every which way but sold, as price jumps at 181 Hudson
back, down and up pricing (huh?)
It is a little hard to keep up with what has been going on with #3D at 181 Hudson St, even in our inter-firm data base. It is said to be 2,200 sq ft and I offered by PruDE’s Patty LaRocco, but it started in November 2005 with PruDE’s Richard Ferrari at $2.799mm. Since Thanksgiving 2005 it has been off the market twice (for a total of four months) and has been offered at these prices: $2.65mm, $2.595mm, 2.495mm, $2.65mm and –until this week — $2.3mm. (Taxes and common charges are $1,746/mo, and there is a one year assessment of $1,000/mo for elevator work.)
Today it bounced up to $2.4mm. Huh?
The current listing description says that it has “just been meticulously renovated to perfection”, but it is hard to say exactly when “just” was, given an 18 month marketing history.
The layout is pretty cool – a corner unit with two long walls of windows, with 2 BR + interior den, 2.5 baths, a large bling-bling kitchen and a master bath that has both a soaking tub and a double shower. The inside of the unit seems under-priced for a Tribeca condo loft, even at the new price ($1,100/ft). However…
windows over gridlock
The long line of third-floor windows (including the master bedroom) looks down over Hudson St, where the outbound Holland Tunnel traffic backs up. Can’t see window details from the pictures, but I would hope that any “meticulous” renovation 25 feet above Holland Tunnel gridlock would include the best noise-reduction money can buy…. If you go, please share.
(Since the listing says “showings start after June 15th”, it is really hard to tell when in the last 18 months this was a new listing for Patty LaRocco; if brand new, we don’t show any off-the-market period since April.)
The last sale I see in the building was #5C, which closed last July ($1.565mm for 1,487 sq ft), eight months after coming to market at $1.625mm. (Definitely no bling-bling in that listing prose or pix.) Before that sale, Property Shark shows only three sales in this building in 2005, at dollar-per-foot prices ranging from $793/ft to $961/ft.
© Sandy Mattingly 2007
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