Jr 4 with 1.5 bath for under 800k?

They do not exist downtown to my knowledge (Say, below 23rd Street and anywhere brokers call Gramercy). Jr-fours under $800K can be found all over the upper east side. Many in the $620K-$675K range. They are as easy to find on the UES and they are difficult to find downtown.

In the below 23rd St. market, jr-fours range from around $900K-$1.4MM depending on neighborhood and building. The upper end would be Gold Coast units with balconies in buildings like 2 Fifth Ave. In the middle at about $1.15-1.35 is the Brevoort East, for example. And at the more affordable end are buildings like 40 East 9th and 55 East 9th. As you move east, you may find more at white brick buildings along 3rd Avenue and just north of Astor Place. But in terms of true junior-fours, there aren't a whole lot outside of the Central Village and Gramercy area below 23rd St. Instead, you find prewar layouts that are fairly different, lofts, and many units with dining areas that are really just part of the livingroom and not in a separate alcove.

they may exist in the not so distant future. Why not wait?

we saw a nice one in the upper Gramercy/Murray hill area.... anyone know any nice buildings with affordable JR4 with 1.5 bath?

Most of the buildings downtown that have a good layout for this are 50s and 60s buildings (Stewart House, a favorite of mine, comes to mind) and they're going to start around a million bucks.

Your other option, depending on how high a monthly you can stomach, is to buy two combined studios. I saw one of these in Chelsea with one of the original studios chopped into two BRs and the extra kitchen made into a little home office nook -- that was around $800K, but I think monthlies were close to $2K.

ali r.
{downtown broker}

combining 2 studios or a studio might be a good idea. i will look into that.

we saw this: http://www.streeteasy.com/nyc/sale/185108-coop-200-east-27th-street-kips-bay-new-york

pretty night and only a little higher then we wanted to spend. anyone know others like this?