Listing pictures of the sunny yard and kitchen/living room at 226 15th St., #1B make this ground floor one bedroom in Brooklyn look pretty appealing. A wall of glass at the far end of the living room gives the impression of French doors, even though it is a combination of a door plus windows that reach the ceiling. Regardless, the room appears to get plenty of daylight and the paved patio stretches the living space, even if you only really put it to use in the summer.
The condo is on the ground floor of a 22-unit building finished in 2008. The common charges are pretty low at $671 plus $123 in taxes. The building isn't flush with amenities and the condo, offered at $1,139,00 is priced well above the median price of $634,500 for one-bedroom units in Park Slope.
However, there are some interesting perks with this property, including a yard, hot tub, plenty of storage, a parking spot, and a rec room. There’s also an opportunity for savings over the next few years with a tax abatement in place until 2027.
The kitchen has stainless steel appliances, a dishwasher, refrigerator, range, and microwave with a hanging pot rack to supplement the storage space. The track lighting and pendants are well thought out, and the breakfast bar means you could possibly do away with a kitchen table, making the living room more spacious.
The bedroom is off the living room and looks big enough for a full or queen size bed. The view is of the yard.
If you’re drawn to the listing based on the 1,300 square footage, let’s get it out there: the lower floor is windowless, and probably has more than 50 percent of its height below street level, making it technically a cellar. The listing describes it as an “unusual one bedroom” with a large recreation room that “feels like a house!” Without light and ventilation, cellars should never be used for sleeping, eating or cooking.
That said, there’s a washer/dryer in the lower floor as well as a half bath and plenty of storage so if you’re looking for a workout room or a space for your pool table, you’ve found it.
An outdoor spa is included in the sale so if you want to relax after your workout, you’re all set. The yard has paving and cedar decking and some landscaping, giving a touch of low-maintenance greenery. Another feature of the condo is the private parking spot included just next to the garden. Parking spaces attached to the building have sold for between $30,000-$40,000 over the past decade.
There’s a full bathroom to the left of the front door. The finish is simple gray and white tile with a tub and overhead shower fixture. It looks like there's room for some slim freestanding storage in there too.
The building is pet-friendly and four blocks from Prospect Park. Pictures of a snow-covered common roof deck might not clinch the deal.
The condo is close to Fifth Avenue. Nearby transit includes the D, R, and N at Prospect Avenue and a little further afield, F and G lines either at Prospect Park or 9th Street and 4th Avenue. None of these stops are currently accessible to people with wheelchairs or strollers.
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