905 West End Avenue

Does anyone have info about how samson deals with its conversions? are they impossible or fair? is the problematic super still at 905?

By itself, the sale of #84 for $1.1MM doesn't signify much. On the other hand, if the transaction reflects a renewed effort to convert tenants to ownership, it may interest buyers who have shied away from 905 WEA because of the low percentage of apartments sold. Maybe UWS1313 can shed some light on this topic.

Here's the updated list of sales. BTW, #111 and #124 didn't really sell above ask. Halstead reduced the prices after those sales closed.

--------- Recorded Sales --------- | --------- Previous Listings ---------
09/24/2010 # 84 $1,100,000 .......... |
07/29/2010 #111 $2,743,296 + 1.8% |↓ $2,694,127 Sold 4 beds 3 baths 2,290 ft²
05/21/2010 #124 $1,705,568 + 1.8% |↓ $1,675,000 Sold 2 beds 2 baths 1,636 ft²
03/05/2010 # 74 $1,548,136 - 3.5% |↓ $1,605,000 Sold 2 beds 2 baths 1,636 ft²
02/10/2010 # 21 $2,436,754 -12.5% |↑ $2,785,000 Sold 4 beds 3 baths 2,290 ft²
01/29/2010 #113 $1,620,000 -13.6% |↓ $1,875,000 Sold 2 beds 2 baths 1,812 ft²
11/20/2009 # 32 $2,175,000 .......... |↓ $2,175,000 Sold 4 beds 3 baths 2,165 ft²
09/18/2009 #144 $1,550,000 -19.5% | $1,925,000 Sold 2 beds 2 baths 1,636 ft²
09/15/2009 # 92 $1,705,200 .......... |
08/28/2009 #104 $1,530,000 -18.0% | $1,865,000 Sold 2 beds 2 baths 1,636 ft²
08/10/2009 #122 $1,884,380 -40.0% | $3,140,000 Sold 4 beds 3 baths 2,165 ft²
08/06/2009 # 63 $1,619,000 -14.8% | $1,900,000 Sold 2 beds 2 baths 1,812 ft²
07/30/2009 # 93 $1,748,780 -21.8% | $2,235,000 Sold 2 beds 2 baths 1,812 ft²
07/23/2009 # 72 $1,740,000 -41.5% | $2,975,000 Sold 4 beds 3 baths 2,165 ft²

905 WEA also has a nice new canopy.

So I recently saw 2 apartments in this building. I thought it was very so- so. The master bath was tiny and they need to replace the floors instead of refinishing them. Way over priced. I think for the same psf I like 845 better

#41 at 905 just closed for $2.4MM all-in. That's actually a bit less than #21 fetched a year ago. The included renovations appear to have been the same, though it's hard to be sure.

With regard to 905 WEA vs. 845 WEA, it's possible that 845 is grabbing the upper tier of 905's buyer pool (cash-heavy prospects for the "1" and "2" lines at 905). We won't really know until closings begin at 845. My guess would be that PSF prices on pre-declaration sales at 845 will come in 10% higher than the renovated units in 905's best lines.

The sale of #81 reflects 905 WEA settling into a niche below 845 WEA. Closings at 845 will begin very soon; the execution prices there will make it easier to draw direct comparisons.
--------- Recorded Sales --------- | --------- Previous Listings ---------
07/06/2011 # 81 $2,769,640 + 1.1% |↓ $2,740,000 Sold 4 beds 3 baths 2,290 ft²
01/28/2011 # 34 $1,337,090 - 6.2% |↑ $1,425,000 Sold 2 beds 2 baths 1,636 ft²
09/24/2010 # 84 $1,100,000 ............ |
07/29/2010 #111 $2,743,296 + 1.8% |↓ $2,694,127 Sold 4 beds 3 baths 2,290 ft²
05/21/2010 #124 $1,705,568 + 1.8% |↓ $1,675,000 Sold 2 beds 2 baths 1,636 ft²
03/05/2010 # 74 $1,548,136 - 3.5% |↓ $1,605,000 Sold 2 beds 2 baths 1,636 ft²
02/10/2010 # 21 $2,436,754 -12.5% |↑ $2,785,000 Sold 4 beds 3 baths 2,290 ft²
01/29/2010 #113 $1,620,000 -13.6% |↓ $1,875,000 Sold 2 beds 2 baths 1,812 ft²
11/20/2009 # 32 $2,175,000 ............ |↓ $2,175,000 Sold 4 beds 3 baths 2,165 ft²
09/18/2009 #144 $1,550,000 -19.5% | $1,925,000 Sold 2 beds 2 baths 1,636 ft²
09/15/2009 # 92 $1,705,200 ............ |
08/28/2009 #104 $1,530,000 -18.0% | $1,865,000 Sold 2 beds 2 baths 1,636 ft²
08/10/2009 #122 $1,884,380 -40.0% | $3,140,000 Sold 4 beds 3 baths 2,165 ft²
08/06/2009 # 63 $1,619,000 -14.8% | $1,900,000 Sold 2 beds 2 baths 1,812 ft²
07/30/2009 # 93 $1,748,780 -21.8% | $2,235,000 Sold 2 beds 2 baths 1,812 ft²
07/23/2009 # 72 $1,740,000 -41.5% | $2,975,000 Sold 4 beds 3 baths 2,165 ft²

845 has nicer finishes, central air con, etc. Locations are basically the same. I would buy in 845 if I were in the market.