Can you find the 2nd Bedroom? 40-50 E 10 St.

Swoon. I love 40-50 East 10th. Swoon.

You stick a wardrobe or a closet in the dining room, and you stick a dining table in the 26'foot living room, and you've got your two bedrooms. You may be taken aback by the fact that the DR doesn't already have closets in it, but I would marketed this as 2/2 just as the listing agent did.

ali r.
DG Neary Realty

Then it's a bedroom with its own kitchen!

i think it's a studio apartment and a 1 br apartment. the studio has it's own kitchen and a wonderful bath that you enter through the kitchen.... in the 1 br you can use the fireplace to cook and refrigeration is so passe

The second bedroom is easy to find, it's the second bathroom that's giving me pause... I love 40-50 East 10th, too.

put in a wall running south from just west of kitchen entrance to just south of dining room entrance. Then jag the wall east to foyer wall. And put in closet in SE corner of dining room. Result is slightly awk, because you have to walk through foyer to get to kitchen, but an nice 13 by 15' bedroom results where bed goes on south wall.

Alternatively, you run that wall straight south length of DR, bust out south part of foyer wall so you have normal people hallways, and you have a 13 by 15 BR with closet intrusions, which makes the BR a little awk, but not unusable.

ali

There IS no "second" bedroom here. Turning the dining room into a bedroom doesn't work, as you'd have to walk through a bedroom to get to the kitchen. Any attempts to "jag" walls to avoid this confusion would be really, really ugly.

This is ALMOST an "Edwardian Five"; the only thing that's missing is the proper dressing room (walk-in closets don't count) off the bedroom. This apartment -- as were Edwardian Fives -- when it was constructed, originally intended for the well-to-do single man-about-town who would be expected to have enough space to entertain guests properly -- hence the generously-sized living room and separate dining room.

NYCMatt, that's exactly why I love this building - the one bedrooms, when maintained as intended, are truly gracious and completely impractical for anyone other than a single person or maybe, just maybe, a childless couple.

I don't think it's too much of a stretch to convert the dining room into a bedroom. It certainly kills the flow (and spirit) of the apartment, but it's not unreasonable. However, it's a bit ridiculous to advertise this as a two bathroom place.

I still don't get it. This is a one bedroom apartment as built and as exists. The dining room is labeled "dining" room--not bedroom. Because it is a dining room. It COULD be converted, but that doesn't make it a two bedroom at this time. If marketed as a 2-bdrm, I wonder why the floorplan wasn't tinkered with to change the room label--seems it would have been the better marketing approach to make it consistent with the agent's description. This seem the same as what is done with many jr-fours: a jr-four is a one bedroom apartment; you can wall off the dining area and create a second bedroom, but that doesn't really transform it. It just changes the function of a dining room into a bedroom. A two bedroom should be born with two bedrooms. Just my opinion.

As for the building, it is a graciously proportioned lovely prewar in great area, of course. I personally felt there was too much inefficient use of square footage in the layouts for the line I was interested in but that was discussed in older threads. The current apartment, as configured, looks great if you can afford a $1.8MM one-bedroom.

This is the prior discussion I was recalling:
http://streeteasy.com/nyc/talk/discussion/24288-building-at-50-east-10th-street

After looking at this floorplan, I think the closet space is not so great. Considering some of the other pre-war coops in the area with good closets ie 39 Fifth Ave, etc. I too feel it's clearly a one bedroom and the broker is trying to pull a fast one.

The 4E listing is using the typical E-line floorplan, a one-bedroom with a separate dining room and a maid's toilet off the kitchen.

6E did something like what Ali described, where the maid's toilet became a bathroom, its door moved to the DR wall, and the wall between DR and foyer was shifted so the kitchen is accessible from the foyer.

The original E-line may even have had a shower in the maid's john, as there's some cross-shaped thing there, but it's too fuzzy to tell. That's where 6E's shower is.

The 4E seller should get a proper floor plan done, as the one they're using doesn't reflect their renovations.

It's a gorgeous apartment, but in my opinion is not worth two million dollars for only one bedroom, ONE full bath, and not even a Fifth Avenue address. Not to mention not having a laundry room in the apartment.

Agree with NWT. They needed a new floor plan. 6E works as 2 b/r with the limitation that the kitchen is narrow. It is a real 1300+ sq ft poorly laid out 2 bed room. But it seems that people are willing to pay nearly $2mm for it.

a few people who are counting on the idea that if and when they want to sell they can in turn find another sucker. this is a crazy price.

Crazy for who? The seller who found someone interested at the price? Or the buyer who doesn't meet columbiacounty's standards of what an apartment with attached Out House should cost in Columbia County.

40-50 E. 10th is one of the most prestigious prewar coops downtown. It is actually better than any of the buildings on lower Fifth Ave., except for 40 Fifth, which is even more expensive, and impossible to get into. This apartment is definitely entitled to be marketed as a two bedroom. With a little tweaking the Dining Room is easily a 2nd bedroom. The square footage is ample. It is a great apartment. As to price - people pay top dollar for this building. There are just very few alternatives if you want prewar downtown, and all the best buildings cost a fortune.