Hamilton Heights Manhattan. Morningside Heights Harlem

Transcription

1 Sutton Area TriBeCa Upper East Side Upper West Side Washington Heights West Village The Corcoran Report Battery Park City Beekman Carnegie Hill Central Park South Chelsea Flatiron Clinton East Harlem East Village Financial District Gramercy Greenwich Village Hamilton Heights Manhattan Morningside Heights Harlem Inwood Chinatown Lower East Side Midtown East Midtown West Murray Hill Nolita Roosevelt Island SoHo Sutton TriBeCa Upper East Side Upper West Side Washington Heights West Village The Corcoran Report Battery Park City Beekman Carnegie Hill Central Park South Chelsea Flatiron Clinton East Harlem East Village Financial District Gramercy Greenwich Village Hamilton Heights Manhattan Morningside Heights Harlem Townhouse Edition A comprehensive analysis of the Manhattan townhouse market.

2 Page 2 Welcome to the Corcoran Townhouse Report, our annual examination of Manhattan s single- and multifamily townhouse market. This report uses market-wide data based on transactions that closed in and compares it to closings that took place in. Market-wide, witnessed the highest number of townhouse sales since There were 282 townhouse sales, a 4% increase over. However there was a 7% decrease in single-family townhouse transactions. The single-family townhouse median price dropped 12% from last year to $5.500 million and the average price declined by 14% to $6.841 million. price per square foot decreased yearover-year by 5% to $1,571. These market-wide declines can be attributed to an increased share of sales occurring Uptown. The tightening rental market helped to pique interest in the multi-family townhouse market and drove sales to grow by 18%. The multi-family townhouse market had a strong, with 141 closings, up from 119 sales in. Due to the continued low vacancy rate and record high rental rates in New York City, investor and buyer interest for multi-family townhouses has continued to escalate, especially Uptown. With more sales occurring Uptown, year-over-year median price decreased 38%, average price decreased 17% and average price per square foot decreased by 14% to $753 per square foot. For the purposes of this report, we define multi-family townhouses as two- to four-family townhomes. Mixed-use properties are excluded from the report. This study presents information only on armslength transactions (a sale between two unconnected parties). We excluded certain other types of sales, including: foreclosure or short sales, changes in legal status or ownership entity, properties that required gut renovation or demolition, bulk or investment sales, as well as townhouse condominiums in new development properties. For a digital copy of this report and more information on the New York real estate market please visit our website at Sincerely, Pamela Liebman Chief Executive Officer Manhattan Market Trends Market-wide SINGLE FAMILY Sale 6.841M 5.500M , % -12% -10% -5% -7% 7.972M 6.250M 4,828 1, MULTI FAMILY Sale 2.801M 1.629M 3, % -38% -3% -14% 18% 3.360M 2.638M 3,

3 Page 3 Manhattan Market Trends Market-wide Sales by Sub-Market Uptown had a substantial market share increase in, growing to 45% of total sales versus 33% last year. East Side market share decreased by 6%, accounting for 23% of all sales in. Downtown contracted by 4% to account for 22% of total sales. The West Side made up the smallest share, contracting by 3% to make up 10% of total sales in (37%) 50 (25%) 88 (33%) 71 (26%) 127 (45%) 62 (22%) 21 (10%) 55 (27%) 34 (13%) 77 (29%) 27 (10%) 66 (23%) Downtown East Side West Side Uptown Sales by Sales over $5 million contracted to represent 36% of townhouse sales in compared to 45% last year. A large decline in market share for $5 million to $10 million sales is predominately responsible for this shift. On the opposite end of the market, sales under $1 million expanded from last year s 13% market share to 17% of sales in. The $1 million to $3 million market showed minimal change from to. The $3 million to $5 million market had previously contracted in to 16% from 22% in In, the $3 million to $5 million market segment expanded to make up 20% of sales. 17% 27% 20% 22% 11% 3% 13% 26% 16% 31% 10% 4% % 18% 22% 23% 9% 4% 0% 20% 40% 60% 80% 100% Under $1 Million $1-$3 Million $3-$5 Million $5-$10 Million $10-$20 Million $20+ Million * Percentages may not total 100 due to rounding.

4 Luxury Market Manhattan s luxury townhouse market is defined as the highest 10% of all transactions. The average sale price and median price decreased from last year by 17% and 18%, respectively. This change is a result of 18% of luxury sales being over $20 million as compared to 41% in. The average price per square foot decreased year-over-year by 11% to $2,265 per square foot Page 4 LUXURY MARKET Sale M M 7,545 2,265-17% -15% -7% -11% M M 8,077 2, BEEKMAN PL E 63 ST PERRY ST 2 41 E 70 ST WAVERLY PL W HOUSTON ST 3 12 E 76 ST 4 45 E 74 ST E 71 ST E 61 ST W 15 ST E 82 ST W 4 ST E 72 ST W 71 ST E 73 ST 7 48 E 74 ST W 88 ST RSD E 61 ST E 64 ST E 64 ST E 62 ST GREENWICH ST GREENWICH ST E 70 ST CPW E 75 ST 9 Notable Luxury Sale East 71st Street Sale : $22,850,000 Date Closed: February 8, Square Feet: 10,235 : $2,232 Units: 1 Stories: 6 Building Width: 25 Feet Year Built: c The elegant structure of this neo-renaissance limestone manse reflects the changing culture of the city. The building was erected in 1877 and formerly was home to an heiress from Orange County and later to the Argentine Consulate. In 2009, it was renovated back into a single-family residence with six bedrooms and seven baths. The generous common spaces feature an entry foyer with fireplace, breakfast kitchen overlooking the garden, a baronial living room, playroom, gym, a penthouse library and a beautiful roof terrace garden. Thanks to the recent renovation, with its focus on restoration of period moldings, fixtures, and the spiraling, six-story marble staircase, this home regained its former splendor and its conversion made it one of the most sought-after luxury townhouses available in the market.

5 Page 5 East Side 34th Street to 96th Street, East of Fifth Avenue Single-family East Side townhouse average price per square foot had a slight increase of 2%, up to $1,971. sale price decreased by 9% from last year as did the median price, which dropped 15% to $6.975 million. Both price decreases were in response to the significant decrease in average size (11% year-over-year since ). The number of sales declined by 16% since. SINGLE FAMILY Sale 9.828M 6.975M 4,987 1, % -15% -11% 2% -16% M 8.225M 5,618 1, Central Park EAST 96TH STREET East River Multi-family sales activity showed little change from last year with twelve closings, which is one less than. There was a 15% increase in size versus. sale price increased year-over-year by 7% to $6.208 million and median price increased from last year to $4.938 million or by 9%. Due to the fact that the growth in average size outpaced the growth in average price, average price per square foot declined 7% to $1,359. 5TH AVENUE Roosevelt Island MULTI FAMILY Sale 6.208M 4.938M 4,570 1, % 9% 15% -7% -8% 5.790M 4.525M 3,984 1, FDR DRIVE EAST 34TH STREET Notable East Side Sale East 83rd Street Sale : $7,750,000 Date Closed: December 12, Square Feet: 4,782 : $1,620 Units: 1 Stories: 5 Building Width: 16 Feet Year Built: c One of only a handful of single-family townhouses on the Upper East Side that features a curb cut and garage, 164 East 83rd Street is a distinctive home with a soft lavender façade. Its interior is equally unique, thanks to an extensive renovation conducted by the sellers after five years of residence. Some of the improvements included a maple floating staircase, hydraulic elevator, radiant heating in the floors, a custom fireplace and Mexican tile work. Elaborately reworked lighting design, 25-foot bay windows and five skylights work together to suffuse the house with light. Outside, the sellers planted a garden lush with rose bushes, hydrangeas, birch trees and holly. The custom renovations paid off when the sellers listed the home with Corcoran last year a buyer was found in just two weeks.

6 Page 6 West Side 34th Street to 110th Street, West of Fifth Avenue metrics increased in all categories except average price per square foot, which decreased by 2% to $1,326, likely because the increase in average sale price (17%) was outpaced by the increase in average size (20%). Overall there were more townhouse sales close to Central Park, increasing the median price, up 12% compared to. The number of West Side single-family townhouse sales decreased by 36% from last year. SINGLE FAMILY Sale 7.992M 6.800M 6,027 1, % 12% 20% -2% -36% 6.843M 6.063M 5,037 1, The decrease in size by 4%, in conjunction with the increase in average sale price of 17% in, increased the average price per square foot by 22%, to $1,004. The number of sales was nearly steady with a majority of sales activity on the Upper West Side, relative to Clinton. The shift in sales north drove the median price up 32% from last year to $4.500 million. WEST 110TH STREET WEST SIDE HWY CENTRAL PARK WEST Central Park MULTI FAMILY Sale 4.401M 4.500M 4,383 1, % 32% -4% 22% 8% 3.772M 3.413M 4, Hudson River CENTRAL PARK SOUTH EAST 34TH STREET 5TH AVE Notable West Side Sale - 64 West 87th Street Sale : $5,125,000 Date Closed: October 11, Square Feet: 4,698 : $1,090 Units: 3 Stories: 5 Building Width: 17 Feet Year Built: c This three-unit townhouse was built by Clarence True in 1901 and, although in need of renovation, features many period architectural details including a beautiful limestone façade and the original Gravity heating system. The owner had lived in the house for 50 years, but when living alone became impossible for him his family listed the property with Corcoran. Since there were two other tenants, the building was listed for sale at $3.9 million occupied. It instantly received a wave of serious offers, with many inquiries about whether it could be delivered vacant. Knowing there was a price at which the tenants would be willing to leave, a second asking price of $4.75 million was established for the vacant property. Interested parties were invited to submit their final offer on the building delivered whichever way they preferred, or a price for each; the victorious buyer paid $5.125 million for a vacant home.

7 Page 7 Downtown Below 34th Street Sales over $10 million accounted for 24% of the total sales in, compared to, when it represented 31%. Decreased sales activity among high-end townhouses contributed to a 17% decline in median price to $6.625 million and a 17% decrease in average sale price to $7.474 million. price per square foot followed, declining by 6% to $1,930 per square foot. There were three more single-family townhouse transactions in totaling 38 sales, which was a 9% annual increase. SINGLE FAMILY Sale 7.474M 6.625M , % -17% -12% -6% 9% 9.021M 8.000M 4,378 2, W 34TH ST E 34TH ST FDR DRIVE SOUTH WEST SIDE HWY The median price of multi-family townhouses decreased 15% year-over-year to $4.725 million, because sales under $5 million represented 50% in, but increased to 58% in. The average price remained fairly stable, increasing by 1%, and average price per square foot increased 6% year-over-year. The average size decreased 5% to 3,716 square feet. MULTI FAMILY Sale 5.761M 4.725M 3,716 1, % -15% -5% 6% -33% 5.713M 5.550M 3,907 1, Hudson River East River Notable Downtown Sale - 41 West 11th Street Sale : $10,500,000 Date Closed: November 22, Square Feet: 4,600 : $2,282 Units: 2 Stories: 4 Building Width: 23 Feet Year Built: c Corcoran was happy to represent this enchanting Greenwich Village townhouse located just off Fifth Avenue in Manhattan s prestigious gold coast. Completed in 1847 by a local builder with a shop on 10th Street, the 23 -wide Greek Revival home features spacious rooms, abundant natural light, and many of the original architectural details of the period including seven wood-burning fireplaces, plaster rosettes, and hardwood floors. The previous owners occupied this two-family house for almost three decades. While on the market the home drew plenty of interest, particularly from investors contemplating its conversion to singlefamily. Ultimately, however, the property sold to an end user; if the house s past repeats itself we expect they will live there for some time.

8 Page 8 Uptown Above 96th Street, East of 5th Ave and Above 110th Street, West of 5th Ave In upper Manhattan, 51% of all sales were under $1 million compared to 37% in. This shift in market share facilitated a 33% decrease in median price from. sale price decreased year-over-year by 13% to $1.280 million and average price per square foot is down 9% compared to. There were five more single family closings in, a 17% increase over. Harlem River SINGLE FAMILY Sale 1.280M 998K 3, % -33% -4% -9% 17% 1.464M 1.488M 3, The average price increased by 7% to $1.358 million and median price by 16% to $1.280 million. Although gains were not as strong as the previous year, all price metrics posted year-over-year gains relative to. Uptown multi-family sales saw the most growth of any neighborhood in Manhattan with 92 closings in, a 59% increase since. MULTI FAMILY Sale 1.358M 1.280M 3, % 16% -1% 8% 59% 1.270M 1.099M 3, HENRY HUDSON PKWY W 110TH ST Central Park HARLEM RIVER DRIVE 5TH AVE E 96TH ST Notable Uptown Sale - 64 West 119th Street Sale : $1,820,000 Date Closed: May 2, Square Feet: 3,635 : $500 Units: 1 Stories: 4 Building Width: 17 Feet Year Built: c Our seller s sole regret when they relocated to Sweden was leaving behind this outstanding single-family townhouse on one of Harlem s most coveted blocks. Built in 1906, 64 West 119th Street is a seventeen-foot wide brownstone with eleven-foot ceilings, bright exposures and a beautiful south-facing garden. In mint condition when it went on the market, the property attracted sixty visitors at the first open house. Its low taxes in addition to its easy access to transportation and proximity to Central Park, Marcus Garvey Park and Morningside Park made it especially attractive, and it easily found a buyer eager to enjoy its charms.

9 Page 9 Appendix - Single-Family Below please find the sales used in this report by Sub-Market and type. East Side Single-Family Address Sale SF Floors Building Date Width Closed 21 Beekman Pl $34,350,000 6,739 $5, /20/13 41 E 70 St $32,000,000 11,000 $2, /26/13 12 E 76 St $27,000,000 7,056 $3, /28/13 45 E 74 St $26,000,000 9,000 $2, /24/ E 71 St $22,850,000 10,325 $2, /8/13 48 E 74 St $19,100,000 9,400 $2, /9/ E 64 St $18,500,000 8,260 $2, /26/ E 63 St $16,400,000 9,120 $1, /10/ E 61 St $15,500,000 6,321 $2, /12/13 12 E 82 St $15,000,000 9,614 $1, /15/13 21 E 62 St $14,000,000 5,800 $2, /26/ E 70 St $13,900,000 4,892 $2, /30/ E 75 St $13,250,000 7,500 $1, /7/ E 72 St $12,000,000 7,000 $1, /9/ E 61 St $11,500,000 4,790 $2, /30/ E 64 St $11,140,000 7,140 $1, /18/ E 80 St $10,350,000 3,546 $2, /21/ E 81 St $9,245,000 4,160 $2, /10/13 46 E 66 St $9,000,000 5,900 $1, /6/ E 75 St $8,900,000 4,100 $2, /16/ E 52 St $8,000,000 5,012 $1, /21/ E 94 St $7,900,000 3,968 $1, /9/13 65 E 90 St $7,850,000 3,710 $2, /19/ E 83 St $7,750,000 4,782 $1, /12/ E 61 St $7,000,000 4,790 $1, /9/ E 80 St $7,000,000 3,604 $1, /14/ E 51 St $6,950,000 4,952 $1, /31/13 50 E 64 St $6,875,000 4,836 $1, /4/13 48 E 64St $6,350,000 4,868 $1, /9/ E 68 St $6,100,000 3,456 $1, /12/ E 78 St $6,082,957 3,656 $1, /17/ E 71 St $6,000,000 3,520 $1, /5/ E 62 St $6,000,000 3,730 $1, /22/ E 72 St $6,000,000 2,880 $2, /10/ Lexington Ave $5,500,000 3,072 $1, /9/ E 69 St $5,500,000 3,200 $1, /4/ E 32 St $5,200,000 3,293 $1, /24/ E 87 St $5,200,000 3,024 $1, /28/ E 95 St $5,000,000 3,456 $1, /22/ E 87 St $4,750,000 3,780 $1, /22/ E 69 St $4,650,000 4,225 $1, /6/ E 50 St $4,600,000 4,350 $1, /19/ EEA $4,500,000 2,700 $1, /15/13 Continued Next Page

10 Page 10 Appendix - Single-Family East Side Single-Family Continued Address Sale SF Floors Building Date Width Closed 214 E 50 St $4,487,500 3,500 $1, /19/ E 89 St $4,300,000 3,900 $1, /15/ E 50 St $4,300,000 4,600 $ /3/ E 81 St $4,200,000 2,790 $1, /26/ E 35 St $4,000,000 4,095 $ /5/ E 30 St $4,000,000 3,242 $1, /8/ E 83 St $3,900,000 3,392 $1, /25/ E 69 St $3,450,000 1,440 $2, /21/ E 48 St $3,350,000 3,790 $ /13/ E 68 St $3,000,000 3,456 $ /6/13 West Side Single-Family Address Sale SF Floors Building Date Width Closed 249 CPW $17,500,000 10,000 $1, /10/13 53 W 88 St $14,391,000 6,385 $2, /21/ RSD $14,000,100 12,000 $1, /8/ W 71 St $11,800,000 8,400 $1, /4/13 69 W 83 St $8,300,000 7,320 $1, /10/ W 87 St $7,000,000 5,526 $1, /5/13 45 W 95 St $6,999,999 5,660 $1, /22/ W 88 St $6,600,000 5,000 $1, /8/ W 84 St $6,400,000 6,000 $1, /29/ WEA $4,200,000 4,040 $1, /15/ W 95 St $4,000,000 3,904 $1, /28/ W 88 St $3,800,000 4,135 $ /15/ Manhattan Ave $3,675,000 3,206 $1, /5/ W 84 St $3,215,000 2,800 $1, /20/13

11 Page 11 Appendix - Single-Family Downtown Single-Family Address Sale SF Floors Building Date Width Closed 321 Greenwich St $17,500,000 9,136 $1, /8/ Waverly Pl $15,940,00 5,528 $2, /19/ W 15 St $15,500,000 8,400 $1, /26/13 64 Perry St $13,250,000 4,104 $3, /24/ W Houston St $13,000,000 7,500 $1, /11/13 41 W 11 ST $10,500,000 4,312 $2, /22/ Greenwich St $10,500,000 6,500 $1, /12/13 62 W 12 St $10,250,000 3,800 $2, /12/13 22 W 11 St $10,050,000 4,684 $2, /16/ W 4 St $9,550,000 2,720 $3, /28/13 22 Jane St $9,100,000 3,286 $2, /17/ W 21 St $8,500,000 4,106 $2, /15/ W 20 St $7,935,000 7,000 $1, /27/13 77 Bedford St $7,350,000 3,552 $2, /23/13 3 Grove St $7,300,000 3,000 $2, /30/ W 19 St $7,180,000 3,680 $1, /16/ W 19 St $6,990,000 2,737 $2, /25/ Greenwich St $6,700,000 3,098 $2, /11/ W 12 St $6,650,000 2,672 $2, /18/ W 25 St $6,600,000 5,164 $1, /7/ E 19 St $6,500,000 4,510 $1, /25/13 49 Barrow St $6,200,000 2,400 $2, /1/ W 11 St $5,850,000 2,000 $2, /18/13 17 Minetta St $5,800,000 2,380 $2, /10/ E 19 St $5,750,500 3,520 $1, /8/ W 20 St $5,500,000 3,200 $1, /29/ W 15 St $5,400,000 2,736 $1, /25/13 27 Stuyvesant St $5,250,000 3,600 $1, /5/13 17 Commerce St $4,475,000 2,200 $2, /30/13 27 Harrison St $4,250,000 4,000 $1, /18/13 9 Vandam St $4,200,000 2,800 $1, /17/ W 4 St $4,175,000 2,300 $1, /11/ W 25 St $4,000,000 4,000 $1, /30/ Lexington Ave $3,700,000 3,840 $ /27/13 15 Commerce St $3,625,000 2,226 $1, /9/13 5 Carmine St $3,600,000 1,500 $2, /11/13 76 Bedford St $3,250,000 2,177 $1, /28/ Beekman St $2,131,197 2,800 $ /23/13

12 Page 12 Appendix - Single-Family Uptown Single-Family Address Sale SF Floors Building Date Width Closed 369 W 120 St $2,999,000 3,480 $ /17/13 30 W 120 St $2,895,00 4,650 $ /22/ W 146 St $2,200,000 4,000 $ /19/ Fifth St $2,050,000 3,412 $ /18/13 12 W 120 St $2,000,000 5,060 $ /27/13 20 Hamilton Terr $2,000,000 3,300 $ /16/13 64 W 119 St $1,820,000 3,635 $ /2/ W 162 St $1,800,000 3,972 $ /20/ W 138 St $1,750,000 4,000 $ /11/ W 113 St $1,675,000 3,400 $ /26/ W 139 St $1,495,000 4,068 $ /7/ W 136 St $1,390,000 2,992 $ /3/ W 113 St $1,325,000 3,200 $ /4/ W 138 St $1,323,725 2,724 $ /22/ W 138 St $1,220,000 2,733 $ /24/ W 138 St $1,215,178 1,980 $ /24/13 68 Edgecombe Ave $1,050,000 3,480 $ /25/ W 156 St $997,885 3,000 $ /13/ W 131 St $994,875 3,600 $ /12/ Fifth Ave $956,000 7,569 $ /11/13 50 Hamilton Terr $916,425 3,564 $ /31/ E 120 St $905,000 2,736 $ /2/ W 139 St $900,000 2,600 $ /3/13 99 Hamilton Pl $900,000 3,200 $ /8/ W 140 St $845,500 3,750 $ /19/ W 140 St $800,000 2,845 $ /14/13 11 Sylvan Terr $790,000 1,500 $ /15/ E 101 St $775,000 2,730 $ /7/ Edgecombe Ave $769,000 2,502 $ /30/ St Nicholas Ave $768,834 1,755 $ /29/ E 118 St $735,000 4,567 $ /13/13 22 E 129St $720,000 2,403 $ /9/ W 140 St $705,000 2,445 $ /8/ W 137 St $675,100 4,496 $ /20/ Lexington Ave $425,000 2,340 $ /30/13

13 Page 13 Appendix - Multi-Family East Side Multi-Family Address Sale SF Residential Floors Building Date Units Width Closed 18 E 73 St $19,695,000 6,900 $2, /6/13 20 E 95 St $7,400,000 4,040 $1, /26/ E 84 St $6,625,000 4,800 $1, /15/ E 71 St $5,900,000 4,500 $1, /14/ E 76 St $5,300,000 4,925 $1, /20/ E 82 St $5,000,000 4,160 $1, /15/ E 52 St $4,875,000 6,000 $ /4/ E 78 St $4,500,000 3,341 $1, /28/ E 53 St $4,399,000 5,464 $ /9/ E 50 St $4,100,000 4,164 $ /15/ E 50 St $3,400,000 3,340 $1, /14/ E 58 St $3,300,000 3,200 $1, /14/13 West Side Multi-Family Address Sale SF Residential Floors Building Date Units Width Closed 315 W 78 St $5,300,000 5,345 $ /26/13 21 W 95 St $5,250,000 5,560 $ /3/ W 87 St $5,190,000 3,300 $1, /13/13 64 W 87 St $5,125,000 4,698 $1, /11/ W 101 St $4,650,000 5,787 $ /31/ W 95 St $4,600,000 5,448 $ /22/ W 85 St $4,500,000 4,000 $1, /17/13 49 W 92 St $4,435,000 4,000 $1, /15/ W 44 St $4,165,000 3,680 $1, /21/ W 88 St $3,650,000 3,400 $1, /6/ W 94 St $3,625,000 3,392 $1, /10/ W 46 St $3,500,000 4,194 $ /22/ W 49 St $3,228,000 4,176 $ /22/13

14 Page 14 Appendix - Multi-Family Downtown Multi-Family Address Sale SF Residential Floors Building Date Units Width Closed 307 W 4 St $12,500,000 4,360 $2, /23/13 22 W 11 St $10,050,000 4,684 $2, /16/13 18 Grove St $10,000,000 3,765 $2, /4/13 3 Rutherford Pl $7,850,000 6,404 $1, /16/13 27 Downing St $7,275,000 5,094 $1, /5/13 56 W 12 St $7,200,000 4,000 $1, /23/ W 12 St $7,000,000 2,664 $2, /18/ W 11 St $6,150,000 3,040 $2, /1/13 29 Greene St $6,100,000 3,800 $1, /31/ W 21 St $5,867,000 3,486 $1, /4/ W 13 St $4,950,000 3,948 $1, /25/13 8 Perry St $4,800,000 3,400 $1, /1/13 4 Bedford St $4,650,000 2,686 $1, /5/ E 9 St $4,650,000 3,400 $1, /12/ W 22 St $4,650,000 4,000 $1, /19/ E 31 St $4,500,000 4,046 $1, /13/13 46 Horatio St $4,500,000 3,000 $1, /22/ W 20 St $4,250,000 2,880 $1, /6/ E 30 St $4,150,000 4,482 $ /30/13 25 Bleecker St $3,800,000 2,962 $1, /10/ E 7 St $3,650,100 3,491 $1, /26/ E 10 St $3,500,000 2,880 $1, /19/ E 7 St $3,150,000 3,084 $1, /6/13 54 King St $3,063,000 3,636 $ /18/13 The following members of the The Corcoran Group made significant contributions to this report: Michele Beaulieu I Bill Begert I Ida Fields I Kathleen Mejia I Todd Parmley I Ryan Schleis I Tres Seippel Debbie Baum I Alan Berger I Paul Kolbusz I Fabienne Lecole I Richard Phan

15 Page 15 Appendix - Multi-Family Uptown Multi-Family Address Sale SF Residential Floors Building Date Units Width Closed 613 W 169 St $3,300,000 7,749 $ /7/ W 120 St $2,999,000 3,480 $ /17/ W 121 St $2,700,000 4,800 $ /20/ W 120 St $2,700,000 2,398 $1, /31/ W 118 St $2,610,000 5,255 $ /29/ W 121 St $2,425,000 4,880 $ /14/13 20 W 130 St $2,400,000 4,400 $ /16/ W 123 St $2,300,000 4,160 $ /23/ W 143 St $2,275,000 4,604 $ /27/ W 118 St $2,225,000 3,808 $ /21/ W 120 St $2,200,000 4,232 $ /6/ W 118 St $2,165,000 4,984 $ /14/ W 121 St $2,075,000 3,282 $ /29/ W 145 St $2,025,000 4,800 $ /12/ Fifth Ave $1,955,295 3,000 $ /22/ W 162 ST $1,900,000 3,952 $ /27/ W 132 ST $1,875,000 4,410 $ /17/ W 132 ST $1,800,000 3,200 $ /26/ Convent Ave $1,722,500 3,600 $ /26/ W 140 St $1,720,000 3,618 $ /19/ Lenox Ave $1,700,000 3,970 $ /19/ W 145 St $1,648,400 3,600 $ /23/ W 153 St $1,610,000 4,782 $ /11/ ST Nicholas Ave $1,601,424 3,400 $ /21/ W 126 ST $1,600,000 2,750 $ /25/13 27 W 127 ST $1,600,000 2,475 $ /21/ W 122 ST $1,600,000 3,850 $ /15/13 45 W 127 ST $1,600,000 3,975 $ /15/ W 112 St $1,550,000 2,496 $ /25/ W 132 St $1,525,000 4,012 $ /20/ W 123 St $1,500,000 2,428 $ /26/ W 138 St $1,485,000 3,600 $ /26/ W 132 St $1,475,000 3,000 $ /7/13 37 W 126 St $1,475,000 2,548 $ /31/ W 120 St $1,450,000 3,740 $ /28/ W 137 St $1,450,000 5,340 $ /10/ E 120 St $1,410,000 4,480 $ /11/13 19 W 127 St $1,400,000 3,800 $ /27/ First Ave $1,400,000 3,920 $ /26/ W 139 St $1,400,000 2,715 $ /22/13 6 Hamilton Terr $1,400,000 3,840 $ /29/ W 136 St $1,352,500 3,438 $ /24/ Second Ave $1,350,000 4,492 $ /22/ Edgecombe Ave $1,322,500 3,360 $ /26/13 2 E 118 St $1,320,000 3,600 $ /5/ W 142 St $1,300,000 4,454 $ /29/13 Continued Next Page

16 Page 16 Appendix - Multi-Family Uptown Multi-Family Continued Address Sale SF Residential Floors Building Date Units Width Closed 540 W 148 St $1,260,000 3,273 $ /29/ E 110 St $1,250,000 3,220 $ /17/ W 168 St $1,250,000 2,409 $ /23/ E 116 St $1,238,000 3,680 $ /7/13 75 Park Terr W $1,225,000 2,036 $ /18/ W 150 St $1,217,350 2,637 $ /25/13 87 W 119 St $1,212,000 4,680 $ /30/ E 117 St $1,208,257 3,300 $ /23/13 9 W 126 St $1,200,000 3,307 $ /4/ E 117 St $1,185,000 3,400 $ /27/ W 161 St $1,128,500 2,400 $ /6/13 52 Hamilton Terr $1,100,000 3,756 $ /23/ W 134 St $1,085,000 3,600 $ /31/ E 116 St $1,050,000 4,000 $ /3/13 64 Edgecombe Ave $1,015,000 3,744 $ /29/ E 117 St $998,000 3,500 $ /22/ W 132 St $975,000 3,600 $ /30/ Manhattan Ave $975,000 3,000 $ /24/13 11 Cooper St $950,000 4,356 $ /23/ E 116 St $950,000 3,460 $ /17/ W 160 St $930,000 2,954 $ /24/13 64 E 129 St $929,000 3,788 $ /18/13 15 W 131 St $910,000 3,000 $ /25/ W 147 St $880,000 2,640 $ /19/ W 150 St $870,000 2,600 $ /9/ W 150 St $870,000 2,600 $ /9/ W 131 St $859,000 2,534 $ /2/ W 139 St $850,000 2,898 $ /5/13 43 W 131 St $810,000 3,128 $ /29/ Pleasant Ave $800,000 3,000 $ /3/13 18 Sylvan Terr $785,000 1,425 $ /26/ Edgecombe Ave $760,000 3,700 $ /12/ E 121 St $755,000 2,025 $ /27/ Adam C Powell Blvd $750,000 2,600 $ /16/ ST Nicholas Ave $750,000 3,200 $ /25/ W 159 St $705,000 3,256 $ /14/ W 130 St $665,000 3,502 $ /23/ W 142 St $650,000 2,640 $ /10/13 73 W 119 St $632,333 3,128 $ /29/ Audubon Ave $620,000 2,500 $ /31/ W 183 St $570,000 3,120 $ /28/ W 182 St $526,000 2,482 $ /14/ W 113 St $503,249 4,480 $ /30/ First Ave $450,000 3,168 $ /20/ E 118 St $439,487 4,185 $ /30/ W 159 St $342,000 2,800 $ /11/13 All Square Footage and Building Widths are approximate throughout the report. Equal Housing Opportunity. The Corcoran Group is a licensed real estate broker located at 660 Madison Ave, NY, NY All listing phone numbers indicate listing agent direct line unless otherwise noted. All information furnished regarding property for sale or rent or regarding financing is from sources deemed reliable, but Corcoran makes no warranty or representation as to the accuracy thereof. All property information is presented subject to errors, omissions, price changes, changed property conditions, and withdrawal of the property from the market, without notice. All dimensions provided are approximate. To obtain exact dimensions, Corcoran advises you to hire a qualified architect or engineer.