ues 7+

For example: 1100 Park Avenue. The A line is originally an 11. Beautiful large rooms and a long frontage on Park. Maintenance isn't bad either, considering the size of the apartments. Out of my price range, though. 4A came on the market yesterday.

http://www.streeteasy.com/nyc/sale/394491-coop-1100-park-avenue-carnegie-hill-new-york

1070 Park 8B, now priced at $450K below is own May 2007 previous closing price, looks like good value. I make this comment not having seen this or any other apartment recently (did look at one townhouse for kicks), as I am in total browsing mode and limit my activity to SE, NYT and broker web sites. 8B has quite a good layout, looks OK in the pictures, has very reasonable maintenance and is zoned PS 6. All good attributes.

it is interesting that apts in this range are not getting traction at that level. The prices will come down until they find a floor...

975 Park Ave (83rd) - Classic 7 below $2m - you and the other 78 with the page saved can fight over it:

StreetEasy History

02/28/2008
Listed in StreetEasy by Corcoran at $2,995,000.
05/07/2008
Price decreased by 10% to $2,700,000.
07/28/2008
Delisted temporarily.
08/04/2008
Re-listed by Corcoran.
08/05/2008
Price decreased by 2% to $2,650,000.
10/31/2008
Price decreased by 7% to $2,475,000.
01/29/2009
Price decreased by 9% to $2,250,000.
04/17/2009
Price decreased by 13% to $1,950,000.

http://www.streeteasy.com/nyc/sale/187555-coop-975-park-avenue-upper-east-side-new-york

Not a classic 7, a classic 6 renovated into a 7 room layout. I have to disagree with the listing blurb about no compromise to its comfortably sized rooms. The alleged third bedroom is tiny and lacks bathroom access except through another bedroom, so practically it is a room but not a bedroom. Maybe a baby nursery, but not a child's room. I don't think this comps as a classic 7 below $2mm; in terms of functional bedrooms, it's a large 6.

I like the 3 apartments on 103 E 75th St.

5FE
11/20/2008
Listed in StreetEasy by Corcoran at $2,995,000.
03/19/2009
Price decreased by 15% to $2,550,000.
It has been already 150 days in the market

7FE

04/21/2005
Previous Sale recorded for $3,137,255.
01/13/2009
Listed in StreetEasy by Warburg at $3,100,000.
03/27/2009
Price decreased by 3% to $2,995,000.

97 days in the market. Asking below the purchase price.

9FW

01/06/2009
Listed in StreetEasy by Warburg at $3,100,000.
02/04/2009
Price decreased by 3% to $2,995,000.
04/20/2009
Price decreased by 7% to $2,795,000.

Already 104 days in the market. Reduced today.

I guess the one on the 7th Floor is going to be forced to lower their asking if they want to compete.

How much do you think these ones will sell for?

I would take any of them (9, 7, and 5, in that order) for $2MM

I love this 8-room at 850 Park, #10C:

http://www.streeteasy.com/nyc/sale/398854-coop-850-park-avenue-upper-east-side-new-york

It was reduced by 9% today to $3.650M after 18 days on market per SE. I'm not sure it's exactly a good value yet, but it may be if they keep up the price cuts.

I'm also not sure it's good value yet. The last sale in the C-line was 6C 4/1/05 for $2.375mm. Condition of 10C (designer renovation, etc.) and four floors of elevation could account for quite a bit of price difference vs 6C (condition unknown).

I guess they get to calling this line 8 rooms by counting the reception room. I thought that a space needed a window, among other attributes, to be an official room for listing purposes, but perhaps I'm mistaken.

sidelinesitter, I am no expert either, but practically speaking, I agree with you - not sure what the reception room does for you.

"I love this 8-room at 850 Park, #10C"

This apartment seems to be missing a room. To me, the "reception room" is just a foyer with a high-falutin' name.

When I see listings like this one, I make a mental note of which broker wrote the description, so that I can avoid him or her in the future.

Simple question for the Broker on 850 Park/10C : "Which bathroom do you think the guests will use?"

3 E 84th, entire 3rd floor. One of the best floorplans I've seen. The price, however, is unfortunate. Not sure how much the owners put into renovations, but it sold for 4.1M in June 2005. 6.195M seems aspirational given the market.

xellam do you know how big 3 e 84 is?

bump - i liked this thread

3 E 84th, lowered 400k to 5.795M. mattlc, it's roughly 3000sf by my calculations. Decent sized bedrooms, but great size and layout of kitchen and public rooms, IMO. Still at least 1M too expensive.

I'm a big fan of the floorplan and possibilities of 133 E 80th, 2A. The reality, not so much.

http://www.streeteasy.com/nyc/sale/368275-coop-133-east-80th-street-upper-side-new-york

It's a Rosario Candela classic 7, with a great layout including Candela's signiture large foyer with access to the 3rd bedroom/library, living room, and dining room. And all original features are still intact, thanks to being owned by the same family since the building's creation. That also means they bought the place for around 25k ( http://www.nytimes.com/2004/09/05/realestate/05SCAP.html?pagewanted=print&position= ), which means the heirs may be very negotiable on price.

The cons: It's on the second floor, with the master bedroom being on the end overlooking Lexington Avenue. Noise could be an issue. Also, because the family has never made any major improvements...this could mean the new owner would have to do a complete overhaul of electrical, floors, and kitchen/baths. But biggest con is the price: It's 2.95M, which seems like peak pricing for an estate in this building. It's about 2200sf, 2300sf tops. So 1300 psf for an estate sale on the 2nd floor. It's a good Candela building, and a great floorplan...I'd think it will end up going for around 2.1M.

Also like the floorplan and possibilities at 830 Park Ave, 1C. But again, the reality isn't so pleasant.

http://www.streeteasy.com/nyc/sale/400222-coop-830-park-avenue-upper-east-side-new-york

It could definitely work for the right family, especially if one if its members happens to be a psychiatrist, lawyer, or accountant and can commercially utilize the exterior entrance. It's also a good sized triplex, being by my estimations about 3300-3400sf. And it's full of pre-war charm, high seilings, moldings, etc. And the price isn't bad at all. It looks like someone could pretty easily get this one for 1000psf.

But it has some pretty big cons. It's a triplex, but it's on the "english basement," first, and second floors. While it's a high first floor, so nobody except maybe an NBA player can see in your windows from directly below, it still means people across the street can easily see in, and that you have more noise and dirt. It also seems to be very, very dark. Many of the rooms look onto cramped air wells or walls to the backyards of surrounding townhouses. And, if the kitchen is any indicator of the bathrooms, this apartment is going to need a lot of renovation. Overall, the apartment has potential to be something special to the right family, but they'd have to see past the noise and dark to find it.

1120 Park Ave # 16AD $4.2mm
http://www.streeteasy.com/nyc/sale/385623-coop-1120-park-avenue-carnegie-hill-new-york

I keep debating with the wifey to go view this one, seems like it has most of the things one might want. Not sure about the ask, but that is beside the point at this juncture.

Has anyone seen it or have an opinion.

*seilings = ceilings.

thanks xellam!

An update on 830 Park Ave, 1C. On 7/14/2009 it sold for 3.25M, 16.6% less than ask, and definitely less than 1000psf.

Oh, so close! 133 East 80th, 2A. Sold for $2,135,000 on 7/20/2009. 27.6% less than ask, and only 35k away from my guess 8 weeks ago.

I know people on here find tidbits on new owners distateful, but I can't help it. I wish my father would buy me a 2M dollar apartment. However, I have no doubt it will be decorated quite nicely.

???

Re: 133E80th #2A, I wonder how intact it was. The last owner's family (Lomb of Bausch & Lomb) had lived there at least from 1936. The ad said 1930, when they must've moved from 25E77.

W81: What could be the possible reasons for so much turnover in the last year at 141 E 72nd? Two appear to be estate sales, but the other two do not. And having 4 out of, what, 14 apartments go up for sale in less a year is kind of surprising.

These are dream apartments for me. Out of my price range, but fun to imagine living there, even with the awkward pre-war bathroom layout.

Xellam: KW says we're not to discuss apts we can't afford. I saw the new listing at 141E72, that's almost 50% turnover in 5 years - is it a bunch of oldies dying? I am sorry I missed Sharon Baum's OH for the estate wreck.

xellam: From what I've seen in most prime East Side pre-war coops, the dominant factor driving turnover is generational demographics: not just estate sales, but also empty nesters moving on from apartments that are no longer well-suited to their needs.

Of course, each situation is unique. In a building with under twenty units, it only takes a Madoff victim here and a busted hedge-fund manager there to create the appearance of a rush for the exits.

Did you post before or after buying yogurt? I've never been to an OH for one of these large full-floor-as-built apts so I was very sorry to miss the rare OH for 141E72. I

Before yogurt, but there seems to have been a lag before new posts showed up on-line.

By the way, I bought the Friendship on your recommendation. If the kids sprout extra extremities, we'll have the answer about hormones in the feed.

130 E 67th Street, 6/7B:
I haven't ACRIS'd the name of the new owner, but I would love to have some of the drugs they are apparently on. They closed on 6/7B on 7/19/2010 for $5,750,000. On 9/06/2010 they relisted the apartment for $6,450,000. Since the pictures on the listing all match the old listing, I'm going to assume they haven't done any renovations in the two months they have owned the apartment. And yet they want a 700k premium over what they paid in July. For what? If anyone has any idea how the owners think that's possible, or into the new owners background, that'd be great to know.

http://streeteasy.com/nyc/building/130-134-east-67th-street-apartments

In the same vein as 830 Park 1C

For those willing to live low, plenty of space to play with, including 14ft ceilings. Price probably needs to come down a bit more, however.

http://streeteasy.com/nyc/sale/655099-coop-941-park-avenue-upper-east-side-new-york

320 East 72 8C also looks intriguing

http://streeteasy.com/nyc/sale/687374-coop-320-east-72nd-street-lenox-hill-new-york

what is the price range per square foot for a 7-9 room apt from 1st Ave to East End Ave?

I always thought that 125 East 93rd #9AB (http://streeteasy.com/nyc/sale/627055-coop-125-east-93rd-street-carnegie-hill-new-york) would make a great combination apartment, but the price is WAY too high. Thus it's languished on the market.

I also think that buyers looking for an apartment of this size would prefer a building with more amenities.

I also thought that this (955 Lexington Avenue #9A)would be a good renovation. I don't exactly agree with all of the proposed changes in the floorplans. In particular, I think there could be a better arrangement of the maid's rooms and kitchen as there are in some other lines so that there would be two full bedrooms here. Given the layout of the apartment, however, I think that it depends on preference.

The price keeps coming down and I think that it'll trade near $3mm, when all is said and done.

http://streeteasy.com/nyc/sale/999988-coop-955-lexington-avenue-lenox-hill-new-york

122 East 82nd Street #7CD was another combination (11 room!) that I think would be amazing if someone is willing to undertake a gut renovation. The price and maintenance is more in-line with what I would expect, but I think that this would require a long project. Certainly it's a good price for the size of the apartment.

Any opinions on how best to do the combination and arrange the bedrooms?

http://streeteasy.com/nyc/sale/1051234-coop-122-east-82nd-street-upper-east-side-new-york

Easy. Master bedroom suite will be in 1 wing (7C), double exposure, use the smaller rear facing side as a dressing room.

Kitchen stays on the C side, with maids room used for laundry/ study.

7D becomes bedroom wing with 4-5 bedrooms.

And how do you have such a large apartment with only 2 full baths and 2 maids' half baths? Probably not that easy to put in extra bathrooms with all the wet over dry issues, etc.

7D kitchen becomes a full bath. That yields 3 full baths for 5 bedroom. If a powder room is desired, maid's room bath becomes the powder room. Kitchen in 7D has to be reconfigured as a full bath and plumbing for washer/dryer. Would not touch this unless W/D guaranteed.

NYC: I agree. I would think that there could be flexibility to add a bath in the maid's room in 7D as often times they were considered "wet" areas.

Four bedrooms in the D line seems aggressive. I would stick with three and create a family room or den.