UES apt - good deal? (living, estimate, kitchen)

[Henna]

Originally Posted by Sir Klato

Wow, that a lot of a 1bdr. Why do you want to live on the UES? How much are you making? What area do you work at? What neighborhoods are you consindering?

I found better deals on CL

$2250 / 2br - ***MASSIVE REAL QUEEN-SZED 2 BED**SUN-DRENCHED**Renovated***Mid 60s*** From Bond NY Real Estate

***MASSIVE REAL QUEEN-SZED 2 BED**SUN-DRENCHED**Renovated***Mid 60s*** (http://newyork.craigslist.org/mnh/fee/2572575754.html - broken link)

I got very good at guestimating sqaure footage after a very long apartment search at one point.

The bedrooms in that photo are only about 8 feet wide. In the left-hand photo of one bedroom, you can see that the wall cuts off just to the left of the left window. The wall space between the windows is about 4 feet wide and the windows are about 2 feet wide each.

The claim about the "separate kitchen" are a bit dubious. It is considered separate because it is not along one wall of a living room? That's funny.

Also if you look at the bottom left photo, you will see that the angle of the radiator looks very strange and doesn't look like it could sit flat on any normal wall. Well, I'm sure it is sitting flat on a wall but the camera is doing tricks to make the room look bigger.

My guestimate for the living room size is 12 x 18, with another 8x8 foot kitchen.

So:
2 8x10 bedrooms = 160
1 12x18 living room = 216
1 8x8 kitchen = 64
some additional for bathroom and closets, maybe 100 sq feet total
and what do you get?

160+216+64+100= 540 square feet

of course this is just a guestimate but I did get pretty good at this so my margin of error should be quite small!

[Henna]

Out of curiosity and because I am avoiding some work, I looked up the above 2 bedroom rental on the Bond site. They have different photos -- more accurate ones -- not taken with that funny lens camera, and I think my square footage estimate is fairly accurate, although I think I overestimated the size of the kitchen based on the ridiculous photos that were provided with the first listing on craiglist.

Here is the listing on the bond website with the normal looking photos
New York City Apartments: Upper East Side, 2 Bedroom Apartment for Rent

Here is the craigslist posting with the photos taken with the lying lens.
***MASSIVE REAL QUEEN-SZED 2 BED**SUN-DRENCHED**Renovated***Mid 60s*** (http://newyork.craigslist.org/mnh/fee/2572575754.html - broken link)

And by the way, the location is 65th between 1st and York -- which means a long walk to the subway.

[yee8p]

LOL Henna, you ARE procrastinating. But you obviously have mad skills in deciphering rentals. Thoughts on my apartment?

[Henna]

Originally Posted by yee8p

LOL Henna, you ARE procrastinating. But you obviously have mad skills in deciphering rentals. Thoughts on my apartment?

The only person's apartment that I am familiar with who lives on UES is in a rent stabilized building. Recently the apartment below him was renting for $2000 a month -- but if this is a stabilized price this info really doesn't help you.

The square footage was around 750, but the condition of the building wasn't great and the layout is a railroad style. The kitchen has massively sloping floors. Location wasn't great either in terms of walk to the subway -- it's on York Ave -- although the neighborhood is still very nice. My friend's is a 5th floor walkup and the one below a 4th floor walkup. No laundry in the building.

So I am not sure if this info really helps you at all. It probably doesn't. (Sorry)

[sheaosaurus]

Below is a quick list from my database for one bedrooms in that area. It looks like you are on the higher end. However, most of these places do not have elevators, and depending on which floor you are on, that is a huge plus. If you feel comfortable with the management company and the building in general, I'd say take it. The apartment I assume you are referencing did show up, but for privacy reasons I omitted it.

Upper East Side E 74TH ST. 2A 1 1 $2,075
Upper East Side E 81ST ST. 2ND/3RD AVE 4C 1 1 $2,200
Upper East Side E 87TH ST. 3RD / LEXINGTON 2B 1 1 $2,300
Upper East Side E 84TH ST. 1ST AVE / YORK 3A 1 1 $2,100
Upper East Side E 84TH ST. 2ND/3RD AVE 3B 1 1 $2,100
Upper East Side E 76TH ST. 2E 1 1 $2,200
Upper East Side E 83RD ST. 3A 1 1 $2,195
Upper East Side YORK AVE. 73RD / 74TH 4B 1 1 $2,195
Upper East Side 2ND AVE. 2nd / 3rd 4S 1 1 $2,199
Upper East Side E 74TH ST. 1ST AVE/ YORK 6B 1 1 $2,000
Upper East Side E 78TH ST. 2ND AVE 4F 1 1 $2,200
Upper East Side E 69TH ST. 1ST/YORK AVE 3A 1 1 $2,000
Upper East Side E 78TH ST. 2ND AVE ONEBED 1 1 $2,100
Upper East Side E 92ND ST. 3rd / lex ONEBED 1 1 $2,300
Upper East Side E 92ND ST. 3rd / lex ONEBED 1 1 $2,100
Upper East Side 3RD AVE. 76TH STREET ONEBED 1 1 $2,075
Upper East Side E 80TH ST.. YORK/EEA 21 1 1 $2,100
Upper East Side E 80TH ST. YORK/EEA 21 1 1 $2,100
Upper East Side E 88TH ST. YORK/EEA 1C 1 1 $2,295
Upper East Side E 82ND ST. LEX / PARK 19 1 1 $2,195
Upper East Side E 74TH ST. 1ST/ 2ND 6J 1 1 $2,100
Upper East Side E 89TH ST. 1ST/YORK AVE C 1 1 $2,250
Upper East Side E 90TH ST. 1ST/YORK AVE 3E 1 1 $2,300
Upper East Side E 84TH ST. YORK/EEA 4K 1 1 $2,100
Upper East Side E 81ST ST. 2ND/3RD AVE 2C 1 1 $2,050
Upper East Side E 81ST ST. 2ND/3RD AVE 4D 1 1 $2,225

[Kefir King]

yee8p,

It is a very nice neighborhood and the price seems quite fair.

On a separate topic: There is a sleeve A/C there that looks a little moldy. I'm NOT handy at all, do you guys have any recommendation on who to call possible to have a look at that? (Or does this service not exist / way costly, that the only real option is figure it out myself?) Also, I'd like to put in a window A/C in the bedroom. Where would you recommend to go shopping for a window A/C? I heard P.C. Richard. Any others? As the not handy remains true, I will need someone's help to install this window A/C as well. Thanks again!

A lot of dirt makes it way into the bottom of an A/C sleeve over the years. I just confronted the same disgusting skunky mess. Several good strong brush scrubbings with a strong detergent (Fantastic, Formula 409) will make a big difference. I was going to paint but found that most of the sleeve was still zinc coated excellent corrosion resistance) to which few paints will adhere so I left as-is but quite clean. I cut a layer of flexible plastic to fit the bottom.

PC Richards has basically 3 models of though the wall to choose from and two of them are seemingly identical...and the units are VERY pricey, much more expensive than window units. I used VENTING DIRECT (online)and got a really good buy on a Fedder's (yep, out of business but still being made) and shipping was free thus I got a new 12,000 BTU unit for under $400 that works beautifully.
Search online for "through the wall" A/C's and you will find a large choice. Be VERY careful to get the sleeve measurement correct the size variations are headache-making. If it is too small for your unit you are in deep doo-doo. If larger than the A/C filling the space is not hard. I cannot overestimate the importance of that sleeve measurement. And do remember to check the outlet voltage (230 or 115 V.)
I recommend you wait until next April when prices fall again...and hope we are done with the broiling weather.
But I remember that SEARS always has good sales around now, sometimes tremendous reductions on slightly dented units.
DON'T buy in July or August.

Now, after signing the lease and moving in, I think it prudent to place an inquiry to DHCR to determine if the rent you are paying is the proper one...if not it will be rolled back, if it is correct then ca va. Ask if the apartment was properly deregulated or indeed if it WAS deregulated. Lots of these apartments are still rent stabilized at far lower rents than you are paying. Everyone knows of cases where the State has ordered huge rent rolllbacks for landlords playing fast and loose with the Rent Stabilization law. Nothing lost in a free inquiry...be patient it takes time. ([SIZE=1](718) 739-6400 or (212) 961-8930.)[/SIZE]
I assume you are getting heat and hot water included? Elevator, Hardwood floors?

Good luck, you'll like living up here.

[yee8p]

Kefir King,

I was thinking the same with the A/C. Wait for another season.

Good point about DHCR. I had no idea about that. So, is the inquiry RELATED to rate stablization? Or does DHCR knows all? So, if I am paying higher, rents gets roll back. If I'm paying lower, do I get a rent hike? (I doubt it, because it seems like it's generally fair market value.)

[PsychDoc]

I don't thinks its a good deal at all.

My place is on 38th and Lexington. Its about 650 square feet with a doorman, elevator, a 12,000 BTU AC that blows ice-cold air, and a very nice laundry room in the building. I pay $2400/month. I think you can do alot better if you keep looking.

[KBF30]

Yes, I think this is a fair price. I live in midtown east in a one bedroom between 2nd and 3rd (about 600 sq. feet) walk up, no dishwasher, no laundry and we pay $2,450.

I have a co-worker who is currently looking at apts. all over Manhattan. $2,300 - 2,500 is what 1 bedrooms are going for at this time. He has seen 6 in the last 1.5 weeks, and they have all been within this price range. Anything lower (he saw one for 1,900) has an issue (for example, a kitchen that consisted of just a sink/fridge/stove - not a countertop).

[Kefir King]

Originally Posted by yee8p

Kefir King,

I was thinking the same with the A/C. Wait for another season.

So, is the inquiry RELATED to rate stablization? Or does DHCR knows all? So, if I am paying higher, rents gets roll back. If I'm paying lower, do I get a rent hike? (I doubt it, because it seems like it's generally fair market value.)

Yes, DHCR knows all. Just give them all the stats on your apartment and ask what the maximum rent you should be legally paying.
Here's their site:
Rent Stabilization/Control
Nothing to lose.

Your rent will not be raised as a result of the inquiry.

The big question is whether you are still in Rent Stabilization or has your apartment been legally destabilized exposing you to "market rents"...anything the landlord chooses to charge.


On the apartment price re the same apartment on 38th and Lex. I think a reasonable premium attaches to the 77th Street location.