If apartment doesn’t feel right, go with the flow

When buyers can’t put their finger on what troubles them about an apartment, often the root cause will be layout.  Rooms don’t seem to flow naturally into each other, are awkwardly situated, present decorating difficulties or suffer from some combination of such attributes in those units.

Nowhere are these issues more likely than in combined apartments –for example, one in the high 80s on a corner of Amsterdam Avenue.

The co-op in question is in a very good pet-friendly building designed by Emery Roth.  The 1925 building has a 24-hour doorman, live-in super, gym, playroom, beautifully landscaped roof deck, party room and even a basketball court.

As for the apartment itself, there are three bedrooms, two renovated baths, dining room, big and stylish modern kitchen, washer/dryer, generous room proportions, excellent closet space and original pre-war details.  Missing from the sixth-floor apartment are any desirable exposures, though the place gets bright light from east- and west-facing windows.

Notice the placement of doors into two of the bedrooms, plus a washer/dryer in one of them, which lacks a closet.

The biggest lack, however, is a layout that makes sense.  The approximately 175-sf space now used as the master bedroom is burdened not only by its view of higher buildings on Amsterdam Avenue, but by its entrance through the living room.  The somewhat smaller second bedroom, on a corner with interior views, opens to the dining room.

The placement of the bedrooms does not represent fatal defects, but they are troubling ones that can turn off buyers.

Listed for $2.395 million with reasonable monthly maintenance of $1,658, this co-op has liabilities that just don’t justify the price.

Perhaps that’s why it was taken of the market  after just 10 weeks on the market.

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Malcolm Carter
Licensed Associate Real Estate Broker
Senior Vice President
Charles Rutenberg Realty
127 E. 56th Street
New York, NY 10022

M: 347-886-0248
F: 347-438-3201

Web site

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