Sale at 53 West 76th Street #9

This seems like the rare case where the square footage is undercounted. Given the location and the huge terrace (esp for an apartment of this size), the price doesn't seem that nuts actually. The major issue is the 1 bath - that's what I would expect to cause a discount here more than anything else.

That could be regarding the square footage. And that the bathroom is downstairs from the master bedroom.

Great location - seems high. What was the 2004 closing price?

11/03/2004 Previous Sale recorded for $895,000.

There is no other sale history and 3 apts for rent in the building. How much do you discount for that?

Looks to be a brownstone unit, so I'm guessing this is a walkup, perhaps 3 or 4 floors up. If so, I'd discount for that too.

Should be a few park block units from which to compare. Here's one (coop) there was another I was trying to find as well which went for 1.1 I believe:

http://streeteasy.com/nyc/sale/394603-coop-42-west-89th-street-upper-west-side-new-york

2 br top floor walk-ups are tough -especially with one bath. Most 2br buyers have a kid and not many are willing to do the walk-up thing. Older 2br buyers without kids are also likely to pass. But people do get seduced by the outdoor space so they can go unexpectedly.

Looks as if intended to be a one-bedroom. The second bedroom was chopped off from the living room. In a 20'-wide house like this, you're left with two too-narrow rooms.

well there's that, too...