looking for a hudson riverview apartment

need a better sense of what you are looking for...too broad.

would 550 square feet do?

sorry...no...

looking for a 2 br, classic 6

well, good luck on the "reasonable price" ;)

nice area, it is possible, depends on what's out and how long it has been out!

It's post-war, not classic, but here's a condo that's ripe for lowballing:
http://www.streeteasy.com/nyc/sale/94906-condo-222-riverside-drive-upper-west-side-new-york

good start but...

what about classic?

You're always going to pay a premium for a protected river view, no matter the market. If you don't really need a dining room and maid's room, then try http://www.streeteasy.com/nyc/sale/211829-coop-5-riverside-drive-upper-west-side-new-york. It seems reasonable to me (we don't know what your definition is) and is due for another chop. The estate's been paying maintenance on it for awhile now.

interesting....great price...but 3rd floor is a definite drawback. can this be done under $2.5 ?

Have heard that 5 RSD is in contract. Can anyone confirm?

Barely, if you limit the options to prime Riverside.
http://www.streeteasy.com/nyc/sale/376405-coop-100-riverside-drive-upper-west-side-new-york
You can probably negotiate enough off the price to fit some nice improvements into your $2.5MM budget.

I would suggest, at least for the moment, holding out for a top building rather than settling for the second tier. If we really do get back to 2004 pricing, $2.5MM might get you something really great.

There are additional options if you go farther north. Does that work for you?

What abt hi floor of the two new tall condos just above 96th St?

river, would u tske a river view downtown?

interesting listing...is that considered a top building? views look like they are for real. have had a few bad experiences where you needed to hang out of the window sideways to see anything. the comparables on the listing page didn't seem to have anything approaching real view. any thing else available south of 96th?

If you're willing to go above 96th, (btw 106th - 116th it's beautiful on Riverside) try
http://www.streeteasy.com/nyc/sale/368277-coop-417-riverside-drive-morningside-heights-new-york

Saw this place. Views are incredible. Layout is OK.

"interesting listing"... yes, it is interesting because it meets all of your exacting criteria. How many do you expect to be on the market?

well...I guess with over 10,000 listings, I was thinking there might be more than one.

p.s...very much trying to get a handle on this very confusing marketplace. is there any rule of thumb regarding the increased value of a view? have seen a bunch of postings on this subject regarding outdoor space.

Noah Rosenblatt at urbandigs.com makes the point that a view apartment is always worth more than the same apartment without a view, but that the most important empirical marketing point is that the view apartment will spend less time on the market. Therefore, there is a greater risk that you lose the apartment to another buyer.

see the April 16, 2008 blog entry:

http://urbandigs.com/buying_a_condo/

oh, by the way, for your kind of search, natefind.com is a better site. you can search "riverside dr" apartments for a given price range. It may not be complete data, but no other offerings are listed.

sorry, this one shows up on natefind above 96th st (at 102nd):

http://www.brownharrisstevens.com/detail.aspx?id=984380

if you really want river views, it may be worth it to go north, because all the rooms have them.

Riverbuyer: 100 RSD is fine, and the views are real, but I wouldn't call 100 "a top building". My personal list includes 50, 90, 110/118, 175 and 180. 140 has its fans; Art Deco isn't my thing. 160 is a nice-looking building that I don't know much about. From 91st north to near Columbia, RSD divides and its character changes subtly: generally, a bit less grandeur and a bit more charm, though there are exceptions.

Another important point about Riverside is that it bends a lot. As a result, there are some north- and south-facing apartments that have great, direct views of the river. It depends on the corner, the angle and what's across the street. Obviously, west-facing windows are most sought-after, but personally I think the view north along the Palisades to the GWB is the prettiest.

The premium for direct river views is tricky to estimate - especially now, when the market is compressing and volume is low. At the peak of the nuttiness, I suspect that the premium exceeded 60%; that's just a SWAG.

Amateur: Thank you for the link. Noah makes several interesting points, as always.

By the way, although it isn't pre-war or a classic anything, the best views in your price/size/location range at the moment are probably here:
http://www.streeteasy.com/nyc/sale/358639-condo-101-west-79th-street-upper-west-side-new-york

It dropped to your price point this week, and the seller is very motivated. The building isn't my cup of tea, but the people we know who live there like it. Might be worth a peek.

The price on this was just dropped, and i know they'll go lower. It's beautifully renovated, and although it's not on the river, it has lovely views. It's probably 2000+ sf. Doesn't need a thing. Great location...106th street feels like Paris...

http://www.halstead.com/detail.aspx?id=1629004

A note about that BHS listing that Amateur posted: I would suggest a little background research on apartment #9A, especially if you're a predator. I suspect the price does not fully reflect the sellers' motivation level.

Nshipley: That's a good one.

thanks for the leads but not ready to make the leap uptown yet. your first post seems promising -- looked at the comps in the building...doesn't seem likely that this one will go much lower at least not right away.

We are also looking in the RSD area, so I am reading all of your posts very carefully, THANK YOU!. Although we are looking for a 2b/2b under 1M (even up to 105th St) and realize that does not come with a high floor or view, oh well. Saw one with partial views this morning (actually 1 bath but could build second), not bad but allota work. As an aside, the broker kept saying "this apartment was worth $1.2 a year ago, so you're good". I kept thinking "but it's not a year ago, its today and I don't live under a rock". He was very nice but the pitch wasn't. I wonder if the seller, who hasn't lived there in months, knows that the magic words "price flexibility" were never mentioned.

West 81st...I am really fascinated with your investigative skills and sources. Just out of curiousity I decided to take up the "research" hint. Found the owners name (easy on Streeteasy) since the apartment just sold and then googled both partners. Other than donations to the Avon Walk against breast cancer, I found nothing. Do you have a side list of the Maddoff investors? Access to employment data that would indicate Lehman or other troubled company (which of course could be just about anyone these days)? I know magicians never tell their tricks but I'm utterly in awe of your ability to find out stuff. Have you ever thought to monetize it? Or have you already and we at Streeteasy just reap the benefit of what others pay for?

FWIW any one can search the Madoff victims-just google madoff victim list and a number of searchable links will appear.

Lizyank:

Dmf13 is right. There's no magic involved. And in this case, no Madoff either.

We had a lively discussion of this topic over the weekend, after I carelessly crossed my own line for what's appropriate to post on a public board. When the information is public, I think it's best to just point fellow posters in the general direction of smoke, and let those who are curious find the fire themselves. When it's private, it should stay that way.

This is an awkward topic, and it stirs strong feelings. If you'd like to discuss it off-line, please feel free to contact me by putting my Streeteasy nickname in front of "@gmail.com".

There's a classic 6 on fl 16 in 140 RSD. Needs a complete gut reno (place is a disaster zone) but views are terrific. They've been following the market down with chop after chop. It neighbors a sponsor unit (a standard 2-Br) for sale (also on the river): if you've got the dough, that combo would be fabulous.

Also worth a look is 9A at 300 RSD. This modest-sized classic 6 was purchased back in Sept for $2.3 or so -- estate condition needing full gut reno--new owners now need to sell. No work has been done, yet they're asking $2.5 (clearly delusional). I'll bet you could get this for $2 or under at this point. Amazing river views from all rooms (seriously, EVERY room).

9A is an AWESOME apt (with $400,000 of work). Great building, under the radar.

This is a sponsor unit at 320 RSD. I haven't seen it, but I hear it needs everything:

http://www.streeteasy.com/nyc/sale/385724-rental-320-riverside-drive-manhattan-valley-new-york

Yeah. My only gripe with 9A is the dearth of closets. MBR is quite small with a miniscule half-closet. Because of the window location, there is no way to remedy this. Also, for those who want split bedrooms, this is not it. The unit is terrific for a couple with no kids; if kids are in the picture, a family would likely outgrow it. All this said, views are absolutely spectacular and simply cannot be beat.

I should also add that I rather like 100 RSD 14A. It is, perhaps, a tad overpriced right now, but I think the layout is very family-friendly. Great views from the LR and MBR, with nice open-city views from other rooms. Split bedrooms. Always a fan of the deco fireplace--this one has a lovely one in the LR. Open kitch is a decent size, with maid's/work/laundry room behind. All in all a solid prewar riverview apt in a decent building in a great location.

Oh--while I'm on a role, let me also suggest 417 RSD Apt 6A1. Great, great river views, west and north. Asking just under $2M. Classic 6. Building is nice, though they have an irritating trash rule (pick-up only in the am on weekdays and Sat) but if it's views you want, wowza!

so...looking for a little guidance...

what is the right price on 100 RSD? gotta say that 106st may feel like paris, but i would much rather be in the 80's.

so after all of that, the "interesting listing" is the one after all. why am I not surprised.

it's got a very high maintenance. I say start the bidding at half price.

>>what is the right price on 100 RSD?<<

Well, it actually appears to be in quite good condition (though the bathrooms are original and have that funky deco pastel tile thing going on). Considering the uber-prime location, and the fact that it's a solid, full-service co-op, I'd say today it could go for something between $2.1-ish and $2.2. (That price range would have been unheard of a couple of years ago for this type of unit, by the way). Is it possible it could go even lower? In this market, absolutely. But for the building, location, view, layout, etc., I think the low 2's would be a solid deal on this. Just my humble opinion, of course. Ask me again in a few months--I may be singing a different (lower) tune!

amateur: For such a high floor, facing the river, the maintenance is about what you would expect. Not cheap, but I wouldn't call it high either.

$145K price cut on 300 RSD #9A. Probably won't be the last.
http://www.streeteasy.com/nyc/sale/376972-coop-300-riverside-drive-manhattan-valley-new-york

Riverbuyer: That's a solid post from Squid re. pricing on 100 RSD. One block down (90 RSD) or one block up (110/118 RSD), you'd probably pay 20-30% more. These days, buyers with cash can be choosy, and they aren't choosing the second tier.

not sure i follow...what is the second tier?

riverbuyer: I just meant that it seems to be quite difficult in the current environment to find a buyer for a good, $2MM+ apartment in a building that isn't among the best on RSD.

Yeah, West81st, 9A is bound to come down further. After all, the recent trade is public record, and with zero reno work they're fools to think any buyer will pay more than that Sept '08 purchase price... The apartment may have amazing views, but its lack of sufficient closet space and its other drawbacks won't be any help to the seller.

so if 9a ends up at 2.1 or or so, back to my basic question: what's the right price on 14A?

Riverbuyer, if anyone could say what puts a building in the 1st v. the 2nd tier, it'd be West81st, but she's not biting. There're lots of factors contributing over many years to reputation, and then there're your own preferences. E.g., separate tub and shower in a prewar master bath say something about the developer's and architect's priorities 80 years ago. For what it's worth, 90 and 110 fit the bill for that one little indicator, while 100 doesn't. Or take 270 v. 290 WEA. 270 has a narrow little stairway from the front door to the lobby, and the style and color of the woodwork are a bit off. Again, something that shouldn't matter, but it might to enough people to make a difference.

We'll find out next week when you agree a price with the sellers. :o)

Heck, I haven't even seen the apartment. Make it $2.1MM if the kitchen and baths are a mess, otherwise $2.25MM. Anyway, we'll be rooting for you.

just trying to get some guidance.

p.s. in looking at floorplan at 14a, there is a separate stall shower in the master bath. nice feature for sure.

Oops, I missed that in 14A. Read the shower as the tub. So much for that theory. I do like those thick archways in 14A.

In the past two days, BHS has reduced the prices on two larger, lower-floor apartments that are relevant to this discussion, although they do not match riverbuyer's specs as they are still above the specified price range and are more park-view than river-view during the warm-weather months.

110 RSD #4B, a classic seven with seven west-facing windows, was just cut $400K to $2.9MM. It debuted in September at $3.8MM. See http://www.bhsusa.com/detail.aspx?id=946726.

100 RSD #3A, a huge nine-room combination with nine west-facing windows, was reduced $501K, to $3.999MM. It opened at $5.9MM in June.

$2.5MM in a top building like 110 may be just around the corner.

I'd love to see some action in 180 as well...

By the way, 110 4B would be perfect if only it were a few floors higher... *sign*

The park-view 2BR at 5 RSD just got the price chop NWT said it was due for: $75K, to $1.175MM.
http://www.bhsusa.com/detail.aspx?id=882664
Chasing the market down, I'm afraid.

In other 5 RSD news, looks as if the long-running suit between the co-op and Oscar "I couldn't finish my book!" Hijuelos over flood/mold damage is going into mediation. Once that's to bed, the shareholders will know where they are re legal-fees damage.

14A has lovely views, but it's always gonna be a 2 bedroom...the dining room is not situated in a way that it can be logically divided. Love the building...

I agree the views are lovely, but I disagree about the bedroom...because I lived in that bedroom for 10 years, then the wall came down during renovations. The BR is small, but cosy and nice.
And you have 2 closets in the room!

100 RSD #14A closed for $2.25MM.
http://a836-acris.nyc.gov/Scripts/DocSearch.dll/Detail?Doc_ID=2009070101128001

I have a studio apartment that will be on the market in few days, needs work but has a direct river view. If interested call 914 924 1274. 2bed 2 bath will be available in January.