Monthly Archives: May 2011

In the “My 2 Cents” column, I present unbiased, hands-on evaluations of properties on the market that I’ve visited and examined inside and out—and give you my perspective as an architect, developer and appraiser. Contact me for details about this home or others in brownstone Brooklyn.

Options limited for this narrow rowhouse.

I saw this single-family brick home a few weeks ago with one of my buyer clients. While it has some nice features, several factors limit its potential.

Highlights: ∙ Single family configuration and narrow 13’ width ∙Limited renovation options ∙ Block not fully residential  Price: $1,275,000 ($593/sf)

Local Externalities—441 Waverly Avenue is located between Gates and Greene Avenues, in the Clinton Hill historic district. The block is lacking in residential feel—it’s dominated by a school, P.S. 11; it’s a busy through-street; and trees are sporadic. However, most of the houses surrounding 441 are of similar size and style, and attractive and well-maintained.

Architecture/Appearance—According to the LPC’s Clinton Hill Landmark Designation Report, the four homes from 441 – 447 Waverly Avenue are brick Italianate rowhouses probably built by Joseph Kirby around 1868. No. 441 is only two bays wide—13.3’ wide–while the other houses are three bays. The homes were characterized by their double-doored entrances, high stoops, segmental-arched transoms, and cast-iron eyebrow lintels.

This single-family home–with three stories plus garden level and cellar—has nice curb appeal. On the exterior, many 19th century details remain—the stoop, entryway surround, transom, lintels and cornice. Inside, original details are fewer—decorative fireplaces and wood floors—and the overall look is contemporary. The home has good natural light throughout, due to its wide facing street, deep yard, and center stairway design that enhances the light and mitigates the narrowness of the home. But the center stair creates a visual inhibitor, preventing an open layout.

This home has not been fully restored or renovated, but it does include upgrades that, while not uniform, are adequate. The four bedrooms are on the upper two floors, and a living room and library on the parlor floor. On the garden level are the dining room, kitchen, and access to the outdoor deck. While cozy, the eat-in kitchen is lacking in counter space. (An unusual use of space has the kitchen stove positioned inside a fireplace.) The outdoor space is great for entertaining, with a large new deck off the kitchen. And how many houses in Brooklyn have an outdoor shower? This is the first I’ve seen!

Rehabilitation—A more open layout would help this narrow house, and that could be accomplished by removing the walls next to the stairway on the parlor floor—making for a bigger, brighter and more open visual space. This improvement would be relatively modest, costing about $5-$10,000. Another possible renovation—but one we don’t recommend—would be to move the kitchen to the parlor level for a more spacious living area, and also add an outdoor deck on that level as well. This would run about $25,000 – $35,000. For those wanting the benefit of rental income to help with carrying costs, the house could be converted to a two-family home by creating an apartment on the garden level. However, the cost of this renovation would be too high—anywhere from $35,000 – $75,000—taking several years to recoup the investment. Not worth the trouble.

The takeaway—This home is adequate and functional. But it’s competing with other homes in the area offering far more for the price, at least when you look at the price per square foot: Homes that are wider, better configured, uniformly renovated, and located on purely residential blocks.

In the market? I’m happy to walk you through this home or others like it and tell you more. Please contact me at dbrennan@brennanrealtyservices.com or 917-568-6525 to set up an appointment.