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A blog from CityRealty (Links below will take you to the 6sqft site)

The Forum, 343 East 74th Street, #19B

$930,000 ($837 per ft2) -19.1% | 2 beds, 2.5 baths | Approx. 1,111 ft2
365 days on Market

Key Details

  • Listed Jun 4, 2020
    Last Price Change -19.1% ($45,000) on Jun 4
    Days on Market 365
    Building Type Condop
    Neighborhood Lenox Hill
    Listing viewed 1,235 times
  • Monthly Maintenance $3,855 (~$3.47 per ft2)
    Minimum Down Payment 10%
    Doorman FT Doorman

Description

See this on WEDNESDAY afternoons by private appointment made in advance. High-Floor, Bright, Corner, 2 Bedroom, 2.5 bath Condop. Many large windows, most facing East.

Private balcony to North open views. No Board Approval, No Financing Limits. Pied a Terre use allowed.

Pets OK. No ownership waiting period for subletting nor limit on the number of sublease terms. Reasonable asking price and low net after tax ownership cost.

Reasonable alteration procedure. Only 4 apartments per floor in the tower make for maximum privacy. Common hallways recently redone. Unusual opportunity to take advantage of the low mortgage rates and to acquire a very nice-sized 1,111 sf apartment with split bedrooms (each with an en suite marble bath), a powder room, great closets, a W/D, as well as a renovated open kitchen at the very attractive asking price below $850/sf.

Free 24/7 gym. Roof deck. Direct-access, attended garage.

Alteration-friendly building makes upgrades to the 1987 era bathrooms easy. This UES apartment is just 2 ½ blocks from the new 72nd Street entrance to the new Second Avenue Subway, which makes this apartment more centrally located than when the building was originally built. The impact of a relatively high maintenance of $3,855/month is more than offset by (a) its tax deductibility and (b) the unit's low asking price. Ask your CPA to run the numbers for its exact impact on you.

The low asking price is made possible in part by the very long term land lease (with over 100 years to run, as renewed).

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Apartment Amenities

  • City View
  • Washer/Dryer in apt.

Estimated Monthly Cost

About The Forum, 343 East 74th Street

57

The Forum, 343 East 74th Street has received a CityRealty Rating of 57, based on:

 
Architecture

Anything above 30 is remarkable, from 20-29 is distinguished and from 11-19 is average, while below 11 is below average.

 
Location

Anything above 27 is remarkable, from 18-26 is distinguished and from 9-17 is average, while below 9 is below average.

 
Features

Anything above 22 is remarkable, from 16-21 is distinguished and from 9-15 is average, while below 9 is below average.

Rating Summary

21
Out of 44
+
21
Out of 36
+
15
Out of 39
=
57
Out of 119
 

Architecture Rating: Points Breakdown

Exterior:
Unattractive 3 out of 8 points
Retail Quality:
None 2 out of 5 points
Canopy Entrance:
Dramatic 3 out of 3 points
Alterations:
None 2 out of 2 points
Plaza Or Atrium:
Attractive 2 out of 3 points
Contextual Design:
No and Bad 0 out of 3 points
Skyline:
Highly Visible 2 out of 2 points
Local Visibility:
Highly Visible 2 out of 2 points
Watertank:
Enclosed 1 out of 2 points
Airconditioners:
Not Allowed 2 out of 2 points
Free Standing:
No 0 out of 2 points
Gargoyles:
None 0 out of 2 points
Garden:
Exists 1 out of 2 points
Fenestration:
Consistent 1 out of 1 points
Landmark:
No 0 out of 2 points
Unity:
Unrelated Base 0 out of 1 points
Illumination:
None 0 out of 1 points
Water Element:
None 0 out of 1 points

Location Rating: Points Breakdown

Street Ambience:
Attractive / Pleasant 3 out of 5 points
Distance To Neighborhood Center:
Less than 30 blocks 3 out of 5 points
Views:
Open 2 out of 4 points
Neighborhood Ambience:
Attractive 2 out of 3 points
Traffic Noise:
Very Little 3 out of 3 points
Protected Views:
Only Top Floors 1 out of 2 points
Distance To Subway:
More than 5 Short Blocks 0 out of 2 points
Firedepartment Noise:
No Noise 2 out of 2 points
Distance To Supermarket:
3-5 Short Blocks 1 out of 2 points
Distance To Park:
More than 6 Short Blocks 0 out of 2 points
Distance To Water:
More than 6 Short Blocks 0 out of 2 points
Shopping:
5 or less Short Blocks 2 out of 2 points
Schools:
No Noise 1 out of 1 points
Noise From Nightlife:
None 1 out of 1 points

Features Rating: Points Breakdown

Lobby:
Quite Stylish 3 out of 5 points
Units Per Floor:
5-9 2 out of 5 points
Ceiling:
8-9 Feet 1 out of 4 points
Balconies:
Many 2 out of 3 points
Health Club:
Yes 1 out of 2 points
Private Gardens:
None 0 out of 2 points
Storage Rooms:
Minimal 1 out of 2 points
Bay Windows:
None 0 out of 1 points
Fireplaces:
None 0 out of 1 points
Door Person:
Yes 1 out of 1 points
Concierge:
Yes 1 out of 1 points
Elevator Person:
None 0 out of 1 points
Recreational Roof:
None 0 out of 1 points
Driveway:
None 0 out of 1 points
Maids Room:
None 0 out of 1 points
Catering:
None 0 out of 1 points
Garage:
Yes 1 out of 1 points
Mixed Use:
No 0 out of 1 points
Non Rectilinear Form:
No 0 out of 1 points
Unusual Layouts:
No 0 out of 1 points
Prewar:
No 0 out of 1 points
Other Amenities:
Many 2 out of 2 points
  • Condop
  • Built in 1987
  • 148 Apartments
  • 25 Floors

Building Amenities

  • Concierge
  • FT Doorman
  • High-Rise
  • Post War
  • Resident Storage
  • Full Service Garage
  • Garden
  • Health Club
  • Rooftop Terrace
  • Washer/Dryer in building
  • Elevator
  • Fitness Center
  • On-Site Parking
  • Outdoor Entertainment Space
  • In-Unit Washer/Dryer
  • Bike Room
  • Fireplaces
  • Live-In Superintendent
  • Terraces / Balconies

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Pros
  • Concierge
  • Balconies
  • Close to Subway
  • Climate-control in apartments
  • Good views from upper floors
  • Health club
  • Garage
  • Roofdeck
Cons
  • Ungainly architecture
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Subways

  1. 6
at Lexington Ave 0.34 miles
About this Building

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Listing provided courtesy of Warburg Realty Partnership