400 East 85th #1112E

what about this one?

http://www.streeteasy.com/nyc/sale/317997-coop-220-east-67th-street-lenox-hill-manhattan

If you send me your email I can forward all the listings that fit your criteria with outdoor space. However, at $700 psf it is a great buy.
plevy@elliman.com

Sorry I wasn't clear. The purpose of the post was not ask people to send us apartments that do fit our criteria (we're looking ourselves and so are a couple brokers on our behalf). It was to get people's opinions of the listing in question, and try to understand why it's so cheap, or whether I'm missing something. Really just trying to interpret another data point on the market. Thanks again.

I rarely work the UES (I have a client in the Laurel, but that's the exception) but I'd say it's the $2,800 maintenance that is depressing the sales price -- always a danger with apartment combinations, because you have to pay maintenance on each of the underlying units.

BTW, I understand the desire to find the greatest possible apartment, but I think having more than one buyers' broker defeats the purpose. No agent with anything better to do is going to look hard for you under those conditions.

ali r.
{downtown broker}

I dunno about that - we've seen a ton of listings for apartments around 2000 SF or more, and $2800 maintenance is around average, maybe just a bit more than average.

I agree about the maintenance--$2800 is not bad for 2000 sf. I also agree about the comment on working with several brokers. When I discover that a customer is doing that I do my best to explain how the market in Manhattan works. If they still insist on working with several brokers I do not work with them because it is a duplication of efforts and you will find that many times you try to schedule appts for units they already saw.

Another point--developing a good relationship based on trust is essential to a smooth transaction. In this case your broker should be able to explain the pros and cons of this apt to you (along with why it is such a great buy)and you should feel comfortable with their expertise. If you do not then you are working with the wrong person, sometimes it is just a matter of chemistry.

I feel compelled to reply to the broker point since two brokers insist on making it. We've talked to several at various points. We are upfront with each one. In fact, I declined plevy's offer to look for properties for us precisely because it would be a duplication of efforts.

However, I think you're going a bit overboard on the trust point. A buyer's broker is still working for the seller, and his/her incentives are completely misaligned with the buyer. The buyer wants to be as selective as possible and buy an apartment at the best price. A buyer's broker wants them to buy as quickly as possible, and to pay as much as possible, so they can get the biggest fee the quickest. No matter how honest and well-meaning a broker is, those incentives are what they are.

So let's not kid each other and pretend the relationship is any more than what it is.

Saw the apt a couple of weeks ago. Some rooms are in better shape than others but in general the apt is in dire need of significant renovations. And it's not only the apt - but also the building that needs renovations as well (the common areas looked dirty, poorly lit etc). Not sure it's worth it.