appropriate rent for 1200sq 2 br walkup

I personally wouldn't pay much more for 1200 sqft in a 3rd floor walk up then a smaller 2br 1ba. Maybe 10% more than a more typical 2br 1ba walkup. No chance you can renovate into a 3br 2ba?

$2000~$2500

caonima, that was the market rent 10 years ago...

this is what you get for 2000-2500 today: http://streeteasy.com/nyc/rental/856951-rental-1716-second-avenue-yorkville-new-york

probably less than 800 sq. ft.

$4,000?

3500 or so...is it renovated?

So 3000 if not renovated? If it was renovated, why wouldn't it be a 3 BR and/or 2BA.

3500 give or take, depending on renovations, building and building location (81st or 91st st).

(I actually work with this product)

MAV
about 1 hour ago
ignore this person
report abuse 3500 give or take, depending on renovations, building and building location (81st or 91st st).

(I actually work with this product)

this is high. i can cite as an example a two bedroom two bathroom garden apartment, renovated, elevator building, laundry on premise at 63rd/park that came on the market at $3650 and is sitting there waiting for tenancy at $3250. Under $3000 certainly, especially if Yorkville means east of 1st ave. Doesn't matter how big it is.

thanks for all the feedback

the apt has not been recently renovated, but has some really nice older features like big fireplaces, the floor is great, nice exposed brick. I was thinking it should be going for $3150 or $3200. If spectacularly renovated, what's the most a 2br, 3 flight walkup could get? Would it be possible to reach $4K?

MAV, its closer to 81st (its in the 70s)...81st is better then 91st?

Jim_hones10, please show me this 2br on park for $3250.

http://streeteasy.com/nyc/rental/857436-rental-107-e-63rd-st-lenox-hill-new-york

reduced to 3250 last night at 5pm. this is an open listing, so this isn't my ad.

your pricing is very very aspirational. you should price it at $2950. A walk up is a walk up is a walk up. East of 2nd in the 80's or low 90's is an uninspiring location. 1200 sq feet is great, though to get people in the door to view you have to price it right in the first place.

this is what I do for a living. you can live in two/two full service building for low 30's in yorkville (see normandy court listings), in a glenwood convertible two bedroom 1.5 bath with nearly 1000 sq ft for a bit more. not to mention everything in between.

3 flights up = 3rd floor or 4th? by '81st-91st" I was just alluding to the size. and yes, which street matters, even the blocks next to each other can vary). There is also a waster transfer station planned for 91st st. Knowing if you can get 4K for it without seeing it, the layout, the windows, the exposures, etc. its hard to tell, but yes it is "possible".

Jim, Yorkville is east of 3rd (79th-97th) according to this very website. I wonder why they made it 97th (Lexington ave developers, cough, cough)

4th floor. you walk three flights.

what is btw 57th and 79th below 3rd? Is that part of Lenox Hill? is that generally better than 79th-97th?

jim, that apartment looks as if it is one of those basement apartments...so it is not a comparable. You can live in a doorman building for the low 3000s but the apt will be 800 sq. ft and it will probably be a convertible 2. There are a lot of people out there who will gladly give up a doorman for increasing their apt size by 50%. Its personal preference. And one br convertibles are going for $4K in the glenwood...thats a big difference

how big of a difference is it from your aspitional price of $4000?

Try and justify your price any way you'd like. Owner'r in NY do it with their property all the time. You say a $3250 two bed/two bath isn't a good comp because it's on a ground floor, presumably you feel yours is worth more because of the size. I'd say from experience, most renters will take a location close to transportation (and in the east 60's) with a second bath and outdoor space over a larger two bed/1 bath with stairs further from the train, in the east 80's or 90's.

Do us a favor, when you list it, provide the link here so we can track the time on market.

Nintzk gave us the address -- 322 E 77th -- on another thread, so no sense being coy about it now.

I was just wondering what the maximum a 3 flight walkup could get if you did a really nice job renovating

good memory NWT

Jim, are you really using an apartment which does not have bathroom or kitchen pics, and which you have not personally seen as a comp? and you do this for a living? You are also missing the main differnec here, most 2 bedroom in walkups are not nearly 1200SF, more like 800.

Nintzk, people want to know what floor it is, not how many flights. people will be confused.

MAV
about 5 hours ago Jim, are you really using an apartment which does not have bathroom or kitchen pics, and which you have not personally seen as a comp? and you do this for a living? You are also missing the main differnec here, most 2 bedroom in walkups are not nearly 1200SF, more like 800.

Nintzk, people want to know what floor it is, not how many flights. people will be confused

presumptous. i have indeed seen it. over the course of years I have seen it at least three times. i didn't say it was a comp. this apartment because it is in an elevator building, has laundry, out door space and a second full bath, and is between lex and park ave in the 60's isn't a comp because it is in a different class than a third floor walk up off 1st Ave.

$2950 1200 square feet is nice, but it is a walk up off first. to get people to come see it you need to price it correctly in the first place.

and people do care how many flights they are walking.