Thinking of selling your home?

Tag Archives: carroll gardens

Our First 12 Months at Brennan Realty Services

By Donald Brennan | Published: September 30, 2011

At Brennan Realty we pride ourselves on delivering the best customer service to everyone that we come in contact with. Yes, we’re a small firm, but that doesn’t equate to less exposure or capability; it means that we’re able to give our clients the undivided attention they deserve. We’ll sit down with each client that comes through our door and take time to understand their needs. With all available technology at our disposal we can generate as much exposure for our selling clients as the larger firms and see the all properties that may match up with our buyer client’s needs. We have time and again proven measurable results for not only the houses we sell, but also to all of our buy side clients.

Take a look at our track record. Over the past twelve months we have sold, bought and rented real estate for many satisfied clients. Below are examples of some of the deals that we made happen; in addition to these transactions we’ve also provided consultation services for people looking to renovate their homes or buy multi-family investment properties.

Sell Side:

36 Cambridge Place, Clinton Hill, Brooklyn
3,328 sq ft, 2-family, semi-detached townhouse
Closed September 2011
This 19th century townhouse is located on one of the most desirable blocks in Clinton Hill; it was lovingly restored and meticulously maintained. The property is a marketing success because we employed all our resources in making sure that this property was advertised to its fullest extent. Our marketing efforts generated multiple offers, which allowed us to deliver a buyer at a price that exceeded the expectations of our client.

39 Plaza Street West, 5A, Park Slope, Brooklyn
1,500 sq ft, 3 bedroom, 2.5 bath, pre-war co-op
Closed September 2011
This is an elegant fifth floor Classic 6 with three exposures and an abundance of natural light and views. This Rosario Candela designed pre-war co-op is located in the heart of Park Slope. Walk just a few steps to Prospect Park, Grand Army Plaza, the Green Market and the 2/3/4 subway lines.

220 East 73rd Street, 3A, Upper East Side, Manhattan
1 bedroom, 1 bath, pre-war co-op
Closed December 2010
This is an elegant one bedroom co-op on a beautiful tree-lined Upper East Side block. The apartment was meticulously maintained and the new owners are enjoying the comfort and convenience of an oversized living room with room for dining, two large walk-in closets, entry foyer, windowed kitchen and bathroom, and courtyard view.

Buy Side:

40 Cambridge Place, Clinton Hill, Brooklyn
Closed September 2011
We had been working with this client since the spring of 2010. They brought significant knowledge and interest to the table in the pursuit of an opportunity to create their own custom home. Due to our success in marketing another Clinton Hill townhouse we got a first look at this “off market” deal. With patience and fortitude we were able to help our client acquire the project, which fit perfectly with their needs. We have strong relationships with many people in the real estate business here in Brooklyn so knowing about off market deals is something we use to our full advantage when it comes to helping clients find a home that is right for them.

1 Grand Army Plaza, Prospect Heights, Brooklyn
Closed July 2011
This converted two bedroom was spacious and also included a private 500+ square foot patio that has plenty of room for outdoor entertaining. Closets and storage spaces are built in at every turn. The amenities include a full-time doorman, concierge, porters, on-site attended parking, meeting room, billiards room, children’s room, and direct access to a 30,000 square foot health club with indoor pool.

100 2nd Place, Carroll Gardens, Broooklyn
Closed February 2011
This three-bedroom and two-bathroom duplex condominium with a garden is located in Carroll Gardens. It is one of the best condo rehab projects in Carroll Gardens.

225 East 73rd Street, 4A, Upper East Side, Manhattan
Closed November 2010
We worked with our client to help them find the home of their dreams which they did with this two-bedroom pre-war home located in one of the Upper East Side’s most desirable buildings.

Rental:
Cobble Hill, Brooklyn
Move-in November 2010
This client was moving from New Jersey, she wanted to be closer to her job in midtown. We searched for many apartments for her and she eventually fell in love with a Cobble Hill apartment. It was an extra large one bedroom with the original detail and a working wood-burning fireplace.

Rental Listing:
441 Henry Street, Cobble Hill, Brooklyn
April 2011
This couple wanted to upgrade their space in Manhattan and wanted to move into Brooklyn. Unfamiliar with the different neighborhoods in Brooklyn, we explained the similarities and differences to them and now they are very happy living on the tree-lined streets of Cobble Hill.

441 Henry Street, Cobble Hill, Brooklyn
August 2011
This client was a Canadian native and had previously lived in Midtown, but wanted to move into Brooklyn.

At Brennan Realty Services are able to identify opportunities not apparent to the average broker and our clients are able to act quickly if the occasion should arise as we equip them with all the market knowledge they need to act with confidence.

1 Comment
Posted in Uncategorized | Also tagged , , , , , , , , , , , , , , |

Market Snapshot: Demand Strong for Brownstones in Carroll Gardens

By Donald Brennan | Published: July 12, 2011

Here’s a link to my latest post on Carroll Gardens Patch, in which  I examine the sales of four Clinton Street brownstones and what they say about the market.

Leave a comment
Posted in Uncategorized | Also tagged , |

Consider Outdoor Public Space When Looking for a Home

By Donald Brennan | Published: June 7, 2011

Summer play in Carroll Park.

In my latest blogpost on Carroll Gardens Patch, I discuss the importance of outdoor public space in buying a home. Read the full post here.

What’s your favorite public space in Brooklyn? We’d like to know! Tell us on Facebook.

Leave a comment
Posted in Uncategorized | Also tagged , , |

How Configuration Impacts Townhouse Value

By Donald Brennan | Published: May 19, 2011

This article by Donald Brennan originally appeared on the Carroll Gardens Patch blog on May 4.

Looking at . . . Townhouse Configuration

Recently I visited two adjoining houses on the market in Carroll Gardens–369 and 371 Clinton Street, between DeGraw and Sackett streets. Both were 19th century two-family Italianate-style brownstones of similar size and price, surrounded by other lovely, historic homes of the same character.

So why did 371 seem so much more appealing? And why was it snatched up by a buyer in just 20 days at list price? One word: Configuration.

Number 371 consisted of an owner’s triplex and a garden-floor rental–what I think to be the best layout for a two-family home. The owner can use the main staircase, and with the apartment on the basement level, doesn’t have to waste valuable space with an extra staircase.  371 also had Read More »

Leave a comment
Posted in Uncategorized | Also tagged , , , , |

My 2 Cents: 369 Clinton Street, Carroll Gardens

By Donald Brennan | Published: March 24, 2011

In his new “My 2 Cents” column, Donald Brennan presents unbiased, hands-on evaluations of properties on the market that he’s visited and examined inside and out—and gives you his unique perspective as an architect, developer and appraiser.  Contact Donald for more details about this home or others in brownstone Brooklyn.

Double duplex with a vision for single family use.

I attended the open house for 369 Clinton Street soon after I had checked out the adjoining property, No. 371, which I wrote about last week. I’ll compare them in my next post—but here are my thoughts about this 4-story-plus-cellar brownstone. While I am not a huge fan of the double duplex configuration in narrow buildings this property can be easily converted to a single family.

Highlights: Impressive Chef’s kitchen and garden level living space.

Price: $2,800,000 ($848/sf)


Local Externalities—369 Clinton Street is located between DeGraw and Sackett streets in Carroll Gardens, just outside the Cobble Hill historic district and just a block from Court Street and its shops, restaurants and the Cobble Hill Cinemas. But you’ll have a six-block walk to the Carroll Street subway station, and encounter a good amount of traffic since Clinton is a through street for cars headed north to the Heights and the Bridge. However, the block is filled with lovely, historic 19th century brownstones and row houses, most of which have maintained their historic character. 369 Clinton Street and the surrounding homes are of similar size, style and vintage, and all appear to be well maintained.

Architecture/Appearance—369 Clinton Street’s construction is consistent with the Italianate style brownstone homes built in the 1840s – 1870s, with an arched doorways, double-leaf doors, and high stoops.  (See the LPC’s row house guide for details.) The building’s exterior has a finish that’s a lighter shade of brown relative to its neighbors. Inside, it has a double duplex configuration—a layout I find to be a less efficient use of space in narrow buildings like this one (16.5’ wide x 50’ deep). The owner’s duplex—with two bedrooms and 1.5 baths–is on the garden and parlor floors. I found it odd that the parlor level had no bathroom—the ½ bath is in the cellar. This duplex does have some beautiful finishes and detail, however, and it’s nicely decorated. The garden level has an outstanding Chef’s kitchen and French doors that lead to the dining room and outdoor patio—perfect for entertaining. The rental duplex—with two bedrooms and two full baths–is on the upper floors, and is of rental quality but well maintained. Reportedly, the tenant is paying $3,500/month in rent, but $4,500 is closer to market.

Rehabilitation— The current configuration of this property doesn’t give the owner/occupant the feeling of townhouse living, and I believe it would be much better served as a single-family home.  Such a conversion would involve removing the partition at the parlor level foyer and the second kitchen, which would allow the master bedroom to be moved to the second floor. These renovations would cost about $15,000  to $20,000–just for the minor reconfiguration work.

The takeaway: If you don’t mind the double duplex configuration, this home does provide significant rental income along with some interesting features. If your heart is set on the single-family conversion, you’ll need to factor in the additional cost and time to make it your own.

In the market? I’m happy to walk you through this home or others like it and tell you more. Please contact me to set up an appointment–no obligation:

Donald Brennan 917-568-6525 dbrennan@brennanrealtyservices.com

Leave a comment
Posted in My 2 Cents | Also tagged , , , , |

My 2 Cents: 371 Clinton Street, Carroll Gardens

By Donald Brennan | Published: March 17, 2011

In his new “My 2 Cents” column, Donald Brennan presents unbiased, hands-on evaluations of properties on the market that he’s visited and examined inside and out—and gives you his unique perspective as an architect, developer and appraiser. Contact Donald for more details about this home or others in brownstone Brooklyn.

A tasteful and well-configured brownstone for the higher-end buyer.

I looked at this two-family property twice this month—once at an open house and another with one of my buyer clients. There’s a lot to like in this 19th century home, and if you’re at this price level, it’s well worth considering.

Highlights: ∙ Ideal two-family configuration w/ owner’s triplex  ∙ Nice finishes and original detail  ∙ Move-in condition

Price: $2,695,000 ($816/sf)

Local Externalities—371 Clinton Street is located between DeGraw and Sackett streets in Carroll Gardens, just outside the Cobble Hill historic district. You’re just a block from Court Street, with shops, restaurants and the Cobble Hill Cinemas,  although it’s about six blocks to the Carroll Street subway station. Clinton Street is a through street for traffic headed north to the Heights and the Bridge, and it does get busy during rush hours. But the block is filled with lovely, historic 19th century brownstones and row houses, most of which have maintained much of their historic character. 371 Clinton Street and the surrounding homes are of similar size, style and vintage, and all appear to be well maintained.

Architecture/Appearance—While the year built is not reported, 371 Clinton Street is consistent with the Italianate style brownstone homes built in the 1840s – 1870s, with an arched doorways, double-leaf doors, and high stoops.  (See the LPC’s row house guide for details.) This home shows well, with nice finishes, original detail, and furnishings. It has an excellent configuration for a two-family home: an owner’s triplex on the top three floors (4 bedrooms, 2.5 baths) with a back deck off the parlor level; and a 1-bedroom, 1-bath garden apartment rental. (While the apartment will be delivered vacant, it should be easily rented at $2200 +/- per month.)

This is the best layout for a two-family home, since the owner can use the main staircase, and with the apartment on the basement level you don’t have to waste valuable space for an extra staircase. I was also impressed by the smooth flow of the space–bathrooms on every level, comfortably wide stairs and landings, good access to the deck, and very functional living room, dining room, and kitchen combo on the parlor level.  The yard is small, but neat and well maintained, and the cellar has decent ceiling height, maybe about 6 1/2 feet.

There was an odd and ornate room divider that created an archway in the living room—the owner believed it may have been used long ago for curtains to close the room off to the fireplace. (In researching historic buildings, I discovered that in the 1880s and beyond homeowners often used “off-the-shelf” components ordered from catalogs–perhaps like this archway—instead of investing in customized changes to their homes.)

Rehabilitation–No renovations are needed–this home is in move-in condition. If you don’t want the rental unit, you can easily combine the two units to make a single family home, just by adding back in the parlor staircase to the garden level. The one thing that would improve this property would be to add modern bathrooms to the central living spaces–this would create a master bedroom suite on the third floor and centralize the location of the bathroom on the fourth floor. With regard to expansion, according to property records, the building’s FAR (floor area ratio) allows for approximately 1,000 square feet–although it seems unnecessary. But for those interested, building up, not out, would be the best option due to the small yard.

The takeaway: Relative to comparable homes I’ve looked at in Carroll Gardens and Cobble Hill, this home stands out for so many reasons–its condition, configuration, flow, finishes and detail. While the overall price of the property is steep, the cost per square foot ($816) is actually at about par with many properties in need of work–making this home a good buy. And I don’t mind its Clinton Street location–this is urban living, after all!

In the market? I’m happy to walk you through this home or others like it and tell you more. Please contact me to set up an appointment–no obligation:

Donald Brennan 917-568-6525 dbrennan@brennanrealtyservices.com

 

Leave a comment
Posted in My 2 Cents | Also tagged , , , |

Carroll Gardens Street Scenes

By Donald Brennan | Published: March 10, 2011

 

Check out this new photo album of Carroll Gardens street scenes just added to our Facebook page. Like it? Then like us on Facebook!

Leave a comment
Posted in Uncategorized | Also tagged , |

Brennan Client Happy New Owner of CG Condo

By Donald Brennan | Published: February 25, 2011

Duplex at 100 Second Place, Carroll Gardens
One of our buyer clients is now the happy new owner of what I consider to be one of the best condo rehab projects in Carroll Gardens – a three-bedroom lower duplex spacious home, with garden, at 100 Second Place.

This transaction is a good example of how our boutique firm can help clients looking for homes in brownstone Brooklyn. Our buyers were comfortable submitting a bid for the property because they were confident in our assessment of its value,  the comparable properties in the market place, and how their property compared to alternative purchases.  They were also confident in the advice we provided on potential improvements to their property, since they knew we had vast first-hand experience renovating brownstone buildings. (We first met the buyers in 2007, when they came to look at our redevelopment project at 118 State Street in Brooklyn Heights.)
They are savvy and patient buyers, just like most of our clients, and were informed enough to know that 100 Second Place was worth it.  In this environment you need to act fast—and in order to act fast you need to have confidence in yourself and your advisor. We keep our clients informed about market trends, property values, and rehab possibilities and costs—so when the right opportunity comes along, they are able to act with confidence.

2 Comments
Posted in Uncategorized | Also tagged , , , , |

My 2 Cents: Open Houses February 6, 2011

By Donald Brennan | Published: February 7, 2011

I spent some time on a beautiful Super Bowl Sunday afternoon looking at a few properties.  All three open houses I visited yesterday were well attended.  The listing broker at 291 Hoyt Street let me know that approximately 70 people/couples visited her open house.  I toured the following properties:

291 Hoyt Street, Gowanus, 2,200 sq ft, 2-family used as a 1-family
Asking $1,500,000, or $681 per square foot

104 Lincoln Place, Park Slope, 3,250 sq ft, 2-family
Asking $2,395,000, or $736 per square foot

70 2nd Street, Carroll Gardens, 2,031 sq ft, 2-family
Asking $1,645,000, or $809 per square foot
This was my personal favorite of the three I looked at Sunday and one of the more impressive properties of this size that I have seen lately.

Check back here this week for more in-depth analysis of each of these properties.
For additional “My 2 Cents” columns, click here.

Donald Brennan 917-568-6525 dbrennan@brennanrealtyservices.com

Please contact me if you’re in the market to buy and would like to learn about my buy-side services, or if you’re thinking of selling your home and would like to learn more about my sell-side services and to receive a complimentary comparable market analysis.


Leave a comment
Posted in My 2 Cents, Uncategorized | Also tagged , , , , , , , , , , |

Why did 192 President Street sell for over $2.5 million?

By Donald Brennan | Published: November 16, 2010

Here are Donald Brennan’s thoughts on this big Carroll Gardens sale, as discussed on Brownstoner:

There are not many finished/new housing units of this size in Carroll Gardens and Cobble Hill. Unit 1 at 192 sold for $650 psf and unit 2 sold for $854 psf, or $753 psf on average. Most single or multi-family properties in this area that are being marketed as delivered vacant are asking at least $700 psf – for space that is not new and modern like 192 President or 100 2nd Place (one of the nicest units I have seen in a while). The cost to update and modernize space in a brownstone property is significant – averaging $225 psf. Much more than the implied margin of $50 psf using these sales and the handful of listings I am currently tracking as an example. So putting aside your point of shared ownership these President Street deals are looking pretty good for the buyers right now if the asking prices for outdated space hold at the current asking level.

There is also significant upward pressure on pricing in parts of Carroll Gardens due to the demand of PS 58 – one of only 3 dual language, French/English, schools in the 5 boroughs.

I will be talking about these recent deals and other local real estate related topics tonight at the Brooklyn Wine Exchange.

Leave a comment
Posted in Uncategorized | Also tagged , , , |