Quaint, not too Gowanus-y 2-Fam: 291 Hoyt Street

Tucked away in this little sliver of Carroll Gardens east of Smith Street, west of the Gowanus Canal, and south of the projects that run the avenue between Hoyt and Bond the two blocks between Wyckoff and Douglass comes 291 Hoyt Street. This is certainly a kind of sweet-spot. This location is within walking distance of the same stretches of Smith & Court Streets that people pay out the wazoo to live by, and a short few blocks to the F train at Carroll Street. This price of $1.5M isn't cheap by any stretch, but it's certainly turn-key and gorgeous on the inside for the price that some people paid for shells and turned into $3M mini-mansions. And the projects around the corner didn't deter those people.





This 2-Family brick building is up against such nicey-pricey neighbors as 452 Sackett and 70 2nd Street (which just went into contract after just about a month). We still would've preferred to spend this kind of money on a bigger, basically-just-as-nice 4-Family like 82 Butler Street or 645 Baltic. But as the wacky 2-Family market goes, this ain't shabby.

Too bad there's not likely to be much price flexibility with the current owners buying in 2007 for $1.295M from a Halstead listing for $1.6M from 2006.

Pro's: totally turn-key, killer interior, sun-room extension on the first floor, finished basement, walking distance to Carroll Gardens trains and ameneties

Con's: 2-Family, 16' wide, 3BR's total?, sort of off the beaten path but where's the value in the pricing?

Ideally: We'd still rather have a 4-Fam for $1.4M than this for even $1.3M, but the kind of client who swooped up 476 Degraw will probably make a go at this.