If You Can Demonstrate Market Movement With Comps: Upper West Side Edition

NWT,

Although this apartment is ever-so-slightly larger and has superior views and light (especially in the back) this sure makes Tina Fey's purchase of 4A look smart.

On the previous page, I mentioned the foreclosure sale of 243 West 98th St. #3B for $500 after a mortgage-fraud ring unraveled. Here's the final chapter:
01/12/2006 Sale recorded for $800,000.
10/22/2008 Sale recorded for $500. (Trustee defending the lien at foreclosure)
01/28/2010 Sale recorded for $270,000.
$175/ft² looks pretty good. The only catch is the regulated tenant - fraudulently concealed during the 2006 purchase - who probably isn't going anywhere.
http://streeteasy.com/nyc/building/243-west-98-street-manhattan

Same-unit resale of a ground-floor one-bedroom, about even with 2005: http://streeteasy.com/nyc/sale/464941-coop-40-west-67th-street-lincoln-square-new-york

05/20/2005 Previous Sale recorded for $490,000.
09/22/2009 Listed by Barak Realty at $540,000.
10/11/2009 Price decreased by 4% to $519,000.
11/27/2009 Listing sold.
02/09/2010 Sale recorded for $487,000.

No listing for the 2005 sale, so can't tell who replaced the floors and kitchen.

an estate sale, but it seems as though it was in decent shape. unit 6E. 10E sold for $450k 07/04. quick sale.

http://streeteasy.com/nyc/sale/473716-coop-123-west-93rd-street-upper-west-side-new-york
10/23/2009Listed by Jeff Weisbord Real Estate at $485,000.
11/05/2009Listing entered contract.
01/12/2010Listing sold.
01/12/2010Sale recorded for $450,000.

another estate sale, probably needs work. 7C sold for $1.375 06/05. no idea of condition.

http://streeteasy.com/nyc/sale/211829-coop-5-riverside-drive-upper-west-side-new-york
04/02/2008Listed by Brown Harris Stevens at $1,795,000.
05/13/2008Price decreased by 8% to $1,650,000.
07/07/2008Price decreased by 6% to $1,545,000.
08/25/2008Price decreased by 3% to $1,495,000.
11/04/2008Price decreased by 6% to $1,399,000.
01/01/2009Price decreased by 11% to $1,250,000.
03/05/2009Price decreased by 6% to $1,175,000.
05/01/2009Listing entered contract.
06/28/2009Re-listed by Brown Harris Stevens.
08/13/2009Listing entered contract.
12/14/2009Sale recorded for $1,142,500.
01/15/2010Listing is no longer available.

13% below the 15C sale in late 06 doesn't really seem that dramatic considering the significant differences in view. Would the floor/view premium account for 10% of the difference?

I would agree with th kanadian if you ignore what happened to prices in NYC re between 2006 and 12/2007. Why not compare to 2001 prices and note 6c still looks like a lemming who got 'sold' on 25% off peak bubble prices.

Oh i like blueberry pancakes, eh?

we could rename the threads. sales that are less than peak but still way too high.

i'm just recording the recent "strength" in the market that's been noted elsewhere. lemmings out in force, bids over list, volumes up, bonuses, confidence high, unemployment be damned types of behavior.

retail sales were up. lemmings buying prada again?

So this was an example of price strength as opposed to weakness? Sorry I thought you had said you were going back to this thread to dig up some good market movers to the negative. My bad.

at this rate the thread will grow quite quickly. 7C, $1.375, 06/05. this one, 3C, $1,142,500 12/09.

read into that what you will. or won't. makes no difference to me. just reporting a $230,000 price difference from mid-05 to late-09.

9C, renovated. 6C sold for slightly less, $1,250,000 in 10/04 (but i'm sure the extra three floors makes up for that). it appears as though it may have sold for a bit more than final ask, but impossible to tell from the elliman listing.

http://streeteasy.com/nyc/sale/106868-coop-120-west-70th-street-lincoln-square-new-york

09/13/2007Listed by Corcoran at $1,795,000.
10/28/2007Price decreased by 7% to $1,675,000.
12/14/2007Listing entered contract.
02/09/2008Re-listed by Corcoran.
05/17/2008Delisted temporarily.
02/02/2010Sale recorded for $1,300,000.

134 west 93rd, sponsor sales.

6B, 02/10 $1,075,000
7B, 01/10 1,100,000

9B, 06/09 1,310,000
8B, 01/09 1,259,000

for jim, lincoln tower alcove studios. all sponsor sales, 170 WEA.

02/10 16K $430,000
02/08 14K $550,000
03/05 17K $425,000

Let me quantify a $230k swing for a 'normal' person in NYC. If you have 1 newborn. $230k put in a tax favored trust would grow sufficiently wo much risk to never worry about higher education, even graduate school and a nice litttle start up family equity in 18 years.

Or if you lean toward stupid displays of $, a rolls ghost. $230k would buy you a fine 50 footer to travel the world. Probably use as a nookie boat/2nd home in LI. $230 k would buy you 2 997 turbos his and hers. A 5 carat Tiffany rock. A ferarri california brand new!

Of course you can stick your head in the fireplace and pretend NYC re is NOT crashing.

Another thing, I didn't complain about both my turbos getting 12mpg when gas was $6/gallon. Mayb if you gotta drive up to Canada to buy cords of firewood to save a few bucks, a 10% drop on a leveraged asset means might be just a little relevant to you'llz? Eh? Eh?

sponsor unit, needs some work but has the advantage of no board approval. doesn't show here, but closed for $1.8mm. unit 11A

12A 06/04 $1,900,000
4A 07/05 $2,450,000

http://streeteasy.com/nyc/sale/358119-coop-50-west-96th-street-upper-west-side-new-york

10/16/2008Listed by Century 21 NY Metro at $2,600,000.
12/22/2008Price decreased by 4% to $2,500,000.
02/23/2009Price decreased by 6% to $2,350,000.
06/04/2009Price decreased by 4% to $2,250,000.
07/10/2009Price decreased by 4% to $2,150,000.
09/02/2009Price decreased by 2% to $2,100,000.
09/29/2009Price decreased by 5% to $2,000,000.
01/16/2010Listing is no longer available.

http://streeteasy.com/nyc/building/243-west-98-street-manhattan

have a look-see at 3B.

for those who won't fork over the $10, 3B sold in 01/06 for $800,000. sold again in 01/10 for $270,000.
and the seller was...US Bank Corp.

2B and 4B both sold for $1,400,000 in 04/06.

sorry west81st. just noticed you already posted the last one.

http://streeteasy.com/nyc/sale/412605-coop-235-west-102nd-street-manhattan-valley-new-york

07/13/2005Previous Sale recorded for $274,500.
05/11/2009Listed by Corcoran at $325,000.
05/21/2009Price decreased by 14% to $279,000.
07/25/2009Price decreased by 7% to $259,000.
08/09/2009Listing is no longer available.
08/20/2009Re-listed by Corcoran.
11/25/2009Listing entered contract.
01/14/2010Listing sold.
01/14/2010Sale recorded for $250,000.

Interesting comps. Thanks for the contributions. Are these all gut reno/estate sale places? I've been told places needing work are trading at the best discounts. Reno financing doesn't exist anymore.

I saw one sponsor apartment that was so gross I wouldn't have used the toilet even if I was desperate.

the one on west 98th needs a new kitchen, at a minimum. the lincoln towers ones didn't have listings. the LT sponsor units that i saw in the past were nothing to write home about, but they were reno'd. but no, they aren't all gut reno places. i agree, that's where you can get a great deal, though.

this one has been renovated. 4D, condition unknown, sold for $545,000 12/04.

http://streeteasy.com/nyc/sale/389472-coop-263-west-end-avenue-upper-west-side-new-york
03/05/2009Listed by Brown Harris Stevens at $575,000.
04/02/2009Price decreased by 5% to $549,000.
05/08/2009Listing entered contract.
07/24/2009Re-listed by Brown Harris Stevens.
10/03/2009Price decreased by 4% to $529,000.
11/04/2009Listing entered contract.
11/11/2009Listing sold.
01/14/2010Sale recorded for $520,000.

Take 243 West 98th #3B out of the equation altogether, since the 2006 purchase was a sham. If anyone wants to buy regulated rentals, there are plenty available for under $300/SF. The disadvantages are negative cash flow and inconveniently durable tenants.

thanks for the clarification, west81st. inconveniently durable tenants. ha. sounds like a tishman problem.

7D $705,000 09/04
3D $875,000 09/04
10D $800,000 04/06

first unit is 9D. needs some work.
http://streeteasy.com/nyc/sale/189468-coop-6-16-west-77th-street-upper-west-side-new-york
03/04/2008Listed by Corcoran at $875,000.
05/07/2008Listing entered contract.
06/23/2008Re-listed by Corcoran.
09/17/2008Price decreased by 3% to $849,000.
10/03/2008Listing is no longer available.
10/30/2008Re-listed by Corcoran.
10/30/2008Price decreased by 6% to $799,000.
12/01/2008Price decreased by 6% to $749,000.
01/06/2009Price decreased by 3% to $725,000.
02/18/2009Price decreased by 4% to $699,000.
03/05/2009Price decreased by 7% to $650,000.
05/07/2009Price decreased by 4% to $625,000.
06/25/2009Listing entered contract.
08/31/2009Price increased by 4% to $650,000.
09/01/2009Listing is no longer available.
01/20/2010Sale recorded for $610,000.

this one is 2D, better condition it seems.
http://streeteasy.com/nyc/sale/396240-coop-6-16-west-77th-street-upper-west-side-new-york
03/30/2009Listed by Corcoran at $650,000.
05/07/2009Price decreased by 4% to $625,000.
08/06/2009Listing entered contract.
10/25/2009Listing sold.
11/24/2009Sale recorded for $590,000.

a bit out of date, but i didn't see it in the discussion. same unit resale at 760 WEA, 14D

06/27/2005Previous Sale recorded for $970,000.
06/20/2008Previously Listed by Prudential Elliman at $1,150,000.
02/19/2009Prudential Elliman Listing is no longer available. Last priced at $925,000.
08/12/2009Listed by Prudential Elliman at $959,000.
10/09/2009Listing entered contract.
12/16/2009Listing sold.
12/16/2009Sale recorded for $910,000.

" inconveniently durable tenants " could also describe some of the bubble sitters that are posting here LOL

302 West 86th St. "B" line: Originally a front-facing seven. #11B closed 8.6% below the peak comp one floor down. That doesn't seem so bad until you check the floorplans. At some point, #10B gave up its second bedroom to #10C, leaving an unconventional six.
--------- Recorded Sales --------- | --------- Previous Listings ---------
02/10/2010 #11B $2,330,000 - 4.7% | $2,445,000 Sold 3 beds 2 baths
07/10/2008 #10B $2,550,000 + 0.0% | $2,550,000 Sold 2 beds 3 baths
http://streeteasy.com/nyc/building/302-west-86-street-manhattan

305 West 86th #15C: Same-unit resale of a classic five, 7.9% below owner's 2007 basis.
01/11/2007 Previously Listed by Halstead Property at $1,450,000.
06/28/2007 Previous Sale recorded for $1,410,000.
10/07/2009 Listed by Halstead Property at $1,295,000.
10/30/2009 Listing entered contract.
02/09/2010 Sale recorded for $1,295,000.
http://streeteasy.com/nyc/sale/469549-coop-305-west-86th-street-upper-west-side-new-york
High compliment to Phillips and Gewirtz that the 2007 buyer hired them to handle the resale.

327 Central Park West #2B: Park-facing six reconfigured as a three-bedroom with large kitchen and windowless dining area. Debuts today, 11.3% below Feb 2006 basis.
10/31/2002 Sale recorded for $1,349,500 (original sponsor sale).
09/06/2005 Listed by Corcoran at $3,350,000.
09/25/2005 Price decreased by 11% to $2,995,000.
02/10/2006 Sale recorded for $2,925,000.
02/18/2010 Listed by Corcoran at $2,595,000.

15 W 81st St. "J" line: 3J and 9J are both renovated 2BRs, 4.5 rooms. 3J was reconfigured as a 3BR by splitting the master into 2 bedrooms.

3J sold 33% above 2004 basis (and $1k above final ask).
9J sold 9% above 2005 basis.

2004 3J $1,200,000
2005 11J $1,360,000
2005 9J $1,396,000
2006 6J $1,450,000
2007 5J $1,200,000
2009 9J $1,520,000
2010 3J $1,600,000

Sorry, there's a mistake there, the previous 9J sale should have been $1.42. There was also a 7J sale for $1.396 in 2006. 5J looks like it was a wreck/estate sale. Seems clear that the market is valuing the renovations, but also looks like this line is holding up well overall.

http://streeteasy.com/nyc/building/15-west-81-street-manhattan

400 WEA 9E: Sold for $1,650,000, or 3.4% above the ask.

Hard to determine condition or comparability, but 6E sold for $1,275,000 in 2004.

http://streeteasy.com/nyc/sale/466328-coop-400-west-end-avenue-upper-west-side-new-york

257 CPW #11D: Classic 5. Sold for $1,330,000

#8D sold for $1,695,000 in early 2008 (Oct-07 contract)

So 21.5% below the peak comp.

http://streeteasy.com/nyc/building/the-orwell-house

Same-unit resale, by broker-owner, of prewar condo: http://streeteasy.com/nyc/sale/383846-condo-610-west-110th-street-manhattan-valley-new-york

Down by transaction costs from 2008.

11/16/2007 Previously Listed by Corcoran at $1,180,000.
09/03/2008 Previous Sale recorded for $1,180,000. (from sponsor; 12/2007 contract)
12/04/2008 Previously Listed by Corcoran at $1,425,000.
01/23/2009 Delisted temporarily by Corcoran.
02/11/2009 Listed by Prudential Elliman at $1,350,000.
04/01/2009 Price decreased by 7% to $1,250,000.
12/16/2009 Listing entered contract.
02/08/2010 Sale recorded for $1,180,000.

Same-unit resale of 2/2 prewar co-op: http://streeteasy.com/nyc/sale/433488-coop-246-west-end-avenue-lincoln-square-new-york

10/19/2006 Previous Sale recorded for $1,481,000.
(Interim tangle at http://streeteasy.com/nyc/talk/discussion/12621-sale-at-246-west-end-avenue-11a)
07/01/2009 Listed by Brown Harris Stevens at $1,799,000.
09/03/2009 Price decreased by 3% to $1,750,000.
10/01/2009 Price decreased by 3% to $1,699,000.
10/02/2009 Price decreased by 1% to $1,690,000.
11/23/2009 Listing entered contract.
02/18/2010 Sale recorded for $1,650,000.

Seller came out even or made a few bucks, depending on how much the sponsor-grade renovation for the 2006 sale was tarted up.

The buyer is moving up from this: http://streeteasy.com/nyc/sale/460628-coop-210-east-73rd-street-upper-east-side-new-york

same unit resale. a wash in terms of 1995 price. but if the sellers did the renovation, likely quite a bit worse than a wash.

http://streeteasy.com/nyc/sale/480280-condo-155-west-70th-street-lincoln-square-new-york
05/20/2005Previous Sale recorded for $1,690,000.
11/21/2009Listed by Corcoran at $1,699,000.
12/19/2009Listing entered contract.
02/17/2010Listing sold.
02/17/2010Sale recorded for $1,699,000.

For 155W70, all the work was done by previous owners - I attended that open house. Beautifully done, and it's interesting to note that the renovation had legs as opposed to most. Not a wash even though it closed at the same # of course.

just a note re: 155w70 - no closet in second "bedroom" - (see all previous discussions on whether or not you can call a room with no closet a bedroom.

I would have done something with that entryway in 155W70. Very odd.

755 West End Avenue "A" line: corner Candela seven. #8A was renovated, and had been on and off the market since September 2008. #14A was extensively renovated. Streeteasy erroneously matched #4A with a BHS listing that was really for #15C. #4A was actually listed with RAZ at $2.1MM, and was in fair condition (see http://www.razrealty.com/index.cfm?action=Sales&subaction=detail&AptID=346356&aptpub=3355)
-------- Recorded Sales -------- | -------- Previous Listings --------
02/18/2010 # 8A $1,975,000 -6.0% |↓ $2,100,000 Sold 3 beds 2 baths 2,011 ft²
02/22/2008 #14A $2,765,000 -3.0% |↓ $2,850,000 Sold 3 beds 2.5 baths
03/05/2007 # 4A $2,000,000 -4.8% |↓ $2,100,000 Sold 3 beds 2 baths
06/14/2004 #14A $2,250,000 +7.1% |↑ $2,100,000 Sold 3 beds 2.5 baths

272 West 107th Street (Straus Park Condo) #15A: Same unit resale, halfway between pre-construction price and 2007 flip.
03/08/2005 Previous Sale recorded for $1,777,650 (contract March 2004).
08/21/2007 Previous Sale recorded for $2,350,000.
10/21/2009 Listed by Corcoran at $2,195,000.
12/22/2009 Listing entered contract.
02/11/2010 Sale recorded for $2,050,000.
http://streeteasy.com/nyc/sale/472769-condo-272-west-107th-street-manhattan-valley-new-york

25 Columbus Circle (Time Warner Center) South Tower #52/53A: 3BR/3BA duplex already on its third flip since the original 2004 sponsor sale, now asking $1MM below 2008 basis.
02/23/2004 Sale recorded for $3,883,600.
01/30/2006 Sale recorded for $4,480,000.
05/16/2008 Sale recorded for $8,500,000.
01/14/2009 Listed by Sotheby's International Realty, Inc. at $9,200,000.
02/05/2009 Price decreased by 8% to $8,500,000.
04/14/2009 Price decreased by 6% to $7,950,000.
07/10/2009 Listing is no longer available.
07/20/2009 Re-listed by Sotheby's International Realty, Inc..
02/28/2010 Price decreased by 6% to $7,500,000.

Potential buyers of that Time Warner apartment may prefer to wait until the legal dust settles.
http://therealdeal.com/newyork/articles/feds-seize-accused-scammer-s-hamptons-home-james-nicholson-time-warner-center-palm-beach-ponzi-scheme

341 West 84th Street. Resale of 16-room, 6000SF park-block two-family townhouse, 9.1% below January 2006 basis. Timing of renovations is unclear.
01/12/2006 Sale recorded for $5,700,000.
09/05/2009 Listed by Fenwick Keats Goodstein at $5,500,000.
02/09/2010 Sale recorded for $5,182,600.
http://streeteasy.com/nyc/sale/451844-townhouse-341-west-84th-street-upper-west-side-new-york

100 West 81st Street #2B: Same unit resale, 7.9% below 2005 basis.
09/15/2005 Previous Sale recorded for $950,000.
09/30/2009 Listed by Corcoran at $925,000.
01/03/2010 Listing entered contract.
02/18/2010 Sale recorded for $875,000.
http://streeteasy.com/nyc/sale/467203-coop-100-west-81st-street-upper-west-side-new-york

http://streeteasy.com/nyc/sale/396562-townhouse-327-west-84th-street-upper-west-side-new-york

Townhouses are strange animals. This changed hands in '06 for 4.95m, the buyers renovated, and now in K at 6.5 last ask. 341 had one more story, is narrower, lower taxes, not-mint condition, 2-fam.

No offense 10023, but I think that because of your own experiences renovating a townhouse you tend to way underestimate how much other people spend on their renovations. I think this could have been a $2 million renovation, making the actual owner's basis $7 million (and remember the original ask was $8 million on this sale).

Strange as in is 341 really worth 1m+ less than 327? I agree that the sellers of 327 could have lost money on the reno.

2 fam vs 1 fam, and no way the rent on the rental unit comes anywhere near the added purchase dollars. Townhouses are a rich man's game at these numbers, and such buyer's don't want renters, the want the whole shebang, and that's the only reason to pay these kind of prices.

514 West End Avenue "A" line: No evidence of a bounce here. #10A is newly gut-renovated, though it looks like basic sponsor work. Equally important are the extra three floors of elevation over #7A, which provide clearance above the low buildings to the east along 84th St.
-------- Recorded Sales -------- | -------- Previous Listings --------
03/02/2010 #10A $1,037,500 - 5.7% |↓ $1,100,000 Sold 2 beds 2 baths
11/19/2009 # 7A .. $995,000 -16.7% | . $1,195,000 Sold 2 beds 2 baths
10/21/2009 #11A $1,150,000 -14.8% | . $1,350,000 Sold 2 beds 2 baths
06/26/2008 # 2A $1,180,000 - 1.6% |↓ $1,199,000 Sold 2 beds 2 baths
02/11/2008 #12A $1,390,000 - 0.6% | . $1,399,000 Sold 2 beds 2 baths
10/03/2007 #89A $3,900,000 ......... |
02/14/2006 # 4A $1,325,000 - 5.0% | . $1,395,000 Sold 2 beds 2 baths
http://streeteasy.com/nyc/sale/463170-coop-514-west-end-avenue-upper-west-side-new-york

If $1MM is the "new normal" for a decent five-room apartment in an OK building on West End and 84th, that's a major improvement in affordability. Could be a difficult situation for the owners of #8/9A, who are seeking $3.975MM for their duplex (1+1=4?)

The buyers of #10A have shown good timing - or good luck, or both. This was their previous sale:
http://streeteasy.com/nyc/sale/218099-coop-2166-broadway-upper-west-side-new-york

130 West 86th Street #13A: Resale of a classic six in good condition, 2.6% below 2004 basis. Like 514 WEA above, this is bread-and-butter UWS product, returning to levels that seemed very unlikely three years ago.
10/05/2004 Previous Sale recorded for $1,350,000.
03/18/2009 Listed by Brown Harris Stevens at $1,675,000.
04/28/2009 Price decreased by 5% to $1,595,000.
06/04/2009 Price decreased by 3% to $1,550,000.
06/25/2009 Price decreased by 4% to $1,495,000.
07/10/2009 Price decreased by 3% to $1,450,000.
08/14/2009 Price decreased by 4% to $1,395,000.
09/29/2009 Price decreased by 1% to $1,375,000.
11/18/2009 Price decreased by 2% to $1,349,000.
12/17/2009 Listing entered contract.
02/25/2010 Sale recorded for $1,315,000.
http://streeteasy.com/nyc/sale/392836-coop-130-west-86th-street-upper-west-side-new-york

Those two really are telling. "Bread-and-butter" is it exactly. Both lines OK, both with one major fault but neither with a stand-out feature to offset it. We could take those two lines as canaries going forward.

Those classic 6 sales represent good value in the current mkt. Larger sixes are price 25 - 50% above. And sevens...forget about it. Crazy.

Wow. Re: 130 West 86th - even at a 2004 price, we're renting basically the same bread and butter from the same store and maybe with a little jam (better views and more sunlight) for at least 35% below that monthly cost (and that's w/o factoring in 20% down). It's really incredible.

My bad on 514 West End: It's 85th Street, not 84th. That matters, because there's a tall building at the Broadway end of the street. The three floors of elevation do get #10A clear of the mid-block buildings.

West 81st -- was the 514 West End seller requiring all cash? The mortgage field on SE specifies "100% down required."

514 WEA is the "new normal" with $2,249 maintenance. That strikes me as high for a UWS five, might well have depressed the sales price a little.

ali r.
DG Neary Realty

Miette: There's a new UCC1 with Chase for 514 WEA #10A. The purchase was definitely financed.

Ali: Agreed, maintenance is on the high side for both apartments; but I don't think that's a new situation for either building, so the comparisons vs. prior sales should be valid.

321W78th - 5EF, proposed recombination of a classic 7. Small classic 7 with a tiny maid's off K (wall can't be knocked down). http://img.streeteasy.com/nyc/image/85/10011885.gif.

Currently the cheapest C7 ask s. of 96th.

Over $4000 would be a very high maintenance for a C7, I think -- that (plus the fact that the apartments still need to be combined) probably pushes the price down quite a bit.

By my count there are 12 other sales of 5-room apartments on this very page that range from $1.1 to $1.7 million, with the average right about in the middle of that range. So why is 514 WEA 10-A at $1 mm the definitive sale for a 5-room, instead of all the recent others?

Completely agree with West81st and walterh7 that 514 WEA and 130 W 86 are both notable sales and probably smart buys. Just wonder if they are more the exception or the rule.

Miette: I didn't look at the mtce, because I recalled that the mtce for 8E (same line, never cut up) 3+years ago as being over 2k but not over 3. I wonder what has propelled the >30% increase in 3 years.

130W86 is more definitive than 514WEA for the simply reason that if there is such a thing as a typical 5, I wouldn't call 514WEA typical. Again, I don't know why you wouldn't call the 950kish sale at 522WEA definitive for a small C6.

>> Again, I don't know why you wouldn't call the 950kish sale at 522WEA definitive for a small C6.

Perhaps it is, depending on what one means by definitive. Is it definitive in the sense that it is the new normal against which future small C6 sales will measured? Or is it definitive in the sense that it was just an exceptionally good buy, for whatever the reason?

Has this one been done yet? 340 RSD #11B, large-ish C6 with river views from multiple rooms. The decline from 4B is meaningful considering 5 floors of elevation. Condition is not entirely clear for either one.

--------- Recorded Sales --------- | --------- Previous Listings ---------
02/24/2010 #9B $1,835,000 -8.0% $1,995,000 Sold 2 beds 2 baths 1,950 ft²
05/09/2007 #4B $1,895,000 -5.0% $1,995,000 ↑Sold 2 beds 2 baths 1,800 ft²
02/24/2005 #11B $1,715,000 -

Sorry, #9B that last one was.

Another -- "F" line at Merrion, 215 W 88. #8F recently sold and it looks like there's another one of these currently in contract.

--------- Recorded Sales --------- | --------- Previous Listings ---------
02/25/2010 #8F $2,525,000 -14.4% $2,950,000 Sold 4 beds 3 baths 2,132 ft²
04/15/2009 #9F $2,557,249 -
12/15/2008 #7F $3,145,000 -

http://streeteasy.com/nyc/building/merrion-condominium

760 West End Avenue #11B: Attempt to resell a modest 2BR/1BA that traded right at the market peak.
12/05/2007 Previous Sale recorded for $820,000.
09/29/2009 Listed by Prudential Elliman at $759,000.
11/20/2009 Price decreased by 3% to $739,000.
02/04/2010 Price decreased by 3% to $715,000.
03/17/2010 Price decreased by 2% to $699,000.
http://streeteasy.com/nyc/sale/467024-coop-760-west-end-avenue-upper-west-side-new-york
Maintenance is $1164. On an after-tax basis, this one might wind up competitive with renting.

150 West 95th Street #9B: Same-unit resale of a modest renovated six for owner's 2004 basis. Tiny bedrooms, but lots of them. Cute apartment in a nondescript building.
12/06/2004 Previous Sale recorded for $1,150,000.
09/29/2009 Listed by Brown Harris Stevens at $1,350,000.
10/21/2009 Price decreased by 4% to $1,299,000.
11/06/2009 Price decreased by 8% to $1,199,000.
12/07/2009 Listing entered contract.
02/11/2010 Listing sold.
02/11/2010 Sale recorded for $1,150,000.
http://streeteasy.com/nyc/sale/466906-coop-150-west-95th-street-upper-west-side-new-york

seg: At 340 Riverside, #9B was a wreck. #4B had been renovated.

"150 West 95th Street #9B: Same-unit resale of a modest renovated six for owner's 2004 basis. Tiny bedrooms, but lots of them. Cute apartment in a nondescript building. "

I'd love to meet the buyer of that apartment to learn how much of a sell those lime-green cabinets were. WOW! talk about renovating for your own taste and not for re-sale...

160 West 66th Street - 37E - 1BR 1.5 Bth

04/18/2005 Previous Sale recorded for $999,000.
11/04/2009 Listed by Sotheby's International Realty, Inc. at $1,450,000.
12/10/2009 Listing entered contract.
02/25/2010 Listing sold.
02/25/2010 Sale recorded for $1,250,000.

160 West 66th Street - 37E - 1BR 1.5 Bth

04/18/2005 Previous Sale recorded for $999,000.
11/04/2009 Listed by Sotheby's International Realty, Inc. at $1,450,000.
12/10/2009 Listing entered contract.
02/25/2010 Listing sold.
02/25/2010 Sale recorded for $1,250,000.

"760 West End Avenue #11B: Attempt to resell a modest 2BR/1BA that traded right at the market peak."

That 7" wide second bedroom is more like a hallway, and you have to walk through it to get to the bathroom. I can't see it working for anything other than a home office or maybe a nursery.

"On an after-tax basis, this one might wind up competitive with renting."

How much do you think this might rent for? I'd imagine that a good portion of 2BR rentals are shares, and that obviously isn't an option here.

One-bedroom down 5% from 2006: http://streeteasy.com/nyc/sale/462164-coop-246-west-end-avenue-lincoln-square-new-york

03/23/2006 Previous Sale recorded for $548,000.
09/12/2009 Listed by Deborah Fredericks at $549,000.
11/11/2009 Listing entered contract.
03/18/2010 Sale recorded for $520,000.

The seller owns the adjoining CD combo, so may have intended to expand further.

NWT: interesting choice on the part of 5CD owners. 5CD is potentially a 3br apt with a large sq. LR and separate DR. With E, it would have been close to the original layout. 5CDE would have been a 5br apt, with old K -> laundry room. The mtce would have been killer, but I would have thought there'd have been a little profit in there. On the other hand, would someone really pay 3m+ for a darkish 9room?

12CDE got almost $4M in 2004, but there they have a chunk of river view and it was said to be an over-the-top reno.

I guess 5CD just ran out of steam, figuring they'd have to move to get the profit, live through the reno, etc. Or maybe the kids had gotten too old to make it worthwhile, by the time they got around to doing it.

NWT: here is 12CDE. Nice, yes. OTT - no.
http://www.corcoran.com/property/listing.aspx?ListingID=689129&Region=NYC

Btw, 12CDE sold in '07 (ask 4m), 4BC sold same year (ask 3.795?m). Both listings represented by Deanna Kory.

219 West 81st Street (Avonova) #11AKH: Same unit resale, 15.5% below basis.
05/04/2008 Listed in StreetEasy, but temporarily delisted, by Elliman at $9,500,000.
05/06/2008 Re-listed by Elliman.
07/23/2008 Previous Sale recorded for $8,110,362.
08/04/2008 Listing is no longer available.
09/12/2008 Re-listed by Elliman.
09/13/2008 Price decreased by 3% to $9,250,000.
10/08/2008 Price decreased by 7% to $8,595,000.
02/23/2009 Price decreased by 8% to $7,895,000.
03/26/2009 Prudential Elliman Listing is no longer available. Last priced at $7,895,000.
06/05/2009 Listed by Brown Harris Stevens at $7,999,000.
02/25/2010 Sale recorded for $6,850,000.

885 West End Avenue, A line. #2A sold quickly and at an eye-catching premium to ask. Between the listing description of "good original condition", the empty apt in the listing photos and the identity of the sellers, who appear to be siblings, I'm guessing estate sale. Compared to many UWS less than prime prewars sold in the last year or so, 10% above 2004 for a lower floor estate sale seems like a solid price. It is much marder to compare to the high floor, non-estate peak comp - clearly there is downward movement, but how much depends on the price one puts on elevation/view and on relative condition, which is unknown.

03/26/2010 #2A $2,200,000 +18.9% $1,850,000
06/16/2005 #12A $2,700,000
06/22/2004 #4A $1,995,000

43 West 61st Street, B line. #15B at a 2005 price and 17% below peak comp.

03/29/2010 #15B $755,000 -2.6% $775,000
08/19/2008 #14B $930,000
02/08/2005 #12B $730,000
07/15/2004 #12B $620,000

300 Riverside Drive, A line. #13A sold at 13% below peak comp (pre-Lehman contract). It would appear that 9A's kitchen/bathrooms might have been unrenovated, based on nothing but the lack of pictures on the SE listing.

03/25/2010 #13A $1,938,000 -3.0% $1,999,000 ↓ Sold 2 beds 2 baths 1,500 ft²
09/22/2008 #9A $2,235,000 -

At 300 RSD, 9A was an estate sale. I didn't notice the identity of the seller the first time.

http://streeteasy.com/nyc/sale/376972-coop-300-riverside-drive-manhattan-valley-new-york

http://streeteasy.com/nyc/closing/757401

Another return visit to the "A" line at 771 WEA: Corner classic seven line that has seen heavy competition the past year. #7A deserves a special award for stubbornness among estate sales. The final price may represent a slight bounce from the #5A transaction, although personally I preferred the floorplan of #7A. Condition was comparable (both early 90s renos, I think).
-------- Recorded Sales -------- | ---------- Previous Listings ----------
* ACTIVE * #12A ...................... | . $2,295,000 3 beds
04/06/2010 # 7A $2,000,000 - 9.1% |↓ $2,200,000 Sold 3 beds 2 baths 1,975 ft²
10/13/2009 # 5A $1,862,500 - 6.6% |↓ $1,995,000 Sold 3 beds 3 baths 2,000 ft²
12/09/2008 #12A $2,300,000 -11.5% | . $2,600,000 Sold 3 beds 3 baths 2,000 ft²
07/11/2006 # 3A $2,600,000 - 1.9% | . $2,650,000 Sold 4 beds 2.5 baths
#3A was freshly renovated. #12A was a wreck when the owners bought it in 2008 and basically still is, despite some wiring upgrades. #5A and #7A are in good condition.

155 E 70th. #4B. Same unit re-sale. 27% drop (a cool $500k) in 2.5 yrs. Nice! That's gonna leave a mark.

http://streeteasy.com/nyc/sale/418955-condo-155-west-70th-street-lincoln-square-new-york

02/11/2010 #4B $1,350,000 -15.6% |$1,600,000 ↓|Sold 3 beds 3.5 baths 1,381 ft²

07/02/2007 #4B $1,850,000 -2.4% |$1,895,000 |Sold 3 beds 3 baths 1,381 ft²

that address should be 155 WEST 70th. #4B. typo.

With those cc's the typo makes more sense than the correction.

Spinnaker1: The monthlies were just as high in 2007, when the sellers bought the apartment.

222 Riverside Drive #5A: Same-unit resale of a park-facing 3BR/3BA condo. Closed 18.2% below 2006 basis.
04/28/2006 Listed by Prudential Elliman at $2,200,000.
05/09/2006 Listing entered contract.
08/17/2006 Sale recorded for $2,200,000.
07/16/2007 Listed by Brown Harris Stevens at $2,850,000.
08/08/2007 Price decreased by 2% to $2,795,000.
09/07/2007 Price decreased by 4% to $2,695,000.
09/25/2007 Price decreased by 7% to $2,500,000.
11/16/2007 Listing is no longer available.
11/28/2007 Re-listed by Brown Harris Stevens.
02/15/2008 Listing is no longer available.
05/21/2008 Re-listed by Brown Harris Stevens.
05/29/2008 Price decreased by 8% to $2,300,000.
10/30/2008 Price decreased by 9% to $2,100,000.
01/13/2009 Price decreased by 10% to $1,900,000.
10/22/2009 Listing entered contract.
04/06/2010 Sale recorded for $1,800,000.
http://streeteasy.com/nyc/building/222-riverside-drive-new_york

I was referring to the east vs west typo. At $2/sf the cc's seem more appropriate for an address with an E in front of it.

Spinnaker1: Got it. For a post-war condo like the Coronado, I don't think there's a big difference between East and West.

771 West End Avenue. #7A. 3 bedroom 1975 sq. ft.

06/11/2009
Listed by Corcoran at $2,600,000.
08/06/2009
Price decreased by 15% to $2,200,000.
12/29/2009
Listing entered contract.
04/06/2010
Listing sold.
04/06/2010
Sale recorded for $2,000,000.

Or, for detail, comps, analysis, and use of the backspace key, go back a few posts.

Anyway, finally some exterior signs of work at 300 WEA #4A. New windows have gone in over the last week or two.

This estate-condition six in a very good building, but no river view, quickly got multiple bids: http://streeteasy.com/nyc/sale/478784-coop-90-riverside-drive-upper-west-side-new-york

11/14/2009 Listed by Warburg at $2,295,000.
12/03/2009 Listing entered contract.
04/07/2010 Sale recorded for $2,400,000.

#3D, renovated but 11 floors down, went for $2,600,000 in July 2008 on an April contract.

#11D, three floors down and condition unknown, sold for $1,900,000 in 2003.

NWT: correction on 90 Riverside 15D. It does have river and south views from all three front rooms.

Ah OK, now I see that it clears the townhouses across the street.

oops sorry NWT. Don't know how i missed it. W81 and this thread is my religion

If I had more money and fewer kids, that skirmish at 90 RSD is one "bidding war" I might have been tempted to join.

apt23, sorry. I was more-than-usually irritable that morning. Then I vented and felt like a shitheel all day, which is always the way.

200 West 108th "A" line: 2BR/2BA with views. All three units shown here appear to have been renovated, so the drop from peak is over 20% and the current level is circa 2003-2004. The sellers of #14A bought the apartment as a wreck in February 2006 for $820K.
-------- Recorded Sales -------- | ---------- Previous Listings ----------
04/08/2010 #14A .. $ 850,000 - 2.8% |↓ $875,000 2 beds 2 baths 1,250 ft²
11/16/2007 #16A $1,100,000 - 8.0% | $1,195,000 2 beds 2 baths 1,200 ft²
02/14/2006 #14A .. $ 820,000 - 0.6% | . $825,000 2 beds 2 baths 1,250 ft²
08/31/2004 # 9A .. $ 900,000 + 2.8% | . $875,000 2 beds 2 baths 1,250 ft²
http://streeteasy.com/nyc/building/200-west-108-street-new_york

125 West 76th Street #5B: Modest six in a non-doorman prewar building adjoining a large schoolyard. Closed 9.7% below 2005 basis.
09/22/2005 Previous Sale recorded for $1,388,000.
10/08/2009 Listed by Prudential Elliman at $1,395,000.
11/14/2009 Price decreased by 7% to $1,299,000.
12/16/2009 Listing entered contract.
03/31/2010 Sale recorded for $1,260,000.
http://streeteasy.com/nyc/sale/469873-coop-125-west-76th-street-upper-west-side-new-york