771 West End Avenue #4A Coop, Classic Seven: 3BR/2BA Maid%u2019s Room (bath removed) Asks $2,200,000 (reduced from $2,300,000). Maint. $2086 The %u201CA%u201D line at 771WEA is a very flexible corner seven with no glaring weaknesses. The courtyard-facing service wing and dining room are large and lend themselves to multiple configurations. In #4A, the kitchen and maid%u2019s room have been flipped... [more]
771 West End Avenue #4A
Coop, Classic Seven: 3BR/2BA Maid%u2019s Room (bath removed)
Asks $2,200,000 (reduced from $2,300,000). Maint. $2086
The %u201CA%u201D line at 771WEA is a very flexible corner seven with no glaring weaknesses. The courtyard-facing service wing and dining room are large and lend themselves to multiple configurations. In #4A, the kitchen and maid%u2019s room have been flipped to bring the kitchen into direct contact with the dining room and create a large spare room at the rear of the apartment, where the kitchen originally stood. A breakfast area has been carved out between these spaces, and the maid%u2019s bath has been sacrificed. The %u201Cspare%u201D room is spare in every sense of the word; it%u2019s not even fully finished. The kitchen is also obsolete, so the whole service wing will need renovation.
Although the apartment could use a thorough freshening, condition elsewhere is generally better. #4A retains the original 14x18 dining room. The floor needs refinishing, but otherwise the room appears well preserved. The square, south-facing living room is in good shape; the decorative fireplace and original herringbone floor have aged gracefully.
In the bedroom wing, a new owner will probably cover the radiators and remove some low built-ins from the master. The small master bath could use a facelift. The hall bath has been redone, and does not cry out for immediate attention. Noise could be a concern in the two largest bedrooms, which face east. Even on a peaceful Sunday, the two-way traffic on West End was clearly audible.
The opening price of $2,300,000 reflected an optimistic reading of a strong UWS C7 market. By seeking a near-peak price for such imperfect goods, the sellers appear to have overshot. The original ask survived just two weeks, and it seems likely that the first $100K cut won%u2019t be the last.
http://streeteasy.com/nyc/sale/604393-coop-771-west-end-avenue-upper-west-side-new-york[less]
Response by West81st
over 14 years ago
Posts: 5564
Member since: Jan 2008
Hmmm... Let's try that again.
771 West End Avenue #4A
Coop, Classic Seven: 3BR/2BA + Maid’s Room (bath removed)
Asks $2,200,000 (reduced from $2,300,000). Maint. $2086
The “A” line at 771WEA is a very flexible corner seven with no glaring weaknesses. The courtyard-facing service wing and dining room are large and lend themselves to multiple configurations. In #4A, the kitchen and maid’s room have been flipped to bring the kitchen into direct contact with the dining room and create a large spare room at the rear of the apartment, where the kitchen originally stood. A breakfast area has been carved out between these spaces, and the maid’s bath has been sacrificed. The “spare” room is spare in every sense of the word; it’s not even fully finished. The kitchen is also obsolete, so the whole service wing will need renovation.
Although the apartment could use a thorough freshening, condition elsewhere is generally better. #4A retains the original 14x18 dining room. The floor needs refinishing, but otherwise the room appears well preserved. The square, south-facing living room is in good shape; the decorative fireplace and original herringbone floor have aged gracefully.
In the bedroom wing, a new owner will probably cover the radiators and remove some low built-ins from the master. The small master bath could use a facelift. The hall bath has been redone, and does not cry out for immediate attention. Noise could be a concern in the two largest bedrooms, which face east. Even on a peaceful Sunday, the two-way traffic on West End was clearly audible.
The opening price of $2,300,000 reflected an optimistic reading of a strong UWS C7 market. By seeking a near-peak price for such imperfect goods, the sellers appear to have overshot. The original ask survived just two weeks, and it seems likely that the first $100K cut won’t be the last.
Westie, I took a look at 771 WEA 4A and agree with your assessment. "Imperfect goods" is right, I might even go a bit further in describing the apartment. Maybe I'm not good at telling the cosmetic from the structural, but the amount of work required to bring this unit into the 21st century did seem daunting. If you pay the current ask, by the time you're done you will be pushing into 845 WEA pricing territory. You will have to carry two residences for the duration of what looks like a massive renovation project. And 845 WEA (which I also saw) is quite pricey, though it really does offer good product!
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Response by bramstar
over 14 years ago
Posts: 1909
Member since: May 2008
From the photos it's obvious the kitchen is a schlocky sponsor-style reno job and will need a full replacement. The space looks good but the low floor location = lack of sunlight and higher level of street noise. All that will need to be factored into the price. That said, I could see this unit selling in the range of $2.1 and change since it has good space, location and 'bones'.
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Response by uwsmom
over 14 years ago
Posts: 1945
Member since: Dec 2008
"I could see this unit selling in the range of $2.1 and change since it has good space, location and 'bones'" - yeah, price doesn't seem unreasonable for the space itself.
i really really like when the MR and kitchen are flipped so that the kitchen is more open to the living area. is the maid's bath always lost when this is done? or is it case by case?
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Response by nyc10023
over 14 years ago
Posts: 7614
Member since: Nov 2008
I've yet to see one where the maid's bath isn't lost.
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Response by West81st
about 14 years ago
Posts: 5564
Member since: Jan 2008
Just to close the book on this one, #4A closed in October for $1.92MM
Hmmm... Let's try that again.
771 West End Avenue #4A
Coop, Classic Seven: 3BR/2BA + Maid’s Room (bath removed)
Asks $2,200,000 (reduced from $2,300,000). Maint. $2086
The “A” line at 771WEA is a very flexible corner seven with no glaring weaknesses. The courtyard-facing service wing and dining room are large and lend themselves to multiple configurations. In #4A, the kitchen and maid’s room have been flipped to bring the kitchen into direct contact with the dining room and create a large spare room at the rear of the apartment, where the kitchen originally stood. A breakfast area has been carved out between these spaces, and the maid’s bath has been sacrificed. The “spare” room is spare in every sense of the word; it’s not even fully finished. The kitchen is also obsolete, so the whole service wing will need renovation.
Although the apartment could use a thorough freshening, condition elsewhere is generally better. #4A retains the original 14x18 dining room. The floor needs refinishing, but otherwise the room appears well preserved. The square, south-facing living room is in good shape; the decorative fireplace and original herringbone floor have aged gracefully.
In the bedroom wing, a new owner will probably cover the radiators and remove some low built-ins from the master. The small master bath could use a facelift. The hall bath has been redone, and does not cry out for immediate attention. Noise could be a concern in the two largest bedrooms, which face east. Even on a peaceful Sunday, the two-way traffic on West End was clearly audible.
The opening price of $2,300,000 reflected an optimistic reading of a strong UWS C7 market. By seeking a near-peak price for such imperfect goods, the sellers appear to have overshot. The original ask survived just two weeks, and it seems likely that the first $100K cut won’t be the last.
http://streeteasy.com/nyc/sale/604393-coop-771-west-end-avenue-upper-west-side-new-york
Westie, I took a look at 771 WEA 4A and agree with your assessment. "Imperfect goods" is right, I might even go a bit further in describing the apartment. Maybe I'm not good at telling the cosmetic from the structural, but the amount of work required to bring this unit into the 21st century did seem daunting. If you pay the current ask, by the time you're done you will be pushing into 845 WEA pricing territory. You will have to carry two residences for the duration of what looks like a massive renovation project. And 845 WEA (which I also saw) is quite pricey, though it really does offer good product!
From the photos it's obvious the kitchen is a schlocky sponsor-style reno job and will need a full replacement. The space looks good but the low floor location = lack of sunlight and higher level of street noise. All that will need to be factored into the price. That said, I could see this unit selling in the range of $2.1 and change since it has good space, location and 'bones'.
"I could see this unit selling in the range of $2.1 and change since it has good space, location and 'bones'" - yeah, price doesn't seem unreasonable for the space itself.
i really really like when the MR and kitchen are flipped so that the kitchen is more open to the living area. is the maid's bath always lost when this is done? or is it case by case?
I've yet to see one where the maid's bath isn't lost.
Just to close the book on this one, #4A closed in October for $1.92MM