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

4C needed a gut job. 5C and 3C were both sponsor sales, which as I have noted elsewhere have been particularly strong recently, and that makes sense. Buyer can purchase in safe, established building with no board approval and financing reqs set only by bank. Without the condo premium, although at some premium to other coop sales.

181 East 90th Street (Metropolitan) #26A: 3BR/3BA condo now asking $95K less than the original 2003-2004 sale:
11/13/2003 Listed by Brown Harris Stevens at $2,675,000.
12/08/2003 Price increased by 4% to $2,775,000.
02/11/2004 Listing entered contract.
04/30/2004 Sale closed for $2,825,644.
02/23/2010 Listed by Prudential Elliman at $3,450,000.
04/14/2010 Price decreased by 7% to $3,195,000.
06/01/2010 Price decreased by 6% to $2,995,000.
07/16/2010 Price decreased by 9% to $2,730,000.
http://streeteasy.com/nyc/sale/497896-condo-181-east-90th-street-carnegie-hill-new-york

A/B/J/K alcove-studio lines in a land-lease co-op. New 100-year lease was just signed. http://streeteasy.com/nyc/building/150-east-61-street-manhattan

07/09/2010 . #2A . $400,000 (has terrace)
05/14/2010 . #2K . $340,000 (has terrace)
12/16/2009 . #10B $429,500
09/24/2009 . #6B . $379,000
09/15/2009 . #5A . $400,000
08/27/2007 . #6A . $329,000
07/03/2007 . #7A . $325,000
09/28/2006 . #5K . $285,000
09/12/2006 . #6B . $345,000
03/21/2006 . #10B $335,000
12/28/2005 . #5A . $350,000
10/26/2005 . #7K . $380,000
08/02/2005 . #7J . $371,500
06/29/2005 . #5J . $350,000
05/02/2005 . #8K . $275,000
02/02/2005 . #8A . $290,000
11/02/2004 . #3A . $266,000
05/26/2004 . #11J . $262,500

Oops, left out this one:

05/13/2003 . #9A . $209,000

Classic seven, down from 2006 by cost of renovation: http://streeteasy.com/nyc/sale/493829-coop-1158-fifth-avenue-carnegie-hill-new-york

10/31/2006 Previous Sale recorded for $2,012,500.
02/03/2010 Listed by Sotheby's International Realty, Inc. at $2,495,000.
03/18/2010 Listing is no longer available.
03/30/2010 Re-listed by Sotheby's International Realty, Inc..
03/30/2010 Price decreased by 5% to $2,375,000.
04/30/2010 Price decreased by 8% to $2,195,000.
05/18/2010 Listing entered contract.
07/12/2010 Sale recorded for $2,100,000.

2/2, down 27% from 2008: http://streeteasy.com/nyc/sale/417759-coop-880-fifth-avenue-lenox-hill-new-york

05/07/2008 Previously Listed by Corcoran at $1,650,000.
08/14/2008 Previous Sale recorded for $1,750,000.
06/03/2009 Listed by Warburg at $1,500,000.
07/02/2009 Listing is no longer available.
10/22/2009 Re-listed by Warburg.
03/18/2010 Listing entered contract.
07/15/2010 Sale recorded for $1,275,000.

NWT - can't be down. Must be because it isn't prime Manhattan. :P

this one takes a bit of work. unit 12LM, expensively combined and renovated unit. seller purchased 12L for $1,247,356 12/06. no sale listed for 12M but 11M sold for $620,000 in 12/04, so somewhere in the neighborhood of a $1.7mm price tag for '05, give or take a few dollars depending on condition, luck, etc. THEN you get to add in the cost of combining and renovating (90% complete, kind of a sad one).

http://streeteasy.com/nyc/sale/528000-coop-315-east-72nd-street-upper-east-side-new-york
01/06/2009Previously Listed by Corcoran at $2,495,000.
08/03/2009Corcoran Listing is no longer available. Last priced at $1,995,000.
05/26/2010Listed in StreetEasy, already in contract, by Corcoran at $1,700,000.

this sale was mistakenly recorded under the wrong address, 145 east 89th. the unit sold for $1.28mm 06/22. can't tell who renovated.

http://streeteasy.com/nyc/sale/366132-coop-145-east-84th-street-upper-east-side-new-york
07/20/2004Previous Sale recorded for $1,085,000.
07/26/2007Previous Sale recorded for $1,395,000.
11/17/2008Listed by Brown Harris Stevens at $1,525,000.
02/03/2009Price decreased by 2% to $1,495,000.
06/23/2009Delisted temporarily.
09/09/2009Re-listed by Brown Harris Stevens.
09/09/2009Price decreased by 7% to $1,395,000.
10/05/2009Delisted temporarily.
03/05/2010Later Listed by Time Equities at $1,395,000.
04/24/2010Time Equities Listing is no longer available. Last priced at $1,395,000.
05/11/2010Later Listed in StreetEasy, already in contract, by Prudential Elliman at $1,395,000.
06/23/2010Prudential Elliman Listing is no longer available.

this is kind of strange. three recent sponsor sales at the cielo, all three closed late june, 2F, 3G and 3F, each of the three sold for $417,482. the units were all around 600ish sf, and all sold for less than $700 psf, to three different buyers, one a current owner of another unit in the cielo.

two early sales in the building, 5G and 4F, both possibly much earlier contracts, sold in 04/06 and 07/06 for $738,231 and $610,950, or $1206 psf and $975 psf, respectively.

http://streeteasy.com/nyc/building/cielo-condominium?show_all=true

this is 18A, a junior 4, renovated with good mtc. 17A, also renovated, closed 06/22, for $799k.

http://streeteasy.com/nyc/sale/393209-coop-201-east-79th-street-yorkville-new-york

03/23/2005Previous Sale recorded for $799,000.
03/19/2009Listed by Brown Harris Stevens at $950,000.
03/30/2009Price decreased by 8% to $875,000.
06/16/2009Price decreased by 6% to $825,000.
03/21/2010Listing is no longer available.
04/06/2010Re-listed by Brown Harris Stevens.
04/06/2010Price increased by 2% to $837,500.
06/16/2010Price decreased by 5% to $799,000.

7K, estate sale needing serious work. 1100sf 2/2. 8K, no idea of condition, sold for $655k 10/04.

http://streeteasy.com/nyc/sale/499804-coop-80-east-end-avenue-yorkville-new-york
03/03/2010Listed by Corcoran at $825,000.
03/19/2010Price decreased by 9% to $750,000.
04/21/2010Listing entered contract.
06/23/2010Listing sold.
06/23/2010Sale recorded for $695,000.

another estate sale, 5D, 2/1.5, PS6. needs new kitchen. 6D sold for $909k 05/05. from a later attempt at resale, it would seem as though the unit sold in '05 needed renovation as well.

http://streeteasy.com/nyc/sale/473820-coop-140-east-81st-street-upper-east-side-new-york

10/24/2009Listed by Prudential Elliman at $775,000.
12/01/2009Listing entered contract.
02/09/2010Re-listed by Prudential Elliman.
02/09/2010Price increased by 10% to $850,000.
03/01/2010Listing entered contract.
07/07/2010Listing sold.
07/07/2010Sale recorded for $850,000.

http://streeteasy.com/nyc/sale/486840-condo-1601-third-avenue-yorkville-new-york

03/28/2005Previous Sale recorded for $920,000.
04/15/2006Previously Listed by Corcoran at $1,045,000.
06/27/2006Corcoran Listing sold.
06/27/2006Previous Sale recorded for $980,000.
02/05/2009Previously Listed by Corcoran at $1,175,000.
05/12/2009Corcoran Listing is no longer available. Last priced at $995,000.
01/05/2010Listed by Corcoran at $1,095,000.
02/05/2010Price decreased by 9% to $995,000.
03/18/2010Price decreased by 5% to $950,000.
05/03/2010Listing entered contract.
07/05/2010Listing sold.
07/08/2010Sale recorded for $925,000.

large 3/2 with outdoor space. renovated, can't tell who did the work.

http://streeteasy.com/nyc/sale/494915-coop-420-east-72nd-street-lenox-hill-new-york

05/18/2005Previous Sale recorded for $1,495,000.
02/08/2010Listed by Warburg at $1,695,000.
04/06/2010Price decreased by 6% to $1,595,000.
04/27/2010Listing entered contract.
06/23/2010Listing sold.
06/23/2010Sale recorded for $1,475,000.

Nice nice aboutready.. .NWT the interesting thing for me is the neighbor on neighbor action on 420 East 72.... http://streeteasy.com/nyc/sale/532503-coop-420-east-72nd-street-lenox-hill-new-york

Looks like 6J, is gonna take a spanking. Let's see same line, bought in top at $1.28MM (4/07) trying to sell for $1.59MM since 11/08, 2yrs on the market and a 10 floors lower. I smell desperation... that unit would be happy to unload at $1.1MM.... but then itz so so close to $1MM and not paying millionaire's tax.... my suggestion, wait 6 months bid $999K.... it'll get done... f'k 2 yrs on the market? that dude/dudette turns the key everynite and curses the day his partner forced him to buy it..... just 3 short years ago....

Once again, a definite renal situation, no?

i keep my promises, w67th.

no photo of kitchen here. 1600 sf, 2/3, 6B. 7B sold for $2mm 07/04, and for $2.5mm 10/06. an '09 listing for 7B seems to indicate that it was renovated after the '04 sale, and at a high cost.

http://streeteasy.com/nyc/sale/499185-coop-1140-fifth-avenue-carnegie-hill-new-york

02/26/2010Listed by Corcoran at $2,095,000.
04/08/2010Listing entered contract.
06/24/2010Listing sold.
06/24/2010Sale recorded for $1,900,000.

4/6.5. new kitchen and six and a half "brand new baths."

http://streeteasy.com/nyc/sale/501086-coop-325-east-79th-street-yorkville-new-york

06/29/2005Previous Sale recorded for $5,300,000.
03/09/2010Listed by Stribling at $5,200,000.
03/20/2010Listing entered contract.
06/25/2010Listing sold.
06/25/2010Sale recorded for $5,200,000.

2/2, condo, renovated.

http://streeteasy.com/nyc/sale/387300-condo-404-east-79th-street-upper-east-side-new-york

01/18/2005Previous Sale recorded for $850,000.
02/27/2009Listed by Prudential Elliman at $975,000.
04/15/2009Listing is no longer available.
10/03/2009Re-listed by Prudential Elliman.
10/06/2009Price decreased by 2% to $959,000.
03/12/2010Price decreased by 7% to $895,000.
05/24/2010Listing entered contract.
06/29/2010Listing sold.
06/29/2010Sale recorded for $850,000.

http://streeteasy.com/nyc/sale/501043-condo-507-east-80th-street-yorkville-new-york

07/16/2004Previous Sale recorded for $515,000.
10/30/2008Previously Listed by Halstead Property at $690,000.
04/22/2009Delisted temporarily by Halstead Property. Last priced at $579,000.
03/09/2010Listed by Halstead Property at $595,000.
03/19/2010Price decreased by 5% to $565,000.
04/06/2010Price decreased by 3% to $549,000.
04/20/2010Price decreased by 3% to $530,000.
05/05/2010Price decreased by 3% to $515,000.
05/27/2010Listing entered contract.
07/12/2010Listing sold.
07/12/2010Sale recorded for $500,000.

ar, it must have been a tough call for you whether to post this one on UES comps or price choppers. You almost have to admire the foolhardy bravado of the seller to open at $690k 6 weeks after the Lehman blow-up.

sls, it took some people a while to get the memo, i think. i've seen some truly awesome choppers recently, but the cry was for comps, so here i am, atoning for my 5 weeks of idleness.

http://streeteasy.com/nyc/sale/514490-condo-330-east-75th-street-upper-east-side-new-york

06/10/2005Previous Sale recorded for $870,000.
04/16/2010Listed by Prudential Elliman at $899,000.
05/04/2010Listing entered contract.
07/02/2010Listing sold.
07/02/2010Sale recorded for $870,000.

Same unit resale, down 7% from mid-2007 (early 2007 contract). Resale went to contract in 3 weeks.

2007 was an estate sale, which could suggest that a lot of reno $ were also lost. However, the resale listing only mentions reno in the kitchen. Usually if people really do it up, we hear about it in the resale listing.

http://streeteasy.com/nyc/sale/505357-coop-205-east-78th-street-upper-east-side-new-york
05/15/2007 Previous Sale recorded for $1,125,000.
03/24/2010 Listed by Brown Harris Stevens at $1,095,000.
04/15/2010 Listing entered contract.
07/29/2010 Listing sold.
07/29/2010 Sale recorded for $1,050,000.
07/30/2010 Price decreased by 4% to $1,050,000.

Prime 5th Ave 7 into 6, 28% below 2006 comp. Both listings claim full renovations (both using the term meticulous), so this may be fairly apples-to-apples.

http://streeteasy.com/nyc/sale/507883-coop-1016-fifth-avenue-upper-east-side-new-york
08/02/2010 #6B $4,200,000
04/19/2006 #5B $5,800,000

And the upstairs neighbor has been listed on and off for four years, currently asking $3,950,000. It is clear from this listing that a prospective buyer has a renovation to look forward to.

http://streeteasy.com/nyc/sale/540247-coop-1016-fifth-avenue-upper-east-side-new-york

so prices are at 2004/2005 in this area of town? it's impressive how resilient prices are!

notadmin: A 28% drop wipes out a 39% gain; so 28% below early 2006 would probably be closer to 2003. Not saying that's where we are; just that the math would work out that way if a 28% decline from an April 2006 closing were typical.

... or rather, in this case, a 27.5% drop wipes out a 38% gain. Probably still 2003-ish.

thanks w81st! just saw those that AR posted and missed the last one. 2003 sounds much better than 2004/5 (that sounded like RE crash was too much ado about nothing).

this is without counting transaction costs, so even those that bought during 2003 will show losses, right? (i mean, the monthly cost of renting was cheaper than buying back then if i'm not mistaken).

notadmin: With those numbers, yes - a 2003 buyer would probably show a loss when selling in 2010. Again, I don't think that's a typical case.

27 East 65th Street #14E: 3BR/3BA post-war coop, closed 7.8% below early 2007 basis. Sellers appear to have renovated extensively, but it's not certain.
03/08/2006 Listed by Brown Harris Stevens at $1,895,000.
04/01/2006 Price decreased by 4% to $1,820,000.
06/16/2006 Listing is no longer available.
04/30/2007 Previous Sale recorded for $1,789,500.
03/18/2009 Listed by Corcoran at $1,995,000.
09/11/2009 Listing is no longer available.
03/09/2010 Later Listed by Brown Harris Stevens at $1,895,000.
07/31/2010 Brown Harris Stevens Listing entered contract.
08/05/2010 Sale recorded for $1,650,000.
http://streeteasy.com/nyc/sale/392890-coop-27-east-65th-street-lenox-hill-new-york
2006 listing: http://streeteasy.com/nyc/sale/23128-coop-27-east-65th-street-lenox-hill-new-york

114 East 84th Street #9C: Updated prewar six resold very quickly, just 2.1% below January 2008 basis, without much evidence of renovation in the interim.
09/07/2007 Previously Listed by Prudential Elliman at $1,695,000.
01/11/2008 Previous Sale recorded for $1,630,000.
04/05/2010 Listed by Stribling at $1,595,000.
04/23/2010 Listing entered contract.
08/09/2010 Sale recorded for $1,595,000.
http://streeteasy.com/nyc/sale/507531-coop-114-east-84th-street-upper-east-side-new-york

There seems to have been a decent bounce off the 2009 bottom here. #6C sold last summer for $1.4MM, probably in better condition: http://streeteasy.com/nyc/sale/412179-coop-114-east-84th-street-upper-east-side-new-york. On the other hand, #9C clears the buildings to the rear much more comfortably, so that probably accounts for some of the difference in price.

Nine-room estate sale: http://streeteasy.com/nyc/sale/491489-coop-1185-park-avenue-carnegie-hill-new-york

01/23/2010 Listed by Prudential Elliman at $6,995,000.
02/13/2010 Price decreased by 4% to $6,750,000.
03/10/2010 Price decreased by 4% to $6,495,000.
05/11/2010 Listing entered contract.
08/12/2010 Sale recorded for $6,050,000.

No kitchen photos, but how bad could it be? That chandelier and bar in the family room are classic estate-sale stuff.

Peak was the renovated #9D upstairs, for $9,000,000 on a late-2007 contract.

It ain't $3mm bad.

2/2, down 4%+ from 2006: http://streeteasy.com/nyc/sale/43143-coop-300-east-71st-street-lenox-hill-new-york

08/11/2006 Previously Listed by Corcoran at $960,000.
11/22/2006 Previous sale recorded for $927,500. (as #RES)
02/19/2010 Listed by Halstead Property at $960,000.
04/08/2010 Price decreased by 3% to $935,000.
04/24/2010 Price decreased by 4% to $899,000.
05/28/2010 Listing entered contract.
08/16/2010 Sale recorded for $890,000.

155 East 91st, #5AB. Same unit resale - on the market nine months, currently asking 9.4% below 2005 previous sale.

http://streeteasy.com/nyc/sale/476891-coop-155-east-91st-street-carnegie-hill-new-york
04/27/2005 Previous Sale recorded for $1,572,629.
11/05/2009 Listed by Bellmarc at $1,695,000.
02/19/2010 Price decreased by 6% to $1,595,000.
06/01/2010 Price decreased by 8% to $1,475,000.
08/07/2010 Price decreased by 3% to $1,425,000.

Multiple bids, up to the price the sellers couldn't get a year ago: http://streeteasy.com/nyc/sale/510503-coop-1035-fifth-avenue-upper-east-side-new-york

09/16/2009 Previously Listed by Stribling at $3,000,000.
02/26/2010 Stribling Listing is no longer available. Last priced at $2,950,000.
04/08/2010 Listed by Sotheby's International Realty, Inc. at $2,750,000.
08/26/2010 Sale recorded for $3,000,000.

The downsizing buyers sold their old place a couple of years ago, at peak: http://streeteasy.com/nyc/sale/146465-coop-775-park-avenue-upper-east-side-new-york

1000 Park #8H. Spacious 1/1 with large foyer (listed as a "3.5" room apartment). Down 27% from previous sale that closed at about as peaky a point in time as you could imagine.

http://streeteasy.com/nyc/sale/503847-coop-1000-park-avenue-upper-east-side-new-york
12/06/2007 Previous Sale recorded for $1,677,000.
03/20/2010 Listed by Corcoran at $1,260,000.
05/19/2010 Listing entered contract.
07/19/2010 Listing sold.
07/19/2010 Sale recorded for $1,225,000.

Newly-renovated 2/2: http://streeteasy.com/nyc/sale/501183-coop-125-east-74th-street-upper-east-side-new-york

01/17/2008 Previous Sale recorded for $1,450,000.
03/10/2010 Listed by Sotheby's International Realty, Inc. at $1,595,000.
05/15/2010 Listing entered contract.
09/14/2010 Sale recorded for $1,595,000.

This is a good one, as the Corcoran listing for the 2008 sale is still up, so we can see the estate-to-spiffy renovation, and try to figure whether it paid for itself.

FYI - I believe that one of the sellers is the editor former editor of House Beautiful and current editor of Town & Country

This one seems to have eluded our notice over the summer, although the sale hit ACRIS promptly.
1070 Park Avenue #8B: Ample seven, closed 15.5% below 2007 basis.
05/21/2007 Previous Sale recorded for $3,700,000.
02/10/2009 Listed by Prudential Elliman at $3,495,000.
03/11/2009 Price decreased by 7% to $3,250,000.
07/30/2009 Listing is no longer available.
01/28/2010 Later Listed by Prudential Elliman at $3,250,000.
06/14/2010 Prudential Elliman Listing sold.
06/14/2010 Sale recorded for $3,125,000.
http://streeteasy.com/nyc/sale/381170-coop-1070-park-avenue-carnegie-hill-new-york

450 East 83rd Street (Cielo) "A" line: 2BR/2.5BA 1,581 ft²; two listings in direct competition, already asking 10-13% below 2006 sponsor sales.
#24A:
08/30/2006 Previous Sale recorded for $2,219,785.
07/30/2010 Listed by Corcoran at $1,995,000.
#16A:
07/05/2006 Previous Sale recorded for $2,056,865.
04/03/2010 Previously Listed by Halstead Property at $2,100,000.
05/03/2010 Halstead Property Listing is no longer available. Last priced at $2,200,000.
05/14/2010 Previously Listed by Corcoran at $2,100,000.
07/19/2010 Delisted by Corcoran. Last priced at $1,995,000.
09/13/2010 Listed by Prudential Elliman at $1,900,000.
10/06/2010 Price decreased by 5% to $1,800,000.
http://streeteasy.com/nyc/building/cielo-condominium?show_all=true

1080 Fifth Avenue low-floor "C" line: West-facing 3BR/2.5BA with nearly fifty feet of Park fonrtage. #5C closed 20.6% below peak comp one floor below. #5C needs soms updating, so the real drop might only be 10-15%.
-------- Recorded Sales -------- | -------- Previous Listings --------
10/01/2010 #5C $2,700,000 -9.8% |↓ $2,995,000 3 beds 2.5 baths
07/21/2008 #4C $3,400,000 -4.9% | .. $3,575,000 3 beds 2.5 baths 1,650 ft²
10/03/2006 #4C $3,125,000 -3.9% |↓ $3,250,000 3 beds 2.5 baths 1,650 ft²
http://streeteasy.com/nyc/building/1080-5-avenue-manhattan

408 East 79th Street #10C (Arcadia): 1,609 ft² CNV3, now asking 9.3% below 2005 sponsor sale. Peak comp was #11C for 2.402MM in 2007. #12C resold in March 2010 for $1.85MM, a 12.2% drop from the 2005 sponsor sale, and down about 23% from peak; so the mounting loss on #10C is not surprising.
12/07/2005 Previous Sale recorded for $2,088,493.
01/21/2010 Listed by NY Private Realty at $2,150,000.
05/02/2010 Price decreased by 5% to $2,050,000.
08/04/2010 Price decreased by 3% to $1,995,000.
10/12/2010 Price decreased by 5% to $1,895,000.
http://streeteasy.com/nyc/sale/490856-condo-408-east-79th-street-upper-east-side-new-york

181 East 90th (Metropolitan), a 2004 vintage condo that has generated a number of interesting comps on previous pages of this thread. Quite a bit of air has come out of the price balloon at this not-quite-new-anymore condo over the last couple of years, bringing pricing for this resale back close (up 4%) to the 2004 original sponsor sale and down to about $1,070 psf.

09/23/2010 #11C $2,230,000
06/15/2004 #11C $2,138,325
http://streeteasy.com/nyc/sale/482178-condo-181-east-90th-street-carnegie-hill-new-york

Next up, #8C. Three floors lower and asking $420k more. Good luck with that.
http://streeteasy.com/nyc/sale/564146-condo-181-east-90th-street-carnegie-hill-new-york

http://streeteasy.com/nyc/sale/565362-coop-24-east-82nd-street-upper-east-side-new-york

07/30/2008 Previous Sale recorded for $2,800,000.
10/30/2010 Listed by Corcoran at $1,975,000.

AR: That 2008 sale doesn't loook like an arm's-length transaction. Do you have any information on it?

west81st, i don't know if it was or wasn't.

unit 11D, classic six. 7D, no idea of condition, sold for $1.7m in 07/05

http://streeteasy.com/nyc/sale/390202-coop-1170-fifth-avenue-carnegie-hill-new-york
03/05/2009Previously Listed by Prudential Elliman at $2,599,000.
03/07/2009Listed by Warburg at $2,599,000.
03/11/2009Delisted temporarily.
03/21/2009Re-listed by Warburg.
05/13/2009Price decreased by 15% to $2,200,000.
08/25/2009Prudential Elliman Listing is no longer available. Last priced at $2,200,000.
09/04/2009Listing is no longer available.
01/07/2010Re-listed by Warburg.
01/07/2010Price decreased by 5% to $2,100,000.
01/28/2010Price decreased by 14% to $1,800,000.
04/22/2010Price decreased by 6% to $1,695,000.
07/31/2010Listing entered contract.
10/26/2010Listing sold.
10/26/2010Sale recorded for $1,525,000.

carnegie hill pre-war 1/1

http://streeteasy.com/nyc/sale/499559-coop-115-east-86th-street-carnegie-hill-new-york

08/31/2005Previous Sale recorded for $862,500.
01/16/2009Previously Listed by Prudential Elliman at $950,000.
07/07/2009Prudential Elliman Listing is no longer available. Last priced at $895,000.
03/02/2010Listed by Prudential Elliman at $795,000.
05/07/2010Price decreased by 6% to $749,000.
07/16/2010Listing entered contract.
10/15/2010Listing sold.
10/15/2010Sale recorded for $730,000.

47 East 67th St. This has to hurt - down 50K in a year not to mention all of the closing fees

01/10/2006
Previous Sale recorded for $1,350,000.
12/16/2008
Previously Listed by Sotheby's International Realty, Inc. at $1,475,000.
03/12/2009
Sotheby's International Realty, Inc. Listing sold.
03/12/2009
Previous Sale recorded for $1,475,000.
02/03/2010
Listed by Gumley Haft Kleier at $1,595,000.
02/19/2010
Listing entered contract.
06/10/2010
Listing sold.
06/10/2010
Sale recorded for $1,425,000.

but sack, i thought prices went up btwn early 09 and now??

maybe the price decline was a result of renovation??

To have paid so much over the '06 purchase price when the real estate market was falling apart in early '09 was foolish. And, it does appear that some renovation work was done between the sale in '09 and the sale in '10.

WTF buys to replicate a one year rental?

yes AR, C6 for less than 2005 prices... oh where is that PH lady?

hanging on by her fingernails.

9 room single family townhouse, most of the work probably done by the prior sellers, 7% above 2004 sale

http://streeteasy.com/nyc/sale/493994-townhouse-210-east-72nd-street-lenox-hill-new-york
09/09/1996Previous Sale recorded for $1,670,000.
12/09/2004Previous Sale recorded for $5,400,000.
02/03/2010Listed by Corcoran at $6,500,000.
05/19/2010Price decreased by 5% to $6,195,000.
06/01/2010Price decreased by 4% to $5,950,000.
08/06/2010Listing entered contract.
10/04/2010Listing sold.
10/04/2010Sale recorded for $5,800,000.

pre-war 1/1 condo. don't know who did the bulk of the reno, but from the listing description is appears at least some has been done by the current sellers.

http://streeteasy.com/nyc/sale/562982-condo-177-east-77th-street-upper-east-side-new-york
09/09/2005Previous Sale recorded for $710,738.
07/09/2010Previously Listed by Charles Rutenberg at $739,000.
10/14/2010Charles Rutenberg Listing is no longer available. Last priced at $719,000.
10/19/2010Listed by Corcoran at $649,000.

estate sale, C6, closed mid-October for $1,100,000. 3A. 7A, no listing, sold for $1,430,000 October of 2005.

http://streeteasy.com/nyc/sale/543441-coop-114-east-90th-street-carnegie-hill-new-york

Whoa! Nelly. Say it ain't so, that was a shot across the bow. Keep em coming ar.

3 bed/2.5 bath
http://streeteasy.com/nyc/sale/520477-condo-1474-third-avenue-upper-east-side-new-york

12/07/2007Previously Listed by Stribling at $1,860,000.
04/18/2008Previous Sale recorded for $1,858,306.
04/28/2008Stribling Listing sold.
05/08/2010Listed by Brown Harris Stevens at $1,495,000.
09/24/2010Listing entered contract.
11/02/2010Listing sold.
11/02/2010Sale recorded for $1,450,000.

Watch out below. Nyc re is about to take a dump. Hot and steamy.

thx ar, a good comp for my rental

25% down 362,500

5.5% jumbo mtge 1087500

6175/month

2950/mo cc+taxes

so, for 9125/month, i can have the privilge of putting up 362,500 to own this apt, which comps nicely to my rental, for which i pay 4950/month--(my rental has 3 full baths and is slightly better located, imho)--my rental is a pretty good deal based on the market

and best yet i get to own it when it gets all steamy

nyre--kinda like the celebrity cruise ship drifting, as i write, with no power off mexico--no ac/ventilation, toilets no flush, food running out

http://streeteasy.com/nyc/sale/483840-condo-44-east-67th-street-lenox-hill-new-york

Sorry, wrong place to post this, but look at this history: 300% increase in 13 years; 72% increase from 2004 to 2010.

02/20/1997 Previous Sale recorded for $620,000.
12/15/2000 Previous Sale recorded for $1,075,000.
05/11/2004 Previous Sale recorded for $1,450,000.
12/11/2009 Listed by Modlin Group at $2,595,000.
02/04/2010 Listing entered contract.
03/23/2010 Listing sold.
03/23/2010 Sale recorded for $2,500,000.

IMO, values are wacked. I want it hotter & steamier.

why would this be the wrong place to post, dwell? sometimes, a comp shows the market moving up.

by the way, a triple over 13 years is not such a great investment return: 11% is good, but not great. since residential real estate is complicated by a variety of factors (carrying costs, taxes, transaction costs, mortgage tax deduction, rent, etc.) it's hard to say how well any of these people did.

of course, this history actually excludes the peak--no sale between 2004 and 2009. so the appreciation was actually more dramatic up to a certain point. but 300% appreciation over 13 years doesn't come close to automatically signalling a bubble, especially because of the secular changes in NYC over the past two decades.

renovated (don't know by whom) candela 2/2, now listed for 9% below mid-2005 sales price.

http://streeteasy.com/nyc/sale/562689-coop-70-east-96th-street-carnegie-hill-new-york

05/20/2005Previous Sale recorded for $1,375,000.
05/04/2010Previously Listed by Brown Harris Stevens at $1,295,000.
10/13/2010Brown Harris Stevens Listing is no longer available.
10/18/2010Listed by Corcoran at $1,295,000.
11/02/2010Price decreased by 4% to $1,249,000.

Thanks, Happyrenter (long time no see!!)
True, there was no sale at bubble peak.

Gotta ask you this: Where can I get an 11% return, cause I think that's purty good?

pre-war 3/2, maid's bath converted to w/d

http://streeteasy.com/nyc/sale/524754-coop-125-east-84th-street-upper-east-side-new-york

07/23/2004Previous Sale recorded for $2,205,000.
05/14/2010Listed by Warburg at $2,495,000.
06/22/2010Price decreased by 4% to $2,395,000.
07/14/2010Listing entered contract.
10/18/2010Listing sold.
10/18/2010Sale recorded for $2,275,000.

pre-war 2/1 (can add second bath) in PS 6. unit 62. 42, no idea of condition then, sold for $875k 05/05.

06/12/2010Listed by Stribling at $859,000.
07/26/2010Price decreased by 1% to $849,000.
09/30/2010Listing entered contract.
10/28/2010Listing sold.
10/28/2010Sale recorded for $820,000.

138 East 71st Street: Renovated (and oft-traded) 5,400SF Lenox Hill townhouse, now asking 22.7% below 2008 basis.
03/06/1996 Previous Sale recorded for $1,200,000.
06/27/2000 Previous Sale recorded for $4,650,000.
08/03/2005 Previous Sale recorded for $5,450,000.
05/09/2007 Previously Listed by Warburg at $10,250,000.
11/30/2007 Warburg Listing is no longer available.
12/05/2007 Previously Listed by Brown Harris Stevens at $9,950,000.
12/10/2008 Previous Sale recorded for $9,382,700.
01/13/2009 Brown Harris Stevens Listing is no longer available. Last priced at $9,250,000.
09/06/2009 Listed by Brown Harris Stevens at $9,500,000.
03/22/2010 Price decreased by 11% to $8,500,000.
07/11/2010 Price decreased by 6% to $7,995,000.
09/30/2010 Price decreased by 6% to $7,500,000.
11/16/2010 Price decreased by 3% to $7,250,000.
http://streeteasy.com/nyc/sale/452058-house-138-east-71st-street-lenox-hill-new-york

116 East 68th Street #2A: Large Edwardian five, just reduced to 31% below 2008 basis. The drop is so sharp it looks like a data error, but the prior sale for $2.1MM appears legitimate.
11/06/2007 Previously Listed by Corcoran at $1,895,000.
04/02/2008 Previous Sale recorded for $2,100,000.
10/14/2010 Listed by Brown Harris Stevens at $1,650,000.
11/17/2010 Price decreased by 12% to $1,450,000.
http://streeteasy.com/nyc/sale/561875-coop-116-east-68th-street-lenox-hill-new-york

Is the maid room at the back of the kitchen considered to be the 2nd bedroom? FLMAO! I wouldn't even put my mother in law in there!!!

138 East 71st is a 15ft wide house. Fully renovated, but it is the last house before Lexington, therefore has no back yard to speak of. Really bad timing for last buyer. Probably got sucked by a bit of "star" power in that Michael Douglas's ex, Deirdre Douglas was the previous owner and the one who renovated the house. This is a good example of width making a bid difference. It is simply a very narrow house.

sledgehammer: I guess if you want to stand on principle, most Edwardian fives really should be listed as 1BR apartments, following the same logic under which classic fives and classic sixes are both 2BR formats (because the maid's room in a C6 is usually too small to count as a BR). In reality, E5s almost invariably get listed as 2BRs. The justification is that otherwise, they would miss their target audience altogether.

Catchword: Edwardian five

"The apartment she chose was once an Edwardian five, which translates simply to a one bedroom for a rich bachelor or widow (probably not for a young single woman—they rarely lived alone in Edwardian times): only one bedroom but a preposterously large dining room and, of course, a maid’s room."

http://www.doubletongued.org/index.php/citations/edwardian_five_1/

Thanks for the history class!

Welp, I'd never heard of it. Altho cira Henry James, I find the layout rather Dickensian.

205 East 78th Street, Apt. 4B. Same unit resale of vanilla 1br / 1ba co-op. Closed 11.8% below 2005 cost.

http://streeteasy.com/nyc/sale/532793-coop-205-east-78th-street-upper-east-side-new-york
08/04/2005 Previous Sale recorded for $527,500.
02/17/2010 Previously Listed by Halstead Property at $535,000.
06/08/2010 Delisted by Halstead Property. Last priced at $510,000.
06/15/2010 Listed by Prudential Elliman at $499,000.
08/04/2010 Price decreased by 5% to $475,000.
09/10/2010 Listing entered contract.
11/10/2010 Listing sold.
11/10/2010 Sale recorded for $465,000.

http://streeteasy.com/nyc/sale/390202-coop-1170-fifth-avenue-carnegie-hill-new-york

1170 Fifth Avenue #11D: 2Bd / 2.5Bath, 1,600 ft2, 40% below aspirational asking price around stock market bottom and 10% below 7D that closed on 7/21/2005 at $1,700,000

03/05/2009 Previously Listed by Prudential Elliman at $2,599,000.
03/07/2009 Listed by Warburg at $2,599,000.
03/11/2009 Delisted temporarily.
03/21/2009 Re-listed by Warburg.
05/13/2009 Price decreased by 15% to $2,200,000.
08/25/2009 Prudential Elliman Listing is no longer available. Last priced at $2,200,000.
09/04/2009 Listing is no longer available.
01/07/2010 Re-listed by Warburg.
01/07/2010 Price decreased by 5% to $2,100,000.
01/28/2010 Price decreased by 14% to $1,800,000.
04/22/2010 Price decreased by 6% to $1,695,000.
07/31/2010 Listing entered contract.
10/26/2010 Listing sold.
10/26/2010 Sale recorded for $1,525,000

painful

back to 114 East 84th St, bt park and lexington. West81st reported on it 3 months ago:

9A sold on Nov 10, 2010 for $1,500,000, it took more than 6 months, 3Bd/2bth
7A sold on Jul 28, 2009 for $1,825,000, it took 5 months and a half, 3Bd/2bth. down from asking $1,950,000.
3A sold on Sep 09, 2008 for $2,050,000, it took 2 months and a half, 3Bd/2bth. down from asking $2,275,000.
5A sold on Aug 02, 2006 for $1,900,000

recent price is a 27% decline from the peak that 3A registered, without counting premium for being 6 stories up, no idea on condition though.

#9A: Aside from some condition issues, the buyers of #9A may have gotten a break for also taking the studio upstairs off the sellers' hands. If the sellers weren't willing/able to sell #9A separately, then it's not really a comp for the other "A" line transactions - especially considering the monthlies (high for #9A by itself; daunting for the #9APH package). Still a notable price, though.

135 East 83rd Street #12D
http://streeteasy.com/nyc/sale/495836-coop-135-east-83rd-street-upper-east-side-new-york

12/09/2005 Previous Sale recorded for $1,850,000.
02/12/2010 Listed by Corcoran at $1,765,000.
05/10/2010 Price decreased by 0% to $1,764,000.
05/24/2010 Price decreased by 0% to $1,763,000.
06/09/2010 Price decreased by 4% to $1,699,000.
07/06/2010 Listing entered contract.
10/01/2010 Listing sold.
10/18/2010 Sale recorded for $1,525,000.

http://streeteasy.com/nyc/sale/557462-condo-50-east-72nd-street-lenox-hill-new-york?email=true
09/23/2003 Previous Sale recorded for $1,127,500.
09/23/2003 Previous Sale recorded for $1,127,500.
09/27/2010 Listed by Prudential Elliman at $2,695,000.
11/16/2010 Listing entered contract.
12/18/2010 Listing sold for $2,695

75bps increase. Keep looking at the telltales, instead of the wake behind the yacht. It's much more useful.

235 East 22nd street - 15DE
StreetEasy History
04/28/2010 Listed by Corcoran at $1,495,000.
06/07/2010 Listing entered contract.
08/17/2010 Listing sold.
08/17/2010 Sale recorded for $1,555,000.

Sorry - this should have been on the Downtown thread

A bubblecaust denier apologizing for shilling. Flmaoz.

ph41, do you not understand the concept of comparison? Don't post single closings unless you can compare lines and condition with previous sales.

Condo resale, down 5% from June 2008 basis: http://streeteasy.com/nyc/sale/553158-condo-40-east-66th-street-lenox-hill-new-york

05/15/2008 Previously Listed by Corcoran at $6,750,000.
11/25/2008 Corcoran Listing sold. Last priced at $6,900,000.
11/25/2008 Previous Sale recorded for $6,873,187.
09/13/2010 Listed by Sotheby's International Realty, Inc. at $6,950,000.
11/24/2010 Listing entered contract.
12/16/2010 Sale recorded for $6,550,000.

The sponsor had been unloading these for as low as $6,100,000, back in 2009.

2/2.5 line at http://streeteasy.com/nyc/building/176-east-71-street-manhattan showing the hit from market drop and condition.

12/20/2010 ..#7C $1,500,000 (unrenovated)
05/01/2008 ..#9C $2,595,000 (renovated)
02/19/2008 #14C $2,295,000 (renovated)
10/06/2005 #11C $1,500,000
07/12/2005 ..#9C $1,310,000
06/02/2004 #14C $1,150,000

This is a good 1960's building, built as a co-op, with good closets and room sizes, big/tall windows, etc. Original sales prices are at http://nyre.cul.columbia.edu/projects/view/18178#images

45 East 89th, 35G, 2/2, condop but maintenance doesn't seem that high. previous sale was an estate sale, no idea re condition or who renovated.

http://streeteasy.com/nyc/sale/550975-condop-45-east-89th-street-carnegie-hill-new-york

07/19/2005 Previous Sale recorded for $1,900,000.
07/20/2010 Listed by Adriana Arciello at $1,895,000.
09/11/2010 Price decreased by 2% to $1,850,000.
09/20/2010 Price decreased by 3% to $1,795,000.
10/09/2010 Listing entered contract.
12/08/2010 Listing sold.
12/08/2010 Sale recorded for $1,735,000.
12/10/2010 Price decreased by 9% to $1,630,000.
12/13/2010 Price increased by 6% to $1,735,000.

151 East 83rd, 2/2, up about 3% from very early 2005 sale. can't tell who renovated.

http://streeteasy.com/nyc/sale/531908-coop-151-east-83rd-street-upper-east-side-new-york

02/01/2005 Previous Sale recorded for $899,000.
06/11/2010 Listed by Halstead Property at $949,000.
09/29/2010 Listing entered contract.
12/08/2010 Listing sold.
12/08/2010 Sale recorded for $927,500.

53 East 66th Street #3D: Handsomely renovated six-into-five, reduced to 11.4% below 2007 basis. For a low-floor, rear-facing apartment with rather high maintenance for its size, $1.95MM still isn't cheap.
10/22/2007 Previous Sale recorded for $2,200,000.
12/03/2008 Previously Listed by Corcoran at $2,200,000.
01/27/2009 Delisted temporarily by Corcoran.
11/01/2010 Listed by Corcoran at $2,250,000.
01/06/2011 Price decreased by 13% to $1,950,000.
http://streeteasy.com/nyc/sale/565608-coop-53-east-66th-street-lenox-hill-new-york

townhouse, owner's duplex plus three one-bedroom apts. sale definitely closer to the 2004 price than the mid-2006 one.

http://streeteasy.com/nyc/sale/549549-townhouse-206-east-61st-street-lenox-hill-new-york
10/29/2003Previous Sale recorded for $2,150,000.
04/09/2004Previous Sale recorded for $3,550,000.
06/01/2006Previous Sale recorded for $4,650,000.
06/09/2006Previously Listed by Prudential Elliman at $6,900,000.
09/22/2009Previously Listed by Garfield at $4,995,000.
08/30/2010Listed by Garfield at $4,390,000.
08/30/2010Garfield Listing is no longer available. Last priced at $4,390,000.
09/21/2010Price decreased by 3% to $4,250,000.
11/22/2010Listing is no longer available.
12/18/2010Prudential Elliman Listing entered contract.
12/30/2010Sale recorded for $3,750,000.

AR: Mismatch between 2006 seller and 2010 seller, plus some quirky listing history, made me wonder about that one. Quite a dramatic drop if everything lines up.

Sorry - make that "2006 buyer".

west81st, it's a bizarre listing altogether. but both the 2006 and the 2010 closings indicate the same size building, 4285 sf i believe. would kind of be difficult to imagine two sales at the same address with the same square footage not being the same property, although you're right the corporate entities who bought and sold have different names.

3/3.5 with new high-end kitchen (and other renovations) that i'm pretty sure more than ate up the price increase from 2004.

http://streeteasy.com/nyc/sale/530218-coop-190-east-72nd-street-lenox-hill-new-york

10/12/2004Previous Sale recorded for $1,950,000.
10/12/2004Previous Sale recorded for $0.
03/03/2010Previously Listed by Halstead Property at $2,650,000.
06/04/2010Listed by Corcoran at $2,650,000.
06/04/2010Halstead Property Listing is no longer available.
06/10/2010Price decreased by 10% to $2,395,000.
08/24/2010Price decreased by 4% to $2,295,000.
11/11/2010Listing entered contract.
12/17/2010Listing sold.
12/23/2010Sale recorded for $2,125,000.

I was thinking it wasn't a bad price for the size (at least by current standards) then I looked at the maintenance. $2.60/ft. Ouch.

me too first the flrplan, looked ok, big rooms all, nice eatin pantry--then the maintenance--yikes--probably a good ex of how combos result in hi psf mentnces

thx ar

my mistake, and i don't think it's a combo actually. something very awful went down in this building. similarly sized D line units had maintenance of less than $3000 a month a couple of years ago. under the circumstances perhaps these sellers got very lucky.

Right, not a combo. It's a land-lease co-op. See http://streeteasy.com/nyc/talk/discussion/18999-is-this-a-land-lease-building

This buyer is moving from and trying to sell a smaller apartment downstairs.