A Genuine Original Hunters Point Rowhouse (Circa 1903) Historical Background: Built Over a Century Ago As One of a Row of 8 Townhomes by Notable Local Developer, T

A Genuine Original Hunters Point Rowhouse (circa 1903) Historical Background: Built over a century ago as one of a row of 8 townhomes by notable local developer, T. B. Ackerson, at a time when building anything but a single family residence was generally frowned upon, Ackerson had the determination, foresight and wherewithal to build and offer ‘new’ 2-family homes on 11th Street (formerly known as East Avenue) in the center of Hunters Point. The properties his company amassed in Hunters Pt would soon be referred in the Brooklyn Daily Star (1903) to be ”most advantageously located’ and “certain to increase rapidly in value’. The timing of this particular development could not have been better. Aside from being within the proximity of the ferries to 34th Street and James Slip in Manhattan, work had already begun on the Blackwell Island bridge (now the Edward I Koch bridge), the viaduct bridge over Newtown Creek (formerly the ‘penny’ bridge) had been recently updated and the New York railroad tunnel extension connecting Manhattan and Long Island City and the Pennsylvania and the Long Island Railroads at Pennsylvania Station had just been approved. Long Island City was developing quickly, but no one could have imagined the unbridled pace of development it sustained during the past 20 years or what it will undoubtedly continue to experience into the foreseeable future. An enduring yet flexible original design: This vintage townhouse offers 2 comfortable units that have been professionally restored and thoughtfully improved over the past 26 years by the present owner. The main focus was on renewing and preserving as many of the original architectural details as possible. Consequently, this home has maintained both its primary function and its unyielding relevance and beauty. Its present configuration can be slightly altered into a single family triplex home, or with a little more effort, into a 3-family multiple dwelling, within its present confines. It can be further expanded if additional space is required 45-14 11th Street LIC, NY because the allowable floor area ratio has a residual untapped balance. This property is currently zoned for mixed residential/commercial usage as a further benefit. A private 700 sq ft mature garden with shrubs, a flowering dogwood, iris and strawberries, along with a greenhouse/tool shed and an area for grilling is visited annually by more than 58 species of birds. Ideally located just a 5-minute subway ride to Midtown Manhattan. All of these favorable elements render this wonderfully preserved, well-situated townhome extremely rare and invaluable . Shown by individual appointment. Do not delay!

Price Reduced. . . Now offered at $1,970,000 Exclusively listed with Seller’s Agent: Crest Haven Realty John A Casella, Licensed Real Estate Broker 917-749-0376 Phyllis Masterson, Licensed Real Estate Broker-Associate 917-416-3764 Information was gathered from sources deemed reliable but is not guaranteed. Offering is subject to changes in price, prior sale or withdrawal from market. Qns Block/Lot 50/24 A AGenuine Genuine Original Original Hunters 2 Family Point Rowhouse Rowhouse (circa (circa 1903) 1903) Bldg Size (no of levels) 19.5 x 43 (3) Noteworthy characteristics: Lot Size 19.5 x 100 Cellar No  Originally built as a 2 family, The main unit occupies the 2 lower levels and consists of a 6 room duplex with a bathroom on each level and an accessory home occupation area. Bldg Class B1 …… A 5 room/1 bathroom apartment occupies the top level. Zoning M1-4/R6B  Approved alterations: the kitchen in the top floor unit was relocated from the rear to the front of the level and a separate heating system was added for that unit; The front 2 Floor Area Ratio (FAR) 2.0 rooms of the lower level were converted from storage space into an accessory use as a home occupation space. These resulted in the issuance of a Certificate of Occupancy Tax Class 1 #400574446F issued on 12/08/06 (copy attached) 2021-21 Assessed Value $32,634  Current Mixed-Use zoning (M1-4/R6B) allows for a combination of residential and light manufacturing uses. The Floor Area Ratio (FAR) is 2.0 permitting a maximum structure that Annual Taxes $6,908 is twice the size of the lot, or approximately 3884sq ft, so the structure can be further ex- Heating System Gas Hot Water panded  There is a working fireplace on the main level which is not currently in use, and another on Electric/Gas Meters 3/2 the top floor that has been enclosed but may be re-opened. A third chimney flue which has School District 30 a stainless steel liner is being utilized to exhaust the boiler.  The front & rear gardens are fence enclosed  The home enjoys East and West exposures  The present leases on both units are due to expire in August. Each tenant is responsible for their own utilities including heat and hot water. The tenant in the duplex unit will be vacating the apartment by July 31, 2020. The other lease will not be renewed when it expires.  Tax Class 1 property assessment increases are limited to 6%/year and 20% every 5 years.  Since it is near the Hunters Point coastline, partly in the FEMA designated ‘AE’ Flood Zone, and partly in the ‘X’ zone, acquiring flood insurance is essential and prudent.

Duplex Unit

Exclusively listed with Seller’s Agent: Crest Haven Realty John A Casella, Licensed Real Estate Broker 917-749-0376 Phyllis Masterson, Licensed Real Estate Broker-Associate 917-416-3764 Information was gathered from sources deemed reliable but is not guaranteed. Offering is subject to changes in price, prior sale or withdrawal from market. About the developer: A GenuineA Genuine Original Original Hunters 2 Family Point Rowhouse Rowhouse (circa (circa 1903) 1903) Thomas Benton Ackerson better known as T.B. Ackerson was born in Rockland Lake, New York in 1855. . . On October 1, 1898, he and a number of other men incorporated the New York Land and Warehouse Company to own and operate warehouses on the Union College lands in Hunters Point, Long Island City. . . . In that same year he created the T.B. Ackerson Company and purchased and began developing land in Flatbush. He called this new suburban development, one of New York City's first, Beverly Square East and erected single-family detached-homes to order. . .Continuing this novelty of suburban development, the company purchased the land west of Beverly Square East and aptly named it Beverly Square West (commonly referred to as part of “ Victorian” Flatbush). Building custom single-family detached-homes proved costly forcing the company to modify their development tactics. Therefore in their subsequent neighboring developments in South Midwood, South Greenfield and Fiske Terrace (designated a historic district along with Midwood Park in 2008), the company provided everything for the development including the construction of the roads and utilities, the construction of two-family homes using a number of set plans and the financing of the sales of these homes for the buyers . This strategy ensured them more profit without sacrificing quality. . .The next significant venture for the T.B. Ackerson Company was across the Hudson River in Maplewood, New Jersey with a development titled Roosevelt Park. Beginning in 1906 the company began buying property from the estate of Cornelius V.S. Roosevelt, uncle of Theodore Roosevelt. The company boasted the property consisted of suburban homes in a park like setting, a few minutes walk from multiple forms of public transportation; the latest forms of utilities and low taxes. . . T.B. Ackerson also undertook a commercial development through his company the Long Island City Factory Company. The Company began buying property in Hunters Point in 1906 and by 1907 had sizable holdings. On the property they constructed a combination of large and small factories to accommodate manufacturers of different sizes. . . .In late 1907 or early 1908 T.B. Ackerson Company began buying land on the south shore of Long Island in the town of Islip. By mid 1908 it named this collection of property Brightwaters (now an incorporated village). Brightwaters became the company's premiere development requiring much of T.B. Ackerson's attention. The company spent years successfully developing and promoting the waterfront, docks, streets, utilities and houses … In 1924, T.B. Ackerson Company began a development in Roslyn he called Flower Hill. This, unexpectedly, was his final attempt at a development as head of the company. While visiting the Flower Hill property he developed a cold and a week later died in his Roslyn home of pneumonia. [T.B. Ackerson Company Records, 1884-1926 (T. B. Ackerson Company) Source: The Queens Public library archives]

Home Occupation Space

Exclusively listed with Seller’s Agent: Crest Haven Realty John A Casella, Licensed Real Estate Broker 917-749-0376 Phyllis Masterson, Licensed Real Estate Broker-Associate 917-416-3764 Please Note: all dimensions are approximate measurements and should be independently verified Top Level A Genuine A Genuine Original Original Hunters 2 Family Point Rowhouse Rowhouse (circa (circa 1903) 1903)

A few original details

Zoning

Please note that the area containing the 2 blocks of townhomes on the west side of 11th Street between 45th Avenue and 46th Avenue was zoned similar to the most of the side streets in Hunters Point Special Mixed-Use district (M1-4/R6B) which should help preserve these 2 blocks of vintage townhomes. Although all Use Groups except 15 and 18 are permitted in the subject zone, any intended change in use must be approved by the NYC Building Department.

Note: Home Occupation

A home occupation is a business operated by the occu- pant(s) of a dwelling unit, which is accessory to the residential use. It is generally restricted to no more than 25 percent of the floor area of the dwelling unit (500 sq ft maximum). Occupations that may generate excessive noise, odors or pedestrian traffic are not permitted.

Excerpt from FEMA Website: Whether you are in a high risk zone or not, you may need flood insurance because most homeowners insurance doesn't cover flood damage.

Please Note: The subject home sustained no damage from the Sandy Storm of 2012. A part of its lot is in the ‘X’ zone and a part of it is in the ‘AE’’ zone. Its lowest level is approximately 3 1/2 feet below the recommended base elevation. A proposed Anable Basin development plan (at the site where Amazon had expressed an interest) may require the installation of a seawall and other resiliency measures along the Long Island City coastline that may further reduce the flood risk to the subject area.