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Manhattan Loft Guy

Sep. 8, 2007 - so many open houses, so little time

best laid plans

Instead of reviewing Manhattan loft open houses yesterday, I spent the day working. Sorry...
 
The good news is that the first post-Labor Day Sunday has the full complement of open houses that a healthy market would expect, including over 100 lofts from $1mm to $5mm.
 
The bad news is that I won't get to mention many of them before Sunday morning -- but I will try to highlight at least a few that catch my eye for one reason or another.
© Sandy Mattingly 2007
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Aug. 31, 2007 - motivated sellers do Holiday open houses

 
(remember to check the agent websites Sunday morning to see if open house is still on)
 
None of the Manhattan lofts reviewed for last weekend are having open houses this Sunday (not surprisingly) (Sunday Aug 26 open houses $1mm - $2mm and Sunday Aug 26 open houses over $3mm / whatever your taste), though I did skip the $2mm to $3mm part of the market last week.
 
My best estimate is that there are no more than a third the number of open houses this weekend as last weekend, which was a slow weekend to begin with. Most agents are away, most sellers understand that most buyers are away, many sellers don't want to be bothered by an open house in the middle of their holiday weekend. But if I were a motivated buyer, I might look at open houses this Sunday as hinting at motivated sellers.
 
If you've been following this feature, these open houses will be familiar to you:
 
$2.887mm and $2,843/mo (condo) for 2,273 sq ft of "one of a kind space" with 106 sq ft of outdoor space at Landmark 17 (a walk-up, but how far??)
On the market 11 weeks
Open House Sunday Sept 2 2 - 4
 
$2.85mm and $4,127/mo (condo) for 2,732 sq ft in a new (2004) "loft" building (14 foot ceilings help)
On the market 11 weeks ($3.1mm)
Open House Sunday Sept 2 2 - 4
 
$2.59mm and $1,651/mo (condo) for "2,100 sq ft" of "unlimited opportunity" (it is now a showroom gallery)
On the market 5 weeks
Open House Sunday Sept 2 12 - 2
 
 
I don't think I have reviewed these two loft listings, which are having open houses:
 
$2.395mm and $1,608/mo (condo) for "1,989 sq ft" with fireplace, Corinthian columns, 11 foot ceilings, chef's kitchen and a very good corner layout (note that the "five over-sized windows" in the listing are all in the living/dining area; the floor plan shows 8 windows overall); 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 since March ($2.5mm)
Open House Sunday Sept 2 12 - 2
 
$2.1mm and $1,105/mo (condo) for "1,207 sq ft" "mint and beautifully designed corner loft"; ask about the one year assessment of $517/mo
On the market since May ($2.2mm)
Open House Sunday Sept 2 12 - 1:30
 
$1.89mm and $1,709/mo (condo) for "1,375 sq ft" in the former UFT building, converted just a few years ago; this is one of the more cookie-cutter layouts in the building (but it has high ceilings and big windows)
New to market this week
Open House Sunday Sept 2 1 - 3
 
© Sandy Mattingly 2007
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Aug. 25, 2007 - Sunday Aug 26 open houses $1mm - $2mm

 
(remember to check the agent websites Sunday morning to see if open house is still on)
 
This set includes three new listings, having their first weekend open houses, and one back on the market after ten weeks (it is rude to say Welcome Back to that one). The balance, I guess, make up The Usual Suspects….
 
 
$1.125mm and $1,500 sq ft for “1,100 sq ft” plus “200 sq ft” deck (that I calculate as larger); just back on the market this week, ten weeks after a contract was signed (board turndown??), as I noted yesterday in oh dear / 808 Broadway #2J is back
on the market since March ($1.25mm)
Open House Sunday Aug 26 12 – 2
 
 
$1.15mm and $1,318/mo (condo) for “725 sq ft” and the address is not a typo; this is a real loft (or a very real loft-like apartment) with 13 foot ceilings on the site of the old Gimbels at Lex and 86 St. (I posted about it two weeks ago as a new listing UES loft (really) / new at 120 E 87 St.) As I said in that Aug 14 post:
 
typical UES with downtown ceilings
The Park Avenue Court has the full roster of UES amenities: concierge, health club, pool, garden, garage and roof deck. It has some other premium-priced listings, as well. #P-4D is a “1,100 sq ft” loft with 17 foot ceilings (!!), asking $1.75mm ($1,912/mo). #R-14C is “1,250 sq ft” offered for $1.85mm ($2,211/mo), with 14 foot ceilings. (What’s up with the varying ceilings heights??)
 
Both of these are cookie-cutter layouts, but probably no worse than some new downtown loft layouts (Lions’ Head, for one).
 
I am curious about the market for these units. The lobby is definitely an “Upper East Side” lobby; the services match; the layouts, too. But how deep a market is there for such high ceilings up there?
 
Open House Sunday Aug 26 12:30 – 2
 
 
$1.2mm and $1,645/mo for “1,200 sq ft” new last weekend; The Foundry is a former factory, so these spaces technically qualify as lofts, but (to me) they are generally more cramped in layouts, converted in 1984 with more of an “apartment” feel than I prefer (your mileage may vary); this is a coop with condo rules
Open House Sunday Aug 26 2 - 3:30
Open House Tuesday Aug 28 5:30 - 7
 
 
$1.375mm and $1,203 /mo (condo) for “1,200 sq ft” with 12 ft ceilings; layout is nearly square with 4 windows on the north wall (period); space seems very efficiently laid out (for a single or couple) in open loft style; on Broadway nearly at Canal, it is (good news and bad) very centrally located
on the market 4 weeks
Open House Sunday Aug 26 2 - 3
 
 
$1.395mm and $1,288/mo for … the listing is copy about size (best guess from floor plan = under 1,500 sq ft); I described this in a July 6 open house review (Open House review - early bird specials under $1.8):
 
Long-and-Narrow with 3 front windows + 3 back windows (back windows all have plumbing – 2 baths and kitchen)
 
on the market since May 9 ($1.495mm)
Open House Sunday Aug 26 12:30 – 1:30
 
 
$1.575mm and $1,500/mo for “1,500 sq ft” that remains a walk-up until a Summer 2008 elevator project eats up some space and saves many steps. I featured this twice in open house reviews since it was new in March (on July 6 and March 23) and again when it was a NY Times On The Market property on August 5. That post prompted reader VDH to offer some interesting insight about the elevator project and the loft’s layout (scroll down for comments at elevator coming to 160 Chambers / NY Times On The Market).
Open House Sunday Aug 26 2 – 4
 
 
$1.65mm and $1,019/mo (condo) for “1,600 sq ft” that needs a little love; I blogged about it when new last weekend (Bond, 19 Bond / new loft listing asks ‘got love’?); there is still no floor plan, but there are three interior pix (still looks like a total gut job to me)
Open House Sunday Aug 26 2 - 3:30
 
 
$1.895mm and $1,550/mo for (what might or might not be) “2,500 sq ft”; I have blogged about the price history and the size of this one twice (two weeks ago: getting very serious about price at 543 Broadway and in April: wondering about the 1 Bed Wonder at 543 Broadway – how much for how big?)
Open House Sunday Aug 26 2 - 3
 
 
$2mm and $1,668/mo (condo) for “1,853 sq ft” that I blogged about this week as a new loft listing (Aug 21 new at 150 W 26 / one of the Merc’s children); with the floor plan now up on the web, you can see this is a rare Long-and-Narrow with windows along one long side and one narrow side (granted, the long side looks across at a building, but there is the flexibility to put quiet bedrooms on that wall that get some light, as here)
Open House Sunday Aug 26 12 - 2
Open House Wednesday Aug 29 12 - 2
 
 
© Sandy Mattingly 2007
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Aug. 24, 2007 - Sunday Aug 26 open houses over $3mm / whatever your taste

 
(remember to check the agent websites Sunday morning to see if open house is still on)
 
$4.6mm and $2,685/mo (condo) for “3,300 sq ft” of triplex with four terraces (one “750 sq ft”) just above the Holland Tunnel spillways
on the market since January ($4.995mm); I mentioned this one two weeks ago (open house Sunday smorgasbord / the chateaubriand set)
Open House Sunday Aug 26 2:30 – 4
 
$3.995mm and $1,877/mo for 3,500 sq ft of “clean slate”
on the market since April ($4.95mm); another from two weeks ago (open house Sunday smorgasbord / the chateaubriand set)
Open House Sunday Aug 26 1 – 2:30
From two weeks ago:
(N.B., this unit sold in April 2006 for $3.225mm; see my July 6 price slashed at 80 Greene / addition by subtraction planned or happenstance?); price has dropped another $205k since then
 
$3.75mm and $2,307/mo maintenance for “3,000 sq ft” of “the perfect blend of uptown elegance and downtown charm”
this patient seller has had it on the market since January
Norman Siegel LREB notes that this is a walk-up until the elevator is replace, but does not say when that might be
Open House Sunday Aug 26 2 – 4
 
$3.65mm and $3,919/mo (condo) for being-converted duplexed 1,926 sq ft + 600 sq ft terrace
on the market since January ($3.995mm); another from two weeks ago, and last week as well
Open House Sunday Aug 26 2 – 4
 
$3.45mm and $2,273/mo (condo) for 2,400 sq ft of sponsor space
on the market since May; another from two weeks ago, and last week as well
Open House Sunday Aug 26 1 – 3
 
$3.33mm and $1,963/mo (condo) for “2,027 sq ft” with a jittery price history (gnashing of teeth in The Lions Head / jumpy prices + lien at 121 W 19 PH-E) in a building that I reviewed quite closely two weeks ago week (Lions Head revisited / price history at 121 W 19 St) also from last week’s review; I had a comment from someone from the Elaine Clayman team “correcting” some data I reported from ACRIS, but I don’t see what error I made and she has not returned to tell me
Open House Sunday Aug 26 1 – 2:30
 
$3.125mm and $1,750/mo maintenance for “2,600 sq ft” of “unique luxury living”; on the market since July 26; also from last week’s review
Open House Sunday Aug 26 12 – 1:30 but you need an appointment
 
© Sandy Mattingly 2007
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Aug. 17, 2007 - Sunday Open Houses over $2mm / more surf, less turf

 
(remember to check the agent websites Sunday morning to see if open house is still on)
 
15 W 17 St
This is another development marketed by Halstead’s Charles Hawkins (see 137 Duane in today’s Sunday Open Houses over $2.5mm / more surf, more turf), with five remaining full-floor lofts (“2,221 sq ft”) at from $2.425mm to $1.995mm (see his My Listings page for details)
Open House Sunday, August 19 2 – 4
 
$2.4mm and $2,656/mo (condo) for “1,677 sq ft” of white box “ultra contemporary glass mega-lofts” (this one with 17 ft ceilings)
On the market through a different firm in 2006 ($2.75mm), then off for 6 months before PruDE brought it back in July at $2.25mm (yes, they have raised the price)
Open House Sunday, August 19 2 – 4
 
$2.295mm and $1,775mm for “1,917 sq ft” of “peaceful and stunning” space (no mention of zen or feng shui)
On the market 1 week
Open House Sunday, August 19 1 – 3
Open House Tuesday, August 21 5:30 – 7
 
$2.25mm and $1,478/mo maintenance for “1,653 sq ft” of “true old school loft”, which I noted when it was new in early July (adding 4A to the mix at 251 W 19 St / help nudge 3C along?), with a history of prices in the building
Open House Sunday, August 19 12 – 2
 
$2.2mm and $1,575/mo maintenance for “1,800+ sq ft” that is “not only beautiful and practical, but eminently livable”
on the market 4 weeks
Open House Sunday, August 19 12:30 – 1:30
 
$2.15mm and $633/mo maintenance for “1,800 sq ft” of “brilliant light, open space … [and] spectacular river views” (that sounds as though it needs updating) ; I addressed it when it in a July open house review (more Open Houses, with warnings, Sunday July 15)
On the market since April
Open House Sunday, August 19 3 – 4
 
© Sandy Mattingly 2007
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Aug. 17, 2007 - Sunday Open Houses over $2.5mm / more surf, more turf

 
(remember to check the agent websites Sunday morning to see if open house is still on)
 
Four out of five Manhattan lofts from last week’s surf-and-turf selection (open house Sunday smorgasbord / the surf-and-turf set) are on this week’s buffet table:
 
 
$2.995mm and $1,150/mo for 2,500 sq ft of “classic loft in the truest and best sense” (or, as I put it on April 25 real 2,500 sq ft at 20 E 20)
On the market since April
Open House Sunday Aug 19 2 - 3
 
$2.887mm and $2,843/mo (condo) for 2,273 sq ft of “one of a kind space” with 106 sq ft of outdoor space at Landmark 17 (a walk-up, bit how far??)
On the market 9 weeks
Open House Sunday Aug 19 2 – 4
 
$2.85mm and $4,127/mo (condo) for 2,732 sq ft in a new (2004) “loft” building (14 foot ceilings help)
On the market 9 weeks ($3.1mm)
Open House Sunday Aug 19 2 – 4
 
$2.695mm (and $1,100/mo maintenance) for 2,200 sq ft of “meticulously renovated” “Noho Zen!!”
Open House Sunday, August 19 1 – 3
 
Open Houses also at:
 
$2.75mm and $2,500/mo maintenance for “3,000 sq ft” (currently divided, with a “700 sq ft income producing property”)
on the market since June last year ($2.995mm)
Open House Sunday, August 19 BY APPOINTMENT ONLY
 
137 Duane St
This mix of white-box and finished lofts has lofts at $7.995mm, $6.5xxmm, $2.7mm, $1.725mm and $745k for a year (see the My Listings page for Halstead’s Charles Hawkins for details); I have touched on this building before, most recently on Aug 6 (can a white box feel pain? – at 137 Duane (big price drop) it might)
Open House Sunday, August 19 11 – 1
 
$2.6mm and $1,275/mo maintenance for “2,000 sq ft” of “outstanding renovation incorporating Feng Shui”
On the market since February ($2.899mm)
Open House Sunday, August 19 2 – 4
 
$2.59mm and $1,651/mo (condo) for “2,100 sq ft” of “unlimited opportunity” (it is now a showroom gallery)
On the market 3 weeks
Open House Sunday, August 19 12 – 2
 
© Sandy Mattingly 2007
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Aug. 16, 2007 - Sunday open houses over $3mm / more chateaubriand

 
(remember to check the agent websites Sunday morning to see if open house is still on)
 
Only two lofts from last week’s smorgasbord (open house Sunday smorgasbord / the chateaubriand set) are on tap again this Sunday.
 
$3.65mm and $3,919/mo (condo) for being-converted duplexed 1,926 sq ft + 600 sq ft terrace
On the market since January ($3.995mm)
Open House Sunday Aug 19 2 – 4
 
$3.45mm and $2,273/mo (condo) for 2,400 sq ft of sponsor space
On the market since May
Open House Sunday Aug 19 1 – 3
 
These pricey items were not on the menu last week:
 
$3.875mm and $2,233/mo (condo) for “3,400 sq ft” with many walls – and a super-hero vibe I discovered when it was new (Aug 8: super-sized for super-heroes at 35 W 23)
Open House Sunday Aug 19 1 – 2:30
 
$3.33mm and $1,963/mo (condo) for “2,027 sq ft” with a jittery price history (gnashing of teeth in The Lions Head / jumpy prices + lien at 121 W 19 PH-E) in a building that I reviewed quite closely last week (Lions Head revisited / price history at 121 W 19 St)
Open House Sunday Aug 19 1 – 2:30
 
$3.125mm and $1,750/mo maintenance for “2,600 sq ft” of “unique luxury living”; on the market since July 26 but (a) the first showing is the Sunday Open House and (b) they’ve raised the price $175k before showing it
Open House Sunday Aug 19 12 – 1:30
Open House Wednesday Aug 22 6 –7:30
They will feed you (both times), but you need an appointment
 
© Sandy Mattingly 2007
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Aug. 10, 2007 - open house Sunday smorgasbord / the surf-and-turf set

 
(remember to check the agent websites Sunday morning to see if open house is still on)
 
apparently, fours are wild
$2.995mm and $1,750/mo (condo) for 2,200 sq ft with some issues (see my June 2 brand new at 145 Sixth Av in SoHo (traffic is extra) esp the comments)
On the market since May
Open House Sunday Aug 12 2 – 3:30
 
$2.995mm and $1,50/mo for 2,500 sq ft of “classic loft in the truest and best sense” (or, as I put it on April 25 real 2,500 sq ft at 20 E 20)
On the market since April
Open House Sunday Aug 12 3 – 4:30
 
$2.887mm and $2,843/mo (condo) for 2,273 sq ft of “one of a kind space” with 106 sq ft of outdoor space at Landmark 17 (a walk-up, bit how far??)
On the market 8 weeks
Open House Sunday Aug 12 2 – 4
Open House Tuesday Aug 14 7 – 7
 
$2.85mm and $4,127/mo (condo) for 2,732 sq ft in a new (2004) “loft” building (14 foot ceilings help)
On the market 8 weeks ($3.1mm)
Open House Sunday Aug 12 2 – 4
 
$2.665mm (and $1,100/mo maintenance) for 2,200 sq ft of “meticulously renovated” “Noho Zen!!”
Open House Sunday, August 12 1 – 3
 
© Sandy Mattingly 2007
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Aug. 10, 2007 - open house Sunday smorgasbord / the chateaubriand set

 
(remember to check the agent websites Sunday morning to see if open house is still on)
 
$4.6mm and $2,685/mo (condo) for 3,300 triplexed space w 2 terraces (one 750 sq ft)
On the market since January ($4.95mm)
Open House Sunday Aug 12 1 - 3
 
$3.995mm and $1,877/mo for 3,500 sq ft of “clean slate”
On the market since April ($4.95mm)
Open House Sunday Aug 12 12 – 2:30
(N.B., this unit sold in April 2006 for $3.225mm; see my July 6 price slashed at 80 Greene / addition by subtraction planned or happenstance?); price has dropped another $205k since then
 
$3.995mm and $2,570/mo ($1,950 net*) for 2,300 “indescribable” (!) sq ft and “heavenly” roof terrace
On the market since April
Open House Sunday Aug 12 2 – 3:30
(N.B., “net maintenance of approximately $1,950” suggests 80/20 issue)
 
$3.775mm and $5,248/mo for 2,250 sq ft of “museum quality” space [hint: the “120 linear feet of undulating … windows” means we are in Astor Place, the Gwathmey Siegel Design for Living]
On the market since April
Open House Sunday Aug 12 12 – 1:30
 
$3.65mm and $3,919/mo (condo) for being-converted duplexed 1,926 sq ft + 600 sq ft terrace
On the market since January ($3.995mm)
Open House Sunday Aug 12 2 – 4
 
$3.45mm and $2,273/mo (condo) for 2,400 sq ft of sponsor space
On the market since May
Open House Sunday Aug 12 1 – 3
 
$3.2mm and $3,060/mo (condo) for 1,819 sq ft of “triple mint loft living”
On the market two weeks
Open House Sunday Aug 12 2 – 3:30
 
© Sandy Mattingly 2007
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Jul. 27, 2007 - 1,000 ft rooftop tour / open houses at 240 E Houston + 29 W 15

 
(remember to check listings Sunday to make sure the open house is still on)
There are two similar Manhattan lofts holding open houses Sunday. Both are just over “1,000 sq ft”, both have private roof decks, both are nearly $1.5mm, both have difficult layouts for more people than one.
 
PH-B at 29 West 15 Street is said to be “1,020 sq ft” set up as 2 bedrooms + 1 bath, but the highlight will be the “900 sq ft” private roof terrace. On the market five weeks at $1.495mm and $794/mo in maintenance.
 
Open House Sunday 1 – 2:30
 
#5D at 240 East Houston Street is “1,087 sq ft”, set up as 1 bedroom + 2 bathrooms, while the highlight here is the (400 sq ft??) private roof desk. On the market since last November, it started at $1.82mm and suffered four price drops before changing firms in June at the new price of $1.499mm ($1,106/mo in taxes and charges). This interior is even more difficult than 29 W 15 St.
 
 
Open House Sunday “by appointment only” (PruDE’s Stephen Dartley,  O: 212-350-2283 , M: 917-603-9150)
 
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Jul. 13, 2007 - more Open Houses, with warnings, Sunday July 15

(remember to check listings Sunday to make sure the open house is still on)
$2.49mm ($1,875/mo) for “2,200 sq ft” in the heart of Soho
We’ve covered this one before, as it has been on the market since March (memo to 4-person marketing team: change the “this opportunity will not last”; it has – so far); warning: remember to ask about 80/20 (see my March 7 post fascinating new listing at 106 Spring – low maintenance and cash back with the link to IRS rules for coops – beware the 80/20 rule) and – for fun – the Curbed.com commentary On the Market: Kandy-Kolored Tangerine Baby
Open House 2 – 3:30
 
$2.15mm (and $633/mo!) for “1,800 sq ft” of “brilliant light and open space”
On the market 3 months (price just dropped from $2.275mm)
Warning: there are no interior pix (not even for the “beautifully finished modern windowed kitchen”) and only one bath; sounds like a renovator’s special; the unit next door sold 2 years ago for $1.5mm (for “2,100 sq ft”)
2d warning: that beautiful west (river) view is over the gas station (how long will that gas station last?? I don’t know either)
Open House 11:30 – 12:30
 
© Sandy Mattingly 2007
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Jul. 12, 2007 - Open House review up in the $2s for all day Sunday July 15

(remember to check listing Sunday to make sure it is still on)
 
$2.975mm ($2,001/mo) for “2,045 sq ft” in Atalanta
On the market 3 months most recently (though on and off the market since September); originally at $2.995mm they tried $3.175mm for June only; only 2 pix on web?!?
Open House 12 – 2
 
$2.995mm ($1150/mo) for “2,500 sq ft” of classic coop loft “in the truest and best sense”
On the market 3 months; at 36 feet wide, it is a pretty wide Long-and-Narrow
Open House 2 – 3:30
 
$2.775mm ($2,307/mo) for “2,254 sq ft” of duplexed one-of-a-kind space (an over-used phrase that is more applicable here than to most); “in the heart” of Tribeca (map-wise), but it is a very quiet heart here (east of Church); like many one-of-a-kind spaces (irony intended) it is a long sell looking for that special buyer – on the market since September with just one price drop from $2.95mm; head for the Odeon for an early Sunday dinner afterwards
Open House 5 – 7
 
© Sandy Mattingly 2007
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Jul. 6, 2007 - Open House review - early bird specials under $1.8

 
loft open houses Sunday, July 8 from $1.3mm to $1.8mm
(remember to check listing Sunday to make sure it is still on)
 
$1.3mm
“1,700 sq ft” “renovated” “International Design”; on the market almost a year (2 different firms)
12:30 – 1:30
 
[later edition: I had this one as “3R” in my original post today [oops] this one was featured on March 13 new at 241 W 36 St / $1,000/ft but…?? and in open house reviews on March 13 and on May 18; either he’s gotta sell it or I have to stop talking about it…]
 
$1.75mm
“1,800 sq ft” that has been “smartly renovated” (note spread from #6R; query difference in size); on market since June 9 (Peter Browne will run upstairs from #6R at 1:30)
1:30 - 3
 
$1.789mm
“1,245 sq ft” with “new chef’s kitchen”; ”nothing run of the mill about this residence, which must be seen to be appreciated” (as must the agent prose); on the market since June 5; sold last August for $1.225mm but I did not see a recent building permit, but perhaps the renovation was since August
11:30 – 1:30
 
$1.395mm
“classic Tribeca floor-thru” on since May 9 ($1.495mm); Long-and-Narrow with 3 front windows + 3 back windows (back windows all have plumbing – 2 baths and kitchen); best guess from floor plan = under 1,500 sq ft
12:30 – 1:30
 
$1.575mm
“1,500 sq ft” in old firehouse, with elevator promised for next year’ on market since March ($1.635mm)
11:30 – 1
 
[later edition: this one was featured at the old price back in a March 23 open house review, where my comment was:
 
Fourth floor walk-up in former firehouse (again, not of the traditional loft-from-industrial-use provenance). This looks like very cool space, rewarding the walk up. (And an elevator is coming.)
 
They’re not saying, but looks to be about 1,300 sq ft of the Long-and-Narrow variety. Though they are saying it could “easily” become a 2 bedroom, it looks like a classic One Bed Wonder to me (what is a One Bed Wonder?), especially with just the one bathroom. (Need some fancy drafting for 2 real bedrooms.) Don’t know why they are saying “centrally Located” in “lower Tribeca” (central to the edge?), but it is a convenient location for transportation of all kinds, for sure, for sure. The block is undergoing … change. Massive change. Good news (long term), for sure, for sure, especially after that elevator comes in.
 
New to market this week.
 
$1.62mm
“1,800 sq ft” of “unique interior duplex” “and enormous potential”; on market since June 25
12:30 - 2
  
[later edition: this one was featured in last week’s bring architect +/or vision to open houses Sunday July 1 with the comment:
 
New to market this week
Interesting play of space vs. dollars here, with what looks like two 900 sq ft boxes on top of each other, with the lower level having some additional up-ing and down-ing (check the floor plan or – better yet – visit the space); some ceilings as high as 18 ft; needs updating (other than kitchen) ]
$1.59mm
“1,853 sq ft” with “opportunity to create 2 bedrooms, 2 baths”; 13 ft vaulted ceilings and pre-war details; 45 feet of windows on only one wall; on market one year ($2.195mm); N.B. Tribeca Trib article about Fulton Street being closed from Church to Gold St for 2 years for subway station work
12 – 2
 
$1.79mm
“1,700 sq ft” in one of the oldest Financial District coop loft conversions (1979), a “massive true loft with impressive architectural views”; not quite Long-and-Narrow, with 5 east windows, 2 to west; on market since March ($1.895mm, to $1.75mm, to $1.65mm to $1.79mm)
12 - 2
 
 
© Sandy Mattingly 2007
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Jun. 28, 2007 - bring architect +/or vision to open houses Sunday July 1

 
$1.625mm ($1,464/mo) for “1,800 sq ft” of “interior duplex” space
New to market this week
Interesting play of space vs. dollars here, with what looks like two 900 sq ft boxes on top of each other, with the lower level having some additional up-ing and down-ing (check the floor plan or – better yet – visit the space); some ceilings as high as 18 ft; needs updating (other than kitchen)
Open House Sunday 12 - 2
 
$1.795mm ($1,669/mo) for “2,000 sq ft” of move-in-OR-bring-architect space
On the market with Corcoran since January ($1.895mm), with Halstead the last 2 weeks
Empty space that can use a lot of work is always interesting (for how much work, just compare the present and not-so-radical alternative floor plans); ten windows, yes, but all on the long north wall
(N.B., #6N sold in February for $1.795mm, supposedly “beautifully renovated with an extraordinary attention to detail”)
Open House Sunday by appointment only – call 646.284.0873
 
$2.08mm~ ($1,393/mo) for 1,733 sq ft of ‘white box’ condo space
Same price since September (sponsor is stubborn or negotiable??)
 “private and quiet, but not bright” (with only 4 windows, but iron columns and tin ceilings)
Open House Sunday 11 – 1
 
© Sandy Mattingly 2007
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May. 18, 2007 - Sunday open houses lofts under $1.5

 
1,150 sq ft condo for $1.295mm ($1,395/mo)
2 BRs + 2 balconies that looks more like an apartment than a loft; on the market a month
Open House 11 - 1
 
1,200 sq ft condo for $1.425mm ($1,405/mo)
1 BR + office at The Petersfield, looking away from Fourth Av (quieter!); N.B., lots of walls; on the market 4 weeks
Open House 12 - 1:30
 
1,060 sq ft condo for $1.495mm ($1,173/mo)
Yes, a “loft” (100+ years of industrial lineage, columns, high ceilings, big windows) but 2 BRs in 1,060 sq ft…; new to market this week
Open House 1 - 3
 
1,700 sq ft for $1.3mm ($1,278/mo)
Still on the market, still at $1.3mm; from my March 13 new at 241 W 36 St / $1,000/ft but…??
Open House 1:30 - 3
 
 
1,300 sq ft for $1,24mm ($1,487/mo)
21’6” x 58’6” of main floor living space with a mezzanine “bedroom” (open to below) and bath; looks like great space for one person; on the market 5 weeks
Open House 2 - 3:30
 
1,200 sq ft (??) condo for $1.495mm ($1,214/mo)
a very “West Village” loft, with wood burning fireplace, garden views, brick, but only one bedroom; new to market this week; photos promised “soon”
Open House 2 - 3:30
 
1,600 sq ft for $1.399mm ($1,991/mo)
If you care to overlook Ground Zero…. ; on the market 2 months
Open House 2:30 - 4
 
© Sandy Mattingly 2007
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May. 4, 2007 - 3 Sunday loft open houses $2.3 - $2.5 (each with history)

 
11:30 - 1
$2.35mm and $1,536/mo
1,800 sq ft with a somewhat peculiar set up as 2 BR + library/den/media room; only 3 pix, with hints that this may need some “freshening up” (or more): an “alternate floor plan” is provided and the floors look a little weathered and there’s only those 3 pix; one challenge is that the space is nearly square, but has windows only on one side; on the market 4 weeks this time but there must be a story here: the owner bought this place only in January (paying $2.1mm), then Corcoran listed it for a day in March at $2.3mm
          Ruggles House must be one of the very early loft coop conversions (1973).
 
12 – 2
$2.3mm and $2,829/mo
2,454 sq ft full-floor new condo conversion just off the Holland Tunnel (south-facing windows are “sound attenuated, of course”); one of those nifty Virtual Doorman systems; no pix on the web, which makes me wonder how much of the “canvass” needs to be “transformed” (as in “This loft is a canvas waiting to be transformed into a residential work of art”)
          Interesting that Brown Harris had this listing last June, starting at (drum roll, please) $3.25mm. They dropped it to $2.9mm in October, took it off the market at Christmas until Washington’s (actual) Birthday, when it dropped to $2.35mm. Owner took it off the market for two days and then switched to Halstead at the new price of $2.3mm on April 20. That is about as dramatic a price history as I have seen in a while!
 
2 – 4
$2.5mm and $1,879/mo
3 BR + office condo that is coy about its size (2,300 sq ft??), in the way west and north (desolate?) part of SoHo; building has low ceilings for a loft and this unit has only 9 windows in it Long-and-Narrow array (are those bars on the inside of the 4th floor windows??); on the market a month
          Prices in the “E” line have varied quite a bit. #6E traded at $2.495mm in September (said to have been a “stunning” renovation), while #3E traded at $1.662mm in August (and took almost a year to sell, having started at $2.4mm in September 2005)
 
© Sandy Mattingly 2007
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May. 3, 2007 - Sunday loft open houses under $2mm

 
11:30 – 1
$1.895mm and $1,660/mo
1,900 sq ft between 13th and 14th Streets strikes me as low dollars-per-foot for this location (even if not much light); on the market two weeks but this is the first open house
 
12 – 2
$1.725mm and $1,673/mo
2,100 sq ft near FIT in a duplex with a real (floating) stairway; agent says sunlight is dazzling, so pix may be from cloudy day; on the market since February
 
1 – 2:30
$1.595mm and $2,009/mo (high monthlies for a condo)
1,841 sq ft condo in funny loft neighborhood, but nearly square foot print with big windows looks pretty good on a price-per-foot basis IF you can handle 33rd at 5th
6 weeks on market, price just dropped from $1.7mm
 
2 – 3
1.795mm and $1,598/mo
2,200 sq ft at the corner of Canal in an old building (1856); columns and beams but ceilings don’t look high; much discussion on Curbed.com about this one (can’t find at the moment); didn’t sell at this price in 2005, has been back on the market since February
 
2 – 3:30
$1.9mm and $2,145/mo
2,000 sq ft condo with (yes) a glass brick bathroom ‘window’; looks over the Holland Tunnel entrance, which is probably a good thing (open, not noisy in that direction?)
 
2:15 – 3:30
$1.795mm and $2,079/mo
2,000 sq ft in The Gilsey House at 29th Street (pain in the A door buzzing; be sure to ask); on the market since December; note that he entrance is between the washer and the dryer!
 
3 – 4:30
$1.595mm and $1,543/mo
1,400 sq ft with 1 bathroom in a classic Long-and-Narrow layout (windows on only one narrow side); so the floor plan may be a challenge for many; but it is a high floor with 12 ft ceilings in a “vibrant location” (at 4th St – positively); on the market since January – is it due for a negotiation??
 
© Sandy Mattingly 2007
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May. 3, 2007 - Sunday loft open houses under $1.25mm

 
11:30 - 1
$1.175mm and $1,313/mo
1,100 sq ft with big windows, big ceilings (14 ft), renovated kitchen and home office (on top of kitchen??); on the market 8 weeks
 
 
12 – 1:30
$1.175mm and $1,500/mo
1,100 sq ft with 200 sq ft of private ouitdoor space
 
2 - 4
$799k and $983/mo
770 sq ft in condo, two flights up with “tremendous possibilities” (b/w 22 + 23 Sts); on market six weeks
and Open House Monday 5:30 - 7
 
3 - 4
$999k and $569/mo
650 sq ft of “triple mint” condo in the heart of Soho (Prince + Spring), but still … 650 sq ft; on the market 2 weeks
 
© Sandy Mattingly 2007
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Mar. 30, 2007 - Chelsea's Merc merchandise / 5 open houses

the condo that branded Chelsea above 23rd St
The Chelsea Mercantile building at 252 Seventh Avenue is the project that - in my opinion - created a market for high-end apartments above West 23rd Street that had not existed before this huge former Veterans Administration office building was converted to residential lofts seven years ago. Without the Chelsea Merc there would be no Chelsea Atelier across the street at 245 Seventh Av (2001), no Chelsea Royale across the street at 200 W 24 St (2005), and none of the other condo developments nearby as well. (The Cass Gilbert at 130 W 30 St is a less successful attempt to move that high-end market into another fringe residential area.)
The Merc set the local standard high on amenities, space and finishes at what were stratospheric prices (above $700/ft). Many original owners were new to "downtown" and to lofts. It attracted people from uptown who did not consider themselves Soho or Tribeca people.
The units are *very* finished "lofts" - though far from 'classic' lofts. (Yes, there is a an industrial past; yes, the ceilings are high and the windows large; yes, the spaces are "open" but not all that open.) But let's not quibble; most people consider them lofts (to quibble, see the Tao of Lofts - essential features); there are a bunch for sale (15!) and five open houses on Sunday in the building.
Without much further ado:
12Z
861 sq ft studio
$995k
3:30 - 5
4S
955 sq ft 1 BR
$1.175mm
11 - 12:30
4L
995 sq ft studio
$1.185mm
12:30 - 2
3T
1,140 sq ft 1 BR
$1.45mm
11 - 12:30
1,628 sq ft 2 BR
$2.495mm
2 - 3:30
© Sandy Mattingly 2007
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Mar. 28, 2007 - the grey-beard tour / open houses at ummm mature listings

 
These three lofts have all been around for a while. With noon starting times for open houses Sunday, it is a bit like the early dinner seating (5:30?) in Miami. Hit all three and be home by 1 PM.
 
240 W 23 St #1B, on the market since September. Asking $1.249mm for 1,350 sq ft in a One Bed Wonder ground floor duplex with 12 foot ceilings. (What is a One Bed Wonder?) Susan Sears (formerly of her own firm, now with Corcoran) knows lofts; she calls it “stunning”. I am not seeing “stunning” in the pix, but maybe she’s right.
 
This unit faces south (into the block, not to 23rd Street), so it should be quiet. Layout is a little funky, with a “bonus” sleep loft off the main level and the bedroom level apparently below grade (and with only a powder room on that level; can that be full??). They started this at $1.395mm in September, dropped $100k a month later, with a $50k drop in February. Seller is patient (so far), market’s not jumping on this baby.
 
Open House Sunday 12 – 2
 
Unit 3 at 158 W 23 St, on the market since November. Asking $1.559mm for 1,865 sq ft. The price had been $1.595mm, so I wonder if the change this week is just a transposition error…. As I said about this one last week in the 1.6 open house tour: “Can’t see much from the pix and web other than the exposed brick, old-fashioned steam radiators, hardwood floors and high ceilings (11 ft??), and they ain’t bragging about the kitchens, baths or much of anything else”
 
Open House Sunday 12 – 1
 
Unit 5D at 240 East Houston has been on the market since November. Asking $1.65mm for 1,087 sq ft ($1.75mm until this week). It has at least one very cool feature: a private roof deck (though I am not sure that deck and the fireplace justify asking more than $1,500/ft near Avenue A – but the hammock might…).
 
Open House Sunday 12 – 1:30
 
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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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