rental question

My ConEd was $75 last month, $100-something in the summer.

Rents in 10023 for 2/2/doorman run from $3800 to $27,500.

**$27,500.**

!!!

So, we're not likely to find something decent at $3500 or below?

What's your definition of decent? There are some buildings zoned for PS191 in the low 60s where you can perhaps get a 2-bed (no doorman). Also, try looking for co-op sublets (cheaper, but more hassle).

http://www.streeteasy.com/nyc/rental/592173-rental-344-west-72nd-street-lincoln-square-new-york

There are definitely non-doorman bldgs to be had for your price range. Also look into the convertible 2s at Tower 67.

My rental apartment pumps heat into the apartment during the winter whether you want it or not so my winter Con Ed bill is less than $100 for a UES 2 bedroom/2 bath. The summer is a different story since we leave the AC on all day in one bedroom and the living room for our elderly dog. It averages over $300 per month in the summer.
I recently went onto several sitse such as urban sherpa and nybits.com to make myself upset by comparing the listed market rental prices for UES buildings with what I'm paying for my two year lease that I signed in the spring 2008. I didn't find that listed rental prices for the buildings that I know have dropped significantly. Check those websites for rental prices by building and neighborhood.

here's a hell's kitchen condo.

check out the pricing history.
http://www.streeteasy.com/nyc/rental/596485-rental-445-west-54th-street-clinton-new-york
08/23/2008 Previously Listed in StreetEasy by Corcoran at $4,500.
09/21/2008 Delisted temporarily by Corcoran. Last priced at $4,000.
11/11/2009 Listed in StreetEasy by Corcoran at $3,050.

Hell's Kitchen is not Midtown West - where exactly do you want to be, wren? The best deals are on the "far" west side of Midtown, southern end of 10023.

hell's kitchen may not be where wren wants to be but it certainly is midtown west.

Thanks for all the quick replies! I'm afraid I may be pie-in-the-skying a bit. We'd been hoping to find a high-floor, sunny, prewar (larger rooms) 2-bed, 2-bath in a doorman building (preferably UWS) for under $3500 or less but doesn't look very promising.

And of course if electric is going to be $75 and up per month... hmm. :(

There's a world of difference between "midtown west" east of 8th and midtown west east of 8th in terms of prices, etc. There are a ton of condos (esp. the smaller developments) west of 8th (I think almost all of them are west of 9th that have doormen and are asking less than 3500 for a 2/2.

Ditto 10023 - it's a huge area, you have the PS191-zoned stuff s. of 64th, then you have the east-west divide, lots of large rental buildings west of Columbus in the lower 60s.

Wren: but UWS is huge, and I assume you're not even restricted to 10023 or 10024. What you want can certainly be had, but you really have to narrow it down.

Well, our perfect-world scenario would be something on West End Ave or RSD, anywhere from the mid 70s to 96-ish. Of course we realize we'll likely need to amend that, but that's our best-case.

We realize we'll also have to factor in electric, since we don't have to pay that in our current rental and so haven't really given much thought to that expense. Clearly, from what lobster and NWT mentioned about their electric expenses it's significant enough to factor in.

Yes, West End Avenue or RSD are great locations. I'm guessing that on those streets that $3500 for a two bedroom rental is not typical and I'm not sure how many rental buildings are actually on those streets especially WEA. Maybe try a location on the numbered streets near those main avenues. Electric bills are very variable depending on how much AC you use in the summer. You can definitely cut down on electric if you're careful.

Wren: go through the list of addresses on WEA and RSD on streeteasy, find out which are rental buildings, look for the ownership/mgt on urbansherpa/nybits/SE. Call them and ask for availabilities. You should be able to find what you're looking for.

Bear in mind that a 2/2 prewar often translates into a Classic 5 or a 4-room which may not have the 2nd bath.

**Bear in mind that a 2/2 prewar often translates into a Classic 5 or a 4-room which may not have the 2nd bath.**

So, finding two full baths may be a challenge?

Yes, for prewar (in general). There are apts that have been carved from bigger apts (344W72) that may have 2baths.

For example, 441 WEA had a listing (14K), 2bed, 1bath for 3200. There are also a ton of prewar rentals on 86th street as well.

Is a doorman a must?

**Is a doorman a must?**

Not a must, but preferable. As for the second bathroom, that is a must for our family.

If you're willing to give up dman req., then there seem to be many 2/2 apts in your price range on the UWS.

So what's the typical premium for doorman vs non-doorman?

wren - i would estimate at least $100/month for utilities. better to over estimate in your situation. i also don't think you're going to find a nice, high floor, doorman, UWS 2/2 for $3500. sorry :(. Get rid of doorman requirement and you open up your options a bit more.

anyone know avg rents for same type of apt (doorman, 2BR, 2BA) on UES?
and/or tips on no fee bldgs?

though remember, a $3800-$4000 apartment could easily be yours for $3500 especially if you're signing a winter lease. best of luck. i hope you find what you're looking for.

There's a Rental Market Report at www.tregny.com that has averages by neighborhood. Don't know where their data comes from. Between SE and there you can do searches to narrow your criteria and get a range.

@wren - At $3,500 a month rental, you need to make a minimum of $150,000 for most landlords in NYC. Are you aware of that?

nybits.com

If the relatively nominal difference in paying utilities makes an apartment financially out of reach for you, I really don't see why you would spend the money and hassle to move and, even if you land some steal of a deal in the current market, you may be moving again in a few years if and when the condo/coop gets sold or rental prices turn around.

We have lots of no-fee apartments in great buildings at http://rosenyc.com

"My ConEd was $75 last month, $100-something in the summer."

Are you joking? How big is your apartment? 100 square feet??

My ConEd bill is rarely less than $175/month, and during the summer with two A/C units going, $250/month.

How big is your apartment? 250 square feet??