Eastern Parkway btw. Franklin and Bedford

Hi there,

My husband and I are thinking about buying an apartment on Eastern Parkway between Franklin and Bedford. We think Eastern Parkway is beautiful -- we love the proximity to the Park and to the subway. But last night, while reading about the area, I happened to check out spotcrime.com, and was very surprised to see how many shootings there have been right around there in the last couple of months. I already know that safety is subjective, that I should go walk around at night (and I'm planning to do that tonight), and that crime happens everywhere in New York. My question for those of you who live nearby is how does the level of crime affect you? How often do you hear gun shots, if ever? Have you ever been the victim of a crime? Have you witnessed any crimes? Do you avoid going out at night?

Thanks so much in advance for your thoughts and experiences -- we'll be new to the neighborhood, so we'd be very grateful for anything you want to share.

Best,

Laura

EP has big nice apartments that have gone largely coop and condo. I hardly ever see drug sales on EP.

Lincoln has "more than its' share" of drug sales and people yelling at each other between Classon and Bedford, and you may find more crime along Lincoln than EP.

I avoid that stretch of Lincoln after 10.

ditto what Whynot just wrote. I have heard gun shots, sure, but it's not some regular occurrence. I feel safe - or as safe as one can be in NYC. Or anywhere for that matter.

BTW, you may be seeing that many of the shootings on Spotcrime took place at the intersection of Lincoln and Franklin. The intersection was a known drug location until about a year ago, when the dealers seem to have moved off the street into some of the nearby lobbies.

I credit police presence for this change in marketing and logistics.

I've been here two years now. Based on my observed trajectory of neighborhood trends, the only thing I would be worried about is not buying in time before demand drives prices even higher.

I have lived in the neighborhood for almost two years. The gun violence that has occurred during this time has been connected to drugs and, as others have pointed out, drug activity has been radically reduced. I don't see it at all anymore. It is a great neighborhood, friendly, diverse, and Franklin Avenue itself is rapidly developing which has brought great new businesses/restaurants and increased the feeling of safety. I lived in Prospect Heights near Vanderbilt for many years before moving here, and the change that is happening here is like that, except moving more quickly. When I first moved here, my main concern was personal safety. Now my main concern is that we're turning into Williamsburg.

I live on EP btw Franklin and Bedford and I love it. I completely agree with the others. I've been here for 3 years and never had a problem. Sure I saw a couple of fights late at night and heard some shootings in the middle of the night coming from where whynot said, but that's all.

And Franklin is getting soooooo nice!

While not on your exact block, I recently bought on Easter Pkwy. between Franklin and Classon, and have neither heard any shootings, or seen fights/drug dealing. I walk around at night (though not East of Franklin) as does my wife and neither of us has had an issue. Police presence has been really effective, and I urge everyone to keep in touch with the department to let them know you support their efforts, as there was discussion of removing the police program from Franklin.

My wife and I have been right around the corner from your prospective purchase for almost 8 years, right near the aforementioned danger zone at Franklin/Lincoln.

I'll say this, we've heard gunshots a hell of a lot less in the last two years, in particular during this past summer, when it's always a little louder/more crowded and bad things seem more likely to happen.

I will also say that, in all these years, we've never been hassled. Not once. We lived in Prospect Heights for two years (2001-2002) previous to beinh here, and my soon-to-be-wife got hassled there once. Since we moved further east into Crown Heights proper in 2003? Nothing.

As you should always be in a new neighborhood or otherwise, being friendly and respectful to your neighbors goes a long, long way. We've thoroughly enjoyed being part of this immediate neighborhood of western Crown Heights, have felt totally secure having two kids here, and firmly believe that we are on the best block in Brooklyn.

we've been east of Bedford (Lincoln & Nostrand) for 4 years and have enjoyed it thoroughly. I walk from Franklin Ave along Eastern Parkway or Lincoln or St. John's all the time at night with no problems. I have noticed more night time foot traffic starting about two years ago. This is a good thing.

I have been just east of Bedford, similar to vaportrail, for only about 6 months. I also watched the neighborhood progression lets say, of Vanderbilt ave. and Prospect Heights over the last 8 years.

I like this current area just fine. EP is lovely. I really like the neighbors I've met so far. I too walk along Lincoln from Franklin relatively frequently, although sometimes it seems too quiet and walk instead on EP where there are always people. I'm happy to have gotten a really great, rent stabilized place, although, shortly after moving in realized a 2 Bedroom would have been better.

If I could buy, I would. I'm just confused by the amount of people making this area out to be some sort of utopian corner of Brooklyn.

the best block in Brooklyn.

?

drug activity has been radically reduced. I don't see it at all anymore

It just went slightly east. It's really quite open and blatant on Nostrand two blocks over. In the 6 months I've been here I've had a guy stop me to yell at me about my dog and "you people" moving into the area. Just the other day a man walked quite close behind me to talk loudly about all those crackers moving in (Again, Nostrand ave.) I am frequently kept awake by an alley dog and the screaming rants of a woman on St. Johns who shares her life with the neighborhood.

Overall, I really like the area. As I said, I would buy if I could. It turns out we will be raising a child here. And maybe no one was talking about Nostrand, only Franklin? I also agree with eastbloc that if you don't grab it now you'll never find it again.

Nostrand Ave is fine. It doesn't cater to yuppies, but it is lively and safe. It seems like there is less loitering here than on Franklin.

Thanks, everyone. This information is very helpful, and I'm grateful for your feedback.

tateinbk said:

IIf I could buy, I would. I'm just confused by the amount of people making this area out to be some sort of utopian corner of Brooklyn.

the best block in Brooklyn.

?

St. Francis Place - a little tree-lined half block of brownstones between Lincoln and St. Johns. Extremely close/convenient access to subways, lots of trees and very little traffic, lots of kids from all over the area playing on the block (due to lack of heavy traffic), lots of folk hanging out on stoops, most of the neighbors who've been here for more than a year or two know each other and are very friendly/neighborly, and just about all the houses have backyards. Many of the owner/occupants have been here for decades.

I really, really like living in a place wehre I know, and am friendly with, many of our neighbors. You don't necessarily get the same thing in an apartment complex.

I too would've bought here in a second, if I could afford it. Sadly, we could've when we moved in so many years ago, but at the time, we weren't married and not quite ready for a homeowning commitment. Now, sadly, we're priced out. We'll be moving to Bed-Stuy next month.

That is a lovely block. A three-family sold there for $875k earlier this year (we used it as a comp). It listed for far less. There was a bidding war.

ntfool: I stand completely corrected. When I walk by there I actively covet. Best of luck in Bed-Stuy.

Thanks! After all these years, we will certainly miss the block terribly. But we've made some life-long friends who will still see often, we'll still be in the borough, after all. In a neighborhood that really doesn't feel all that dissimilar from what we moved into here 7+ years ago. Though I don't expect change there on the level that's happened here.

Hey, at least we'll be owner/occupants of our own brownstone! And hey, if you all like the block this much, I happen to know of a really nice 2-bedroom parlor floorthrough that's opening up very shortly.

ntfool wrote: I happen to know of a really nice 2-bedroom parlor floorthrough that's opening up very shortly.

I would be curious how much they are able to rent that for, vs how much you are presently paying.

Oh, given the length of time we've been there and the relatively small bumps we had to pay every year or maybe even two, I imagine it will be far more than what I'm currently paying. Also, the owner, a nice retired gentleman who lives in Florida, uses the infamous Marjorie as his broker, so expect it to go up even higher.

So, can we blame this next wave of gentrification on you moving out?

...I'm getting really tired of blaming the people who move in.

Renovated floor-throughs off Franklin have been going for $2k and up.

Wow.

My husband and I have been visiting open houses for buying. I should have done this 5 years ago. Ugh.

I lived in a studio on Franklin between Lincoln and St. Johns for $750 per month from 2006-2008. I saw through the window that the land(slum)lord put in a wall in the middle of the room to make it a one bedroom. My guess is that the rent has pretty much doubled since I moved out. If anyone lives in 793 Franklin, I'd love to know.....

xlizellx - Have you checked out the ol' "Teacher Next Door" program through the HUD, now renamed the "Good Neighbor Next Door" to include law enforcement professionals, firefighters and EMTs?

About Good Neighbor Next Door

http://portal.hud.gov/hudportal/HUD?src=/program_offices/housing/sfh/reo/goodn/gnndabot

Law enforcement officers, pre-Kindergarten through 12th grade teachers and firefighters/emergency medical technicians can contribute to community revitalization while becoming homeowners through HUD's Good Neighbor Next Door Sales Program. HUD offers a substantial incentive in the form of a discount of 50% from the list price of the home. In return you must commit to live in the property for 36 months as your sole residence.

Check it out.

Jeffrey - thanks! There's nothing in Brooklyn now, but I will certainly keep my eyes on that site!!

We looked at that program as my wife is a teacher. Not sure what "50% from the list price" means, but the locations and prices were not at all compelling relative to market housing, at least in 2009 when we were looking.

The best part about the program is that when we looked at the market alternatives it got us interested and hopeful about home ownership in NYC.

What I can say is that it is much easier (and more affordable) to own a multi-family property in this city than it is to buy a condo. FHA loans (which any house qualifies for, but only select apartments) require only 3.5% down, and programs such as 203(k) provide money for renovations along with paying off the seller. The income generated by rental units can go a long way towards or even completely cover the mortgage payment.

Example:

http://www.zillow.com/homedetails/623-Park-Pl-Brooklyn-NY-11238/30590420_zpid/

Occupy one apartment, rent out three @ $2000 each. You only need to put down $28k + closing costs -- $50k cash is all that's needed. With current rates, your mortgage payment will be somewhere around $5000/mo including insurance and taxes, with PMI at most $5500. That still puts you in a floor-through apartment in your own building with $500 coming in every month to help with maintenance and repairs.

And the mortgage payment will remain the same as rents go up. Worth it even if you have to break your 401k to make it happen.