Open House Report: 151 West 86 #10D

151 West 86th Street #10D Coop, nine rooms; currently 4 BR, 3 BA Asks $4,895,000; Maint. $3980 Traffic: Moderate. Location: Geographically, 151 is as central to the UWS map as an address can be. In the perception of some buyers, the north side of 86th Street is beyond the pale. Either way, this is a busy block, with two-way bus traffic, lots of cars and commercial storefronts at either end.... [more]

151 West 86th Street #10D Coop, nine rooms; currently 4 BR, 3 BA Asks $4,895,000; Maint. $3980 Traffic: Moderate. Location: Geographically, 151 is as central to the UWS map as an address can be. In the perception of some buyers, the north side of 86th Street is beyond the pale. Either way, this is a busy block, with two-way bus traffic, lots of cars and commercial storefronts at either end. Building: 151 and 161 comprise one elegant mid-block coop, with a total of four apartments per floor. The two buildings share a very nice roof deck, but not an entrance. The need for separate staffing pushes maintenance toward the high side, although the doors are not manned overnight. Light is generally good in the front-facing rooms, especially on high floors. Views are mostly lackluster. Space: The floor-through layouts at 151/161 are much deeper than they are wide, so flow can be problematic. #10D reflects as good a solution as I have seen anywhere in the building: the master bedroom and the adjacent library/BR, although still separated by a wall, serve as a vast master suite. The formal dining room acts as a family room, which seems like a better use for a space that doesn’t communicate with the kitchen. The informal, north-facing dining area at the rear of #10D is windowed and would seat at least ten. The two maids’ rooms have been merged into a fourth bedroom. In most nines, that extra bedroom would be isolated; here, it sits next to the other kids’ rooms and seems right at home. Condition: #10D has been redone with a keen eye. Enough original detail remains to preserve the character of the apartment, while storage and other modern conveniences are present in abundance. One glaring omission at this price point: central air. Potential: The potential here has largely been tapped. If needed, another bedroom could be added by dividing the family room (the original DR) or simply by repurposing the big, front-facing library. A powder room could be carved from the laundry area; at this point, all of the baths are en-suite. Another nit-pick concerns the size of the master bath. In theory, it could be expanded. The most likely project for the next owner would be CAC. Financial: $4.9MM? The current owners bought #10D in 2007 for $3.5MM, which still stands as the all-time high for the line. Even the larger “A” line, on the 161 side of the coop, has never surpassed $3.5MM. Granted, condition goes a long way in this market and #10D shows beautifully. There are limits, though – especially when corners have been cut on important details like climate control. [less]