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180 Riverside Drive #11D
Coop, Seven rooms: 3BR/2BA plus maid’s room and bath
Asks $2,795,000. Maint. $2897.40
The “D” line at 180 RSD is in many ways an excellent seven. Flow is smooth, with clear separation between family and public areas, good traffic patterns for entertaining, a kitchen that is ample for informal dining and a maid’s room that offers enough space and privacy to serve as a legitimate fourth bedroom. The modest scale of the living room might be a minus for some buyers. I think it’s sufficient. Storage is adequate, especially in the butler’s pantry and the master bedroom.
Low-floor “D” units suffer from a lack of light and views. #11D has no such problems. Although river-view devotees will covet the other side of 180 RSD, #11D enjoys mostly open vistas to the south and east, aside from some narrow mechanicals on an adjacent rooftop that mar the view from the living room. (The top of the Eldorado is nonetheless clearly visible, nearly a mile away.)
#11D scores less highly on condition. While the apartment is clean and well-maintained, the late-80s renovation clearly needs updating. It’s hard to tell, from a quick walk-through, whether cosmetic surgery will be sufficient. My guess would be that the flaws are largely skin-deep, and that the required work will not be too daunting. Visible areas of floors and walls are mostly in good shape (though a few strips of wood show losses), which suggests that the carpet in the master bedroom can be lifted without revealing any buried skeletons. The kitchen and baths will probably need the most attention. The third BR is currently configured as a large office, with built-ins that might be a bit ponderous for a bedroom. In the maid’s quarters, the utilitarian built-ins, basic laundry stack andcracked bathroom tile could use some TLC. The master BR is an excellent space, with wonderful light and a huge walk-in closet, but it needs a good paint job and the carpet has to go.
#11D is priced in line with the most recent sales in the line, but #7D and #13D were notably fresher when they sold in 2010. The outcome may depend on how deep a discount buyers demand for a renovation that is nearing end-of-life. The owners tried unsuccessfully to rent #11D apartment before listing it for sale, so there may be some question about their commitment to selling if they can’t get their target price.
This looks like a great apartment and the layout is great. My one concern is the size of the LR for a classic seven. The DR seems disproportionately large, but this wouldn't be a deal-breaker for me.
West, I echo your concerns about the condition of the renovations. Anyone who's interested in paying $2.5mm+ for an apartment would want to renovate the kitchen and likely the baths as well. I think that the renovation of the maids room and the maid's bath would depend on their intended use. Another plausible option would be expanding the kitchen into the space to give the "eat-in" option that modern families seem to prefer. 13D partially did this, but left the bath. On th other hand, 7D incorporated the butler's pantry and part of the DR, which may make more sense to preserve the maid's room as a separate space.