What will it sell for Prime Village

Prime West Village? Are you kidding me? Prime Village is W 10th and W 4th, not W 10th and West Side Highway. This location is, um, peripheral.

Goerge, What price you think it will get? 1000 sq ft as per previous listing. Low carrying charges. I do not care whether it is prime or now.

We showed it today, seems to be a very large turnout as she was booked throughout the entire afternoon and squeezed Us in at the end. Has already put in a call for best and highest.

You mean it may go close to ask??? Crazy!!

It's an aging and undistinguished building without any amenities in a so-so location, but the floorplan is very functional with southern exposure and the balcony. Not my jam, but there could be worse. Ask isn't totally crazy.

? I think it is ridiculous at $2300 per sq ft.

Looks like this S line was rented for ~7000 pre-COVID, and two apartments in this line are available for rent for >6000. Assuming 3% cap rate, which seems acceptable and stable in Manhattan, return to pre-COVID rents at some point in the near future, and low monthlies, 2M price could be appropriate. Main thing is, I would not pay 7k to live there, but I guess some other people would.

Unit 7S sold for 2.025m just before covid. So that implies maybe $1.7m for this depending on whether it clears the nearby buildings. As I said, not my jam, but I'm regularly surprised what places go for in that part of town, even though it's not the best area. (The building next door looks to be an old tenement. Better than an abattoir like you find a few blocks north, I guess, but not prime Village where your neighbors are Harvey Weinstein and Waverly Inn.)

???? Who pays maintenance, taxes, insurance and upkeep?

Cap rate is more like 2% in that area.

7k rent less 2k CC and taxes, that's 60k per year in rent. Subtract 5k in insurance and upkeep per year and assume 2% cap rate, this apartment is a bargain since it is priced at less than 2.7M.

Never found myself needing to go there for anything. Maybe shopping?

Can't use past rents (listed only who knows the actual rent) and today's cap rates - interest rates move and cap rates move. Total expenses will be $2700 if not more including assessments, repairs, some payment to broker, assuming no vacancy. Call it $6200 current rent. $3500x12 = $42000. 2% cap rate will put that at $2.1mm. See where it trades in a couple of months.

There are many data points of this line selling for $2M-ish in the past decade and renting for $7K-ish, unclear why it wouldn’t fetch $2M-ish. Back in my $7K days, I’d managed to rent something decidedly more spectacular — this type of space is kinda depressing for me. But for some people, living in the West Village is some sort of life goal, hence you end up with such utilitarian spaces going for $2K ppsf.

I am guessing the buyer here will be a couple making a go at raising young kid(s) in the Village, dollars stretched and not yet ready to give up the dream. A few more dollars would have fetched something bigger & much fancier like this in 2019:

https://streeteasy.com/building/165-charles-street-new_york/6

But said buyer has neither the extra $2K/mo nor the ability to occupy a 1BR.

Nada, What you say is very accurate. Low CC+Taxes and a very high percentage of usable space relative to new developments are other reasons. Even if I could afford a new development at $2.2k per sq ft, cc+taxes will be 50% more for 10% less space you can't use.

I'm one of those people that put a heavy premium on living in the far West Village for many years. It's not for everyone, but I'd liked being west of Hudson Street. When I did live in the city, I took a bicycle everywhere, very easy to get around.

I bet you can't find five real two bedrooms/2 bath condos under 2.5 in the West Village.

I'll estimate $2.3m. This is a very good floorplan (kitchen could be bigger), perfect for couple w/ 1 kid (but not if working from home), pretty good for childless couple working from home, excellent for single person or retired couple. Trees give some privacy without sacrificing too much light. Practical, not flashy. Taxes/CC look good. But: Condition is a little unclear as "some photos have been virtually staged". Unclear if there's central air (a must have in my book).

PTACs galore.

I would have swung the door into the master bedroom closet.

Aaron, What Will the price of this apartment on UES? Say 70s and Madison without park view. Or equivalent prime location.

Aaron, What will be the price of this apartment on UES? Say 70s and Madison without park view. Or equivalent prime location.

This is clean but very basic kitchen and bathroom.

I don't know what this part of Christopher is like these days but it might be noisy at night. Looks very sunny though.

It's better than when there were 4 "Adult Bookstores" within 1 block.

And you frequented those "Adult Bookstores."? Interesting you know exactly how many........

I was referring to after the Times Sq cleanup and everybody migrated to Christopher and the piers. I so seldom walk around there any more to gauge it.

I think $1,800,000 is fair value, and allows owner some upgrades to enhance value

this sold for 2.150M