Patient'09 - could this be the one for you?

lp: Awful nice of you to be on the lookout. That does look pretty sweet to me. Fits most of my requirements. Wifey would never go for it. kids in schools on either side of the park, and we want to be in walking distance of one of them. Thats the tough part. I have nothing against any of the brokers. I just prefer the ones that tell the truth and let me decide, its just silly to lie about facts. (i.e. ceiling height, sq ft, views etc..).

it's also grossly overpriced. in that location i don't see anything selling for over 1k psf.

Crazy ask, this is above the Madeleine de l'Engle comp which was mid-3s at the peak.

The claim about the views seems plausible, because the 300s block between 105th and 106th is built quite low. Size is probably within 10% of stated square footage. The Clebourne has some great apartments, but I wouldn't call it an especially beautiful building. Only the 105th Street side would even make you look twice.

The apartment itself looks very nice. The price is obviously aspirational.

Let me guess - you have boy at Collegiate, girl at Brearley/Spence/Chapin? Have you ever thought about buying a corner townhouse on Manhattan Avenue with garage? I saw one on the market maybe 4-5 years ago for a tad under 2m...

It's 3289 sf as per my professional floor plan designer. The floor below was an estate that had not been renovated in 50 years. It sold for $4,050,000. This apt is one big room bigger, one floor higher (thus the views) and in excellent condition.

It's a stunner, and I'd be delighted to show it to any of you...

Spend more time in London and Europe than the NYC. Prefer doorman coop.

Nan - I know the buyers were in the health professions, but wasn't the money for #95 actually Wall Street cash? With #105, Wall Street is on the other side of the transaction, and I have no idea who the buyer would be at that price level on 105th and Broadway. Is there a floor price where BofA would step in and buy it or subsidize the sale as part of the relo?

Not a relo...and I think #95 was probably family money. I think they are probably putting $2M into the renovation (which has just gotten underway in earnest). There are so many schools in the immediate neighborhood that there are many potential buyers for what is likely one of the biggest and loveliest family apts around that is not on CPW.

nshipley,

the 9 room apartment at 300 west end avenue, which admittedly needed some work, sold with a final asking price of $4.1 million, and the rumor is that it is going to close for under $3.5. even if this one is move-in condition, i just don't see how an ok building at 105th and broadway can sell for $1.5 million more than a slightly larger apartment in a top-tier building at 74th and west end. just my two cents.

And for some price history - Frederick Wohlfarth (nice guy, old school UWS) lives/lived in 924 and I remember when he was selling 9-rooms in 924WE for 1.7m, 1.8m only 5-6 years ago and I thought that was crazy high :)

http://query.nytimes.com/gst/fullpage.html?res=9405E5D71F3CF93BA25751C1A9659C8B63

1.855m, 8-room line? back in 2003.

Thanks, Nan. If BofA isn't in the deal, I don't see much of a floor under this one. And if the seller followed his own advice the past two years, this could be one very distressed sale.

wow, nyc10023, the difference in the maintenance costs is rather striking as well. I think this apartment is larger, maybe, but from under $2000 to over $4000 is quite something, in only a few years.

From that link from the Times, 12/03 - "UPPER WEST SIDE $1.855 million 924 West End Avenue (Clebourne) 4-bedroom, 3-bath, 2,640-sq.-ft. co-op" - I make that out to be $702/square foot.

Nshipley, if you care to hear an equivalent price per square foot offer for this listing, I'd be very interested in speaking with you.

I suspect you won't, at least not yet. Perhaps other buyers will step in between your current offer and that level, (despite the much higher maintenance pointed out in the thread above) but if it ever suits you to have that discussion, here I'll be.

Lp

Nan, it looks as if that room to the right of the living room used to be 104's living room. That the story?

Yes, and the building floorplan I have shows 3 bedrooms, not 4 (1 bedrooms split into 2). Looks like they added 104's LR in my floorplan.

in re: that extra room it says that's what happened on the RandNY website. I think that room looks awkward on the plan. if it neded work I'd be thinking to remove the decorative f/p and open up the living room or put french doors in or something.

that said I do think that on plan it looks like nice digs.

Duh, I should've read the whole ad.

Shift the mantel to the long wall (easier said than done,) put in an opening matching that to the dining room, and you've got quite an enfilade.

or just lose the mantel (mantle?) all together. I'm no fan of decorative f/p and I agree that the series of 3 rooms with river exposures would be pretty nice. That said it hardly looks - and certainly isn't priced - like it needs a lot of work . . . but it is nice to think about.

It does not need a lot of work at all. The new owner will probably redo the baths, as they are mostly original tiling. Everything else is gorgeous. The appliances are very high end, the walls are skim coated, the floors are excellent. Most of the rooms that don't face west (the bedrooms) face south and get great light.The room next to the living is nice to keep separate as a play room, so it keeps kid's stuff out of living room. The living room is already absolutely massive.

The apt from the times was a low floor, which didn't clear the buildings across the street. There are only 4 apts in this line that do--and only 2 have the extra room.

This is a special apt in every regard. These are hard to find.

Nan: It truly does look beautiful. Where would you have priced it a year ago?

lp, right, it does look doofey having furniture grouped around a deco fireplace as if it did anything. In the picture of 924's living room, looks as if they've got that ... sofa backed against the fireplace.

God bless those who can afford an apartment at that price during these times.

81: at least 20% higher..maybe even 25% ..lp...email me off line and you can come see for yourself...

nshipley: so . . . 4,900,000 x 120% = $5,880,000. Call it $6mn at the peak. But we've all been sort of using 40% as the price move down so far so then 6,000,000 x 60% = $3,600,000. Which works out to $1095 per square foot. So you & HR might not be that far off in where you think this apartment might actually trade . . .

Which is interesting. I'll email you from work tomorrow. Will also look to others here to contribute to this thread as they see fit. And as I've said above, I DO think it looks like a nice apartment.

lp: I will defend Nan's "hired tape measure", it's not 3289, but it is well within tolerances, call it 3070. about 7% inflation. I can live with that.

Maybe this is it (depending which way it faces): http://www.bhsusa.com/detail.aspx?id=978754

It faces CPW, A-line, MBR, library & LR face CP. B-line has a better layout (side by side LR, DR) and double maid's off another hallway. But B-line LR doesn't face park (3 bedrooms face park).

Nice, seems a bit pricey at $1,900 per f2. Layout is a bit goofy for 3 beds, but could be altered I'm sure. Curious when pictures come out. Unless I missed something, I couldn't figure out what floor it is on. Not my favorite building, but nice nonetheless. This broker description always makes me think of my granny's place.

"This 3 bedroom, 4 bath apartment is in excellent condition and awaits your personal touch to make it your own."

nyc10023: Thanks. I missed the floorplan in the listing. Should be a reasonable floor too, based on the maintenance.

Anyway, it's north of 76th, so we'll all just have to keep looking.

Once it settles in, I will certainly go take a peak to see what we got. Thanks for the post.

It's apparently #2A. Never mind.

If the listings are right, the maintenance went up close to 20% this year.

2A, thats the same one that sold earlier this year that was previously on the market forever? I like this building.
W81 can you use your ACRIS skills to tell the tale of this one?

2A . . . used to be 2500 square feet (when it sold late last year) . . . now it's miraculously gotten bigger . . . all the way to 3000 square feet . . . such silliness by listing broker isn't it?

Channelling W81st - Scarsdale native with a young family buys in Scarsdale, but finds it too isolating moves to city. Husband is a real estate player.

nyc10023: Don't forget the two liens. Have a good weekend.

BTW, nyc10023 - please e-mail me when you have a minute (my screen name at gmail.com). I have the answer to a question you posed a couple of weeks ago.

West 81st suggested I post this here:

This is interesting, a new apartment just came on the market at 239 Central Park West:

http://www.streeteasy.com/nyc/sale/394880-coop-239-central-park-west-upper-west-side-new-york

It looks like the same line as 2A, maybe a couple floors higher? But 2A is listed for $1.1 million more. This will have to drive down the price of 2A, I think, unless 2A is in much better condition.

General question for those of you who know UWS: how does 239 cpw compare to 262 cpw as a building, i.e., is one of them considered more desireable?

I grew up in that apartment! My family lived in it from 1962 to 1987. A few comments: yes, the "media room" was the living room from apartment 104; my parents bought it from our neighbors around 1970. The entrance into that room, which was my father's study, was possible only through the very small closet in the foyer, thus the slightly awkward access. My mother did not want to remove the fireplace, even though it was non-functioning. Did you know that the wall panelling in the dining room is a lovely dark wood with a high molding and inset panels? My mother transformed that room by stripping the paint off. I will never forget the sunsets in that apartment, or the river views which are protected because of the historic landmark status of the brownstones between WEA and RSD. Also the two small bedrooms facing onto 105 street, east of the master bedroom, were created from one large bedroom, which my sister and I shared until we left for college. Finally, a sign of the times.... my parents were involved in the conversion of the building to co-op status and bought that apartment for $22,000!

CCat: If your father was a doctor and you grew up spending summers in Fire Island then the world is truly small and my house was the one with the lot that we all played in growing up.

cat...what a great story.