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Manhattan Loft Guy

Mar. 14, 2008 - open houses in the 3s

I have removed the content of this blog post, as it comments about the current listing of another agent. For information about why, check out end of an era for Manhattan Loft Guy / a new day dawns? from April 9.



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Feb. 1, 2008 - open houses at recent posts / 718 Broadway, 468 West Broadway, 416 Greenwich Street, 133 Mercer Street


There are Sunday open houses at 4 Manhattan lofts that I have touched on in the last week or so, ranging from Washington Street at Laight in Tribeca to Broadway at Washington Place in the Village (or is that NoHo??), ranging from $1.295mm to $3mm, and from “1,400” to “2,400” sq ft. There is some bling here, some “classic” features, some giant windows, but they don’t overlap (much).

(Be sure to check the firm websites Sunday to make sure the open houses are still on)

718 Broadway #10C is the not-quite-new listing, asking $1.295mm and $1,486 for “1,400 sq ft” of “real NoHo loft with sunlight, dramatic city views, and 12 foot ceilings”, that I hit on Wednesday in 718 Broadway in the news again / #10C is back, beefier
Open House Sunday February 3 from 11 to 12 PM

468 West Broadway #5G was new last week, asking $3mm and $2,325/mo for “2,400 sq ft” of “classic loft”, featuring “rough hewn beams and columns” and arched windows pretty high over West Broadway, just below Houston Street, which I hit on January 25 (
2 are new at 468 West Broadway / classic, no bling); if you go, ask about the A.I.R. status
Open House Sunday February 3 from 1 to 2:30 PM

416 Washington Street #2H was new last week, asking $2.995mm and $1,559/mo (condo; abated) for “1,676 sq ft” in the River Lofts, which has a very high level of finishes (bling) and amenities, not to mention some celebrity cachet at the northwestern corner of Tribeca, which I hit on January 24 (new at River Lofts / 416 Washington with street views) and contrasted with the 468 West Broadway listings in the January 25 post above.
Open House Sunday February 3 from 2 to 4 PM

133 Mercer Street 3rd floor is asking $1.925mm and $1,750/mo for “1,700 sq ft” with “giant” windows but only 1 bath. As I said when I hit it as new on January 23 (
133 Mercer Street is new / giant windows don’t show Chrysler or Woolworth) “The location is prime SoHo, just below Prince Street; the footprint presents some issues.”
Open House Sunday February 3 from 12 to 2 PM


© Sandy Mattingly 2008



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Jan. 25, 2008 - all around the town / 3 open houses at $2.55mm


Here are three Sunday loft open houses at the same price in very different Manhattan neighborhoods, at sizes ranging from almost 2,400 sq ft to just over 1,600 sq ft, all with fairly deluxe finishes, all in new developments. One has a huge wrap terrace, one has (essentially) no amenities, one is a former recording studio. Two have building websites. One is in the up-and-coming Financial District, one is in the up-and-coming (way) West 50s, one is at the up-and-coming edge of tres chic Tribeca.

(Don’t forget to check the sites to make sure the open houses are still on Sunday morning – and make appointments where required)

421 West 54 Street #3D
$2.55mm and $2,143/mo (condo) for “2,388 sq ft” in The Hit Factory (former “legendary” recording studio;
www.thehitfactorycondo.com ), which has lux finishes, concierge, fitness center, roof deck, on-site parking. This layout is a not-quite-rectangular Long-and-Narrow, about 18 feet wide in the Living Room and about 32 feet wide in the back (Bedrooms); there’s also a “study” that is about 11 x 11 that has a window
on the market 6 weeks
Open House Sunday January 27 from 1 to 3 PM


59 John Street #PH2
$2.55mm and $2,691/mo (condo; taxes abated?) for “1,612 sq ft” plus wrap terrace (“1,592 sq ft”!!) in new full service luxury finishes Andres Escobar development (http://fiveninejohnlofts.com/ ). 11 foot ceilings and “over-sized” windows, but there may not be much to see down in the canyons from the 13th floor.
on market since September 2005
Open House Sunday January 27 by appointment only


8 – 10 Warren Street #5W
$2.55mm and $2,616/mo (condo; low common charges + high taxes??) for “2,157 sq ft” in a new conversion (Trinity Stewart Condominium) with re-milled antique pine flooring, over-the-top kithchens, heated bathroom floors. Conventional Long-and-Narrow layout (23’ 8” wide) with 3 windows in front, 3 in back. With 2 bedrooms and 2 baths, it pretty much is what it is (i.e., little flexibility).
on market since March 2007
Open House Sunday January 27 by appointment only


© Sandy Mattingly 2008



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Jan. 19, 2008 - duel at $1.995mm / open houses at 808 Broadway, 55 West 22 Street, 116 West 14 Street

duel at $1.195mm [oops - my bad - obviously, that is $1.995mm] / open houses at 808 Broadway, 55 West 22 Street, 116 West 14 Street

Here are 3 Sunday open houses at the same price, varying considerably in location, size and finishes. I see 116 West 14 Streetas likely to appeal to a different set of buyers than the other two, which might attract the same folks. Tell me what you think.

(By the way, doing the “open house” duel yesterday at $4mm and this trio at $1.995m might be a moiré [oops] more interesting way to look at open houses. At least to me.)

(Don’t forget to check the sites to make sure the open houses are still on Sunday morning)

on the one hand, space, convenience (+ upgrading?)
116 West 14 Street #8A is a little old to still claim ‘new to market’ (but for $1.995mm and $1,517/mo (condo) they are offering “2,000 sq ft” with the bones of classic loft: 13 foot ceilings, 6 columns, old wood floors.

All the plumbing is at one end and all the windows (5) at the other. The floor plan strikes me as one that evolved as their needs evolved (note the very different sizes of the 3 bedrooms). That separation between plumbing and windows makes for interesting challenges if one were to reconfigure this space. As is, whoever sleeps in the 2d and 3d bedrooms has a long walk in their jimmies to the 2d bathroom.

To me, this exudes “potential”. There is a lot one could do with 2,000 sq ft. They claim “professional large kitchen” but they don’t feature it in the photos. With only 2 windows in the living room, it is hard for this space to be very light, and they don’t talk about light or views in the listing.

This has been on the market since July and dropped from $2.3mm to $1.995mm a month ago. The building has a roof deck, but no other amenities. The location is a love-it-or-hate it thing: central and convenient, yes, and busy. There’s a recent nearby comp … next door. #8N was said to be a “triple mint designer loft” of “2,000 sq ft” that is “bright and airy”. It was offered for not quite the month of October 2007 for $1.995mm and closed a month ago at (no surprise) $1.995mm.

Open House Sunday January 20 from 2 to 4 PM


on the other hand, beauty, light + terrace
Penthouse B at 808 Broadway has a gourmet kitchen. And “fabulous” baths. And a landscaped terrace. And “sunshine galore”. For $1.995mm and $2,892/mo here, you get ‘only’ “1,400 sq ft”, but it is triple mint. The pictures support all of these claims. This one presents as it-is-what-it-is: a beautiful 2 bedroom with views, light and terrace that is remarkably peaceful (facing east) considering it has a Broadway in central Village address.

On the market since early December. There’s a recent nearby comp … next door. Penthouse C was offered for sale for a month this Summer at $1.895mm (and $2,351/mo) as “1,400 sq ft” with a ”perfect” chef’s kitchen and other finishes to match, plus a 500 sq ft terrace and views of Grace Church, Con Ed's tower and the Williamsburg Bridge. It closed in October at $1.987mm – after what must have been a lovely bidding war. (Weird that Penthouse B and C are said to the same size, both with terraces, yet the maintenance for B is said to be much higher than it was for C….)

For an older comp, Penthouse A sold in April 2006 for $1.7mm after another bidding war (the ask was %1.599mm). Also “1,400 sq ft”, also with terrace, also with chef’s “dream” kitchen. That sequence of A, C and now B is a lovely trifecta … it proves what those nasty real estate agents say about one sale begetting another.

Open House Sunday January 20 from 1 to 2:30 PM


on the other other hand, new development + roof
The Penthouse at 55 West 22 Street is said to be a duplex of “1,557 sq ft” with 2 “tremendous” decks, with a description of finishes that matches most in this neighborhood. In fact, this space is all about the outdoors, the finishes and the location. (Check out the photo of the building on the listing, with the modern rendering with the old cars; very cool.)

It is, of course, offered for $1.995mm and $1,723/mo (condo), Bring a ruler, as I am having a lot of trouble finding that may square feet on the floor plan.

They have 3 units in contract, including #3 with “1,472 sq ft” plus a terrace, which had been offered at $1.695mm with the exact same finishes. Clearly, they think the additional deck space warrants a premium. (Don’t know what the contract price is for #3, of course; but they do.)

Open House Sunday January 20 from 11 to 1 PM



© Sandy Mattingly 2007


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Jan. 18, 2008 - dueling $4mm open houses at 217 West 19 Street + 32 West 18 St


Chelsea or Flatiron? space or views?
My guess is that there will be about a 65% overlap between open house visitors on Sunday to 217 West 19 Street 9th floor and 32 West 18 Street #2B. The open house times overlap, they are both right around $4mm, one’s a little larger and the other a little smaller than 3,000 sq ft, they were both finished from the high end of the catalogue, and they are in new-ish condos.

views + terrace in new listing
217 West 19 Street 9th floor was new to market last weekend and was “designed for the most discerning buyer” (see the listing for the bling-bling verbiage). That’s all good, of course, but it will earn its money (or not) because of the 52 feet of north windows (that bright needle is the Empire State Building) and another 52 feet of south windows (windows are 10 feet tall). And the south wall has a full length balcony. There are not many lofts with this length of glass and this kind of view behind that glass.

They are asking $4.1mm and $2,703/mo (condo) for “2,611 sq ft”.

Open House Sunday January 20 from 1:30 to 2:30 PM

more space, fewer windows, amenities, longer history
Head east from Chelsea to the land known as Flatiron for 32 West 18 Street #2B (Altair 18), which has been for sale since October, starting at $4.6mm, dropping to $4.2mm a month ago, and has been at $3.995mm since Monday, with $5,186/mo (condo). The photographs here can’t compare to those at 217 West 19 Street, perhaps because this one was shot without furniture. (The condo was converted just last year and this unit has not been lived in yet.)

For the $3.995mm you’d get “3,292 sq ft” with “everything you expect” from architects Cetra/Ruddy (including a 23 foot long Rosewood kitchen), but you won’t get any views to speak of (2d floor) and only 4 windows at each narrow end. Altair 18 has an attended lobby (217 West 19 Street does not), with monthly expenses commensurate with a high level of service (concierge, La Palestra gym, roof deck with cabana).

The original contract for #2B was signed in October 2006 and this unit was among the first units to close, in August 2007. The then-buyer-now-flipper paid $3.45mm then and is (at least) approaching the point of pain by dropping the price to $3.995mm, considering just the big ticket round trip transaction expenses (transfer taxes on both transactions and commission on the sale).

Open House Sunday January 20 from 12:30 to 2 PM

I would love to hear from anyone who gets to see both units.


© Sandy Mattingly 2007


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Jan. 11, 2008 - 8 Sunday open houses $1.8mm - $2mm


(remember to check the agent websites Sunday morning to see if open house is still on)

this tour ranges from Tribeca to Soho to Chelsea, with a side trip for a (non-loft) “loft” in Gramercy, with nothing larger than 2,000 sq ft and 2 that are new this week


4 Lexington Avenue #8D
$1.8mm and $2,047/mo for “1,200 sq ft”
they call it a loft, but this is not a loft building; to me it is a spiral stair duplex in a great prewar apartment building
on the market 3 months
Open House Sunday January 13 from 1:30 to 3 PM

236 West 26 Street #1003
$1.845mm and $1,347/mo for "1,686 sq ft"
I hit it when it came to market in October (
8 million stories / 236 W 26 for sale again) when I marveled at the “architect-ready” marketing and wondered why recent buyers became sellers
on the market 3 months
Open House Sunday January 13 from 2 to 4 PM

9 North Moore Street #2
$1.85mm and $1,076/mo for “1,400sq ft” in a 2 + 2 Long-and-Narrow with windows also on 1 long side and plumbing risers on both sides (those west [bedroom] windows overlook a parking lot, but central air helps a bit); be sure to ask the obvious (parking lot) question
new to market yesterday
Open House Sunday January 13 from 12 to 1:30 PM

252 Seventh Avenue #4J
$1.9mm and $1,093/mo (condo) for “1,313 sq ft” of low-floor triple mint at the Chelsea Mercantile, set up as bedroom + office + 2 baths
On the market 2 months
Open House Sunday January 13 from 12:30 to 2 PM

142 Duane Street #3B
$1.95mm and $2,290/mo for “1,650 sq ft” with 14 foot (tin) ceilings; nearly square with only one wall of windows, so flexibility is limited; set up as a 2 bath 1 Bed Wonder, with fireplace and balcony
new to market this week
Open House Sunday January 13 from 12 to 1:30 PM

476 Broadway #11M
$1.995mm and zero/mo for a 1 bedroom + 1 bath + office array; “artist’s loft” + “gorgeous bones” implies an update may be warranted; pretty cool views; I hit this building – and got some comments – on October 17 (
the virtues of patience as a marketing strategy / 476 Bway gets full ask after 51 weeks)
on the market 1 month
Open House Sunday January 13 from 2:30 to 3:30 PM

130 Watts Street #1N
$1.999mm and $1,956/mo for “1,996 sq ft” (condo) Long-and-Narrow with windows in front (sidewalk level?) and skylights in back (master bedroom); 2d bedroom is interior + en suite (i.e., no ‘public’ bathroom); I hit it when new on November 17 (
new at 130 Watts / bonus open house at $1.999mm)
on the market 2 months
Open House Sunday January 13 from 11 to 1 PM

150 West 26 Street #803
$2mm and $1,668/mo (condo) for
"1,853 sq ft" of "loft treasure … infused with comfort and style" that I hit when new on August 21 (new at 150 W 26 / one of the Merc's children)
on the market 5 months
Open House Sunday January 13 from 2:30 to 4 PM



© Sandy Mattingly 2007



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Jan. 4, 2008 - 6 Sunday open houses new to market since Thanksgiving


These 6 listings are all new in the last 6 weeks and range from 800 sq ft to 2,533 sq ft, and from $925k to $3.75mm, with 3 in the West 30s.

(remember to check the agent websites Sunday morning to see if open house is still on)

130 West 30 Street #10B
$2.495mm and $2,525/mo (condo) for “2,129 sq ft” of no-expense-spared renovation with south + east views at the Cass Gilbert with “186 sq ft” north terrace; a great building in a not-so-great nabe (oh so gritty)
on the market 1 month
Open House Sunday January 6 from 12:30 to 2 PM

156 Franklin Street 5th fl
$2.195mm and $1,700/mo for “1,700 sq ft” newly renovated as 2 BR + 2 baths with 20 foot arched window, Miele kitchen in a classic Long-and-Narrow footprint with plumbing opposite the stairs and all windows on the narrow ends; I hit it when new on December 3 (
more appreciating appreciation / 156 Franklin is new (improved))
on market since Nov 30
Open House Sunday January 6 from 12 to 2 PM

448 West 37 Street #6E
$1.395mm and $1,163/mo (condo) for “1,340 sq ft” on a corner of the Glass Farmhouse; nearly square footprint with all plumbing on one dark wall + 2 bedrooms (1 interior)
on the market 3 weeks
Open House Sunday January 6 from 12 to 1:30 PM

348 West 36 Street #7S
$925k and $1,067/mo for “800 sq ft” of real loft, plus south terrace; set up as studio (no wall up)
on the market since Nov 29
Open House Sunday January 6 from 12:30 to 1:30 PM

17 White Street #6A
$3.75mm and $1,029/mo for “2,533 sq ft” with architectural details including 17 foot (!) tin ceilings; I hit it when new on December 9 (
new at 17 White / mezzanine + proper names in a Tribeca enclave), noting “[t]he footprint is a peculiar Long-and-Narrow, with the width varying from 9 to 17 to 27 to 21 feet, and windows along one long side, the south narrow side and (in the mezzanine only) on the north narrow side.”
on market 4 weeks
Open House Sunday January 6 from 1:30 to 3 PM

24 East 22 Street 4th fl
$2.695mm and $2,530/mo (condo) for “2,000 sq ft” with 13 foot ceilings; a 22 foot wide Long-and-Narrow that is described as “meticulously designed architectural space” set up as a One Bed Wonder (note the frosted glass between the office/den/bedroom and the master); kitchen has all the proper proper names, including 6 burners and 2 ovens
on the market 3 weeks
Open House Sunday January 6 from 12 to 1:30 PM


© Sandy Mattingly 2008



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Dec. 28, 2007 - a few more on the last slowest open house Sunday of 2007


Yesterday I counted 8 lofts with open houses in Manhattan scheduled for Sunday, and less than 400 Manhattan open houses overall, in the last in a series of slowest-Sunday-yet posts. This will be it, for sure, for sure. Now there are 11 lofts and just over 400 Manhattan open houses overall (419), with the merest possibility of a few more to be added before Sunday.

(remember to check the agent websites Sunday morning to see if open house is still on)

31 West 21 Street #9
$7.395mm and $3,980/mo (condo) for “4,720 sq ft” of “uniquely exquisite” space with 4 exposures, picture windows, “phenomenal” Empire State Building views and details of the “highest quality”; a terrific full floor layout in a very wide building (52 feet)
on the market since May
Open House Sunday December 30 from 12 to 1:30 PM

22 Wooster Street #4C
$3.6mm and $2,307/mo for “3,000 sq ft” of the “perfect blend of uptown elegance and downtown charm” with original wood floors, cast-iron columns; click through all the photos to find the floor plan (the last ‘photo’); my favorite photo is the last one on p3 “morning light thru second bedroom window…”; at “3,000 sq ft”, this is a very large 2 BR + 2 bath
on market since January 2 (happy birthday!)
Open House Sunday December 30 from 1 to 3 PM

the Elaine Clayman team at BHS will be busy on Sunday with 2 loft open houses I have visited before:

251 West 19 Street #3C
$2.4mm and $1,774/mo (condo) for "1,822 sq ft" that I have been following since my June 5 how the (something) have fallen / 251 W 19 St at 40% off due to it’s … err … erratic price history (July 1:
follow the bouncing price at 251 W 19 St ? now UP; see comments about the possibility that this is a bank sale)
Open House Sunday December 30 from 1 to 2:30 PM

121 West 19 Street #PH-E
$3.7mm and $1,963/mo (condo) for "2,027 sq ft" with a jittery price history and the rare status as a foreclosure sale; I hit it last on September 28 (
anyone as confused as I am? rare foreclosure sale + rare pricing at Lion's Head 11E)
price has held steady for 4 months, but this too will celebrate a birthday next month ($3.95mm)
Open House Sunday December 30 from 3 to 4:30 PM


© Sandy Mattingly 2007


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Dec. 27, 2007 - another slow open house Sunday coming / 4 here, not many elsewhere


I count 8 lofts with open houses in Manhattan scheduled for Sunday at this point, and less than 400 Manhattan open houses overall. The year is definitely yawning to a close, but Frances Katzen's team at PruDE will be busy….

(remember to check the agent websites Sunday morning to see if open house is still on)


260 Park Avenue South #10-I
$2.099mm and $2,128/mo (condo) for “1,328 sq ft” in 2005 conversion with White Glove service
on market since August ($2.15mm)
Open House Sunday December 30 from 2:30 to 4 PM

260 Park Avenue South #3H
$2.1mm and $2,053/mo (condo) for “1,281 sq ft” , as above
on market 10 weeks
Open House Sunday December 30 from 2:30 to 4 PM

260 Park Avenue South #4K
$1.195mm and $1,528/mo (condo) for 1 bedroom + 1 bath (coy about the size) in that same White Glove condo
on market 13 months ($1.445mm)
Open House Sunday December 30 from 2:30 to 4 PM

15 Broad Street #2116
$1.995mm and $1,882/mo (condo) for “1,727 sq ft” in Downtown by Starck (oo-la-la amenities include a building cinema room)
on market 5 months ($2.095mm)
Open House Sunday December 30 from 12 to 2 PM


© Sandy Mattingly 2007


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Dec. 21, 2007 - still slow for Sunday, but 4 more loft open houses



(remember to check the agent websites Sunday morning to see if open house is still on; for 655 Sixth Av you should call)

We now show only 542 open houses in Manhattan overall, but here are 4 more, all with high ceilings, 3 with sleep lofts; none that can sleep more than 2 people (or however many you can fit in one bed).


655 Sixth Av #2B
$1.895mm and $1,768/mo (condo) for “1,118 sq ft” at The O’Neill Building with 16 foot ceilings and those curved windows on the corner; looks like a re-sale (the developer would spell the name of the building correctly)
on the market since August
Open House Sunday December 23 from 2 to 2:30 PM BUT the open house is not on Sotheby’s website, so call first to confirm

130 Barrow Street #416
$1.075mm and 934/mo
(condo) for a secret number of square feet for a 1 BR with high ceilings, river views and a sleep loft over storage; you have to like walking in circles because the one bath is also up the circular stairs
on the market 3 weeks

Open House Sunday December 23 from 1 to 2:30 PM

310 East 46 Street #3F
$699k and $1,311/mo for “950 sq ft” in a 10%-down condop now configured as an open space with sleep loft (12.5 foot ceilings overall); maintenance looks low for this building
on the market since September
Open House Sunday December 23 from 3:30 to 5 PM

310 East 46 Street #3R
$649k and $1,165/mo for “800 sq ft” in that same condop with those same 12.5 foot ceilings and (yes) a sleep loft; maybe the maintenance numbers are right after all
on the market 2 months
Open House Sunday December 23 from 11 to 1 PM


© Sandy Mattingly 2007




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Dec. 20, 2007 - slowest open house Sunday of the year


so far, a paltry 20 lofts, fewer than 500 overall
When I did a small open house review for the Sunday after Thanksgiving (
not many houses open on Sunday) I wondered if that was the slowest weekend of the year. It was then, but not anymore.

Our database shows fewer than 500 open houses scheduled in Manhattan this Sunday, which is probably less than a quarter of a normal Sunday (more may be added later today and tomorrow, of course). Of that tiny total, only 20 are Manhattan lofts and only 3 are re-sales of real lofts


(remember to check the agent websites Sunday morning to see if open house is still on)


345 West 13 Street #2B
$3.775mm and $2,191/mo (condo) for “2,100 sq ft” of “stunningly designed” and other over-the-top description
new to market last week
Open House Sunday December 23 from 10 AM to 6 PM BY APPOINTMENT ONLY

110 West 25 Street 8th floor
$2.95mm and $1,912/mo (condo) for “2,600 sq ft” with high-end finishes, proper proper names and 19 windows, but only an exterior photo so far; with four windows east (toward the humongous Chelsea Stratus next door) and 4 south (to the 19-story Sam Change hotel on 24th Street), the views cannot be what they once were
new to market last week
Open House Sunday December 23 from 1 to 3 PM

250 Mercer Street #B-406
$2.3mm and $3,580/mo(!) for “2,000 sq ft” of a (nearly square) “meticulous renovation” in this funky collection of buildings in the greater NYU-nabe
on the market since April ($2.495mm)
Open House Sunday December 23 from 12 to 2 PM

The rest – at this point -- are in new developments



© Sandy Mattingly 2007


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Dec. 8, 2007 - 4 Sunday Open Houses around $1.5mm


(remember to check the agent websites Sunday morning to see if open house is still on)

From $1.449mm to $1.595mm, these spaces range from barely 1,000 feet to twice that, from 'done' to white box, and from five weeks to six months on the market; all were featured in a one or another Marathon Sunday open house review


21 East 22 Street #8D
$1.449mm and $1,090/mo for "1,000 sq ft" of no-expense spared 1 BR + 1 bath
on market 11 weeks ( ($1.499mm)
Open House Sunday December 9 BY APPOINTMENT ONLY Joan Dunne PruDE 917.721.7084

1200 Broadway #7C
$1.475mm and $2,007/mo for "1,950 sq ft" that I hit when new and in several open house reviews since (
under $800/ft at 1200 Broadway (still too high?)
please let me know if they still have that no-buzzing-the-door-open set-up
on the market since May ($1.55mm)

Open House Sunday December 9 from 12 to 1:30 PM

112 West 18 Street #4C
$1.495mm and $1,348/mo for a 3 BR + 1 bath "white box"
I said on November 2 "
yes, it is hard to get excited about such a "rare offering" without a floor plan or size….", but now there is a floor plan - but still no size (irritating, for a condo); and I will quibble that a "white box" should come without walls, but I guess they mean that you will rip out kitchen, bath and walls
on the market 6 weeks
Open House Sunday December 9 from 12 to 1 PM

179 Grand Street #PH-C
$1.595mm and $1,296/mo (condo) for "1,120 s ft" (duplexed) plus "400 sq ft" terrace with "dramatic views of old New York", "dazzling light", "harmonious quietude", "crisp open kitchen", inviting living area", etc, etc, etc; as I said on November 2 "
too many adjectives and adverbs to count, but the stacked bedrooms may not suit you; my favorite feature: a (legal!) gas grill"
on the market 5 weeks ($1.695mm)
Open House Sunday December 9 from 2:30 to 4



© Sandy Mattingly 2007



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Dec. 6, 2007 - 8 Sunday Open Houses in the $3mms



(remember to check the agent websites Sunday morning to see if open house is still on)

this tour ranges from 1,900 sq ft to 2,800 sq ft, from Baxter Street to West 19th Street, two of which are new within the last two weeks and two of which will celebrate birthdays next month



38-44 Warren Street #3A
$3mm and $2,427/mo (condo) for "2,632 sq ft" of no-detail-spared mint corner loft with a very prosaic "apartment" layout; I hit another listing in this building (and provided some sales history here) on November 28:
38 Warren finds agent + contract
on the market 2 weeks
Open House Sunday December 9 from 2 to 3:30 PM

684 Broadway #7E
$3.25mm and $2,255/mo for "2,600 sq ft" that I hit when new (no pix or floor plan then) on October 4: 684 Broadway has a new one, and reader Larry helped me out on differentiating the floor plan here from #3E and #5E (with "3,100 sq ft" each); his comment - "a very cool loft"; I can't tell why this is marketed as "move in today or create your own space" if it is of "true collector quality" but maybe that's just my myopia (perhaps someone won't like the rounded corners??)
on market 2 months
Open House Sunday December 9 from 12:30 to 2 PM

146 Chambers Street #PH
$3.275mm and $2,919/mo (condo) for "1,926 sq ft" of duplexed space with "600 sq ft" terrace plus balcony plus common roof deck; the last unit left in a boutique (4-unit) new development
on the market since January ($3.95mm)
Open House Sunday December 9 from 2 to 4 PM

136 Baxter Street #3AB
$3.45mm and $2,988/mo (condo) for "2,580 sq ft" in a (repeat after me) "unique" loft in the new development The Machinery Exchange
new to market last week
Open House Sunday December 9 from 1 to 3 PM

121 West 19 Street Penthouse E (#11E)
$3.7mm and $1,963/mo (condo) for "2,071 sq ft" plus terrace that I have blogged about before as having an incredible history (September 28:
anyone as confused as I am? rare foreclosure sale + rare pricing at Lion's Head 11E); bank still does not seem very motivated to me; buyer still has to pay the vig (6% to broker); weird….
on the market since January ($3.95mm)

Open House Sunday December 9 from 12:30 to 1:30 PM

139 West 19 Street #8E
$3.75mm and $1,776/mo for (2,800 sq ft??) plus "spectacular terrace"; I hit it on an open house review September 27, where I said
check the pictures of this "super sexy PH loft" - I am not getting a vibe of "recently renovated by an influential, well-known designer. An exceptional blend of pre-war industrial loft spirit with today's luxuries, this one-of-a-kind designer loft is exquisitely and tastefully done" but maybe it shows better in person (or maybe it is just me)
on the market 2 months ($4mm)
Open House Sunday December 9 from 1 to 2:30 PM

55 White Street #2B
$3.85mm and $2,123/mo (condo) for "2,300 sq ft" of a "recent architect total renovation" with 14 foot ceilings and windows that are 11 x 6 feet; I had to read this sentence a few times and toggle to the pix it finally understand the "suspended" part: "
Chef's Bulthaup kitchen defined within open plan layout by elegantly designed suspended grid & marble floor", but I can be myopic; saying nothing about the price, this place looks very sweet; Christopher Gray in the NY Times Streetscapes column back in March ("White Street, a Glimpse of What SoHo Used To Be")described this building as "the most architecturally imposing work on the block"
on the market 5 weeks
Open House Sunday December 9 from 1 to 2:30 PM

840 Broadway 8th floor
$3.85mm and $3,050/mo for "2,700 sq ft" that I found to be quite drool-worthy when it was new (November 8: sweet + quiet at 840 Broadway)
Open House Sunday December 9 from 12 to 2 PM


© Sandy Mattingly 2007



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Nov. 24, 2007 - not many houses open on Sunday


slowest weekend of the year?

There are less than a third the number of 'usual' open houses this holiday weekend, which is probably due to a combination of owners entertaining and agents being away. So here's three....

(remember to check the agent websites Sunday morning to see if open house is still on)

130 Watts Street #1N
$1.999mm and $1,956/mo for "1,996 sq ft"
I hit it when new last weekend (new at 130 Watts / bonus open house at $1.999mm ), when there were pictures on the web but no floor plan (it's there now), when I noted that the big issue for a lot of people will be those bars on the living room windows. Not too many lofts are set at sidewalk level.
Open House Sunday November 25 from12:30 to 2 PM

129 Duane Street #4T
$2.35mm and $1,834/mo (condo) for "2,350 sq ft" of triple mint, etc, etc (including a fireplace)
on the market almost a year ($3.15mm and 4 drops since) and featured in the NY Post 11 months ago; I hit it this week as a near-birthday listing (birthday shopping for 129 Duane for next week's anniversary)
Open House Sunday November 25 from11:30 to 1 PM
$2.595mm and $1,566/mo for "2,287 sq ft" of a triplex with private garden; I hit it in an open house review 10 weeks ago when it was a 2-week-old Sotheby's listing; now Corcoran's got it at the most recent Sotheby's price
Open House Sunday November 25 from12 PM to 2



© Sandy Mattingly 2007

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Nov. 16, 2007 - 5 Sunday Open Houses at $1.995mm


(remember to check the agent websites Sunday morning to see if open house is still on)

This exact price would get you 3,600 sq ft in the (far) East Village but less than 1,400 sq ft near the Chelsea Whole Foods; three of these listings have some hair on them (the most mature is a January listing), but two are new in November; all but one have some outdoor space.

120 East 29 St #4A
$1.995mm and $2,168/mo (condo) for "1,780 sq ft" plus balcony in a 2004 conversion with a nearly Long-and-Narrow layout with all the windows on the long south wall, set up as 3 bedrooms, 2 baths, with the kitchen at the entry
new to market 10 days ago
Open House Sunday Nov 18 from 12 to 2 PM

430 East 10 St 4th floor
$1.995mm and $1,100 sq ft for "3,600 sq ft" of pretty raw space plus (the possibility of??) rooftop ownership in a walk-up that (per an email this week) just got a Certificate of Occupancy and has 2 banks that will lend in the building; that is significant progress since I hit it when it dropped the price in July (
price drop for raw Alpha-Land space at 430 E 10 St (bring caution)); it has "rustic pillars", wooden beams, exposed brick and (a neat trick for a 4th floor unit) is only 2 flights of stairs up (?)
on the market since January ($2.57mm) through 2 firms and yo-yo pricing ($2.57mm - $2.195mm - $1.975mm - $2.25mm - $1.995mm)
Open House Sunday Nov 18 from 12 to 1:30 PM

252 Seventh Av #4J
$1.995mm and $1,093/mo (condo) for "1,313 sq ft" of BR + office in the Chelsea Mercantile
new this week
Open House Sunday Nov 18 from 12:30 to 2 PM

200 West 24 Street #9A
$1.995mm and $1,438/mo (condo; abated?) for "1,348 sq ft" plus private rooftop "oasis" in a 2005 new development
on the market since May ($2.15mm)
Open House Sunday Nov 18 from 1 to 2:30 PM

444 West 19 Street #201
$1.995mm and $1,456/mo (condo; taxes abated) for "1,406 sq ft" of never-lived-in space at Chelsea Club (plus "530 sq ft" terrace) offered furnished and designed "down to he smallest detail"
on the market since March ($2.85mm); purchased in July 2006 for $1.195mm (then renovated??)
(what's with the zebra-skin rugs in so many lofts these days??)
Open House Sunday Nov 18 from 12 to 1:30 PM


© Sandy Mattingly 2007


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Nov. 16, 2007 - 5 Sunday Open Houses around $2.5mm


(remember to check the agent websites Sunday morning to see if open house is still on)

158 West 23 Street 5th floor
$2.595mm and $1,594/mo (condo) for "1,865 sq ft" "gut renovated" and the subject of a lengthy no-money-in-flipping post this week (Nov 13:
wearing a $500k renovation on your sleeve / 158 W 23 is flipping)
new this week
Open House Sunday Nov 18 from 2 to 3:30 PM

525 Broome Street #3
$2.59mm and $1,651/mo for the opportunity to convert "2,100 sq ft" of second floor gallery space with 1 bedroom + 2 baths into a home; bones include 12 foot ceilings, maple floors, wood-burning fireplace, columns, brick … and that SoHo address; layout is pretty flexible, with 3 exposures and plumbing spread about
on market since July (patient seller)
Open House Sunday Nov 18 from 11 to 5 PM (by appointment only (917) 991-2074)

714 Broadway #4
$2.5mm and $2,449/mo for "3,050 sq ft" of "tremendous potential", a curious price history and very Long-and-Narrow footprint; I warned PETA members away from this in an open house review Oct 26,
on the market (this time) 8 weeks
Open House Sunday Nov 18 from 12 to 1 PM

13 Jay Street 4th floor
$2.495mm and $1,518/mo for "1,860 sq ft" that I hit when new on Oct 8 (
doubling up at 13 Jay / 4 year's appreciation), before there were pix or floor plan up, and again in one of last weekend's open house reviews; at 23 feet wide, there's a classic Long-and-Narrow layout, with bedrooms at the rear (with the bathrooms) and a bonus glass-walled den up front
on market 5 weeks
Open House Sunday Nov 18 from 2 to 3 PM

93 Mercer St #4W
$2.49mm and
$1,896/mo for "2,200 sq ft" that I hit when new last weekend (Nov 5: cash back on new one at 93 Mercer); see especially Reader Jess's comments about view (lack thereof)
Open House Sunday Nov 18 from 1 to 3 PM


© Sandy Mattingly 2007

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Nov. 15, 2007 - 5 Sunday Open Houses from $3.1 to $3.5mm


(remember to check the agent websites Sunday morning to see if open house is still on)

57 Bond Street #4E
$3.45mm and $1,712/mo (condo) for "2,125 sq ft" of bling-bling finishes (circa 2003) on perhaps the bling-bling block in the Manhattan loft world, which I hit when this was new on Nov 1 (
re-setting values at 57 Bond / there goes the neighborhood)
Open House Sunday Nov 18 from 12:30 to 2 PM

66 Ninth Avenue #8E
$3.3mm and $2,741/mo (condo) for "1,834 sq ft" in the Porter House with south balcony and Meatpacking views
on the market 5 weeks ($3.5mm)
Open House Sunday Nov 18 from 2 to 3:30 PM

684 Broadway #7E
$3.25mm and $2,255/mo for "2,700 sq ft" that I hit when new on October 4 (
684 Broadway has a new one), where you should note especially Reader Larry's comments about this floor plan compared to other "E" line units in the building
on the market 6 weeks
Open House Sunday Nov 18 from 12 to 2 PM

1 Hudson Street 10th floor
$3.2mm and $2,557/mo for "1,800+ sq ft" that I hit when new no October 10 (
top of the bottom of Hudson is new / 1 Hudson St has top price); now having seen it, this space is in rather primitive condition - any buyer at this level will make a significant investment in a renovation
on the market 5 weeks
Open House Sunday Nov 18 from 1 to 2:30 PM

9 Murray Street #9W
$3.1mm and $2,787/mo (condo) for "2,700 sq ft" of 37 foot wide Long-and-Narrow that has (barely) 4 exposures and plumbing on both long sides; I can't tell how the finishes compare to #8W, which is asking $3.35mm for a no-detail-untouched renovation that has been on the market for 22 months ($3.9mm)
On market 6 weeks ($3.25mm)
Open House Sunday Nov 18 from 2 to 3:30 PM


© Sandy Mattingly 2007

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Nov. 10, 2007 - 7 Sunday Open Houses from $2.5 to $2.35



(remember to check the agent websites Sunday morning to see if open house is still on)

These 7 are in Tribeca, SoHo and Chelsea and range from under 1,500 sq ft to more than 2,300 sq ft, from new last weekend to one that's about to celebrate a birthday, all in the very narrow price range of $160k….


13 Jay Street #4
$2.495mm and $1,518/mo for "1,860 sq ft" of "once in a blue moon" loft w "pin drop quiet" bedrooms, an "integrated" kitchen (?) and espresso bar; I hit it when new (Oct 8:
doubling up at 13 Jay / 4 year's appreciation)
on market a month
Open House Sunday Nov 11 from 2 to 3 PM
Open House Tuesday Nov 13 from 5:30 to 7 PM

93 Mercer Street #4W
$2.49mm and $1,896/mo for "2,200 sq ft" with 11 foot ceilings (tin, or some patterned material), exposed sprinklers, columns, maple flooring; plus a cash-back feature; I hit it on Monday:
cash back on new one at 93 Mercer
new last weekend

Open House Sunday Nov 11 from 2 to 4 PM

73 Worth Street #3E
$2.45mm and $2,595/mo (condo) for "1,911 sq ft" in a 2003 state-of-the-(then)-art conversion, with 2003's top bling-bling finishes; this price is just about double the original (2003) purchase price
on the market 3 weeks
Open House Sunday Nov 11 from 12 to 2 PM

251 West 19 Street #3C
$2.4mm and $1,774/mo (condo) for "1,822 sq ft" with the most convoluted price history (see June 1:
follow the bouncing price at 251 W 19 St ? now UP); my last two comments about this building were September 2 and September 21 (what drama!)
on the market since March
Open House Sunday Nov 11 from 11 to 12 PM

16 Hudson Street #3A
$2.395mm and $1,800/ mo for "1,860 sq ft" that I hit when new around Labor Day (
3A seeks to top 3C at 16 Hudson) when it was $2.495mm, where I wondered: "I also wonder what the fact that it has taken #3C since last November to find a contract off an asking price of $2.175mm has to say about how long it may take #3A to find its buyer off of $2.495mm...."
Open House Sunday Nov 11 from 12:30 to 2:39 PM

252 Seventh Avenue #11V
$2.375mm and $1,547/mo for "1,478 sq ft" in "Chelsea's best condo building"; I agree -- I love the Chelsea Mercantile, the building that branded this micro-nabe (see March 30
Chelsea's Merc merchandise / 5 open houses)
on the market 3 weeks
Open House Sunday Nov 11 from 12 to 1 PM

129 Duane Street #4T
$2.35mm and $1,834/mo (condo) for "2,350 sq ft" of triple mint, etc, etc (including a fireplace)
on the market a year ($3.15mm and 4 drops since) and featured in the NY Post 11 months ago; this price is 25% off the original price (yikes)
Open House Sunday Nov 11 from 11:30 to 1 PM

© Sandy Mattingly 2007


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Nov. 9, 2007 - 7 Sunday Open Houses at $2.9x



(remember to check the agent websites Sunday morning to see if open house is still on)

These lofts range from Tribeca to Flatiron in a very narrow price range, with sizes that vary from 1,800 sq ft to 3,100 sq ft, and conditions that range from new development to bring-your-architect.

225 Lafayette St #6D
$2.995mm and $3,383/mo (condo) for "2,040 sq ft" that has custom-this and custom-that throughout - very tastefully done if that is your taste; layout is Long-and-Narrow but not classically so because it is not a rectangle; lots of windows
on the market 2 weeks
Open House Sunday Nov 11 from noon to 2 PM

115 Mercer St #4S
$2.95mm and $3,495/mo (condo) for "1,982 sq ft" in a new "boutique doorman condominium"; our data base shows #3S has sold (asking price was $2.8mm) but I don't see any deeds recorded in this building since the condo declaration was filed in June
on the market 10 months
Open House Sunday Nov 11 from 11:30 to 12:30 PM

60 West 15 Street 4th floor
$2.995mm and $2,035mm for "3,100 sq ft" of "masterwork loft" with - from the Oct 20 open house review -- (I can't make this up, or figure it out) "great texture" that may need some work ("
spend nothing and live the way things used to be, or put some money into it to create an incredible family compound")
On the market 12 weeks

Open House Sunday Nov 11 from noon to 1:30 PM

181 Hudson Street #2EF
$2.95mm and $1,973/mo (condo) for "2,150 sq ft" of (say it along with them) "classic Tribeca corner loft"; tons of windows along one long (east) wall and one narrow (south) wall; concrete floors; layout is very efficient and the footprint is very flexible (plumbing all over the place), with a 3 bedroom + 3 bath set-up and a rather dramatic kitchen (that "partial park view", btw, is the greenery surrounding the Holland Tunnel spillways just to the south and east of this loft that faces east and south; hence the mention of "insulated" windows)
new to market this week
Open House Sunday Nov 11 from 1:30 to 3 PM

152 Wooster St #2A
$2.925mm and $1,889/mo for "2,800 sq ft" of "true downtown loft" that does seem to have significant virtues (11 foot ceilings, cast-iron columns, huge arched windows), plus the opportunity (necessity!) to create your space, as this is a double punctuation "bring your architect!!" project; footprint is said to be 60 x 45 feet with windows only on one long wall (west) and plumbing risers all over the place
on the market two weeks, but this is the first open house
Open House Sunday Nov 11 from 11 to 1 PM

260 Park Avenue South #3D
$2.9mm and $2,916/mo (condo) for "over 1,800 sq ft of contiguous pure luxury" (gulp); for the new construction / full service buyer (2006 conversion); ironically enough, this line's layout is virtually a classic Long-and-Narrow, with windows only on the narrow ends, 2 bedrooms in the back; I'd have to get past the broker-babble ("the powder room located perfectly off of the foyer is sure to impress"), but he won't be living there with you, and you'd get 14 foot ceilings
on the market 10 weeks
Open House Sunday Nov 11 from 2 to 4 PM

24 East 20 Street #4
$2.895mm and $1,150/mo maintenance for "2,500 sq ft" of classic open loft with custom kitchen, set up as 3 bedroom + 2 baths; a classic Long-and-Narrow layout with no side windows and all the plumbing squeezed into one rear corner, roughly 36 x 72 ft; featured in open house reviews Sept 16 and -- when it was a Corcoran listing at "20 E 20 St" -- Aug 17 and April 25 (
real 2,500 sq ft at 20 E 20)
Open House Sunday Nov 11 from 2 to 4 PM


© Sandy Mattingly 2007

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Nov. 8, 2007 - 7 Sunday Open Houses around $1.74mm


(remember to check the agent websites Sunday morning to see if open house is still on)

3 are from last week….

448 West 37 Street #8F
$1.688mm and $1,114/mo (condo) for "1,550 sq ft" in the Glass Farmhouse over in Big Sky Country; funky layout is challenging for a 2d bedroom or bath
new to market last week
Open House Sunday Nov 11 from 12 - 2 PM

179 Grand Street #PH-C
$1.695mm and $1,295/mo (condo) for "1,120 sq ft" (partially duplexed) plus "400 sq ft" terrace; too many adjectives and adverbs to count, but the stacked bedrooms may not suit you; my favorite feature: a (legal!) gas grill
new to market last week
Open House Sunday Nov 11 from 2:30 - 4 PM

303 Greenwich St #2K
$1.695mm and $1,050/mo (condo) for "1,250 sq ft" in one of the early Tribeca condos (1987); this space is architect designed (note the curved kitchen counter and curved master bath), with the proper proper names in kitchen and bath (with a "zen master bath" with wooden soaking tub!); N.B., this intersection is one of the busiest pedestrian spots in Tribeca (try it during Stuyvesant and BMCC 'rush hour'); why are so many listings only using 3 pix these days??
new to market last week

Open House Sunday Nov 11 from 12:30 - 1:30 PM

5 East 3 Street 3rd floor
$1.7mm and $1,360/mo (condo) for "1,860 sq ft" of essentially raw space (hip, but raw); see Sept 27: canvas is blank + new at 5 East 3rd (not cheap)
Open House Sunday Nov 11 from 12 - 2 PM

40 West 24 Street #8N
$1.795mm and $1,669/mo for "2,000 sq ft" of move-in-OR-bring-architect (dealer's choice!) with all the windows on one long wall (2d bedroom is dark)
on market since January ($1.895mm; 2 firms), we show this as "contract out"
Open House Sunday Nov 11 from 2:30 - 3:30 BUT you must call for an appointment before 11 AM 646.284.0873

64 North Moore Street #2W
$1.795mm and $1,1010/mo (condo) for "1,900 sq ft" in a very funky bifurcated footprint (check the floor plan closely; note the 'outside' bath) with gourmet kitchen and (a new one on me) "century old fir columns"
on the market 3 weeks
Open House Sunday Nov 11 from 12:30 - 2

4 Lexington Avenue #8D
$1.8mm and $1,950/mo for "1,200 sq ft" that is duplexed calling-it-a-loft-does-not-make-it-a-loft space that is "triple mint" but not flexible in the least; but expensive
on the market a month
Open House Sunday Nov 11 from 12:30 - 2

© Sandy Mattingly 2007

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Sandy Mattingly is Manhattan Loft Guy; now with The Corcoran Group (http://corcoran.com/ ; but see the disclaimer at the bottom of the page), he can be reached most easily at Sandy@ManhattanLoftGuy.com or 917.902.2491, and followed on Twitter @ManhattnLoftGuy (note "mis-spelling"). After 7+ years, the blog has moved. Links here on RealTown will work for the foreseeable future, but new posts (and all the old content) has migrated to ManhattanLoftGuy.com.

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