I hope the owners didn't sink too much into the renovation and that they at least break even. I'm thinking if they really want to sell, somewhere around $1 million will get it done.

Posted by: Bolder at June 1, 2009 6:52 PM in response to House of the Day: 130 South Oxford Street

I wonder just how many 1 family frame houses are left in BH. 25? fewer? I think this is well bought, esp. since it's 25' wide. I do agree that at the height this might have fetched $4 million -- but the original ask was way out of line, and I think the sellers paid for it dearly.

Posted by: Bolder at May 29, 2009 12:22 PM in response to 72 Hicks Street Sells

I'd just take a hand plane to the part that rubs...as for shims, I like to use strips of corrugated cardboard. You can just screw right through them...

Posted by: Bolder at May 28, 2009 11:09 PM in response to Help! Screen door off center

At least you have privacy. I too think the maint. is high, but unless I'm wrong, this is essentially an entire carriage house. So the price looks good, and if you can square that with the maint., I guess it's priced ok. Of course, it hasn't sold, so obviously not...

Posted by: Bolder at May 28, 2009 11:05 PM in response to Co-op of the Day: 80 Poplar Street, #1R

Petebklyn is right about condo resales. Friends who bought in 05-07 are dying right now.

Also think whether Case-Shiller lags is sort of irrelevant. I too think peak in NYC was in mid- or late 07, but it is a better gauge of the broader market than the bogus realtor "statistics" they trot out every quarter.

But...will brownstones really fall 50% from the 2006 peak? Maybe in outer Bed-Stuy, but overall I suspect not, but only because I think they're much more desirable now than in the early 90s. The city is safer overall, and more important, brownstone neighborhoods are, too.

Posted by: Bolder at May 26, 2009 7:00 PM in response to Last Week's Biggest Sales

Definitely don't apologize about butcher block! I like it.

Posted by: bkrules at November 9, 2009 6:37 PM in response to Butcher Block Treatment

Check www.butcherblockco.com and a few of the other suppliers. There are butcher block counters made in many different woods and the walnut & cherry are especially beautiful.

Posted by: daveinbedstuy at November 10, 2009 9:00 AM in response to Butcher Block Treatment