Open House Report: 924 West End Avenue #41

924 West End Avenue #41 Asks $2,350,000; Maint. $2978 plus long-term assessment ~$450/mo. Coop, classic seven; listed as 4 beds 2.5 baths Traffic: Moderate 924 WEA is a treat for devotees of pre-WWI architecture, from the Porte-cochère entry and imposing lobby to the big, high-ceilinged apartments. The jewel here is the west-facing "5" line, a spectacular eight that boasts river views on upper... [more]

924 West End Avenue #41 Asks $2,350,000; Maint. $2978 plus long-term assessment ~$450/mo. Coop, classic seven; listed as 4 beds 2.5 baths Traffic: Moderate 924 WEA is a treat for devotees of pre-WWI architecture, from the Porte-cochère entry and imposing lobby to the big, high-ceilinged apartments. The jewel here is the west-facing "5" line, a spectacular eight that boasts river views on upper floors. The lesser lines are attractive too, and far more affordable/available. The "1" line is an excellent seven. Highlights include a huge, double-parlor living room with four east-facing windows and a superb corner master suite with three exposures to the east, southeast and southwest. The other two bedrooms, which are also of good size, reside in a separate wing and share a hall bath; one overlooks 105th Street and enjoys reasonable light. The other faces a wall and is rather dark. The formal dining room, kitchen/pantry and servant's quarters comprise another wing that is entirely interior. The closets are pretty good for the era, but renovations in buildings from this period almost always add storage. #41 is a project for brave souls. The first thing you will notice is that the apartment has no kitchen. Well, there's a space where a kitchen should be, with plumbing and gas lines, but that's all. An optimist would call it a blank canvas. The bathrooms will need extensive updating too. Assessing the work required elsewhere is a bit trickier. The beneficiaries of the trust that owns #41 permitted the listing agent to perform some cosmetic work. The listing touts "an already completed restoration to the walls, ceiling, floors and electrical." The term "restoration" might be an overstatement. The apartment has been painted, and a big new circuit board has been installed, although additional electricity will need to be brought in, at the buyer's cost, to power modern conveniences. As for the floors, my first note reads "floors probably salvageable but need refinishing." If their current state already reflects a sincere attempt at restoration, the floors might be beyond repair. No attempt has been made to expose other wood, so I'm not sure how much of the original trim or paneling remains. Three times, the show sheet for this apartment extols the virtues of the famous "Clerbourne." Unfortunately, the alternate name of 924 WEA is "Clebourne." Spelling-police peevishness? There might be more amiss here than the name. #41 has been priced in relation to #81, which closed in October for $2.635MM. I think buyers will demand a bigger discount for #41 than $300K. #81 was in good overall condition and extensively updated. Also, the extra four floors of elevation make a huge difference in a line whose living room and master bedroom face Broadway. For views and privacy, there's no comparison. Short supply will help #41. That was probably true of #81 too. [less]