Open House Report: 465 West End Avenue #2C

465 West End Avenue #2C Coop, Eight Rooms: 3BR/2BA + Maid’s BR & half-bath Asks $2,950,000. Maint. $2,948 #2C is a tricky listing to assess. On one hand, it reflects elegant solutions to some of the Umbria's intractable problems. On the other hand, its flaws are sufficiently glaring to overshadow the apartment's many strengths. In its original form, the "C" line is dominated by its... [more]

465 West End Avenue #2C Coop, Eight Rooms: 3BR/2BA + Maid’s BR & half-bath Asks $2,950,000. Maint. $2,948 #2C is a tricky listing to assess. On one hand, it reflects elegant solutions to some of the Umbria's intractable problems. On the other hand, its flaws are sufficiently glaring to overshadow the apartment's many strengths. In its original form, the "C" line is dominated by its entertaining spaces: the foyer, living room, dining room and library comprise half of the total footprint (see http://digitalgallery.nypl.org/nypldigital/dgkeysearchdetail.cfm?trg=1&strucID=242909&imageID=417154&total=1&num=0&word=umbria&s=1&notword=&d=&c=&f=&k=0&lWord=&lField=&sScope=&sLevel=&sLabel=&imgs=20&pos=1&e=w ). The bedrooms, on the other hand, are small and dark; they are especially gloomy on low floors. #2C has the advantage of an extra south-facing room, formerly the library of #2B, which has been competently integrated using pocket doors. The ornamental fireplace has been relocated from the LR to the annexed library. The enfilade of DR/LR/LIB flows surprisingly well, considering that it's not original and the library is, strictly speaking, in the wrong place. The original library of #2C, to the west of the dining room, has been merged into the master bedroom, creating an expanse of nearly 400SF. Although huge and south-facing, this space remains rather dark; that's mostly the owners' choice: the lighting is very dim, and the walls are a shade of green so deep it's practically brown. The apartment lacks a master bath. It would be possible to incorporate the western hall bath into a master suite; doing so would require moving the door to at least one secondary bedroom. The former maid's room would be a credible fourth bedroom; access is via the bedroom corridor, and the room is of decent size. It's not much smaller than the other two secondary bedrooms. None of these rooms has a view, or much natural light. The bathrooms have been renovated and are in excellent condition. Only the one toward the rear of the apartment has a tub. The other hall bath has a nice walk-in shower. In principle, the bathroom that serves children's rooms should have the tub, but I don't think it makes much practical difference. Aside from some floor damage, the major condition issues seem to be concentrated in the kitchen, which lacks workspace and requires extensive renovation. (When you see a built-in fridge used as a freestanding model, it's a sign that the kitchen was not carefully planned.) Some original cabinetry might be worth restoring. The kitchen/pantry area does offer plenty of space and flexibility. I would be inclined to move the laundry facilities out of the pantry, where they clog kitchen access. With regard to value, #2A and #4B will provide clues when they close. Although this market sector was very strong through the spring, some similar properties, like 161 W86 #3B, have struggled. My guess for #2C would be in the $2.6-2.8MM range. http://streeteasy.com/nyc/sale/618315-coop-465-west-end-avenue-upper-west-side-new-york [less]