Thursday, January 8, 2015

Listings: Clinton Hill 1BR Condo Under $700K - 430 Clinton Avenue, #3E

New to the Listings section of the blog, it's a condo in Clinton Hill under $700K.  430 Clinton Avenue, #3E is on the 3rd floor of an elevator building between Greene and Gates.  The asking price is $648K and there's an open house this weekend.  As a 1BR with 814 sqft, there's even room for a "separate dining room"...

Pretty much what you'd expect from these pre-war condos, with updated kitchen & bath...

For this price and this neighborhood, don't expect to wowed.  But you do get a large sunny bedroom with closet space and a view of brownstones across the street...

The building has an elevator, laundry, and relatively low common charges under $520/month.  If you can't hang with million dollar brownstone condos on this street like 338 Clinton Avenue or brownstones on this street for almost $4M like 503 Clinton Avenue, then 430 Clinton Ave condos are a more affordable entry point into the neighb'.

No wonder we were so bullish on a Platinum Member pick-up like 300 Clinton Avenue, #3, 355A Grand Avenue, and the most affordable 2BR in town at 649 Vanderbilt Avenue, #2B - which pushed $1,000/sqft.  The listing points out that the stylish 531 Vanderbilt Avenue is asking $1,000/sqft too, just around the corner from 430 Clinton Avenue, albeit just an asking price and for a much more impressive look.  The highest sale to date in the 430 building is $605K, but when you're talking about sub-$800/sqft, it's gonna be a bite that many people can chew in a neighborhood that's now become as competitive as Park Slope and Fort Greene.

Pro's:  legit sunny 1BR with separate dining and update kitchen & bath, low fees, elevator, laundry in building, comparatively accessible pricepoint

Con's:  pretty bare bones, not a 2BR, asking more than a slightly smaller unit on the same floor, doesn't have the brownstone charm that people pay much higher for

Ideally:  great starter apartment in a great neighborhood, for the right price

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