Arris Loft LIC

Yeah - open the window and piss your money onto the LIRR tracks.

From what I have heard:

1. For a Queens development, the amenities and finishes are very good;
2. But the bldg. suffers 24-hour vibration from the LIRR tracks (apparently you can sense it in bed), which also make screeching noise (the bldg. faces major switch points, apparently);
3. Furthermore, the South-facing units hear the trains, which runs 24 hours and tend to blow their horns incessantly; and
4. The area is still VERY up-and-coming, which means that the walk at night from the 7 train could be scary and the only viable source of groceries is FreshDirect (although there supposedly exists a sketchy C-Town several blocks away).

Finally, most of the owners bought at the VERY peak of the market, which means that the most of the units remain over-priced. At the same time, you might find some bargains if it's a resale and the seller is distressed. But, to me, $650-$700 PF in LIC w/ these issues seems very high. There are some Manhattan conversions that can be had for that price.

I live in Arris(as a bitter renter). I have lived on the 1st floor of the North side, and 5th floor of the South side.

Agreed on #1

#2 I have never felt any vibrations in the building, period. Perhaps lower floors near the trains? North side ground floor had no vibrations.

#3 With the windows closed, you simply do not hear the trains. However you cannot open the windows as the noise from the trains is definitely very loud. On the North side, opening the windows is not an issue.

#4 The walk from the 7 or the E, F is not scary unless perhaps you are not originally from New York City. If you are not a native, I see how it could appear to be unsafe though. The C-town is passable for basics. I wouldn't call it sketchy, but it's not a top-tier supermarket either.

No comment on pricing and value. The units are large and airy, and can suit people nicely depending on what exactly they seek. Commute to Manhattan is easy, commute to Queens and other areas North and East of Manhattan is good as well. Best of luck in your search.

Thank you the feedback.

Mpancheri- how are the people living there? Do you have any issues with them. Just want to know how the people are in the building b/c we're really looking to purchase a unit. I've been to an open house and I didn't see anyone around. Could just be b/c it was a Saturday. We're looking at a unit North facing so I don't think the tracks will be an issue. The amenities are really nice.

Train not a problem? Really? Watch "My Cousin Vinny."

PIN456-

The people in the building seem nice. It seems like a decent mix of professionals, artists, and others. To be honest, I work a lot of days/hours in my business, so I have not had the chance to make any friends.

Stevejhx- As I stated earlier, when I lived on the ground floor North side, the trains were not an issue. I would assume that it would be a completely different story on lower floor south side, but I do not have direct experience in this matter, so I cannot comment. Like many other things in the world, this is not a case of black/white, but varying shades of grey. I don't comment on things for which I don't have direct personal experience.