Sale at 152 East 94th Street #3J. Priced right or bidding war?

This place is never $1,500sft...

I say bidding war, but let urbandigs chime in.

That listing really signals a momentous change. Of course, my dear uppereast, it's not 1500 sqft. They NEVER ARE. But it's not outrageously overstated. The real sqft (adding up bathrooms and every inch) is about 1250, so it's a 20% inflation. That's quite standard. And the maintenance is VERY LOW. Most buildings in the UES have maintenance in the neighborhood of $ 1.5 per overstated sq ft. Meaning that this apt. is both 30% below the competition in price and in maintenance. Condition looks OK. Alas, I don't think it's going to ignite a bidding war, it's just going to sell for close to ask and be the new standard.

ditto Tromp:

1,300 honest sq ft
maintenance is fair
$757 per sq seems fair for current environment.

I bet Noah gets a contract within 4 weeks. congrats nice job with your cust Noah. Good, fair pricing always works.

I'm surprised to see such sqft inflation from urbandigs, hopefully he'll chime in and explain..

How is this location?

I second bugelrex on the last item. Although I respect urbandigs as much as anybody, after so much talk about sq footage inflation here, I would have expected him to trim his listings to the real size. Then again, if he did, he would probably be unemployed.

Tough to fight city hall. An easy work around would be for brokers to have a 2nd sq ft number and call it either livable or honest.

ex:
sqft 1,500
livable 1305

I get it that way..Yes you have part of the common areas etc, but you can't sleep there. Additionally, you can't sleep on the outer edges of the walls.

I'm a big Noah fan, but come on dude, "sprawling"?? Surely you jest...

As for the original question, no I would not expect a bidding war here. I think Noah's priced this unit right on the nose--it's definitely not a bargain, and I think it could go lower still. That said, the ask clearly reflects today's market and will likely generate interest.

I added up the square footage of the given floorplan using a computer formula and it came up with 1285 square feet.

With the asking price, the price per square foot is $766.53.

That is substantially lower than the broker's advertised $635/square foot.

According to streeteasy, the previous sale per price foot (assuming they are more accurate sq ft representations than this listings inflated listing) at $751/sq ft.

The views from this unit look like they are of either another side of this building or a close neighbor.

This listing, given the fact that it is 2 blocks from the border of East harlem, is not very enticing, especially seeing the broker inflate the square footage and price per square foot.

Next.

sq ft coming from street easy somehow not on actual listing. perhaps an error?

kingdeka, assuming the sqft of a previous listing was more accurate is quite naive. If anything, you'd have to assume it was worst. I don't know what the rest of the forum thinks, but my experience of looking countless floor plans in NYC is that ALMOST ALL inflate 15-30%. Inflation below 15% is rare, and below 5% is as rare as a solvent American bank.

Actually, kingdeka, you just have to find the listing for 9J in the Corocoran webpage and click the floorplan. It's the same footprint. And they alleged 1550 sqft instead of the 1500 urbandigs is alleging. Where did they find the extra 50 feet? Yes, you're right. There. They sold that one for 1.3 M not that long ago.

As usual, with co-ops, it's up to potential buyers to do the homework themselves and figure out what they are buying.

Brokers are a dime a dozen, and given any legal loophole to inflate a purchase, they're all over it. Obviously Noah is no different. He may talk a good talk, but we can see the way he walks.

And tromplioco, it you see the listing information from streeteasy (information gathered from the broker), Noah also lists 3J as being 1550 sq ft (where di you get 1500 from?), same as previous closed 9J, which the Corcoran brokers also listed at 1550 sq ft.

And the other unit had a better upgraded kitchen, was on a much higher floor and sold at a time when the market was red hot. I would expect this unit to be at least 25% lower. I would also expect it to be marketed more accurately and fairly, given urbandigs banter on here. Very disturbing, but I guess it just goes to show you, brokers are all the same given any opportunity.

is that the $28M YSL chair in the bedroom?

Urbandigs is all talk. Please. What a typical broker. Exaggerate (misrepresent) the square footage yet chide other brokers for doing the same thing. Skew the price per square footage.

Yes, its unusually exaggerated in terms of size...even for brokers...in order to generate an eye-popping psft.

10% is normal...this 20% is annoying. $720 is still lowish in a market where $800-something is well established.

You all are a bunch of numbskulls: 1500 sq ft is about right. The width of all the rooms add up to 37 feet and the height of all the rooms (outer box) add up to 38 feet. Add in the walls (yes, you pay for those too as you end up owning them: if you don't like, feel free to remove them, interior or exterior, at your own peril), you get to 40 x 40 = 1600. Take out 100 for the missing lower-right corner, and you get 1500.

SO, first go learn some f-ing math. Then go pick on some broker worthy of a beating. I mean, has it come down to this? Picking on UD for no reason?

FWIW, price seems attractive, if you're a buyer in this market.

Actually to go back to the original question, the recent price cut would indicate that if they were after a bidding war, they didn't get it

inonada: I think it is reasonable to include interior walls, but not exterior walls - you DON'T own them. I think using that, you get 38.5 (I doubt that's a wall between the that isn't a wall between the lr and gallery: it's almost def a railing) by 37.5, which is just shy of 1444, minus the lower right "missing" space.

OTOH, I think 1500SF is as close or closer than most brokers reps of Sf of units, so if you are using $PSF using most broker's SF reps, you can't really yell about this one. (that's the generic "you").

This apartment needs a lot of work. There is a reason the bathrooms are not pictured and there is no thru wall air. I'm guessing an expensive board renovation package, electrical, etc.