Hudson Heights/Inwood

I will discuss. I own property up there. Where exactly are you looking?

EAH-i'm actually looking as well. i've looked along 181st and even into the 190s. my problem is my commute, i do'nt want to get too far up as i work in mid-town on the east side. Anyway, are you familiar at all with 340 haven? i've seen a lot of activity there in the past. the prices are decent and look nice.

I don't typically go up that high. My properties are between the 120's with the highest in the 160's. My opinion on the area is that there is still room for appreciation. But you'll have to put up with the change. If you don't want to do that than I would suggest more into the 190s. My favourite part of Washington Heights is around 157th because of the subway and the prices along RSD have risen nicely. ALso, the hospital is buying a lot of the buildings and boarding up the crap shops and hair salons and more banks/signs of civilization are appearing. I purchased a place on 157th/Broadway at ~350/sq. ft. and the average price in the building has sold for about ~485/sq. ft. Not insane, but I feel sustainable, appreciation.

There are new condos in the area but, for me, the value will be inthe old pre-wars. They're huge and a lot of detail is intact. I feel there will always be a market for these types of places.

That's just my opinion, though, and it's mostly from an investment perspective.

340 Haven ---- the building's location on the street is kind of a problem, and the lobbies and long walks to elevators are a problem --- for a good number of the units.
Some of the units are wonderful and great bargains at the moment.
I'm looking at 181st St places --- great location with enough services, and A train so close -----
I'm just about ready to pull the trigger on a place.
I really like Hudson Heights.
EAH --- you're talking about investments, not your own home. Yeah, I agree with you --- those are good investments. But it's more livable up on 181st and above as long as you're not in one of the places that's a longish schlep just to get milk . . .

I was looking at (and had made offers on) two apartments on 181 last year. The location was great for me and the apartments were exactly what I was looking for. Unfortunately both buildings had "issues". Subsequently I started looking further north in Inwood and found an even better apartment. I live at the very top of the island so I have convenient access to both subway lines (the A and the 1 - very important given the number of times one or the other is not running). The neighborhood is also more beautiful (cant beat the parks up here). And it is cheaper. All of this for 5 extra mins on the subway so it was a great deal for me.

Poorishlady...I hear you. But I do think people are "settling" in the 150's more. Rarely have I had tenants position me about buying their units but in that area people seem to ask a lot. That is what makes me take closer looks. I think you can make your home there AND have an investment. But, you're right...a home has to feel good. You have to feel ok about the place even if the area never changes.

poorishlady-what do you think about overlook? i've seen a few nices places there--i think 66 overlook terrace and 100 overlook terrace. i too am close to pulling the trigger, but am concerned about my midtown commute. i really like the area and think that it's still relatively cheap. i guess my only concern with o terrace is its proximity to broadway. iv'e seen a lot of places on bennett that have graffiti and it gets noisier to closer you get to broadway.

I've never really considered Overlook because none of those buildings are dog-friendly. But I've seen apartments there and they are very nice. Will you use the 187th A as your train? Where will you walk to for milk, etc? Can you easily use the central Hudson Heights shopping area? If you have to use Broadway for all your shopping, etc., make sure the grittiness doesn't bother you . . . .

Cannot speak to market factors but can touch upon quality of life. Lived in Hudson Heights for about six years, moving out in 2004.

PROS

Really loved the neighborhood. A couple nice restaraunts, little diner I loved, great park in Fort Tryon and the Cloisters. Felt really homey. Safe neighborhood.

A-Train express makes it a quick commute into midtown west. Could do a door-to-door commute into my office at 42nd and 7th in 20 - 25 minutes

On the downside you are a good 7 miles away from Midtown. When the A-Train is running local, which it tends to do mostly on weekends and late nights, it can feel like an eternity. If you need to get to downtown I would advise you to pack a lunch.

Eah ------- hmmmm. Yeah, I agree that it SO MUCH looks like a good investment -------- And it IS a good investment. I'm not surprised your tenants ask you to sell them your units. But that's partly because of inertia and that settled-in feeling, and the idea people have that maybe they can get a bargain from a smaller and more human invester -------- I lived in a nice condo in E. 48th and wanted to buy it from the owner . . . but he didn't go for it.
But a tenant wanting to buy the apt. that they've grown comfy in is a different emotional scenario from an outsider looking to buy into an area. The 150's are still a little too lacking in semi-decent restaurants, shops, services. Yes, you can find a wonderful apartment. But then you've got to trudge up and down Broadway looking for . . . whatever.

I live on 190th b/w Ft. Wash and Cabrini. The neighborhood is great. I am one long block from Ft. Tryon park and very close to the restaurants/markets. The best part of the neighborhood is from 181st to 190th b/w Ft. Wash and Cabrini (including pinehurst and sopme other small streets). You have better views and it is quieter. Overlook can be nice too. Some of the co-ops arer better financially than others so you need to check. We are in Cabrini Terrace which is a great co-op building, 24/7 doorman. If you need to send kids to school you want to be in the PS 187 zone b/w 181 to 190 (best school in the area). I find that as you get closer to the bridge bellow 180th st it is more noisy and not as nice.e. The A train is great on weekdays - always express and no problems. Weekends lately have been difficult due to repairs - local trains/shuttle buses. Hopefully that will change. Good luck!

How noisy does Ft Wash around 190th get at night, esp during the summer?
We're thinking of moving to 720 FW.

Thanks

Careful of the A train which is under some construction so they run it in two parts on the weekends sometimes.

187th is good for shopping, but that Associated there has some of the highest prices in the City ... I saw that in a study a few months ago.

720 and 730 Ft. Wash are nice buildings. Get an apartment with a view tho.

I lived in Hudson Heights from 03 to 05. Positives...1) quaint neighborhood 2) reasonable prices. Negatives 1) train ride is a bit far from midtown and even further from downtown (where all the young and the restless hang out), 2) train ride sometimes go local at nights/weekends, 3) punk kids on the trains (three punk kids threatened my wife and I one day and it wasn't even past 9pm), 4) punk kids roaming the streets (especially in the summer when they out out from school), 5) prices in marginally neighborhood like Hudson Heights gets hit first (we had a hard time selling in late 05/early 06), and 6) MTA might get rid of last remaining elevator staff. My recommendation is to rent first, and get a feel of the neighborhood. Some people love it, and others like us did not. We moved back to midtown after two years.

I live in 720 Fort Washington. My husband and I just moved in a month ago. The neighborhood is very pretty and quiet. We really like it a lot. However, I agree with what others have said about the Associated - it's overpriced and the selection is not that great. The A train is great on the weekdays, but on the weekends it's been difficult (having to take the shuttle bus to 168th Street because of the construction).

I live on Ft Washington in the Heights and I love it. I particularly enjoy my large apartment and the serenity of the street with easy access to the urban hustle on 181 and Broadway. Many have complained about the lack of restaurants and I will admit that we mostly eat in or have cheap take-out. When we do eat out, we usually head downtown.

The weekend A train service is horrific and has only become work in the four years that I have lived here. I do wish that it would take less time to visit friends in Brooklyn, but that is really my only complaint. Oh, and the rowdiness of the clientele at the movie theater on 181. That place is a horror.

Where do you buy your groceries? Is there only the Associated on 187th-ish? Is there something on Broadway and 182nd-ish?

What is the general price point per square foot?

Any of you have thoughts on Castle Village (other than the Wall and the possibility of another assessment) in HH or Park Terrace Gardens in Inwood?

poorishlady, I buy my groceries at Whole Foods at Columbus Circle. It's a bit of a haul, but I see lots of folks with WF bags getting off of the train with me and it is relatively easy with the A train. I occasionally supplement with deliveries from Fresh Direct. There's a small Korean grocery on 181 (Jin's) that is the go-to place for last minute items. They always get new flavors of Ben and Jerry's before everyone else.

Yes, the grocery stores in the area are AWFUL, but I've found most grocery stores in NYC to be awful so I didn't even cross my mind when I was thinking about pros and cons. (I grew up on the West Coast and seem to have a different standard for cleanliness and freshness.)

There is a Bravo on Broadway and 181 or 182. I happened to pop in to the Gristedes on Broadway and 169ish and was surprised to see an influx of brands that I buy at WF. Things are definitely changing in the neighborhood. Of course, prices are rising also and I am conflicted about how the froofy things I like are taking shelf-space away from lower-priced items that are more affordable for residents with lower incomes and/or different priorities.

There is also a CSA (community-supported agriculture) that we've joined for the first time this year. There are lots of food options, you just have to work at it a bit.

Isn't there also a market on 187 (Franks?).

Ive been considering a one bedroom in the area--180s to 190s. one of my bigger concerns is the commute. I work in midtown (50s on lex) and i know that it can be a hassle to get from the 180s to the east side. Anyone have any thoughts? I believe there are a couple of busses that run from the heights to midtown, but i've never been on one. my thoughts are that the subways (A to 42nd and then take the E across) would take about 40mins during the workweek (longer when the A isn't express) and that the bus would take closer to 30mins since it will be early morning and it makes limited stops. Does that sound reasonable or am i in for a surprise?

I'm not familiar with the area, but a bus covering 150 blocks plus the distance West-to-East sounds impossible to me.

it does sound unlikely--i think the bus is the m98---it actually jumps on the fdr, so it doesn't stop quite as much

Sloppy math, 130-140 blocks.

still quite a ways...i guess the best bet would be to go up in the morning and ride down on the bus and then on another day take the suwbay down and see for myself.

The bus take approximately 1 hour during rush hour. If you leave early (around 7am), maybe 45 minutes. There is a lot of traffic around the triboro bridge and in midtown.

You could also take the M4. It's route is Madison Square to Cloisters. Up Madison and Down Fifth. Across on 110 and up and down Broadway and Ft. Washington. Have not taken it but I bet it is a long trip.

I am also looking in that area. I have seen some nice apartments in Castle Village and Hudson View Gardens. Shying away from HVG. Thin walls and ceilings and fewer facilities (no parking garage, laundry is not in every building, no doorpeople). I am also looking at some apartments in Park Terrace Gardens in Inwood. Does anyone here have any thoughts, advice etc on any of these? Thanks.

Re: grocery stores - Frank's Market (on 187th off of Fort Washington Avenue) is nice if you need some gourmet items, but it's not the type of place I'd buy grocery items from on a regular basis. There is a Key Foods (on 187th and Broadway). It is bigger, cheaper and has a better selection of products than the Associated. However, I often shop at the grocery store near my job.

leasinglawyer: I know Inwood well, and PTG is nice but it's remote from good services --- you're really stuck in a residential enclave with no services nearby. That's why Castle Village would be better ---- you're closer to services.
I'm actually moving from Inwood to Hudson Heights because HH is more user-friendly and access to the A is better . . .
lookingforhome: thanks for your tips -- Bravo and Jin's (Franks is nice but too expensive to rely on for absolutely everything)

How safe is the area after dark? Is there any area to avoid for late commuters?

Re: grocery store - How about Larosa foods on Broadway?

You need to walk around the area in the evening more than just one time.

I can say the area around 157th-168th/Broadway/RSD is very safe. And if you lived in NYC for the last 15 yars you won't blink a bit. The East Village even 10 years ago was far scarier than lower Washington Heights. The only people I foresee beong scared are more newcomers to the city who have never experienced a gentrifying urban area. Most of the peopel in my rentals are students/families. Five years ago, even, it was primarily nurses/firefighters/people from the Dominican or Asians. Now it's quite young, quite white and a lot of children.

But, julia is right in that you must walk around and ensure that you feel comfortable.

I moved into PTG about 6 mos ago and dont mind the (short) walk through a park to broadway or the greenmarket for shopping. There is also the advantage of having 2 subway lines (the A and the 1) equally close. Shopping (and a gym) in the Bronx is also an advantage. You should just spend some time in each neighborhood going to the open houses until you find an apartment you love.

I am looking at buildings on 181st. Any of the buildings there have "issues"? How's 875 181st?

I spent a long time looking in HH, and eventually settled on Inwood because we were able to get so much "more apartment" for our money. The problem is, the neighborhood is simply not as nice. For one thing, it is much, much noisier. Broadway becomes a horrible noisy traffic jam on weekends, many people have cars and the car alarms go off constantly (this was never a problem when I rented in HH). Also, there are a great number of folks who like nothing better than to drive around with huge speakers in their trunks absolutely blasting salsa, rap, you name it. No consideration for quiet whatsoever. Also, take a look at the streets and sidewalks -- lots more trash and garbage strewn around in Inwood. Nobody seems to care. And, it's hotter down here. Don't discount the cooling, and air cleaning effects of that breeze up on top of the hill! I'm hoping some day to move back.

I looked at a couple of buildings on 181 and both of them had "issues". In particular 860/870 was in need of some serious repairs. I did not check out 875.

Has Hudson Heights changed? How is it like now? How is the A train on weekend/weeknights? and how is the grocery availability?

Can you give an update on Hudson Heights over the last two years. Thinking of rental first - where should I look?

The NYT did a neighborhood profile piece last fall.
http://www.nytimes.com/2014/10/19/realestate/affordable-manhattan-in-hudson-heights.html

Weekend maintenance on the A train (where it ends at 168 with a shuttle beyond) is rare recently.

Groceries haven't really changed; there are several new restaurants in the last few years.

For rentals look through the local brokers (Stein-Perry, Simone Song and maybe one or two others) as well as the usual internet listings. You could also call your way down this list I found googling:
http://www.yueruv.org/WH_Building_Owners_Supers.pdf

In general up the hill and northerly (Fort Washington, Cabrini and Pinehurst, toward 190th) is going to be pricier and often nicer than down the hill (Bennett, Overlook) and southerly (181st or a bit below), but it varies of course. Evaluate the individual building on BISWeb, apartable, DHCR, etc. for complaint history and so on.

I did a buyer representation in HH (oh, Washington Heights, for heaven's sake) recently, and seller's agent was Paul Chapru of Corcoran. I don't know if he does rentals but you might ping him. He was great, and lives in the area.

ali r.
{downtown broker}

I'd recommend Hamilton Heights over Hudson Heights. Dollar for dollar Hamilton Heights is just better.

Hudson Heights!!!... All these made up names!

@uptown_joe : thanks for the update.