Torn at deciding whether or not to go for a ground floor apt or not. the pro is that it has very high ceiling (12-15ft), gorgeous pre-war details, spacious and most important has a prestigious address. The price is right meaning I otherwise would be unable to afford an unit at this address. All living room windows face the inner court yard where the garbage bins are, about 10 feet away, separated... [more]
Torn at deciding whether or not to go for a ground floor apt or not. the pro is that it has very high ceiling (12-15ft), gorgeous pre-war details, spacious and most important has a prestigious address. The price is right meaning I otherwise would be unable to afford an unit at this address. All living room windows face the inner court yard where the garbage bins are, about 10 feet away, separated by a ledge so not directly connected. I'm trying to rationalize as: it's not any different than any other ground floor apt when the shade is drawn. I plan to stay at my next apt for at least 5 yrs if not a lot longer. Could there be a simple solution where the board could put up picket fences or something to block the direct view of the unsightly garbage bins? In anticipation of anyone asking me what is considered a prestigious address, let me just say this could be just about perception, but to me it's a classic New York address worth a premium. I personally don't mind the view situation but don't know how to evaluate location, price and space vs resale value. I'm somewhat undecided at the moment but need to come to a decision soon, would appreciate any advice from SE community. Thanks!
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Response by drdrd
almost 13 years ago
Posts: 1905
Member since: Apr 2007
It might be a prestige location but you'll have the sh*t apartment. Keeping the shades drawn in the living room to not look at the trash cans is absolutely ridiculous. There no doubt is a visual 'fix' for this but why haven't they done it before? That place is not for me!
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Response by kylewest
almost 13 years ago
Posts: 4455
Member since: Aug 2007
Are you at all concerned about the smell in the summer? Air conditioners have air intakes--do they face the garbage bins? What is the system for emptying the garbage bins? Is it a racket that you will hear regularly early in the morning or late at night? What time is garbage deposited in the bins and how noisy is that? Is there a rodent issue to be concerned about? Are there people who work with the garbage bins who will be walking around right outside you windows often? Just some things to consider.
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Response by greensdale
almost 13 years ago
Posts: 3804
Member since: Sep 2012
come on hc6219, be real. We all know that in NYC you have to make compromises. For instance, kyle found a place where he can undertip the building staff for Christmas, but this trade-off is just not worth it.
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Response by walpurgis
almost 13 years ago
Posts: 593
Member since: Feb 2009
Take a cue from the late Totie Fields, who, after having her leg amputated, cleverly hid it with a strategically placed flower arrangement on the coffee table in front of her, whenever she was a guest on Merv Griffin or Mike Douglas.
Worked like a charm!
Seriously, though - perhaps there's some type of low/moderate light shrubbery arrangement that can effectively accomplish the same for the bins.
Prestigious as the address may be, unfortunately not all of the units can have the killer views, etc.
I assume this factor is reflected in your maintenance (as it should be).
On the other hand, you'll get 1st dibs for prestigious dumpster diving - I'm not kidding!
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Response by greensdale
almost 13 years ago
Posts: 3804
Member since: Sep 2012
The live-in maid also lives in a prestigious building.
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Response by semerun
almost 13 years ago
Posts: 571
Member since: Feb 2008
When evaluating price- you should be conservative, and go under the assumption that the board may be unwilling, or for some reason unable to put up a picket fence or other solution. While it is always possible that the board will address your concern with a solution, I would not price that into my bid. No matter how prestigious this address, it will always be priced at a discount compared to higher floors in the building...but how much of a discount? Do you have other comps to draw from in this unit or perhaps other first floor units to compare against- i.e. price per sq foot of an equal 1st floor unit compared to higher floor units. I own a new construction 1st floor/cellar duplex. When the building went onto the market, my apartment was priced identical to a 5th floor apartment, but I got 30% more space. This gives me some guidance when I am ready to sell. I also realize the buyer pool is smaller and thus the pricing possibly more volitile. In your case, this being a classic NY address, you might have a slightly higher buyer pool than a traditional 1st floor apartment. Kylewest also brings up some excellent points- that are both relevant to your purchase decision (livability) as well as pricing and resale.
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Response by uwsbeagle
almost 13 years ago
Posts: 285
Member since: Feb 2012
You'll have rats and bugs.
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Response by hc6219
almost 13 years ago
Posts: 37
Member since: Sep 2007
Apparently everyone is more or less on the same page so makes this a lot easier. Kylewest, good point, I was just discussing the same point over dinner (appetizing I know). Thanks all this really helps.
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Response by Ottawanyc
almost 13 years ago
Posts: 842
Member since: Aug 2011
I was looking at a place that had a nice little backyard and then noticed the bins lined up on the other side. Went over to take a look and found it crawling with rats. Pretty gross. No view is one thing. No view, with smell and rodents another. Maybe you are too caught up with the prestige factor and know that this is too good to be true?
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It might be a prestige location but you'll have the sh*t apartment. Keeping the shades drawn in the living room to not look at the trash cans is absolutely ridiculous. There no doubt is a visual 'fix' for this but why haven't they done it before? That place is not for me!
Are you at all concerned about the smell in the summer? Air conditioners have air intakes--do they face the garbage bins? What is the system for emptying the garbage bins? Is it a racket that you will hear regularly early in the morning or late at night? What time is garbage deposited in the bins and how noisy is that? Is there a rodent issue to be concerned about? Are there people who work with the garbage bins who will be walking around right outside you windows often? Just some things to consider.
come on hc6219, be real. We all know that in NYC you have to make compromises. For instance, kyle found a place where he can undertip the building staff for Christmas, but this trade-off is just not worth it.
Take a cue from the late Totie Fields, who, after having her leg amputated, cleverly hid it with a strategically placed flower arrangement on the coffee table in front of her, whenever she was a guest on Merv Griffin or Mike Douglas.
Worked like a charm!
Seriously, though - perhaps there's some type of low/moderate light shrubbery arrangement that can effectively accomplish the same for the bins.
Prestigious as the address may be, unfortunately not all of the units can have the killer views, etc.
I assume this factor is reflected in your maintenance (as it should be).
On the other hand, you'll get 1st dibs for prestigious dumpster diving - I'm not kidding!
The live-in maid also lives in a prestigious building.
When evaluating price- you should be conservative, and go under the assumption that the board may be unwilling, or for some reason unable to put up a picket fence or other solution. While it is always possible that the board will address your concern with a solution, I would not price that into my bid. No matter how prestigious this address, it will always be priced at a discount compared to higher floors in the building...but how much of a discount? Do you have other comps to draw from in this unit or perhaps other first floor units to compare against- i.e. price per sq foot of an equal 1st floor unit compared to higher floor units. I own a new construction 1st floor/cellar duplex. When the building went onto the market, my apartment was priced identical to a 5th floor apartment, but I got 30% more space. This gives me some guidance when I am ready to sell. I also realize the buyer pool is smaller and thus the pricing possibly more volitile. In your case, this being a classic NY address, you might have a slightly higher buyer pool than a traditional 1st floor apartment. Kylewest also brings up some excellent points- that are both relevant to your purchase decision (livability) as well as pricing and resale.
You'll have rats and bugs.
Apparently everyone is more or less on the same page so makes this a lot easier. Kylewest, good point, I was just discussing the same point over dinner (appetizing I know). Thanks all this really helps.
I was looking at a place that had a nice little backyard and then noticed the bins lined up on the other side. Went over to take a look and found it crawling with rats. Pretty gross. No view is one thing. No view, with smell and rodents another. Maybe you are too caught up with the prestige factor and know that this is too good to be true?