how much and how to find?

pied-à-terre?

It will be full-time residence for next 12 months.

so a rental?

Yes - rental.

search function:

http://streeteasy.com/nyc/rentals/lenox-hill-manhattan/rental_type:frbo,brokernofee,brokerfee%7Cbeds:1%7Cbaths%3E=1.5%7Camenities:fireplace

the no more than two blocks from park and pre-war combined with fitness center within two blocks makes it much harder to find. can't do fitness center within two blocks of work?

I have been splitting time between SF and DC, but need to relocate to NYC for foreseeable future. A friend recommended Streeteasy as site to find out how things work in NYC. I have browsed listings, but thought I would seek expertise of regulars. Do I need a broker? Does what I want exist? (Can I have pre-war building with fitness center, double sinks in master bath and pet-friendly near the park?).

http://streeteasy.com/nyc/rental/681730-rental-129-east-61st-street-lenox-hill-new-york

http://streeteasy.com/nyc/rental/715309-rental-40-east-68th-street-lenox-hill-new-york

http://streeteasy.com/nyc/rental/715762-rental-53-east-64th-street-lenox-hill-new-york
(walkup)

you are looking for a rental and asking for a top of the line new condo or a pre-war that was converted to one. in pre-wars, the baths were bigger then the 1960's blds, but not enough to provide space for a double sink. 1 br/1.5 baths are also somewhat rare.

If you COULD find something meeting all of your criteria, which you might not be able to because it might not even exist, it would be around $8K/mo. Broker fee 15% of a year's rent on top of that.

Sound okay? If so, email me. If not, be prepared to compromise on something.

Basically, the inventory that you're looking at (within two blocks of the park) is going to be prewar. Many of the buildings are going to be co-ops, and don't want to hear about dogs, or maybe don't want to hear about dogs for renters. (for example, 40 East 68th is no-pet).

Another possibility is going to be townhouse inventory, which is going to be duplexes, not always in good shape. One subset is a ground floor/first floor combo, which will probably give you high ceilings on the first floor, but probably not a lot of light. (this is probably the case with 129 East 61st, #1, but we can knock it out anyway because the fireplace is decorative.)

Another possibility is a fourth floor/fifth floor combo, which will be high enough up to have decent light, but then of course you'll have to walk up (this is the case with 53 East 64th).

Third possibility is a condo, which is most likely to like the pooches and be well-renovated, but prewar? A target building doesn't come to mind, although I admit I'm not a Lenox specialist.

If you're flexible, either on the location point, the light point, the WBFP point, or the not minding it looking shabby in spots point, you can probably find something that makes you happy in the $4-5K range.

ali r.
DG Neary Realty
ali [at] dgneary [dot] com

You'd be an idiot to pay $8K a month for that.

The big problem with your search, IMO, is that the criteria are too tight. You've defined a 12 street by 1 avenue search area. Right now, there are exactly 5 1BR / 1.5 BA places in that area. In Manhattan, most of the inventory you see at any moment is crap that no one else was willing to take because it's overpriced. The well-priced stuff moves quickly, so when you're only looking at 5 places, you're likely looking at all crap.

Widen your search criteria.

And perhaps move some very important New Yorky things like "doorman versus non-doorman" and "elevator versus walkup" onto your list rather than Houstony things like "double sinks in master bath"

You forgot to mention central vac.

'nada,

she should only widen her search criteria if she thinks $8k is over her budget. If it costs $8k for what she wants, and she is comfortable paying it, then she should pay it. Just b/c you don't think it is good value is irrelevant - we all have priorities, and for whatever reason it appears she wants that exact location.

If you want a Range Rover, and have the money to buy it - do it. Personally I would never spend that much money on that particular car, but it doesn't make everyone who buys one an idiot.

Except it doesn't cost $8000 for what she wants. Of 33 1BR / 1.5 BA available in Lenox Hill, the most expensive is $6800. There are only 3 above $6000. This, BTW, is the worst-priced inventory that hasn't rented. Do you have any clue what can be had for $8000 a month?

There's a difference between paying MSRP for Range Rover and paying double. The former represents a value judgement; the latter makes you an idiot. The OP is looking for help on finding a place and understanding what the right price is for it. I don't see how over-quoting the right price is helpful.

i'm confused - in your first post you said there were 5 1/1.5 places, and now there are 33?

In fact, there is not a single 1BR / 1.5BR even asking for $8000 in all of the UES.

There are 33 in Lenox Hill, 5 west of Park Ave.

and Ali was pretty clear that if she made some compromises, she could find something in the $4-5k range.

yes, but there is also not a single place with her exact requirements, so it is all rather theoretical (as Ali implied). but given that Ali was pretty accurate w/her $4-5k range for things which were close, but not exact, I trust the theoretical $8k number. Anyway, this is a useless discussion, b/c said apartment, if it exists, clearly isn't listed on SE.

hey printer:

how about?

sorry, nada, that i jumped down your throat.

Very helpful all posts and exactly insight that I was looking for. Also sadly consistent with intel casually gathered from friends. I am a quirky buyer with tastes for which I am willing to pay premium if I can find them for rent. Historically have had to purchase and renovate. Seems like compromise is in my near- term future, but if my wish list does indeed exist, I would be willing to pay up to $8,000 (even if I appear an idiot to some - as one poster noted, we all spend per our preferences; I may not spend on clothes or jewelry, but will spend for fireplace and proximity to park plus access to treadmill at irregular hours). So, with that said, I will likely be contacting poster who gave thorough analysis and e-mail address absent more compelling posts prior to 12/27. Many thanks to all who contributed (and to any who contribute in the next few weeks).

multi - best of luck finding what you want, and welcome to NY!

here's one that meets all but the lenox hill requirement, i think. just to give you an idea of what could be had. at 85th and park i'm fairly certain a gym shouldn't be far away, but i'm not positive. be sure not to click "pets allowed" in your search because a lot of more expensive apartments prefer not to have pets, but they may agree otherwise or be on a "case-by-case" basis. and in your price range include one bedroom "or more" because you may find what you're looking for in a two bedroom.

http://streeteasy.com/nyc/rental/660745-rental-1025-park-avenue-upper-east-side-new-york

good luck.

multi, happy to help. I enjoy finding very special rentals for busy clients (including, this year, a husband and wife who were in town to do a Broadway show).

One more thing, which will help with the poodles: next time you're at the vet or the groomer, get a "good dog" letter saying that they're well-trained and well-behaved.

ali r.
DG Neary Realty

If you do get that second bedroom, could you not put a treadmill in there & then that's one less thing on your "needs list"?

Here's a 2BR / 2BA at 1500 sq ft half a block from the park on 75th for $6200 with 2 fireplaces. It's 50% bigger than you're looking for, but missing the light. Not particularly well-priced IMO, but should give you a sense of the market nevertheless.

http://streeteasy.com/nyc/rental/718098-townhouse-15-east-75th-street-upper-east-side-new-york

I concur with aboutready. You're much more likely to find what you are looking for in a 1500 sq ft 2BR / 2BA than a 1000 sq ft 1BR / 1.5BA. The latter is an oddball configuration for the segment of the market you're looking at.

I concur with multicityresident -- Ali/Front_Porch would be an excellent broker to work with.

1 east 66th- what is wrong with it? Why has it been on rental market for 266 days? It seems appropriately priced for what it is given what it would cost to buy and maintain a similar unit.

according to my computer system, which is used by most of the NYC brokerage houses, it's leased.

ali r.
DG Neary Realty

Multi,

Of that style (large 2BR w/ park view but already rented), I like this one better:

http://streeteasy.com/nyc/rental/695822-condo-923-fifth-avenue-upper-east-side-new-york

The views are in both the living room and the bedroom, better situated IMO, and has a very attractive terrace. Costs a little more in rent, though. Asking rent ($15K) for the price (I'd put it at $4.5M today; it sold for $5.6M in 2006) is good. Not the best you could do, but not bad either.

multicity, you need a broker. ali seems nice, but as she stated, not a lenox hill expert. the problem with streeteasy (and it's a major problem) is that it only includes exclusive and not open listings. there are listings in your search area, and at the price point that are open. I'm not popular here, so the regulars will likely find some fault with what I am writing, but it is very very important to your search.

Preface: NYCNovice=MCR=Foolishrenter. So fun to look at this thread, which was my first posting on SE. Despite what anyone might think, I swear, under oath, as an officer of the court, that NYCNovice, Multicityresident and Foolishrenter are the only identities I have ever had on Streeteasy (yes, FC/GB/HB - that means I am not "New2me," though I reviewed all of that poster's contributions I was able to locate and readily admit the similarities, down to the fact that The Beresford is one of my favorite buildings). So, a little over four years later, happily ensconced in a 2 bedroom/1 bath (single sink), wood floors, lots of light, wood-burning fireplace, no gym, Midtown East (far east)) coop where two dogs, my husband, and I could not be happier.

Glad you found what you were looking for. I'm a big fan of Midtown East, East of Second Avenue. Why the multiple handles?

RENY - Look up confessions of MCR thread. There is link to it in discussion where multiple handles were used with explanation as to why.

Interesting thread.
Right off the bat some poster who is "about ready" (for what, we can only imagine), comes onto the thread spewing some offensive nonsense that SE probably rightfully deleted.
Then the brokers come on board pumping $8000 for a 1 bedroom in the winter! of 2010!, plus a nice hefty 15% fee - $14,000 to Front Porch! Followed by Inoitall, calling the OP an idiot and bossing her around - got to wonder why he can't work well with women. And then comes the sarcasm from a moron not even based anywhere near New York City- do they even have vacuums in Columbia County? Last I watched the Flintstones, they use an elephant for cleaning in these backward locations. Inoitall comes back to explain that there's barely inventory meeting the OP's criteria, when he's been on record in another thread talking about how the person searching for an apartment can start out with 100 apartments meeting any given criteria and then just narrow them through "Rental negotiations are a game of brinksmanship."
And back to clear evidence that Jim Hones is also about ready, as they are both deleted.
Finally, fast forward 4 years, and we know that the OP writes all those fake reviews under multiple names on Yelp and Amazon, and after wanting to spend all that dough, can manage to have only 1 bathroom for 2 people and 2 dogs.

Here was inoitall: http://streeteasy.com/talk/discussion/23984-when-to-seriously-start-looking

well, gboro, to be fair to me (and also to nada -- has anyone caught up with him lately?)

OP 1) bought instead of rented.

And remember that I mentioned flexibility on the location point might be needed?

2) OP is not in Lenox Hill.

that's said, it's still a fun thread.

ali

Yes, front_porch/ali was right on the mark. What I wanted did not exist on the rental market so I made significant compromises for the 3 years that we rented prior to buying. When I finally decided to buy, I would have used Ali had I been in New York consistently, but as time is always at a premium, adding a representative into the mix would have required coordinating schedules in a way that is simply not possible for me much of the time. I had the pleasure of meeting Ali in person once (Hi Ali), and I will say she struck me as a broker who is far more concerned about getting the right fit for her client than she is about making a quick commission. I was also impressed with the broker who represented the seller of the apartment that we bought such that I had no problem signing the dual agency form; she did a great job representing her seller; the apartment had been listed previously by another broker and had flown completely under my radar, but the day she listed it, it popped up like a shining star on my radar and prompted an "I must see that one immediately!" The pictures and staging really do make a difference. In terms of rent vs. buy, anyone who has followed my posts over the years knows that math is not my strong suit, so I'll let you do it: With the gut reno that we did, capital put into the apartment is $985,000; maintenance $1800 (includes taxes b/c it is a coop); homeowners' insurance $2000 per year (that seemed high to me, but I did not shop around). No mortgage, so use your own cost of capital to figure out the "cost" of this apartment versus what it would cost to rent a similar unit, except as Ali and pretty much all the regulars predicted when I first came onto Streeteasy, there were no similar units available. I am sure I could have gotten a less expensive 2/1 had I compromised on location/ambience, but I was not willing to do that. I am not in New York all the time, and when I am, time is precious such that I want to spend as little of it as possible on transport. I have come to absolutely love Midtown East.

I don't believe your numbers. $985K for two bedrooms bought in the past year and a half, inclusive of the cost of gut renovation, and there were cheaper alternatives, and you didn't compromise on location or ambiance or the other things you had to make compromises on that were in your initial list above, and you rented at the Beekman Regent which you considered a compromise despite its price point.

And the co-op serves as a pied-a-terre.

FC - Whether the reader chooses to believe me is his/her perogative. There are individuals who frequent SE Discussions who have met me in person. My post was largely for those individuals so they can look it up purchase on ACRIS. Ino, Alanhart, Aboutready, Ali and a few others provided excellent information to me and I thank them for that.

>Whether the reader chooses to believe me is his/her perogative.

Very obvious and rather meaningless statement. Why even make such a statement?

>There are individuals who frequent SE Discussions who have met me in person. My post was largely for those individuals so they can look it up purchase on ACRIS.

Great. And I don't believe your numbers.

>Ino, Alanhart, Aboutready, Ali and a few others provided excellent information to me and I thank them for that.

I didn't realize this was an awards ceremony requiring you to thank everyone.

Price and maintenance seem rather low for a "real" 2 bedroom. Sounds more like a large 1 bedroom with a wall put up to make a 2nd bedroom. Just saying.

RENY - You are close; what was billed in listing (and apparently considered as such in NYC) as a second bedroom is more of what I would call a study measuring 11' x 9.5.' I use it as an an exercise room. As far as I can tell, the walls are original to the 1920's construction because there is an entire line in our building with the same configuration. Someone with knowledge of the old 1920's coops might be able to explain these apartments (NWT?); I have wondered whether they were intended as maids' quarters for the significantly bigger elegant apartments in the building. Our apartment is only 1000 square feet give or take.

I forgot what a great procrastination tool Streeteasy can be. I just did search for unit of the type described. Here is one: http://streeteasy.com/sale/1127787-coop-439-east-51st-street-beekman-new-york

Nice apartment, but I'm generally partial to building built between 1950 through 1970. Generally large layouts and lots of closets.

Note that the numbers for the one at 439 East 51st are quite close mine, and it looks like it has already been renovated. I will be curious to see what that one closes at. As for less expensive alternatives had I been willing to compromise on location or ambience, here is one for the troll: http://streeteasy.com/building/342-east-53-street-new_york/la. Finally, if aboutready were here, she could explain to the troll that renting a place that is far bigger than you want or need on a block that you don't love is a serious compromise. As is quite clear from my original post, all I wanted was a charming little apartment with high end finishes; finding one of those to rent is hard indeed. Aboutready advised me to look at 1500-square-foot 2/2's, which is exactly what I ended up renting for 3 years. (Actually 2/2.5).

Oh, and lest I forget, Inonada concurred in aboutready's recommendation. IMHO, that guy was the best resource on Streeteasy for renters, and I doubt that I am alone in wishing his return.

I can't wait until 12 months from now when NYCNovice tells us everything she's told us today is completely false, and she's coming clean and we should all applaud her yet again and Aboutready and Inonada should validate her existence. And she is so moral despite so much evidence.

https://streeteasy.com/talk/discussion/32866-how-much-is-your-credit-worth-to-you?page=2

FC - I couldn't make sense of your last comment; I suspect it was an attempt to bait Aboutready, me or both of us. Re Aboutready, I miss her too, but you've got to let her go. And although you and I don't agree on everything, I am pleased that at least we agree on there being no excuse for not paying debits knowingly incurred. Even the Lannisters, deplorable as they may be in other respects, always pay their debts.

Most people reveal their true colors without anyone needing to "bait" them.

I am so confused; I don't know what that means. Do you think I am immoral? If so, please provide rationale; those are fighting words to me. If you are aiming your comments at aboutready in your ongoing feud, then never mind. I never understand half of what people say on here.

http://streeteasy.com/talk/discussion/36549-is-this-simply-not-done
New2me
about 19 months ago
Posts: 65
Member since: Jan 2009
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Given the lack of current inventory, and, perhaps the growth of "pocket/whisper listings", is it a ridiculous idea to mail a note to residents of those lines in buildings that I know that like to suggest that should they decide to sell, i would like to speak to them? I am in no great hurry and can be quite flexible regarding timing.To clarify, I am a well-qualified buyer and primarily looking at co-op buildings. I am not looking to low-ball and would pay a market, but not a "make me move" price for the right unit. Is this simply not done?

http://streeteasy.com/talk/discussion/36043-make-me-move-feature
NYCNovice
about 20 months ago
Posts: 832
Member since: Jan 2012
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Discussion with friends who keep getting unsolicited offers on their West Village condo led me to wonder why there aren't more "make me move" listings on zillow and why there isn't such a feature on streateasy. With the market as crazy as it is and inventory so tight, I would think there are people out there who just might get their "make me move" price. Food for thought - I'd love to see a "make me move" feature on streeteasy.

You are clearly not New2Me

And the way the two distinct posters respond (just note the format alone) to others on their threads

New2me
about 19 months ago
Posts: 65
Member since: Jan 2009
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Fieldschester - By "market", I mean a fair market value based on recent comps/sales.

Squid - I hear you. My thought was that I might have some luck in reaching out to folks who have listed before and have not had success in selling for reasons other than price (market timing, need to sell in order to purchase the next place etc) and have just not gone through the effort/process of re-listing.. As long as I was at it, and knew the lines, I thought it might be worth a stamp or two to approach similar unit owners. My concern is that this kind of approach would be frowned-upon in general.

and

NYCNovice
about 20 months ago
Posts: 832
Member since: Jan 2012
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HB - Who's buying 144 Duane? State of Qatar ended up buying the Ellen Biddle Shipman mansion at 21 Beekman Place for 34 million.

Front_Porch - As always, thanks for the input. Works that way in DC too, and

But of course, NYCNovice only bought a 1000 sq ft apartment, unlike the 1700 sq ft that New2me was looking for
http://streeteasy.com/talk/discussion/31242-electrical-service-upgrade in an apartment needing a "complete renovation" vs. the "gut renovation" that NYCNovice needed.

http://streeteasy.com/talk/discussion/10356-205-west-57th-the-osborne
New2me
about 5 years ago
Posts: 65
Member since: Jan 2009
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Good point. Not to bother you, I hope, but since you live in the neighborhood, can you suggest any other architecturally "interesting" (not Post War/Modern) buildings that I should look at? I am not in the high end CPW class of buyer (sigh) but would like to be near the Park for running and dog happiness purposes!

multicityresident
about 4 years ago
Posts: 73
Member since: Jan 2009
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Wish list: 1 bedroom/1.5 bath; prewar building; Lenox Hill; accepts dogs (2 mini-poodles); no more than 2 blocks off park; fitness center in building or within 2 blocks; wood floors; lots of light; high ceilings; wood-burning fireplace.

^-- Both want to be near the park and both have dogs. Both joined in January 2009.

And then there's this thread started by New2Me asking about firing his? her? broker, finished by NYCNovice who flips the situation around and asks the broker how they protect themselves:

http://streeteasy.com/talk/discussion/33386-change-of-broker

"And although you and I don't agree on everything, I am pleased that at least we agree on there being no excuse for not paying debits knowingly incurred. "

http://streeteasy.com/talk/discussion/37118-value-of-buyer-broker
NYCNovice
about 16 months ago
Posts: 832
Member since: Jan 2012
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I like the idea of using buyer's broker that you like for purpose of not having to deal with seller's broker if for no other purpose. In our current rental, the owner/seller's broker was so annoying that I contemplated engaging buyer's broker mid-deal just to not have to deal with the seller's broker anymore.

http://streeteasy.com/talk/discussion/24153-how-much-and-how-to-find
NYCNovice
3 days ago
Posts: 833
Member since: Jan 2012
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Yes, front_porch/ali was right on the mark. What I wanted did not exist on the rental market so I made significant compromises for the 3 years that we rented prior to buying. When I finally decided to buy, I would have used Ali had I been in New York consistently, but as time is always at a premium, adding a representative into the mix would have required coordinating schedules in a way that is simply not possible for me much of the time.

I told you I readily acknowledged the similarities, but I am not s/he. You need to link the Phillips Club thread. I joined SE in 2009 when I knew I was going to be in NY quite a bit over next few years. Ended up buying at Phillips Club in 2009, where, btw, we still own and love. Best guest bedroom in town. Neverending goodwill from friends and family who use our unit there regularly. I have zero problem owning anything I have ever said to anyone, anywhere, on the Internet or elsewhere.

BTW - You should try the same research experiment with postings by Inonada and w67th. A lot of similar similarities, and if I did not know Inonada in person, I would have thought they were one and the same. Carry on.

I like the tactic: change the subject twice while maintaining a friendly, non-defensive, and even encouraging tone.

I guess we haven't seen any postings from New2Me lately because she found her whisper listing and completed her gut renovation of her pre-war apartment and no longer has questions for us.

I hear New2Me is looking to move downtown to 303 Greenwich

Any updated on the move to 303 Greenwich?

Marco Rubio IS cute; my vote is going to HRC, but were I to vote based on "cute," MR would be my choice.

Strange, out of the blue Marco Rubio obsession you have.

Hey, could we agree on Bloomberg? Too exciting; I fear it is just a cruel tease, but it is giving me hope while the rumors last.

it makes sense that a multi city resident is most excited about Bloomberg.

Guess it was a tease MCR.

Yes, given the current state of play, his decision to refrain from running was noble IMHO. Many of my friends and family who generally vote red are not only resigned to an HRC presidency, but they are going to actively vote for her if Trump wins the nomination for their party, but it's not over . . .

Kind of like Alexander Hamilton endorsing Jefferson when I think about it.

Jefferson had slaves?

http://www.nydailynews.com/entertainment/theater-arts/hamilton-hiring-practices-fire-due-discrimination-article-1.2582555