Duplex, first floor apt, and brownstones

The BR is on the parlor floor of the house, where the ceiling is high enough to squeeze in the loft over the bathroom.

The den is in the cellar and has no window; if it did they'd have called it a bedroom.

The baby's-room picture in the ad looks as if the sellers put their kid in the windowless cellar instead of the dining room. Check out the open house and call 311 if that's the case.

There are many charming units like this with odd layouts. As nwt said the parlor floor usually has the highest ceilings but be careful if the first floor is below grade with no windows. You should check it out of you're interested. Be well.

It's a ridiculous POS asking 100K more than the already ridiculous amount it sold for in 2005. Can only be a charming unit in the eyes of a realtor. One of the levels is a windowless basement, and the other 2 only have windows on one side (actually, on one corner), no cross ventilation whatsoever and most of the apt. pretty dark, for sure. If you're looking for a subdivided brownstone, you'll be better off with a floor-thorugh apartment, which at least will have a somewhat reasonable layout and more windows. Actually, there's a better apartment listed on 204 West 78th asking 729,000. So you'll only have to lowball them by 100K to make it reasonable.

BTW, in case you're the listing agent trying to spur interest in your property, my condolences.

It's a 1br duplex with a windowless office/den in the cellar or you can look at it as a 2 front-room studio duplex. I wouldn't go so far as to call 311.

If you can get a full floor 1st floor on a parlor of a bstone or a garden floor - that's a totally different story.

BTW, duplexed or simplex full-floor apts (parlor, garden or "2nd") in bstones on good UWS have gone for a premium over similarly sized apts in elevator buildings.

I'm not the listing agent, trust me ... just a married woman looking to potentially buy a 2/2 and was intrigued by this apt. 204 West 78th looks very small in the living space dept. We value living space over size of bedrooms. After all, you live in the living room, not the bedroom (in my opinion). I'm also a cook so the size and functionality of a kitchen is quite important to me. 204 West 78th has a TINY kitchen.

We generally look for doormen apt buildings but have branched out and started including brownstones that are in our price range. Unfortunately, the two examples from this thread may be "too good to be true" in the brownstone area.

Funny--I've lived on the first floor for years, and I can't say I've ever "smelled" the city from inside our apartment. I think the apartment on 76th being discussed seems to be priced pretty high, though I should say that I'm no expert at all. When we finally get around to putting our apartment on the market later in the spring, we'll ask 10-15% less, I think. (Ours is 850 sq ft, 2br/1bath and dining room in a full-service UWS co-op).

It's always worth dropping by an open house. Maybe the space in that 76th street apartment feels amazing.

I think it looks intriguing. Give it a look.

I've lived on the ground floor of a townhouse and it can be quite charming. Ceilings do tend to be a bit low there - but you do have the contrast of the master bedroom on the parlor floor level.

The downstairs "bedroom" is, of course not a real bedroom. But it could make for a very quiet den or study.

Not a floor through so no windows in the back or access to the garden. I'd also miss fireplaces.

But the price looks quite reasonable and it would be so much more interesting than a cookie-cutter high-rise apartment. (My prejudices!)

The lower level space, light, cooling, and price are problems IMO. The dining room is a long way from a window with a kitchen in between that sounds like it will get used, so cooling would be a concern -especially because you won't be able to check it. And I wonder how comfortable the lower level is in summer as well. 100K over 05 seems a little rich. I always buy with selling in mind and there are some big things working against you here. Can this really be called a 2br?

I'd call it a "duplex studio".

You've got no living room -- really just an oversized kitchen with an area for a couch and chairs -- a tiny windowless "dining room" ... a storage room in the basement (excuse me ... "den") ... but certainly no lack of toilets.

I'd price it at $550K. Maybe $575K on a sunny day.

Although I'd still say, "Check it out," I'd also note that spiral staircases can be tiring. Makes you feel like you're living in a treehouse.

i love garden and parlor floor units. ideally would find a duplex or triplex east of broadway - hard to find such units where alot of the space isnt below grade - have actuallly looked at buying a full townhouse to create what we want and either selling off the extra or renting it out - but would be alot easier if we found already done even if in need of renovation. i thought this one was interesting, but we are looking for 2 or more floors: http://streeteasy.com/nyc/sale/467563-coop-24-west-70th-street-lincoln-square-new-york

The basement storage space makes it a triplex? Gall

I'm surprised they're not considering the loft its own level and calling it a QUADRUPLEX.

Take the basement storage space, throw in a toilette (ez plumbing cuz it's the basement) & call it a zen spa.

Unique Quadruplex with it's own zen spa: nirvava. Hurry, won't last, buy now or be blissed out