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We live on the UWS w kids and actually do go to museums regularly. Especially when the kids were younger Natural History was a typical rainy day activity and place to meet friends. Not having a yard or space is often a real challenge, as is the expense, but parks and museums - families do that stuff. Depending on your expectations, you can find a 2 bedroom for $4500 now near the park. Either a postwar /not new construction doorman building or a walk up.
>but efficiently laid out and renovated.
Efficient <> 1 bathroom for 4 people
You can rent 2 BR/1 BA in the Stonehenge or Marquis rental buildings for $4500/mo (no fee), some with balconies, within a few blocks of Central Park. The units would be small, but efficiently laid out and renovated.
> I loved having a kid in the city.
But then what happened?
"The parks at Madison Square and the one at thirty and first were extremely international. "
You imply that's some sort of benefit.
>Oh, and in case you are wondering, I am white.
Buyers Beware. I was recently rejected by this board. I am an ALL-CASH buyer, with sterling credit, abundant liquidity (cash and marketable securities sufficient to pay for more than a quarter century’s worth of maintenance (!), and no, I am not talking about my 401(k) investments; this is unrestricted, cold, hard cash), a net worth many times the value of the apartment, unblemished employment record (gainfully employed and well-known and respected in the same industry for over two decades, working for a major US company), and excellent references. Oh, and in case you are wondering, I am white. Go figure. No idea what these people are looking for. I really liked the apartment and I would have been a nice, quiet neighbor but in hindsight it’s probably better that I didn’t get in because selling in this building is obviously a nightmare. My attorney had warned me about the many rejections he noticed in the minutes of the board meetings but given my circumstances/credentials, he didn’t think I would have any problems. He would be wrong. Palace coup, anyone?
Assume your turndown #s are as a result of reading the board minutes. For the same period (Mar 2012 - Jan 2014 there appear to have been 28 completed sales (based on my quick read of SE data), so a rejection rate of about 14/42 (rejects / (rejects actual sales)). Roughly 33%. Any board members care to weigh in on how that compares to their building? I know a buyer in the building who certainly didn't have liquid assets 3x the purchase price, so perhaps her shirt was particularly sparkly. Perhaps you should talk to *another* broker about how he would manage prospective buyers and get their package through the process. That is what you pay them for, after all.
Either that, or they've trained brokers to prequalify better, or to run a potential buyer through the mini-board before flipping the in-contract switch. That'd make the building look easy while still keeping the riff-raff out.
have paid much more. Can't have it both ways.
The board may be trying to raise the financial/sartorial tone of the building, which means training the broker community. As with a dog or baby, that entails constant repetition.
Also, the building seems to be going through a demographic blip, with a high ratio of estate sales. That means lots of would-be flippers trying to get in on the cheap, so a high rate of turn-downs.
There are easier buildings, though. My own co-op across town is less than half the size, so fewer sales to go on, but the board hasn't turned anyone down in many years.
Another reason for low pricing - The board is incredibly strict and the rejection rate is similar to that of an ivy league university. Take a look at most of the units for sale today such as 16E. This one has entered into contract 4 times in the past year, and it never sold due to four rejections. Good luck if you ever want to sell
Regarding our building contractor..........it's been a few years since we used him and have recommended him to 3 or 4 people who have used him. I have never heard a bad word from anyone. Indeed, I bump into his people on occasion and everyone seems happy. So if you need a recommendation, send me an e-mail firstname.lastname@example.org. Doug Anderson. Apt 31h
Finally, we are 100 yards from the best subway station in New York City. We go to the theater at night and find that it takes 15 minutes from the front door of the building to pretty much any broadway theater and the trains are generally empty.
AMA1 your comment is total BS! You're so wealthy why would they ever reject you? The so well respected, why would they ever reject you? And Wow! You're White as well (Like we all assume it would be ok you were rejected if you were a minority). What an insulting and racist post! And, again, I'm calling total BS on everything your say! I went through this process with this same board recently and had no problems at all. Rejecting certain people protects all of our financial interests (remember each tenant is a a business partner). I'm sure you were rejected for a good reason and I'm happy you're not my business partner (or loose cannon, racist neighbor). Being careful as a board is a good thing that adds long term value to our building. Case in point: How much $ did residents have to cough up to cover the expenses of other residents becoming insolvent during the the recent economic implosion? ZERO! Yes that's right....zero. because the board has been doing it's job all these years! Don't get bitter...Get Better! Get your act together and one day you will be able to live amongst this quality group of people. Oh and by the way, this group includes many many minorities, who are obviously of higher quality than you (obviously they weren't rejected). Palace Kudos...to the board that is.
Hahaha! I'm calling B.S. on your entire post AMA1! I strongly believe, having been through the process, the board reviews potential buyers based on their financial position, type of character and intended use of the apartment. The fact that certain people are rejected who present a risk (financially, safety or quality of life) to the other tenants ("business partners") is a good thing, not a bad thing. Who would post an honest comment saying "sufficient to pay a quarter century of maintenance", "unrestricted, cold, hard cash", "net worth many times the value"? And then to top it off, YOU ACTUALLY ASSUME, WE MUST ALL BE WONDERING BY NOW IF YOU'RE A MINORITY SO YOU CLARIFY....."OH , IN CASE YOU'RE WONDERING, I AM WHITE" ! How extremely sad and offensive that you would say such a thing. Your attorney noticed a lot of rejections in the board minutes he reviewed? But given how great you are, he didn't think you would have a problem? Which is it? Did he warn you, or, did he not think you would have any problems? Whatever your motivation, your post, in my opinion, is a fabrication -of whole cloth! I'm happy a loser like you is not one of our business partners!!! You being rejected has made my investment more valuable -not less!
And correct that ACRIS can mis-file things. E.g., a filing for 771 WEA is under 711.
Complete novice here -- how much do you think it would cost to turn a place like this into a liveable building? High-end and low-end... I'm just a single guy and don't use up much space, but I would love to buy something to generate real estate income. Thanks!
I have a client that is highly interested in this location/building. Would greatly appreciate any further details pertaining to this new construction. Please call at 917-945-1886 or e-mail at Eyal@anchornyc.com
pier, I've always gotten the impression that it's the former .. but I'm really talking out of my hat as I've never sold there. My advice for potential buyers would be to quiz the listing agent on what the board might be looking for.
Oops, got my building-counts wrong. There're five LT cond-ops on the east side of WEA, and three on the west.
Right, the four Park West Village condos had no ownership interest in the lots along Columbus. They stayed under-developed, with the just the tennis courts and some retail, only as long as it made sense for the owners.
At LT, the sponsor kept the air rights for the four LT cond-ops on the east side of WEA and for the new condo at 200 WEA. The sponsor then used those to build the new rental building (Aire?) at the Amsterdam corner.
I don't know whether the sponsor has done anything with the air rights for the four LT cond-ops on the other side of WEA.
Real Estate NY, when the tennis courts were razed there were no coop or condo buildings there. The open land by Lincoln Towers is too small for anything.
ali, by strong as 3 years, or does that just you can't be short on the typical 2-year guideline? Of course I mean generally since no one speaks for the board.
wow...can't believe it's 5 years since the credit crisis. I remember July 2007 when the credit tightening began and Sept 2008 when Lehman went under? Remember how crazy it was? The world was ending, however absolute pure fear never took hold to take the economy completely down. I remember Buffet swooping in to save Goldman and GE with those loans. I was saying to myself here is the perfect capitalist and man of power to swoop in to save these mega power companies. Remember these boards? How crazy they were? it was posts every 20 seconds. Now it's every 20 hours. Remember how Manhattan real estate held firm as subprime lending never infiltrated past the coop and condo boards? That was a crazy time and a once, maybe twice in a lifetime event to take advantage of. Buffett certainly did, you and I did, I wonder who else? Anyone else buy in 2008-2009? Stand and be recognized! Scouts honor now...
Juiceman! You remember the beatings huh? You took some major shots as well. We were a very small bull group when the next depression was "imminent" but we stood firm. Congrats to you as well.
stevef, the man who bought low and took a beating on this board for it. Now, laughing all the way to the bank. Congrats!
Man that turnaround was fast....fastest I've ever seen.
Yup. I was one of the nay sayers, changed my tune in 2011 as the LIC market continued to show signs of stability; a place people wanted to live and own in. Yes hats off to the clients we worked with that bought there in 2011!
Wow, it seems as if LIC is the hottest part of the LIC-Greenpoint-Williamsburg area.
19 days on the market on average! Wow. Hats off to all the folks that bought 4-5 years ago when many on this board said the neighborhood would never take off. http://streeteasy.com/nyc/market/reports?utm_medium=email&se_id=1009311&utm_source=marketing_email&utm_campaign=1031_Marketing_Email
just pass the problem to the next guy, sub-sublet it, or put it on AirBnB.
New York Real Property Article 7 § 235-B doesn't say anything about excluding sublettors. In fact, the very first line notes that it applies to "every written or oral lease or rental agreement for residential premises."
Sounds like a good time to have a discussion with your landlord (not the building management company or the owner). You have the ability to sue for a rent reduction but that should be a last resort.
Being a sublettor, I'd say not a chance.
pss. it's a sublet
ps. by recourse, I mean entitlement to a reduction in rent for the period that the elevator isn't working (the same apartment would rent for less in a walk-up) or getting out of my lease.
215 West 88th Street (Merrion Condo), low floor "G" units with sponsor renovations. 73.4% increase from the 2009 low, for a unit one floor closer to the street.
---------- Recorded Sales ----------|---------- Previous Listings ----------
09/09/2014 #3G $2,774,731 11.2% | . $2,495,000 3 beds 2 baths 1,676 SF
08/18/2009 #4G $1,600,000 -15.6% |↓ $1,895,000 3 beds 2 baths 1,676 SF
Correction: The Sellers' acquisition date for 90 RSD #11F was 2006, not 2005. The 2005 estate-sale buyers resold without renovating.
90 Riverside Drive #11F: Inward-facing classic six in a prime coop, with a pleasantly neutral renovation that hits all the key requirements without any frills. Resold 62.1% above 2005 estate-condition acquisition price and 16.2% above ask. Daunting price for a viewless RSD six. The low point for this line was the sale of #15F for $1.53MM in late 2008. That one needed renovation, but it also had significantly better light.
03/01/2005 Previous Sale recorded $1,800,000
02/23/2006 Previous Sale recorded $1,860,000
06/06/2014 Listed by Brown Harris Stevens $2,595,000
06/30/2014 Listing entered contract $2,595,000
09/10/2014 Sale recorded $3,015,000
41 West 82nd Street #1C: Modestly proportioned 3BR/2BA on the ground floor of a well-run 38-unit coop in the middle of a prime block. Renovated prior to 2012 sale, with a few subsequent cosmetic enhancements. Resold 38.6% above 2012 acquisition price, and 15.6% above ask. More evidence of tight supply in the $1.5-2.5MM range - especially units in move-in condition with sought-after school assignments.
10/07/2011 Previously Listed by Jan Asher, LREB $1,695,000
11/18/2011 Delisted by Jan Asher, LREB. Last priced at $1,445,000
12/01/2011 Previously Listed by Fenwick Keats Real Estate $1,445,000
05/07/2012 Fenwick Keats Real Estate Listing sold Last priced at $1,350,000
06/13/2012 Previous Sale recorded $1,334,926
05/16/2014 Listed by Douglas Elliman $1,600,000
06/04/2014 Listing entered contract
09/15/2014 Sale recorded $1,850,000
wow. crazy one on the 43w64 street w/ market up 69% from lows in 2009. Have you seen the new UD west81st?
Our time model that powers the new price your apartment tool (it provides suggested settings going back to may 2008 using our own index), has general market up 53% from mid 2009 to today. But these examples are always great to give us a sense of market action for diff areas/price points. etc..keep it up!!
"But you told me to look at the streeteasy condo/coop index which takes its data from hundreds of sales at all price levels, and when it didn't fit your thesis, you decided its not a good indicator."
No. My statement now is consistent with my statement weeks ago. And I wrote about this long ago on UD as well. The SE Index in times of volatility underestimates market price action. Period. Just like it underestimates the % reflation from trough to peak, it underestimates the % decline from peak to trough. At the end of the day, who cares about averages. Its useless. How does it help us today. It doesnt. Every building is its local marketplace, and in an ifefficient/illiquid market like Manhattan real estate, all that matters is the sellers need/motivations to sell and the bids that the market will produce. At the most granular level, averages do not help buyers devise a bidding strategy or a seller properly price an apartment.
urban: Ive read your stuff for years and respect it. and I agree that in certain segments the damage was substantially more than 20-25%. But you told me to look at the streeteasy condo/coop index which takes its data from hundreds of sales at all price levels, and when it didn't fit your thesis, you decided its not a good indicator. the truth is that there were very relatively few deals done at the trough because if you didn't need to sell you weren't selling, but of the deals that did get done, the average was down 20-25%. Your mileage of course, may vary.
@bf - was out of country but oops! Your right, I was thinking trough to peak. Still, the one thing the SE Index very much underestimates is market price action in extreme volatility. I was in the field at that time and experienced the destruction starting in late late 2008 and bottoming in early 2009. Some fearless buyers bailed out a few lucky sellers in Sep/Oct 2008 b4 the destruction was really evident -- I remember blogging about it and although lehman failed and stocks/credit were in the process of rolling over, brokers & consumers still did not yet see just how bad it was (until early 2009 when desperate sellers kept lowering prices and products still werent moving).
It was a price point specific time as credit markets shut down. What I mean is, the high end was way more hurt than the studios and 1br market as both bids and financing for anything 2M was non existent. So imho, the peak to trough from mid 2007 peak to early 2009 bottom was prob more like these approximations:
<1M: -27% to 30% from peak
1-2M: -30% to 33% from peak
2-5M: -33% to 36% from peak
5M : -36% or more in some cases from peak
Going back into time and place, these approximations depict deals signed into contract around the feb/march 2009 time period. That was definitely the period of highest fear and the lowest deal activity we had from the crisis. I recall classic 7s on park ave with views trading at 37 to 40% discounts in feb/march and brokers talking about coop board rejections due to price alone. I had a deal on E87 that was rejected on price, my only board turndown ever. 1 month later I got 8% more from a less qualified buyer and poof, board approval. Median sales trends wont capture the intensity of the cliff dive, nor the reflation; I would guess the SE Index prob captures 65-70% or so of it. Just lack of data I guess and the difficulty in creating a price action model for this market where buy side perceptions/bids are real time but sales data/comps are lagging.
Thats why I posted that W81st street COMPS thread where he goes over specific cases which to me is the most interesting way to get a feel for this markets changes over time.
Steve is retired in Florida.
Would like to hear thoughts on how tough this board is? Thank you.
Can anyone confirm bedbugs in this building?? Thinking of going to an open house here this weekend, but don't even want to go inside if there is a bedbug problem...
Why the mass exodus from this building ? Not bedbugs again?
I would add that there can be damage done by listing for 30-60 days and not getting to contract, especially in this fast moving market. Perhaps a cliche, but the term "stale listing" is relevant and powerful. If you price incorrectly, don't reach your market and essentially stumble out of the gate; the world will know, it will be visible to all on SE. If you do go it alone, make sure you get it right!
Some of you know me as a photographer but most of you don't know I'm also a licensed agent.
However, I got my license out of necessity , not because I wanted to be a real estate agent. When I took over my family's RE portfolio, I fired every broker/agent because they were terrible and brought nothing to the table. If an agent can't bring something of value, what's the point?
OTOH, there are those who believe only agents are clueless, that "The client is always right". I beg to differ. There are owners I refuse to work with because they are just as bad as many agents.
Bottom line is that real estate is a huge investment. This isn't buying/selling a TV on Craigslist. I understand why an owner wants to go FSBO (who wouldn't want to save 4-6%?). But again, I value my time more than anything (especially since I'm 50 yrs old). I'd rather shoot a gorgeous sunrise in Montauk than deal with a nightmare real estate transaction.
Good Luck with your sale Mr_LP. Hope you have a smooth, low stress experience.
Kudos to vslse65 and csn for the wise words. I'm a real estate agent and I can tell you a co-op transaction is complicated and time-consuming. By all means, go with your gut regarding the sale of your apt, but I think you should invite an agent or two over to at least get a good idea of the state of the market and price opinions as part of your decision-making process. Ask them directly what they can offer that makes their services of value to you. The transaction is intricate to maneuver and buyers today are highly educated as to what to "look for" when considering a purchase. They will have questions regarding every aspect of your building. Be well prepared with answers to queries that run the gamut -- from amenities to zoo animals kept as pets. As other have mentioned earlier, a seasoned co-op attorney is a must. So is a thick skin and the ability look at this sale as strictly a business transaction.
Why would you NOT go with a broker? That makes no sense. Find one that is familiar with your building and your board as well as your neighborhood. You'll be much better off
Or at least the right AGENT could make the difference between your getting approved within two weeks or four months, if the package isn't thorough and complete.
You should just hire RB's contractor, because there is absolutely no way that anyone will do a floor in Manhattan at anything like those prices, and no contractors are competing for your business these days -- you are lucky to get them to return your calls. 50 cents per square foot would not even cover the cost of buying a sheet of 3/4" tongue and groove subflooring, which costs about $30 per 4x8' sheet.
It is difficult to compare the cost to manually cut and install herringbone flooring -- that is very labor intensive. You might also consider looking at pre-cut herringbone floors. The $14K labor number is very high if it just for the install of a straight floor, but perhaps a little closer to realistic if it includes tearing out and carting the existing floor, removing and preserving casings and moldings, and installing the subfloor, and 3 coats of finish. Even then, $12 sq ft is still rather crazy (and I assume the hardwood area is materially less than 1100 sq ft).
Materials costs will vary widely depending upon species, width, lengths and quality, and depending on whether you are doing the herringbone or something else. Herringbone materials to be cut on site will not be very expensive because they are narrow and short, but there is a lot of waste. For strip or plnk floors, could be $3 sq ft to north of $20 sq ft. Some places to go for higher end (probably $8-$20 sq ft), are LV Floors in the east 20s and Carlisle in the D&D Building. If you drop the herringbone and want wide planks in long lengths, you can try Heritage, part of Riverhead Building Supply on Long Island. We bought our wide plank floor from Hull Forest Products, a mill in Connecticut. Talk to Jon Ramos there -- very helpful and fair prices.
>1. I have replaced a lot of parquet floors with 3.25 inch wide plank maple
congratulations. This is a big accomplishment. When you die, this will be in your eulogy and obituary.
1. I have replaced a lot of parquet floors with 3.25 inch wide plank maple
2. my tenants really like the floor because it is bright and enhances its rooms
3. my last floor about 3 1/2 years ago cost me about $3.50/ft for the floor
4. plus plywood underbase which attaches to the underfloor, probably about 30-50 cents/ft
3. labor was probably about 2-3 dollars/floor
4. lots of people specialize In floors and will compete for your business on price
5. so about 10-11 thousand dollars all inclusive seems like a reasonable budget
6. beware Manhattan contractors
7. many charge 10x or more what a job would cost a knowledgeable owner
I am about to start renovating a postwar 1100 sq ft 2bd/2ba downtown. We would like to replace the floors (currently they are 1950s/60s parquet).
What is a reasonable cost to replace the floors with a herringbone pattern? One contractor we spoke to has quoted us about $20k of labor alone PLUS materials ($14k of labor if we do traditional plank). This cost would be in addition to materials, sound proofing, any asbestos abatement, and replacement of base boards and door casings, etc.
In terms of materials, what is a reasonable estimate of cost? Where is a good place to go for a supplier?
Wow, NextEra, thank you so much for writing - and for such helpful tips. Not too late at all, as I'm a couple of weeks away from the installation of the 5" trim. It seems that it's not absolutely universal that these powerful ranges all produce condensation. So far in this thread, you've experienced it but sp21 hasn't, although my gut tells me that more folks will have condensation. If I still have condensation after installation of the 5" trim, I won't mind if it dissipates before it drips down behind the range. And I agree that the Wolf range really is a beautiful machine. I also have the French Door Subzero which is also pretty stunning, so I don't think that the beauty will be diminished by the 5" trim. I'm much more concerned with issues of function and maintenance now that I've (mostly) survived a long and painful renovation. Thanks again; it was very kind of you to take the time to provide all that info.
I hope my comment isn't too late to be useful. I have a Wolf 30" gas range with the 5" riser trim. I've had it for a year and I bought it with the 5" trim to begin with. I do, indeed, see some condensation when I turn on the oven which was not the case with the Dacor that my Wolf replaced. While most of my kitchen backsplash is honed marble to match my counter tops, due to the fact that splatters and grease are unfriendly to honed marble, I decided to put a stack of highly polished ceramic tile behind my new range (it's a vertical stack of large 30" wide Porcelanosa tiles in a shade of white that matches the white of the carrara marble). I've absolutely noticed the moisture, but it's slight and around the time when the oven comes to full temperature, it dissipates. Also, it never gathers so much that the moisture drips down. It just evaporates. And in far less time than 20 minutes.
I cook dinner almost every night, bake and roast, and cook often for friends on weekends and I LOVE this range. The oven is superb and steady, the broiler is really powerful yet still even, and the burners can be very fine-tuned due to the lower simmer settings.
One tip I was given and I pass it along to you: while your range is still under its service warranty, don't hesitate to have the service guys come and fine-tune the range. I mean, after all -- you've bought a very powerful and elegant machine. Apparently the computer board that is in this new model has had some problems so I already had it replaced after the broiler had two episodes of shutting off on its own; my service guy said it was an early sign that I'd have to replace the board so we did it before there was a bigger problem. I also had the service guy give me tips on using and cleaning the burners (he told me that if you call the Wolf service 800 number they can email you a document with tips and product recommendations for cleaning; I called and the document is really helpful). Also, the thin, removable trim strips that are between the range top and the stainless collar can discolor to a slightly dark red-purple color (this happened to me after I spent a Saturday afternoon canning tomatoes and had one of the burners on for about an hour); Wolf knows about this problem and said they are working on it. If it happens to you, you should call the 800 number and see if they have replacement pieces yet.
Mostly you should use the range often and happily. Bake a pie, broil a steak, roast some carrots, saute some mushrooms. I found it helped me be a better cook because you get so much more control than with other stoves. I hope it does the same for you.
As for how the 5" trim looks, I now like it better than island trim. The range is so darn gorgeous and performs so well that you'll get used to it having a bit of a higher back. Good luck with it and use it often!
Flutistic, Flarf and sp21, many thanks for your help. I think that my best bet will be to try the 5" trim. I will follow up with Wolf/Subzero to complain that this issue is nowhere to be found in their materials - and certainly should be disclosed. According to the 3 or 4 folks that I spoke to there, they are aware of it. I'll avoid calling it a "design defect," given that they label it an "island" trim, at a minimum they should advise purchasers or dealer that if the installation is against a wall, the "Island" trim may have issues. If you look at the website, all of their marketing photos with the range against a wall use the "Island" trim. And certainly if they're aware of the issue, it would be helpful if they could advise of which backsplash materials will help mitigate the issue (I might not have cared had the condensation appeared on glass, rather than marble, tiles). I'll update after the 5" trim goes in. Thanks again. This board (when used appropriately) can be a great help.
alan, what do you think about the ebola?
which is worse?: ebola, isis, noerdlinger, Rubenstein, c0lumbiac0unty?
Sponsor doesn't own any of the units except the one in which he lives
I too am interested in this building so any input would be appreciated. Thx!
I just read thru the entire thread from 2007. Current or former owners: can you please provide feedback on your experiences living here? Is the building financially sound? Does the sponsor own too high a percentage of the units? Any help would be greatly appreciated. THanks
Note to 5 months ago:
Now that the City has gotten into the business of creating from whole cloth and immediately selling air rights (vs. transfer of existing air rights, as has been going on for some years), don't assume that a shrimpy little building that already sold its rights away can't be ripped down and replaced with more dreary placeholders for the dirty money of oligarchs and the like. Plus the usual TFBs, of course.
Coy Wolf, the only way that you or anyone will be able to tell is if you hire an architect to conduct a zoning analysis. Anyone who think they know is kidding themselves
Wow. Thanks so much NWT, and Ali!
I don't really work the East side (and wouldn't comment on whether views are protected if I did -- that's a job for lawyers) but it's worth pointing out that of course Maison East has a D-line. On the lower floors, they seem to be 1-BRs; on the upper floors, a small Jr. 4.
The developers of 1438 bought the air rights from 1430. 1430 can't be built higher than it already is. That's why those higher-floor E-line glass rooms cantilever over 1430.
Then you have a whole block-front to the south, from 81st to 80th, of old tenements.
Check the Department of Buildings for each one. The site will say whether it's landmarked. (I'm pretty sure none of them are.) Then check ACRIS for the ownership of each one. They'll probably be different LLCs, so see whether they have addresses in common, or anything to indicate whether one underlying entity has been buying them up. Also check the addresses on the tax bills.
Big developers like the Brodskys don't buy shitbox tenements to sit on them forever, collecting retail rents from thrift stores.
On the other hand, you won't be paying for an unprotected view, and you could be dead and gone by the time the developer accumulates the block-front.
You could also get lucky. E.g., a low building across the street from me, allowing a river view, got landmarked just when its owner was looking to sell for redevelopment. Or look at those tenements on First between 64th and 65th that just got landmarked. Nobody imagined they ever would be, but there're always surprises.
As other posters have suggested, altering this plan in any way would result in a choppy living arrangement and impact future sales.
It's a gracious layout as is. The problem is trying to jam too many people into a space clearly designed for a single or a couple.
What most people in one bedroom layouts like this who have kids is kids go on the bedroom, Mom and Dad sleep on a pullout or murphy bed in the living room.
There have never been more creative options these days for murphy beds in particular. And Carlyle Convertibles is NYC's gold standard for sofa beds with truly comfortable beds built and designed not just for occasional use, but for every day use.
Invest 15k in a Clei hidden queen bed and put it in the LR, let the kids sleep in the BR. Check out resource furniture's website.
I think it's possible. The current bedroom has two windows and can be split. The larger of the two would be able to accommodate a queen bed and would meet the minimum requirements for a legal bedroom. The smaller of the two spaces could fit a twin but wouldn't meet the minimum wall length or floor area requirements to be called a legal bedroom but it probably would for light and air. You would call it a den or study, etc. There would be enough left over for a hallway that's wide enough to be ADA/local law compliant. Then you can use pocket doors to save on clearance. Closet/clothes storage would be a problem but you could make up for it in the living room somewhere.
Obviously, not ideal, and you'd have to restore it to it's original layout for resale, but if you have no other options you can make it work. I've seen it done. Big question is who needs to occupy the second "bedroom" and what age, and have your really exhausted other options? If a jr 4 is even out of your price range maybe there's a better suited 1 bed for this type of thing where the bedroom is larger, etc.
you can change the way you live in the existing layout: kid/kids in the MBR, parents sleep on a pullout in the LR, dining table goes away and everyone eats off a coffee table, desk migrates to the foyer. Not ideal but I've certainly known families that have done it for a couple of years.
Thank you all for the quick replies, I didn't feel like there was a way to make it work but figured it was worth throwing out there in case I was overlooking something
I know. just didn't want you to think I forgot about you. If you are in the city tomorrow I will be at the site that you could shoot at 10am.
Email me. email@example.com
I was just busting your chops bud. Call when you're ready.
Sorry I do not
Almost ready for you. Will call you next week.
Primer, off topic but do you have any recos for a plasterer/installer to install both a flat screen (60 inch) and 71 inch wide electric fireplace (flat screen over the fireplace) in a hardcore pre-war wall (obviously hiding the wires, etc.)? Many thanks!