Sale at 246 West End Avenue #11A

Wondering what point there was to the $49K chop (slice?) to $1.75M on 9/3.

Hadn't noticed before that 10A, which just went into contract, has through-the-wall AC. (The 11th floor has terracotta details that limit it to window AC.)

Cannot understand why anywone would pay these prices - no dining room - maybe it's different if you really see it, BUT

Go figure. Big nicely-scaled rooms, two WBFPs. I'd say overpriced in absolute terms, as everything is, but not relative to what else is out there.

For another million at http://www.streeteasy.com/nyc/sale/460634-coop-300-west-end-avenue-upper-west-side-new-york you'd get a somewhat-bigger LR, an eat-in kitchen, and a little windowless den with lav.

I think I've posted before, but 246WEA seems to trade at high per/square foot prices despite less than ideal carve outs from the original 2-apt/floor plan. Could be the high ceilings, WBFP and Carpenter provenance. I prefer it to the other Carpenter on the UWS (no offense, W81). It's an exceptionally solid building in a B UWS location.

It'd work for one or two people and maybe a kid. The combos don't seem to make much sense, what with working around the inserted firestair, plumbing, etc. For what was paid for those they could've had 173-175, which I always think of as the quintessential UWS building. Never been in it, but looked in at night from across the street at 180. Or maybe it was the beautifully-drawn plan in the Douglas Elliman book.

Agree that 173-75 is the quintessential RSD building. Doesn't have the ceiling heights though. Is there a source for 175 floorplans? I have 173 floorplan on my HD and in a book (Alpern).

I have a lot of love for the Strathmore too.

There's a full plan in the "Select Register of Apartment House Plans" in the library, and Corcoran used to have them loose-leaf bound in their storefront near Zabar's. Some now-defunct site used to have them all scanned, so I printed a lot of them 11x17. One of these decades I'll sort through and get them organized.

I know the rule is a bedroom requires a window, but to me, it requires two windows if it is going to be anything more than a baby's room.

"I know the rule is a bedroom requires a window, but to me, it requires two windows if it is going to be anything more than a baby's room."

Seriously?

That would reclassify virtually every apartment in the city.

the pricing still astounds me...

Hmmm, getting more interesting. The 7DE combo (http://www.streeteasy.com/nyc/sale/470322-coop-246-west-end-avenue-lincoln-square-new-york) is asking $300K less than 11A, and with a third bedroom, but with less-good exposure, no WBFPs, and could use a new kitchen.

The share allocation here is sort of unusual in that it's skewed toward the two-bedroom A and C lines, so 7DE's maintenance is lower than 11A's.

Sorry, 7DE is asking $410K less than 11A, not $300K less.

Went to see both today. 7DE is an estate sale. The long-galley kitchen needs everything. Floors need refinishing, baths just need a little grout work and new lighting. The door connecting the D and E was misplaced, but easily fixed. I don't know what things cost, but shouldn't take too much to end up with a big living room, three large-ish bedrooms, and a big windowed laundry room.

11A has the standard good-but-small kitchen, nice marble-mosaic bathroom floors, and a grander feel due to the fireplaces and higher ceilings (11' vs 7DE's 10'4".)

Both brokers mentioned the difficulty of getting sellers to accept that the party's over.

$110K, but a flesh wound..... yes the party is so over but there they iz (the brokers) trying to sell the crap.... FLMAO.. anyone seeing the stupidity of their stmt? So now they are on the "buyer" side... FLMAO....

tiny bubbles... tiny bubbles....

Oh, I'd say they're on the side of getting stuff sold quickly at whatever the current market will bear. I didn't mean to suggest that either agent was indiscreet, but both knew I knew the history of the two places. One seller has been jerking around forever, and the executor of the other has taken two years to get the thing on the market.

If one could purchase 7C, you could recreate the original 10(?) room + 1 room extra - 7BCDE.

As another poster noted, no dining room, tiny galley-style-yet-open (YUCK!) kitchen, low ceilings, and master bedroom has to share bathroom with guests, or else send the guests through the second bedroom to use the other bath.

I'd price it at $950K.

Yes, like the combo of 10BC and 10DE that found no takers a few years ago: http://www.streeteasy.com/nyc/sale/52988-coop-246-west-end-ave-lincoln-square-new-york

Closest has been 12CDE, but with all those north-wing combos you've got the firestairs that were drilled down through the original foyers.

In the south wing it's a bit less awkward. The sponsor sold 2A to the 2FGH owners in 2005: http://www.streeteasy.com/nyc/closing/41006. The FGH was a modern-style gut combo, IIRC, and don't know what they did when adding 2A.

South wing has better exposures as well.

Yeah, very bright. The C gets a chunk of river while A gets just a sliver, but I'd go for the light.

Matt, which one do you mean? 10'4" ain't low, but you can feel the difference going to 11'. In 11A they have a big square table with two chairs per side, and still plenty of room, though you wouldn't think so. Agree about the opening to the kitchen, but easy to fix or put up sitcom-style shutters. Baths don't bother me, and most 2/2s of that vintage seem to have both en-suite.

11A. Those are nine foot ceilings at best. Standard doorways are 7 feet, and you can clearly eyeball from the photos that the ceiling is no more than two feet above the doorways.

And I'm sorry, but for a million and a half, I don't want to stick my dining table and chairs off to the side in my living room, nor do I want a tiny kitchen.

NYCMattt: Those are not your postwar 6'8" (80") doorways. More like 8 foot doors. Go visit some prewar buildings sometime, esp. those from the turn of C, pre WW1. I was never impressed by high ceilings (I'm short) until I moved somewhere with 8 foot doors (not including trim) & 11 foot ceilings.

nyc10023, I actually have 8 foot doors in my own apartment. I know what 8-foot doors look like. This apartment doesn't have them.

Bad pictures, NYCMatt. Go to an OH there and take your tape measure. I am not vested in the building in any way, just saying.

If I get the chance, I will.

I always take a tape measure and calculator with me when I visit open houses. Helps to keep the agents honest.

Matt, 11' is hard to believe, but they really are. I measured today, just to verify my memory from many years ago, and they're 11' on that floor. 10'4" on the 7th. In http://media.bhsusa.com/pictures///1026154-4_d.jpg that bedroom door on the right is 7'. The LR and kitchen doors are taller. The pictures don't give a sense of the overall scale.

The kitchen opening looks to be 8' and while the chandelier may look small, they're usually 3' high (I've been shopping for one).

From the street, just compare 246WEA to 260WEA (neighboring bldgs). 260 is of later vintage but still prewar (9'0") and it is obvious that 246 has high ceilings if you try to match up the floors.

So, 11A's gone into contract, the same day 10A (http://streeteasy.com/nyc/sale/406241-coop-246-west-end-avenue-lincoln-square-new-york) closed at $1,550,000:

04/22/2009 Listed by Prudential Elliman at $1,599,000.
08/30/2009 Listing entered contract.
11/23/2009 Sale recorded for $1,550,000.

New owners seem to be out-of-towners, as their only previous transaction was a time-share at the St. Regis. 8A went to people moving here from Paris, IIRC.

NWT- Thanks for the info.