Open House Report: 151 West 86th Street #8C

151 West 86th Street #8C Coop, seven into six rooms: 2 BR 2BA + maid’s room and bath Asks $2,495,000; Maint. 2,893 Traffic: Heavy 151-161 West 86th is a well-regarded mid-block coop with two street-level entrances, a shared roof garden and four lines, all floor-throughs. “A” and “B” are in 161; residents of “C” and “D” enter through 151. “C” is the smallest line, an old-style seven with two... [more]

151 West 86th Street #8C Coop, seven into six rooms: 2 BR 2BA + maid’s room and ½ bath Asks $2,495,000; Maint. 2,893 Traffic: Heavy 151-161 West 86th is a well-regarded mid-block coop with two street-level entrances, a shared roof garden and four lines, all floor-throughs. “A” and “B” are in 161; residents of “C” and “D” enter through 151. “C” is the smallest line, an old-style seven with two family bedrooms and two servant’s rooms that flank the kitchen. The LR and MBR face south, over 86th Street. The large DR sits between the kitchen wing and the foyer. Closets are rather tight in the original layout. Both main bathrooms are en-suite. The new listing for #8C is pitched directly at buyers seeking an apartment that requires no work. The first impression is certainly of a finished product. The semi-private elevator landing is elegant and immaculately maintained. The front door of #8C is secured by a keyless entry system that suggests both security and modernity. While the neoclassical arches, ceiling medallions and oversized lanterns in the foyer may be a bit much, they exude pride of ownership. Changes to the standard “C” floorplan are well-conceived. The front maid’s room, which adjoins the DR, has been merged into an impressive eat-in kitchen, which now opens to the DR through three sets of leaded-glass French doors. This arrangement may not suit all tastes, but at least it’s not dull. In the bedroom wing, a linen closet has been converted into a small passageway to the master bath, providing access from the bedroom corridor. That’s a sensible change; the maid’s bathroom is now just a powder room, so overnight guests might need to shower in the master. Closets and a small dressing area have been added to the master suite. The upgraded storage comes at a price: the MBR feels rather small. In general, the work and materials appear to be of good quality, though I think some areas of the apartment were done earlier and are beginning to show wear. The kitchen looks freshest. While the appliances - DCS, Frigidaire Professional, etc. – may not be the most prestigious, this does seem like a kitchen a serious cook would enjoy. The dining island and overall comfort of the kitchen make it “eat-in” in the truest sense. There is a second small dishwasher in the pantry area which – coupled with the double wall oven – might provide some flexibility for those who need to separate different foods and dishes. Outside the kitchen, condition appears more mixed. Finishes in the public spaces are perfectly nice, but some – particularly the big lighting fixtures – seem a bit dated. The hardwood floors that are exposed have been refinished and stained a rather dark color. They look good. Carpeting in the bedrooms, however, shows significant wear, and the arched bathtub surround in the second full bathroom might be the product of an earlier renovation. The master bath is quite nice, with a spacious walk-in shower and finishes that are sufficiently neutral to survive changing fashions. #8C will almost certainly set a record for the line, because it’s much nicer than the other units that have changed hands recently. “C” listings that needed substantial work have traded recently below $1.9MM. #12C failed to find a buyer last year at $1.95MM. If the condition of #8C were truly mint, and if the climate control were more sophisticated than ceiling fans, the $2.495MM asking price would probably be in the ballpark. As it is, a buyer will have to look past some warts and some cut corners. The crowd that gathered before 1pm in the small lobby of 151 on Sunday suggests that there’s no shortage of interest. [less]