700 park ave apt #2a

facing avenue, too noise. difficult to add a room. too difficult to do renovation in the building

40% financing, 2% flip tax, yet still pretty high maintenance. You can see how these costs depress pricing. That, and a bland 1960s building. While not responsive to the original question, the pricing history of 16B is rather humorous:

03/01/2019 Price decreased by 22% $3,500,000 ↓
09/28/2018 Price decreased by 5% $4,500,000 ↓
09/06/2017 Price decreased by 4% $4,750,000 ↓
05/08/2017 Price decreased by 7% $4,950,000 ↓
04/13/2016 Price decreased by 4% $5,300,000 ↓
06/18/2015 Listed by Sotheby's International Realty $5,500,000
05/28/2015 Brown Harris Stevens Listing is no longer available on StreetEasy Last priced at $5,500,000 $5,500,000
05/01/2012 Previously Listed by Brown Harris Stevens $6,300,000
09/15/2010 Brown Harris Stevens Listing is no longer available on StreetEasy $11,100,000
06/03/2009 Off market temporarily $11,100,000
11/25/2008 Previously Listed by Brown Harris Stevens $11,100,000
11/22/2008 Previously Listed by Halstead Property $11,100,000

Wow that is quite a journey to find the right price. I'm glad the broker included such helpful material as that the apartment with $9K maintenance has a garage that gives special rates to shareholders.

2A maintenance is very good.

monthly is $2,725 , who said it is 9k?

They were referring to 16B.

So weird that you have to step down into the apt. -

suspect there is an A-hole board and management

Big apartment, but a gut renovation required in a building with a history of board turndowns and expensive fees that make renovations challenging. New windows, new floors, new electric, new kitchen, new baths, etc. This is a project.

This is not a grand pre-war but a post war with low ceilings. What is the hell is the board thinking with 60 percent down requirements?

Some of these Upper East Side buildings seem to think they can make up for lack of architectural character by being difficult to deal with. It's like putting a velvet rope at the front door of Denny's.

Ha ha good one 30 -

Ha! If only it was just a velvet rope. Imagine if, to eat at Denny's, you had to do the following:

- Make a reservation at least 90 days in advance, since the maitre d'hotel is gone all summer
- Submit 5 letters of reference from people that the maitre d' likes (or wants to get to know), stating that you do not burp or fart at the table
- Prove with financial records that you can afford dinner, as well as 5 more dinners
- Agree that you will not move food around on your plate except during the summer months
- Agree not to leave the table until you find another customer who is acceptable to the maitre d' and who is willing to pay more than you did for the meal
- Agree that the restaurant can engage in whatever form of illegal discrimination they want, regardless of Fair Restaurant Laws
- Come for a personal interview with your dog, who will be weighed to verify <20 lbs
- Pay a $2500 processing fee by certified cheque

Submit all this by courier with 10X copies. Then maybe you'll be able to eat dinner at our Denny's.

Wow, George, Can you put me on the list? :)

All joking aside, which I enjoyed, the layout and location is very good. It is hard to get so many rooms facing park avenue. Window replacement is likely coop’s responsibility.

>300 - agree re: layout and location, but second floor is awful - everyone passing/driving by sees right in

Better than a townhouse when it comes to a passer by looking in.

Or many new developments with floor to ceiling glass where everyone can see inside many floors up.

I had a basement apt in Chicago by a bus stop and everyone thought it was great fun to look down into my window to see what I was up to.

In my coop here in Manhattan (juncture of Greenwich Village and Chelsea), the window replacement was MY responsibility. So is keeping them clean (the building only washes them 2x per year). With a beautiful view, I want clean windows. Do other coops pay for window replacement?

Yes. Each coop’s particular Proprietary Lease should cover which party (Corporation Lessor or Shareholder Lessee) bears responsibility for windows.

In ours, corporation pays for window replacement per express terms of Proprietary Lease.

Most Coops Proprietary Leases say the Coop is responsible for windows, but a building wide replacement is so expensive that everyone has to be assessed to pay for the project (and the assessment is based on shared count not windows which often ends up being inequitable in that manner). However, if an individual shareholder feels like replacing their windows then the co-op will still tell them that if it's something that they want to do then they have to pay for it - the Coops tend only to pay when it's everyone getting them.

That's what happened in my building. At first they were only going to replace units that wanted new windows, then they decided it would be best to replace everybody's.

To 30yrs’ point, a shareholder cannot just decide they want different windows and force the corporation to pay for them; for the corporation to have to pay for new windows if windows are the corporation’s responsibility per terms of Proprietary Lease, the windows in place must be NEED to be replaced, at which point the corporation (via the board) has to make a quality assessment as to how much the corporation is willing to spend on replacement windows. If a shareholder wants higher quality than the corporation would put in left to its own devices, the expense will then be on shareholder even though windows NEED to be replaced and such is technically corporation’s responsibilty. Our board had recent discussion of how this approach has mucked up our facede - every apartment on the facade has different windows and all agree that it looks suboptimal.

Yes to everyone's comments! I should have clarified that the building has a specific window specification (they are Pella windows) and must be vinyl exteriors with wood interiors. I thought that was very strange, but the Board said it had something to do with landmark status requirements. Yet I can't figure in my wildest dream that a prewar building like mine would have had vinyl windows! They're sensation windows, however, and a breeze to clean. All must also be 60/40 (40 top with 60 bottom.