Real estate activity, finally

One Ferris Drive

One Ferris Drive

One Ferris Drive, Old Greenwich, bank owned, sold for $488,000. It started at $675,000 a year ago. Tucked under I-95, it lacks a certain appeal, but at this price, not so bad.

5 Wallasy Way

5 Wallasy Way

95 Glenville Rd

95 Glenville Rd

5 Wallasy Way, Riverside, asking $879,000, reports a contingent contract. Wallasey is that little dead end off Riverside Avene, between St. Catharine’s and the old people’s home. This one is directly on Cos Cob harbor and has some noise issues from the I-95 and Route 1 bridge traffic, but like Ferris, price can’t be beat.

95 Glenville Road, asking $1.250 million, reports  pending deal. 1.43 acres. I never saw it.

41 Baldwin Farms S.

41 Baldwin Farms S.

One house I have seen, several times, and like very much, is 41 Baldwin Farms S., now asking $3.450 million, down from its 2013 original asking price of $4.995. I assume, from the recent auction held on the premises that it’s now empty.

19 Comments

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19 responses to “Real estate activity, finally

  1. Cos Cobber

    more zzzz properties….seems like the sales of the shiny new riverside and OG product has cooled of late or you aren’t reporting all the news…..

  2. anonymous

    From the interior photos of Baldwin, the “furniture” etc was um, very unique. I hated to miss the auction: I was really hoping to buy a giant plasma TV and a projection TV and screen.

    http://lockwoodandmead.com/idx/41-S-Baldwin-Farms-Greenwich-CT-06831-mls_90716/?OrderBy=-ModificationTimestamp&Limit=12&PropertyType=A&pg=1&p=y&n=y

  3. EOSredux

    As long as real estate is slow, can I ask for comment from the peanut gallery about spray foam insulation. We are in the middle of a gut renovation of a good portion of the lower level of the Bedford house which includes the master bedroom and bath. The contractor spec’ed batt insulation but we think we might want to go spray, especially in the ceiling and floors of the master bedroom. Then comes the discussion of open versus closed cell spray foam, some say one kind carries carcinogens. I’m not the type to worry about such things since I eat meat, don’t care about GMOs, and generally live life with gusto) but I would like to know if anyone has used spray foam, who you’ve hired, what you think etc. Worth the extra cost? What was the extra cost v. batt?

    Thanks in advance for any education/wisdom you all can impart.

    • Jonathan

      The house I am building now has spray foam. I don’t have a cost breakout as it’s included in my builder’s price. I will say that it is cheaper if you do more (i.e, pay for a full truck’s worth). So if the master falls below that amount, consider other high impact insulation jobs around the house like the mud sills in the basement or the walls and mud sills of a crawl space.

      Our home will be open cell, which as you know has lower R value but is cheaper, even when you calculate $ per R value. Open cell is also better at sound absorption than closed cell; we are in town with neighbors close by, so I like that. Closed cell is a better vapor retarder, but even closed cell foam is far better vapor retarder than faced fiberglass batts.

      If the master shares heating/cooling with other rooms, if you foam just the master, be aware that there may need to be some balancing in registers/radiators to keep it from becoming too warm or cold. And our builder warned us that putting in an electric heated floor in the master bath would – in addition to heating the floor – heat the bathroom and adjoining master bedroom a couple degrees creating an imbalance with the other bedrooms on the same zone.

      And I would definitely use foam if you have a vaulted ceiling as you can foam the entire bay and not worry about venting.

      I would only use closed cell (vs open cell) if you have 2×4 construction and need the extra R value and/or if you are insulating against stone or concrete exteriors walls and need the superior vapor retardance of closed cell foam.

      • EOSredux

        Wow. Thanks. That’s where were were heading. It’s an old old house so things here were cobbled together by previous owners doing some of this and some of that. We are opening up walls and floors that haven’t seen the light of day since WWII. Interesting about the electric radiant heat and insulation. I am going to print out your comment and save. Thanks so much.

    • Swanton

      My last house was built in 1826. It was brick with horse hair plaster walls. The greatest loss of heat was from drafty windows, which we finally had rebuilt rather than replaced.
      Current house is one we built in 2012. We were told that while foam is excellent insulation it isn’t easy to move plumbing and wiring once the foam is blown in. Something to keep in mind.
      We went with the fluffy pink stuff and have had no issues. House is warm when it’s supposed to be and cool when it’s supposed to be cool. Last winter was bitterly cold while the summer of 2013 was miserably hot.
      Hope your remodel goes smoothly with no hidden costs or surprises.

      • EOSredux

        Swanton: Also great words of advice. Thank you!

        We know horsehair – our RI digs is of similar vintage to your first home and while the south end of the house has been renovated, the north end is still 100% horsehair inside plaster. There is even a guest room mattress filled with the stuff. Neigh!!

        No old house remodel is without surprises. Last week demo crew unearthed raaather awful half cut ceilings joists, with a sign from the carpenter back then that had his name and a note: I came. I quit. I saw No Money. We laughed, then realized one of the second floor bathrooms was basically sitting on nothing. 🙂

    • make sure your electrical conduits/wiring and your plumbing pipes are where you want them because once the spray foam is in, it’s tough to get out.

      some more Debbie Downer info:
      http://www.treehugger.com/green-architecture/series-spray-foam-insulation-safe.html

  4. AJ

    Ferris Drive . . . Compared to other houses I’ve seen in that price range, the deal was a steal.

    • Anonymous

      Ferris Drive is sloped inside by maybe 5 degrees – I’m assuming the soil has moved over time to result in that tilt. Standing in that house will give you vertigo, and standing outside will give you front row seats to the freeway. That being said, I wonder if the buyer is going to suck up the slope or is planning to tear down.

  5. Anonymous

    I did spray foam – walls/some ceilings. I’m very happy with the result. The house is very quiet and is quite comfortable.

    I’m not aware of any issues with the product.

  6. Jean

    This house is really a great house. tho it needs some work, the value is fabulous…huge, pool, gracious and close to town.

  7. jmac

    Hi we did foam insulation a few months ago but were not doing a major reno so just did mud sills in basement and crawlspaces and into ceiling in garage which is under a bedroom. We had several quotes from companies wanting to tear everything out and spray but my dad (builder for 50 years) thought they were all going a bit crazy with it. Finally found a company in Stamford that was recommended and didn’t want to put holes everywhere in our house. If you get an energy audit done on your house you can get a rebate form. we got about 25% back in rebate.

    • EOSredux

      ConEdison here in NY gives rebates of up to $1000 for energy upgrades and improvements for a/c, duct work etc. We’ve downloaded the paperwork and we’ll see if we actually get more than $1.00.

  8. Matt

    Hi All,

    Since we there are various discussions going on here, I am going to jump in and kindly ask if anyone has any recommendations for a good real estate lawyer here in Greenwich. I had gone to town hall last week to have a word about what my options are for developing a small (very small) parcel behind my parent’s house on Fairfield Ave in Old Greenwich (the parcel faces Rockland Place) and I was told that basically as things stand now, I would not be allowed to do anything. I want to do this because I am living in a condo in town and it’s really our family’s only option if we want to upgrade to a house and remain in town. So we are not looking to build it and sell it off to make $$$. Just a modest (1800-2000 sq ft) house for my wife, son and perhaps another child down the road.

    I am positive that there has to be a way to get something done, the lot is the exact same size as all of the other lots on Fairfield and Rockland. So I am hoping that someone with experience with this sort of stuff could find a creative way to convince the powers in town hall to allow us to do something.

    I was going to reach out to Ivey, Barnum and O’Mara, but any other good recommendations would be great.

    Thanks for reading.