Warm Cookies?

Ok--not really the place to advertise your FSBO--talk forum not for that. But I'll let a Streeteasy moderator deal with that.

Layout isn't bad--I'd open the kids room up with french doors and make it a study. Don't love the dining area blocking doors to bedrooms, but some people can live with that. One bathroom for a family is kind of lame, too. I would be marketing this to couples currently without kids. If they have kids already, they aren't going to move from a one bedroom to a layout like this.

That said, the photos are replete with FSBO 101-level mistakes. First, get rid of all your personal crap. You want people to picture themselves living there--not YOU living there! That creeps people out and turns them off. That photo wall-- UGH. All the chatkas on the wall unit in living room--not pretty (box them up and store them). Your sponge and soap and spices in kitchen--no-no's for showing and pix. Bathroom toothbrushes! Come on. Hide that stuff! Speaker wire down wall should be photoshopped out--looks messy. Kids room doo-dads hanging from walls and kid's name on wall? You have to remove that stuff--buyers hate that and have a visceral bad reaction.

In this market you have to go the extra step. Cookies are nice, but you have to more aggressively look at the place from a buyer's perspective. UES isn't my niche so I won't comment on price.

Still pricey relative to others in the area and maint is not that cheap for a "financially sound" building.

kyle - i appreciate the comments. some good things for me to think about. i will hit on a couple of your points.
- i have already changed the bathroom and kitchen photos. i am also considering changing my marketing plan to "people who do not use soap or sponges." i fondly remember when i was searching for apartments myself and i found several places that were so close for me but i couldn't get past picturing the owner's sponge over my own. just kidding - tomorrow morning they were all set to be gone before the open house. i do the best i can while still living here. 50% of this place is already in storage.
- the picture wall IS terrible. i agree. i have had enough of it myself and it is my family and friends (and me). lots of little holes from the frames though and i wasn't sure what to do. don't have artwork big enough to cover space. speaker wire is gone now. look at photo again.
again, appreciate the feedback.

hofo - can you show me a couple of places that have lower maintenance and offer the same amenities and square footage? as far as price, how about this one? http://www.streeteasy.com/nyc/sale/372185-coop-425-east-79th-street-yorkville-new-york

Purchase Cost Analysis is misleading. It does not include any opportunity cost for the large downpayment. It should be renamed Mortgage Analysis.

First, get rid of all your personal crap. You want people to picture themselves living there--not YOU living there! That creeps people out and turns them off. That photo wall-- UGH. All the chatkas on the wall unit in living room--

lol, gotta love gentiles. chatkas?!
tchotchkes...

Also. At the bottom, it is based on a 5% 30yr jumbo mortgage. This is no where near the rate of such a mortgage at this time.

Sniper, your oven comment is very funny. Good luck with your open house!

10105 - u are correct. i originally had it set for a larger down payment and the lower mortgage rate. i simply forgot to change that when i change it to the 25% down payment that the co-op needs a buyer to have. my bad. thanks for pointing it out.

i have changed "Purchase Cost Analysis" to now read "Mortgage Analysis."

Small thing- "updated fridge, d/w, oven > 3 yrs" should probably be "< 3 yrs", unless you're advertising that it's not that new... best of luck at the open house tomorrow.

the oven is an antique. just kidding. great find. thank you all for really digging into the finer points. i do appreciate the help.

Sniper,
14M (yes it was a 1BR) in same building sold for $655k and it went to contract when things were a little better than now. Sure you've got an extra bedroom but $875? If you want to sell you're going to have to be aggressive. (BTW - I'm not looking for a 2BR.)

7F has lost his mind.

Good luck!

tjs

thanks. i don't recall exactly what happened but i think the management company needed to get rid of 14M for some reason.

Oy. Reread my post. Sorry so harsh. I shouldn't type when hungry before dinner. Makes me mean. You got the points and were good spirited about it. I apologize for being too strident. Your place does look very clean, though and that counts--you get credit for that. Good luck.

no worries. any tip that someone can give me (whether covered in roses or razor blades) that will help me - is a good tip.

I went to an FSBO when looking a year ago in the west Village and the owner was barefoot. It was gross thinking about him walking around my apartment without socks, so I quickly decided it wasn't my apartment. In another, the toilet had some paper floating in it, so that wasn't my apartment either. I know. Superficial. I can't help it. Maybe I didn't like the apts anyway, but those two things stuck in my head. So flush the toilet and wear shoes.

Oh, empty the Diaper Genie (FSBO on E22nd St) and don't try to cover the odor with mulled cider (it didn't work and made everyone kinda queezy).

I have the Diaper Champ so I should be okay. Besides, the smell of my children's vomit masks the poop stench.

"was gross thinking about him walking around my apartment without socks, so I quickly decided it wasn't my apartment. In another, the toilet had some paper floating in it, so that wasn't my apartment either."

LMAO! If I ever sell my place, I'll buy kyle a nice bottle of wine to just walk through and comment.

will you be doing that "walk through" barefoot or in man sandals?

>>I have the Diaper Champ so I should be okay. Besides, the smell of my children's vomit masks the poop stench.<<

Why bother posting your ad on this board (a no-no, by the way, especially after the second or third time or whatever it's been at this point), only to shoot it out of the sky with that disgusting comment?

Blech--you can keep your cookies; I just hope I don't blow mine...

lighten up squid. just a joke.

BTW - why are you "blowing" your cookies? most people just toss theirs.

Tossing is for sissies.

Ok,
I'm clean, showered, shaved, am wearing shoes and socks, the toilet has been cleaned and is closed, the apartment is spotless, and no personal effects are out that might disturb people. We're ready for our open house. Good luck with yours sniper.

You know, holding open houses is the best way in the world to clean up the apartment every week so you feel good going into a new week.

good luck to you as well 470.

a couple people have told me they "smell the cookies as soon as they get off the elevator."
but everyone also says they are "on a diet." i am in trouble with a plate full of warm cookies here.

Just a cookie anecdote:

I've only been to one OH that had cookies and I was persuaded to try one. I took a bite and said how good they were and "I'll hang on to this until after I get some lunch".

Then I tossed it in the trashcan on the corner.

But the reason for tossing my cookie, which sniper has wisely avoided, was that they were stale. Still, I didn't hold that against the apartment. It sucked for plenty of other reasons.

hate to break it to you talljay but according to squid you are a sissy. you should have "blown" your cookie, not tossed it.

i have just had my fourth one . even if you are not in the market for a 2 bed/1bath please come over here and eat some cookies. i can't stop myself.

I suggest you freeze them.

sissyjaystreet

next weekend make them hash brownies instead, I promise to stop by

did anyone show up to eat your cookies>...

a handful of people showed up but no one ate the cookies. they ALL remarked how good they smelled...which I guess is really the point of doing it anyway. i just had my 6th cookie.

the hash brownies are for during the week private showings only.

Hey sniper,

Kudos for doing the FSBO. Quick suggestion on the website...flip your color scheme around so the background is a lighter color. It will look more professional and be more inviting.

i will give it a try and see what it looks like.

Reviewed the photos one more time. Doing good photos it tough and all-in-al these aren't bad, but not great. If you are reshooting any once walls and knick knacks are removed, one suggestion I give people using wide-angle lenses all the time: It is very important to hold the lens perfectly level to the floor or the walls will appear to tilt inward or outward. Also, I don't think the shot of the kitchen is helping here--looks like a security camera took the shot from the ceiling and it just needlessly emphasizes somewhat dated cabinets and white appliances. Maybe just a shot from a different apartment angle the reveals a little of the kitchen. If there is a way to brighten the living room photo, that would be good--little cave-like even though the lights are on. Maybe photoshop can help if you have that.

I offer these comments out of personal experience. I sold a bit over a year ago. I used an agent but was highly involved myself. I felt like I had to treat selling like a job and every single detail needed attention. No toothbrush in sight may not sell the apt but it sure couldn't hurt. You seem very on top of it all and extremely "engaged" in the process. I hope it all pays off for you!

SNIPE - tell us, how did it go?

went okay. would have loved to see more people but a handful came by. 1 kinda interested person from my craigslist posting and another very interested 2 people from inside the building. i hope to get more next week. i will be having an open house on sunday as well. i am hoping the NYT online will have some things straightened out by then and i will get proper exposure. thanks for asking.

>>hate to break it to you talljay but according to squid you are a sissy. you should have "blown" your cookie, not tossed it.<<

Darn right! :-D

snipe, at least someone came, a few open houses were dead today :(

i wonder if it was the bad weather (that was expected) or the NYT online issues - or both. Or just a dead market.

"Or just a dead market."

ding ding ding

dunno, but literally - two open houses, "priced to sell" and nobody - not usual

i got some great help on my site from mica@lostsite.com.
thanks for the help and if anyone needs mac/web help drop them a line.

Another Open House Tomorrow:

http://web.me.com/seif69/11K/HOME.html

AND MORE WARM COOKIES

sniper, enough with the cookies, in this weather you had better have scotch and hot coffee. Good luck.

I have Bruichladdich (pronounced Brook-laddy) 15 year single malt and Clynelish 14 year. For the lowbrow crowd I have a bottle of Black & White blended scotch that was stolen from my in-laws liquor cabinet. It will be waiting specifically for The Juiceman! Would love to share one with you.

How 'bout some hot toddies? Buttered rum? Mulled cider? I'd show up for that...

hot toddies come after i have your name on a contract...in fact, i will get you a hot toddie, hot wheels car, hot babe and hot tamale after the contract is signed.

That may be worth the trip from the UWS to Yorkville! Hold on, let me book my plane ticket.......

jokes about planes trips on the UWS?? too soon. too soon!

YIKES! You are right!

I'm going to an open house tommorrow..they're asking $480k for a studio and I'm going to offer (I know the bldg and the studios) $379k (that's what it sold for in '05)..