Two "estate-sized" homes left at 1262 West Bryn Mawr
Posted 5/20/2008 by Joseph Askins
One year ago, we published an article by New Homes contributor Phil Berger about Edgewater homes priced below $400,000. Phil wrote about JP Stellas Properties' conversion at 1262 W Bryn Mawr Ave, "a top-notch gut rehab of an impressive classic graystone" on the northern edge of the Lakewood Balmoral area.
Only one condo has sold in the year since we published Phil's column, leaving two "estate-sized units" (JP Stellas' words) still for sale, including the two-bedroom / two-bath garden unit (PDF) Phil focused on in his piece.
The 1,614 square-foot home is now priced in the $330s, according to the JP Stellas Web site. That's down about $30,000 from last year. The building's second-level unit, a three-bedroom / two-bath home (PDF) with 1,849 square feet, is priced in the $540s, just as it was last May.
Features for both units include restored masonry, new drywall and wood and carpet flooring, shaker-style cabinets, granite countertops, GE and Jenn-Air kitchen appliances, limestone bathroom floors, and Porcher, Grohe and Toto fixtures.
One parking space is included with the purchase of the three-bedroom. Parking is "optional" with the garden unit, but the JP Stellas Web site does not specify a cost.
Comments
5/20/08
Joe Zekas said:
Architects - help us out here. The plan for the "garden-level" unit seems to show only a single entrance / exit. Doesn't the building code require two on a unit this size?
UptownR said:
I think ground level windows can be considered exits if they are of a certain size. I've never designed a basement-level residence before!
Kyle said:
I walked by this morning and the billboard said the project was sold out.
Joseph Askins said:
Kyle:
We like to call that "The Yo Effect."
Joe Zekas said:
Units 1 and 2 are still listed as available in the MLS (per a broker site).
5/21/08
Local Realtor said:
Welcome to the wonderful world of advertising! Speaking from experience, I know that new-project promoters frequently inflate the percentages of "sold units" in a building in hopes of creating a "now or never" mentality among potential buyers. But to say a project is completely "sold out" when in fact there are spaces available seems like a classic case of shooting one's own foot.
Sheridan B. said:
Joe, there ARE two exits, the door out the front and the door from the "den" up the stairs and out. It need not be a direct exit. I believe code requires two means of egress, not two doors, to meet this, however. In other words, once you left your unit door, two stairs or exit doors. In this case, since it's an outside (direct) door it would need another exit, since I suspect that this basement is too deep to allow egress windows (which need to be a minimum above the floor).
Joe Zekas said:
Sheridan B,
I screwed up on this one - completely missed the exit to the patio. Thanks for the catch!
Kyle said:
walked by last night and now 1 unit is available.