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Another rec for Jody Kivort: painstaking and a pleasure to work with.
Happy New Year everyone. Just updating link to my real estate portfolio for 2013.
lol, no worries and definitely no need for apologies. It wasn't taken seriously anyway. ;)
Have a great day.
Sorry did not mean to sully the advertisement. Comment was less than serious reference to the choice of art that nicely stereotyped uptown v. Downtown.
Kiska bought the lots in 2010 for about $389 per buildable ft², but hasn't filed for any permits beyond the demolition. Maybe they're assembling more lots, or are waiting to see how the Midtown East rezoning pans out.
Does anyone know what is being constructed on the corner of 56th and Lex and how it will impact 136 E 56th
I would love to get rid of the tub and put in a super luxe walk in rain shower. But I'm not doing it because I have a 2/1 and many of the people who buy the two bedrooms in my building have children. I have no plans to sell, ever but s**5 happens and you never know. Why do something that could significantly r reduce the buyer pool?
I'm renovating a pre-war one bedroom in a co-op and am getting rid of the tub and making a really beautiful walk-in shower. I never take baths and figure if I want or need to sit, I can have a little stool. Several other people in 1 BR's in my building are doing or have done the same. Including a high-level broker. Reasoning has been that families will not be renting one bedrooms and sales in this building have consistently been going to 40-somethings and up -- who have loved the beautiful showers. Wonder if you have to factor in your neighborhood and the demand for apartments and how rare your unit might be compared to what's out there. Would a shower be a deal breaker if there are few apartments available?
Also don't forget to fill the tub with water before the power goes out! Especially in a high rise where pressure depends on building pumps. Not the best for drinking but great for flushing toilets.
Every apartment should have at least 1 bathtub. Even if you don't use for bathing (most don't unless you have kids), helpful when you have to soak things. Plus, you never know what will happen in the future. If your plan changes, you will be limiting yourself, because to change from a shower back to a bathtub is not as simple as it sounds in NYC.
I am planning to renovate my bathroom and was thinking about changing out the soaker tub to a large shower. I changed my mind because I realized that a soaker tub can be very useful, especially when you only have 1 bathroom. For example, it's great to soak in one of these tubs if you have muscle strains. Young children in a family sometimes are afraid of showers.
Halogen puck lights or LED strip lights. No LED pucks.
Also, put a recessed niche in the wall of the shower area (whether or not you have a tub) to hold the shampoo, soaps, etc.) I've never liked the bottles sitting on the edge of the tub, and now that people are getting rid of their tubs, they look even worse sitting on the floor.
I would suggest LED strip lights for undercabinet use, just to be clear. The puck LED lights are one of the few things I regret doing -- the counter illumination is uneven.
We used door-activated lights on hall closets, but walk-in closets got simple motion detecting switches.
I would also make sure every closet gets an outlet. Need to plug the dustbuster in somewhere.
I just put LED lights under my kitchen cabinets. They've been installed into a panel that mounts under the cabinets, so it looks as if they're embedded in the bottom of the cabinets. Really great lighting!
LED lights inlaid into baseboards? like a aisle on a airplane? :)
LOVE IT! lol... the things people thing of! lol
1) Remote-control thermostat (e.g., Honeywell, Nest, etc.)
2) Small LED lights inlaid into floor for night lights (or installed in baseboard).
I really like my full-height (floor to near-ceiling) doors -- great design element and makes all of the closet space easily accessible.
Can anybody advise if this building has a laundry and / or bike room?
325 West 86th Street #11C: Smallish, renovated classic six-into-five, resold 31% above 2009 acquisition price. No significant work done since prior sale. Same broker too. Interesting sale in that the 2008-2009 listing got caught in the worst of the downdraft, and the 2014 listing was boosted by the uptick in the spring, after initially languishing.
03/08/2008 Listed by Corcoran $2,295,000
04/11/2008 Price decreased by 13% ↓ $1,995,000
05/22/2008 Price decreased by 5% ↓ $1,895,000
07/03/2008 Price decreased by 5% ↓ $1,795,000
10/14/2008 Price decreased by 8% ↓ $1,649,000
02/07/2009 Listing entered contract $1,649,000
05/05/2009 Previous Sale recorded $1,473,750
04/02/2014 Listed by Corcoran $1,950,000
04/12/2014 Price decreased by 8% ↓ $1,799,000
05/14/2014 Listing entered contract $1,799,000
08/20/2014 Sale recorded $1,926,000
43 West 64th Street #4A: 4BR//4BA Liberty Lofts condo, resold 69% above 2009 acquisition price.
04/30/2009 Previously Listed by Brown Harris Stevens $4,750,000
08/07/2009 Previous Sale recorded $4,200,000
11/06/2013 Listed by Douglas Elliman $9,000,000
03/28/2014 Price decreased by 1% ↓ $8,880,000
04/03/2014 Price decreased by 4% ↓ $8,500,000
05/02/2014 Price decreased by 6% ↓ $7,995,000
05/19/2014 Price decreased by 3% ↓ $7,750,000
05/30/2014 Price decreased by 8% ↓ $7,100,000
07/12/2014 Listing entered contract $7,100,000
08/27/2014 Sale recorded $7,100,000
Correction: The increase on 845 WEA #4C was 29%.
845 West End Avenue #4C: Resale of a 6-into-7 condo, 23% above 2011 purchase price from the sponsor.
09/27/2010 Previously Listed by Corcoran $2,295,000
10/13/2011 Previous Sale recorded $2,295,000
04/18/2014 Listed by Halstead Property $3,125,000
05/08/2014 Price decreased by 4% ↓ $2,995,000
07/07/2014 Listing entered contract $2,995,000
08/06/2014 Sale recorded $2,970,000
321 West 78th Street #9D: Standard classic six in an excellent location. Resold 67% above 2009 acquisition price, with no significant capital improvements.
04/29/2005 Previous Sale recorded $1,985,000
10/11/2008 Listed by Brown Harris Stevens $1,895,000
01/31/2009 Listing entered contract $1,895,000
04/14/2009 Sale recorded $1,600,000
04/16/2014 Later Listed by Warburg $2,495,000
08/21/2014 Sale recorded $2,660,000
Wishouse - Those articles are dying to be published with no irony whatsoever. I'd subscribe just for the comments.
I think the red lacquer barns in C0lumbia C0unty should have never been tried in the first place.
Nothing really 'new' about the so-called Super Pantry--it's just a new name for the traditional Butler's Pantry...
"Why I moved my appliances into the pantry"
"Latest kitchen trends: turning the breakfast bar into a full table"
"Have our kitchens become dining rooms?"
I smile every time I see this thread resurrected. The open/closed kitchen solution has been found: both. http://online.wsj.com/articles/the-rise-of-the-super-pantry-1410449896
reviews are pretty terrible on yelp -
Thanks Kevin - any sense if prices should go down in the winter?
Check Gateway Plaza, they are a rental building. Nothing fancy, however large spaces.
We are looking for a 2/2 rental in BPC starting in Nov/Dec/Jan
Entrance to subway will NOT be on the NW corner of 86th and Second Avenue. A much preferred ventilation unit rising only as high as the Chase ATM unit that formerly occupied that space will be there. Facade of unit will aesthetically match the Co-op's facade. Air and noise control impact studies relating to the ventilation unit have been conducted-- If you would like a copy of this impact study please contact me. I would be pleased to answer any questions about The Newbury as both a long term shareholder and a Broker. firstname.lastname@example.org
It is where the entrance for the subway will be, so I've heard
maybe its a new corcoran office to handle all the foot traffic for yorkville when the 2nd ave subway line opens up.
Anyone no why part of the building was torn down? I know the second ave subway is there.... But what are they building on the corner there to take apart the piece of the building on 86th corner of 2nd....
Ricardo, that doesn't sound sexist so much as insecure and Why read into her post about bragging etc. good for her, she owns an apt and should boast about it. No need to be a hater even of she wrote a post that had been discussed many times before.
I don't think Kelee sounds like an absolute bimbo moron, but we can all agree that she should have those crown moldings removed ASAP. Crown moldings have no place whatsoever in NY prewar apartments. In suburban "custom" "luxury" tract-houses, yes.
RC ,Its a fairly simple request, why read so much into it ?
Sorry for the rudeness. Just sounded like a really stupid question. If she/he has gone this far with renovations, the question he/she asked would likely already have been answered by even the most sophomoric person. Sounded like she wanted us all to be impressed that she had bought a prewar one-bedroom on the UES. Only a woman would sound so stupid. As I sexist? Yes.....................
I agree, ask the super and neighbors or any contractor who is currently working in the building.
Riccardo, I don't get your post, her question seemed very reasonable to me even of it's been discussed before. Also I don't know how you can tell if it was a man or woman posting.
Wow, what a horrible name, Nolita Place.
new floors are often uneven in new building... it's called the foundation settling. Very common.
I have seen units in this building... and for some reason.. the FLOORS are uneven!!!
which indicates severe foundation issues... surprising, cuz.. it is a new building too. SCARY!
by the way - construction quality around here varies a lot so make sure you get an inspection. Have heard stories / seen some "chinatown specials" with nice modern finishes down there that are a maintenance nightmare.
One of the loudest blocks of the loudest areas of NYC (directly above a late night restaurant and the club whose prior life had major violence issues). I'd make sure you check out noise level on a Saturday night before you buy. The crowds, dirt, and traffic are giving me agitation just thinking about this location, but If you're into nightlife and authentic downtown grit pretty solid location. A block or two west the value is double!
And correct that ACRIS can mis-file things. E.g., a filing for 771 WEA is under 711.
Good idea, checking the UCC filings. A UCC1 doesn't mean money changed hands, though. A lender will file one months before they lend the money, then if the deal falls through, eventually file a UCC3 to cancel it.
The guy who has UCCs on both 15E and 16E also bought and sold 3E. He has eight UCC1s and six UCC3s on those three apartments between 2002 and 2013. 3E was a reno-and-flip, so maybe those for 15E and 16E were attempts to do the same thing for 15E and 16E that didn't pan out.
nycondo2013 has hit all the discussions of 118 on SE with their complaints about the strictness of the board, so it looks more like sour grapes, than any real statement about the board's requirements. Unable to sell your unit?
As I mentioned above a while ago, I considered 2 other units in this building, and went far enough down the path to ask the selling broker (not the current broker for 16E) to vet my financials with the seller (who claimed to 'know' the requirements) -- I had debt, but would have been an all cash buyer. I was told it would be no problem. I'll rephrase my statement from an earlier post -- it appears to be about the overall financial position, rather than a single criteria. Clearly, they're a conservative building. Certainly not the most conservative in the neighborhood (hint: walk around the corner and check the requirements on the other nearby white-brick buildings).
That said, let's look at 16E -- i think there's a mystery there. An ACRIS search shows that a variety of people in the last few years have files UCC1s & UCC3s on the place (one of them also seems to own 15E). Either there are a lot of owners squeezed into that 1BR, or ACRIS records are missing the ownership transfers, or ACRIS is just wrong. I don't understand how so many people seem to be using 16E as their cash machine.
17E sold not too long ago at 625k, so it seems unlikely that 16E, unrenovated, is going to get their 675k ask. That said, 12B (more or less mirror image floor plan), renovated, cleared 670k (To Julien Studley, of the real estate company), while 15B cleared only 517k. So maybe they only sell to real-estate professionals. Personally, I think the broker isn't doing a good job of a) managing the seller of 16E's price expectations, and b) vetting candidates' financials.
I believe they have a no debt requirement, if you are a doctor and you still have student loans you will not get approved.
If you don't want a board making judgements, why even look at a co-op? There're lots of condos in the neighborhood.
There've been eight closings at 118 so far this year, with only four all-cash, so if the board does have an all-cash policy they're not sticking to it.
Just out of curiosity, how does it happen that so many people you know are applying to buy in the same building, and even more strangely, all being turned down? That's really beating the odds, unless you have an exceptionally broad acquaintance.
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 email@example.com. 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.
If you have a cat, or are thinking of adopting one, do not purchase in an "implied" cats allowed or "don't ask don't tell" building. There are plenty of cat friendly options in New York and you will never have to face a heartbreaking situation.
The co-op board rejects 75% of applicants, requires liquidity equal to purchase price, and is generally hyper conservative. Be careful.
>The board is incredibly strict and the rejection rate is similar to that of an ivy league university.
Ugh, half of the people in my Ivy League school were only there because of football, the Kennedy or Bush name, other legacy admissions, really rich foreign parents, or who didn't know how shitty the neighborhood actually was. So I feel your pain.
The board is incredibly strict and the rejection rate is similar to that of an ivy league university. Get ready to be disappointing if you are under 40 years old, if your liquidity does not exceed the full purchase price, if you are taking a mortgage, or if your hair is not perfectly coiffed. 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. Broker won't say, but seems to be rejections each time
What is your "background"?
You can volunteer to improve whatever school your child winds up being zoned for. That's how "good" schools became good.
I'm sure those with more insight can weigh in, but there is no set time period. You can look to the neighborhood and see when it was last changed or how crowded it is now, which might force a change. Also, don't get hung up too much on one school, for example PS 158, 183 and 267 are all quite good, although one might be "better" based on rankings one year. You should check out insideschools.org and urbanbaby.com for more on schools.
Hi - Can anyone tell me how often the borders of a school zone change? or are they more or less permanent?
I'm interested in a place that's right on the border of it's current zone, and wonder if that might switch in the future.
Maybe over thinking things, but I'm a First time buyer with plans for kids scared of messing up the school situation.
Thanks for any info/help.
Not just you, I'm having the same problem/getting the same error.
Is it just me, or is anyone else getting that "server is running express" error message whenever they try to access their saved buildings in their folder(s)? I've been getting it non-stop all week, it's starting to get really annoying!
Hi, we have just noticed your comment about possibly purchasing in Riverdale. Are you still on the market for an apartment?
What are people's senses regarding the central Riverdale market, both in terms of resale value, time that units sit on the market, and what to expect in pricing for a large 2BR/3BR coop?
I see some older discussion threads, but I don't see anything particularly current.
A Manhattaner potentially moving to the Bronx but skittish about resale
Hi, are you still interested in finding a buyer's broker? Please feel free to contact us at 718.412.0000, our office is located at 3727 Riverdale Ave near W 238th St.
First-time home buyer here. Can anyone recommend an exclusive buyer's agent for Riverdale co-ops? My preliminary experience with a dual broker last year was less than satisfying when he tried to push one of his listings on me the same day I met with him.
Do exclusive buyer's agents even exist for Riverdale? My research has led to disappointing results.
Many thanks for any advice!
I dont think October 15th is realistic - they have to provide you with 30 day notice , and to day is September 15th already.
I just heard -the TCO next month and closings should happen Nov/Dec
I'm hearing on/around Oct 15th to start...
Building looks nice.
Better quality thn Kalahari i think.
Much more expensive.....i am expecting to see different type of people living @ Adeline.....
any update on a closing date?
13 apts left . Out of 83
I am seeking to buy a 2 bed / 2 bath in this building. I am NOT a broker, and I am happy to purchase directly from an owner. OK if this is owner occupied, and OK if there is a tenant in place. My timeline is flexible. My email is firstname.lastname@example.org
jelj13: correct, only the apartments facing North from 1641 and 1623 will be affected. It seems that they are almost ready to start: there are no parking signs on 92nd and construction barricades.
The 1619 building faces E 90 and E 91 Sts. No way can you see the new apartment house going up on E 92 to E 93 Sts. Only the apartments over the E 92 entrance to 1623 and 1641 buildings will be affected.
Being on 92nd St between 3rd and Second Avenue it is going to block the view for the North facing apartments, difficult to say if this is going to have a real effect on prices but I think that should be disclosed (I have been looking at some units and the broker didn't mentions anything).
Any concern about the development on Ruppert Park by Related?