Sale at 405 West 21st Street #2R3R

If it was worth doing the current owner probably would've done it. He bought 3R in 2001, for how much we don't know, and then paid $400K for 2R in 2005. Now trying to unload them separately or together for $1.15M, so figure he's expecting just shy of $1M.

The space is too small justify losing about 72 square feet for the spiral staircase, and the second bedroom would be too small.

No clue how much it'd cost to replace 3R's kitchen with a bath, punch the staircase through, redo all the partitions, etc. It's a rowhouse, so more involved than you'd think in doing the floor-joist work needed to get that staircase in without a floor collapse.

that Joe Foley salesperson is a cutie, and his experience as a paralegal and previously as a model and a chemistry major really helps have high energy that fuels a knack for excelling in the art of the real estate deal!

http://www.corcoran.com/agents/profile.aspx?pref=Y&region=NYC&userid=JFOLEY

Joseph Foley has transitioned from the world of modeling to law to real estate, where he has found his professional home. His unparalleled ambitious nature and high energy has fueled his knack for excelling in the art of the real estate deal.

Originally from Northeastern Pennsylvania, Joseph attended University of Pittsburgh where he studied Business and Chemistry. After school, he ventured off to New York and later Milan, Italy to explore the world of modeling for Elite Modeling Agency. The fierce competition in that arena taught him how to become keen in business and marketing. He also learned the importance of detail and presentation.

Upon returning to New York, Joseph worked as a paralegal at a boutique law firm where he learned how to research the law and prepare legal papers for court filing. He was a natural at research, a transferrable skill which has served him well in real estate. Joseph also enjoyed working directly with clients, which is another reason why real estate is a natural fit for him.

Those who know Joseph are impressed by the incredible energy and determination he brings to each transaction. Whether you are buying or selling a home, his perseverance ensures ultimate success and satisfaction.

Having moved from a new development in midtown West, Joseph now resides on the East side of Manhattan in the Turtle Bay area. Familiar with all areas of Manhattan, Joseph is a new development and resale specialist who is a joy to work with for any real estate need. When not engaged in real estate, Joseph is an avid rock climber and recreational biker.

"Joseph Foley has transitioned from the world of modeling to law to real estate, where he has found his professional home."

Translation:

He couldn't find a job in his major, failed at modeling, and couldn't hack law.

So of course now he's a real estate agent.

No idea on the potential cost, but as someone who loves outdoor space, that 450 s.f. terrace would be worth the hassle of having to figure out how to merge the apartments. I'm not sure you'd need to add the third bath either. (I'd rather have a walk-in closet.)

Was the 2R unit a shell in 2005? 400k seems like a great price, given that it was close to the peak of the market.

NWT, given the current economic climate, I don't think you can assume that simply because the apartment conversion is worth doing, "the current owner probably would have done it."

The conversion is probably not an inexpensive endeavor and the owner may very well not have the funds. Who knows. Could be any number of reasons.

The conversion may not ultimately make sense. Or could be too expensive to justify. But arguing that it isn't worth doing because the owner would have already done it if so is complete guesswork.

Joseph, give me a call!

That would be very heavy maintenance for a relatively small 2/2, even with the terrace in a small walkup building.

thanks!