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Led by Dexter Guerrieri, Vandenberg has been the townhouse brokerage market leader since 1990. With encyclopedic knowledge and expertise in the townhouse market, we attend to each client’s needs to achieve your real estate and lifestyle goals. We ranked #1 for number of townhouse listings on the West Side and #2 for number of townhouses listings citywide in 2016 and 2017.

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Featured Listings from the Vandenberg Team

10 Listings
64 West 85th Street

64 West 85th Street

$7,495,000
For Sale
Floors 5

 

Central Park West Block 19-Footer Priced to Sell

Ideal Addition to a Real Estate Portfolio

Printable Feature Sheet Printable Floor Plans

Possibilities abound in this classic Renaissance Revival townhouse. Located steps from Central Park on the best block, 64 West 85th Street contains 10 rental units, 9 of which are free market. It is an ideal property for anyone who is looking for a live-with-income opportunity or a solid investment with a robust rent roll.

 

Each sunny unit is nicely finished and move-in ready with renovated kitchens and baths. There is great ceiling height throughout, and some units also feature lovely details such as exposed brick and original hearths and mantelpieces. Move over, both of the garden level units have additional living space as they duplex down to the lower level via spiral staircases. The townhouse also boasts a beautiful rear garden and roof terrace off the unit in the fifth-floor rear. Each of these outdoor spaces will be in high demand given the current status of the pandemic.

 

For those looking to enhance the approximately 7,200 square feet of living space, it is possible to convert the property to an owner’s duplex with six rental units, an owner’s triplex with four rental units, or an owner’s quadraplex with two rental units for income to help offset the property expenses. The property also comes with proposed plans to convert to an expansive and luxurious single-family townhouse. There is an option to finish the rooftop as a terrace, or, in a single-family conversion, an option with a rooftop pop-up addition that would open to a finished rooftop terrace.

 

When it comes to Upper West Side townhouses, 64 West 85th Street is a must-see for any buyer. It’s an unbeatable location and priced to sell.

 

* Note: Some images have been virtually staged.

 

Price: $7,495,000

Contact:

The Vandenberg Team,
Email
Call: (212) 769-2900

Floors 5 Units 10 Approx. Square Footage 6,751 sq ft Estimated Taxes 75,464
169 West 83rd Street

169 West 83rd Street

$6,150,000
For Sale
Beds 10 Baths 6 Floors 5

 

Top Rents, Incredibly Low Taxes, and Amazing Garden

Easy Owner’s Garden Triplex or

Perfect 1031 Investment with Excellent Cap Rate

Printable Feature Sheet Printable Floor Plans

Virtual Tour

Open House: 

Tuesday July 16th, 2020 | from 10:30 am to 12:00 pm

Broker Open House

Built by legendary architecture firm McKim, Mead, & White, 169 West 83rd Street is a New York City townhouse gem. The Beaux Arts masters created this five-story, 18.5-foot wide Romanesque townhouse in 1885, and it has been thoughtfully updated and maintained by the current owner. It is turnkey with tip-top renovations and all rentals are 100% Free Market.

The configuration features floor-through units that include an owner’s duplex, which boasts an impressive rear garden, and additional four rental units. These existing rentals achieve top prices with room for continued growth and are in high demand due to the location and integrity of the townhouse.

In addition to the tremendous quality, space, and utility offered, the taxes are astoundingly low for this type of building, at $36,000. Compare these numbers to any condo, and this townhouse proves an incredible value. In fact, these taxes are approximately half of what you might find on another comparable townhouse. This annual savings of $36,000 could pay for an additional $690,000 at 3.25% amortized over 30 years. In addition, there are 2,022 square feet of available development rights that can be built in the back, or roof top, subject to the appropriate agency approvals.

Three potential financial scenarios are outlined on the following pages including opportunities for Easy Transformation into Owner’s Triplex, Live and Invest Owner’s Duplex with Rental Income, and a Pure Investment.

Garden Level of Owner’s Unit Duplex (Future Triplex):

Magnificent design elements abound when stepping into the vestibule and entrance hall of this historic townhouse including a peek at original marble floors flanked by lovely solid slab granite wainscotting, a coffered oak ceiling, solid oak door, and classic grand staircase leading to the floors above.

The owner’s unit is accessed at the rear of the entrance hall. This unique garden duplex has a spacious and open flow. The more formal oak-paneled front room with its impressive stone mantelpiece can accommodate both living and dining areas. A gourmet kitchen lies at the heart of the unit and features a sprawling L-shaped countertop with bar seating, pull-out pantries, a Fisher & Paykel double dishwasher, commercial grade drop in DCS grill-top stove and wall oven. Just off the kitchen is a luxurious full bathroom.

The rear of the floor hosts a large, light-filled bedroom that opens up to the private garden oasis. Boasting six hundred square feet, this garden is a showstopper with lovely stonework, a gazebo with poured concrete seating, and plenty of sky. There is also outdoor lighting and power and water supply for the garden hose.

Cellar Level of Owner’s Unit Duplex:

A stairwell in the foyer of the owner’s unit leads to the cellar of the townhouse. In addition to dedicated rooms for mechanicals, the front of the floor has space for a sunny home office or other ancillary use. This large room, which is currently used for storage, has two front-facing windows and can open up to 120 square feet. The rear room of the cellar has two windows and is spacious enough for a bedroom or recreational area. An exterior staircase leads up from this room to the garden above. There is also a full bath and a centrally located laundry room with radiant heat flooring.

Second, Third, Fourth, and Fifth Floors:

All apartments on these floors are gracious, floor-through three-bedrooms. The second floor can become the upper level of an owner’s triplex by constructing a small extension to contain a new interior staircase that accesses the Garden level. This could also serve as an outdoor terrace to the tenants’ floor above, increasing value further.

Each thoughtfully configured unit has elements of the original, rich building design with large windows in each room, and all street-facing windows are sound-resistant. They also contain updated kitchens and baths.

Extra Notable Features:

  • There are multiple light and air shafts, as well as existing staircase structures that can be expanded and enclosed.
  • New boiler and modified “smart” heating system with Ecobee controller that can control the building for a set point temperature on the top floor and therefore the building from your smart phone saving tremendous expense on over-heating.
  • New gas piping from street to building to boiler and water heater.
  • New gas meters and piping to stoves.
  • New chimney.
  • New 20-year insulated roof with silicone topcoat.
  • Central vacuum on both floors, four points, in the owner’s duplex.

Scenario I: Easy Transformation into Owner’s Triplex including Garden/Basement/2nd Floor 

  • $6,150,000 (purchase price) + $435,000 (estimated renovation to add interior staircase in a small extension, finish 2nd floor and add upgrades to apartments above = $6,585,000
  • You will need $2,500,000 in cash and you will be borrowing the balance of $4,085,000
  • Pro forma income is $15,600 which allows you to pay for a mortgage of $3,550,000 (based on 30 – year amortized mortgage at 3.25%)
  • Net Result: For your share, you will be paying for a $535,000 mortgage = $2,328 per month
  • Additional estimated net expenses listed below (including extremely low taxes) = approximately $4,146 per month
  • $2,328 mortgage + 4,146 expenses = $6,474 per month owner outlay for your Garden Triplex
  • After interest charges and other tax deductions, the net cost to the owner will be much less than this. Invest in your real estate future today and watch your rock-solid townhouse equity grow.

Scenario II: Live/Invest in owner’s duplex and have income from 4, 3-bedroom floor throughs.

  • With $100,000 capital to renovate unit 1 (for basement to finish the 120 square foot front room, which contains two front windows) and for units 2,3,4 and 5 to upgrade kitchen or bath if needed.
  • Pro Forma Rent Roll = $249,600 (4 units)
  • Current Estimated Expenses = $49,754
  • First year net income is $199,846, or, $16,653 per month.
  • This allows you to pay for a mortgage of $3,825,000 and you will need to borrow an additional $260,000 which will cost you $1,131 per month.
  • Your total monthly outlay will be $1,131 + $4,146 = $5,277 per month.
  • This favorable analysis is impacted more and more each year by the exceptionally low real estate taxes, allowing you to live in an owner’s duplex with over 2000 square foot of interior living space and 600 square foot backyard. Detailed calculations upon request.

Scenario III: Pure Investment.

  • Each of the current 3 bedroom apartments can easily get $4,900 or close to it in their current finishes, however, with $100,000 investment, you can finish the basement front room, and units 2,3,4 and 5, kitchen and baths (where needed) with luxury upgrades, that can get this below market rent of $62 per square foot, or $5,200 per 3-bedroom apartment. However, nothing needs to be done to get the rents that the building is getting at the moment. If nothing is done, at the asking price, the investment returns a 6.6% annual cap rate over 10 year holding period as can be shown in our discounted cash flow analysis. If a purchaser chooses to upgrade the units as specified, the investment will return a 7.05% annual cap rate over the 10-year holding period as can also be shown in our discounted cash flow analysis. These returns are currently returning 10 times the current yield on 10-year treasury notes.
  • The confluence of these investment returns and historically low rates to finance the acquisition, along with an impending premium on townhouses in this environment, may present a unique opportunity to purchase these limited Free Market Manhattan assets at great value pricing.

Price: $6,150,000

Contact:

The Vandenberg Team,
Email
Call: (212) 769-2900

Beds 10 Baths 6 Floors 5 Units 5 Approx. Square Footage 5,545 sq ft Estimated Taxes 36,000
122 West 73rd Street

122 West 73rd Street

$4,350,000
For Sale
Beds 8 Baths 8 Floors 6

Lovely Opportunity for End-User in the West 70s
Renderings Prepped and DOB Approved

Printable Feature Sheet Printable Floor Plans

Just off the Columbus Avenue thoroughfare lies a fabulous four-story townhouse. Boasting tremendously high ceilings, huge windows, an efficient sixteen feet of width, and tidy garden, 122 West 73rd Street offers a straightforward conversion to a two-family home. Approved DOB plans reveal a modern, open floorplan that includes an eat-in chef’s kitchen, formal parlour floor, and five bedrooms. A private studio unit on the garden level can serve as a mother-in-law suite, live-with-income opportunity, or whatever the purchaser desires to fit their lifestyle. The prime location and price make this townhouse a must-see.

Approved plans include:

Garden Floor:

The garden floor renderings reveal a handsome vestibule and studio apartment situated at the front of the floor. Just past the main stairwell is an access point to the formal foyer of the main residence. The rear of the floor will be occupied by a spacious kitchen, and dining room that overlooks the garden. There will also be a powder room and elevator access on this floor.

Parlour Floor:

The parlour floor will feature two large rooms suitable for formal entertaining. Both rooms have fireplaces as well as large windows to allow in natural light. A powder room and walk-in closet complete the floor.

Third Floor:

This floor will serve as the master suite with a spacious bedroom situated at the front and a private study in the rear overlooking the garden.

Fourth Floor:

Two bedrooms occupy the fourth floor of the townhouse. The front-facing bedroom will feature a stately fireplace, while the rear bedroom opens to a private terrace. There is a large shared bathroom off the main hall as well as a walk-in closet and small laundry room.

Fifth Floor:

The fifth floor contains two more gracious bedrooms that closely follow the same footprint of the floor below.

Sixth Floor:

An additional sixth floor will host a home office, entertainment room, powder room, and front terrace. The elevator will reach this uppermost floor.

Cellar:

This cellar will contain a laundry room, wine cellar, and dedicated areas for mechanicals as well as storage.

*SOME IMAGES HAVE BEEN RENDERED*

Price: $4,350,000

 

Contact:

The Vandenberg Team,
Email
Call: (212) 769-2900

Beds 8 Baths 8 Floors 6 Approx. Square Footage 4,673 sq ft Estimated Taxes 45,369 Neighborhood Upper West Side Type of Listing Townhouse
44 West 95th Street

44 West 95th Street

$11,750,000
For Sale
Beds 7 Baths 9 Floors 6

Top-of-the-Line Renovation Steps from Central Park
Full of Character and Completely Customized

Printable Feature Sheet Printable Floor Plans

View Listing Video

The elegant styling of a traditional townhouse reimagined in modern grandeur is exactly what you find at 44 West 95th Street. All original four stories of the townhouse have been gut renovated, then a fifth floor and roof deck were built to complete the plan by Adam Cassino Design. Each and every decision has been curated by the owner, not a developer, to maintain a unique character and ensure high-end finishes.

Highlights of the townhouse include: open layout and a chef’s kitchen on the parlour floor; six bedrooms; six and three-half baths; cedar and teak-lined sauna; elevator access on all floors; three working gas fireplaces; plus five outdoor spaces. Notable materials and finishes such as Calacatta Gold marble, Travertine, Furniture Guild vanities, and Brizo faucets take this townhouse to a new level of luxury. Additionally, all of the utility connections inside and out are brand new and include bonus features such as radiant heat, independent cooling and heating zones for each room, and smart home wiring throughout.

Live in luxury on the Upper West Side. Boasting a superb location just steps from Central Park, neighborhood eateries, and Whole Foods, 44 West 95th Street is a showstopper.

Garden Floor:

Through the front courtyard and under the stoop, a casual mudroom entrance with built-in benches and cabinets welcomes you to the garden floor. Once shoes are tucked away and coats hung, hang a left into the guest bedroom or proceed down the hall to the family room. The front bedroom features two large windows and an ensuite bathroom. The rear of the floor is open and airy. Configured like a great room with direct garden access through a wall of glass doors, the rear family room has a wet bar, space for billards or other games, and a separate seating area with a Travertine-clad fireplace. There is also a powder room accessible on this floor.

Beyond the family room lies an outstanding townhouse garden. Highlights include: a Bluestone surface, full fencing, custom-built benches and planters to preserve mature trees, and a gas BBQ.

Parlour Floor:

Double doors provide a formal entrance to the parlour, and open to reveal a lovely vestibule with marble floor. Just beyond, soaring ceilings, wide windows, and harmonious design abound. A formal living and dining room share the oversized parlour front, which has a gas fireplace with custom mantlepiece and hearth made of Calacatta Gold marble. The middle of the floor contains a closet and contemporary powder room with gold studded Phillip Jeffries wallpaper. The elevator can also be accessed here. The parlour rear is occupied by a breathtaking chef’s kitchen complete with Lauriermax cabinetry, touch sinks, Wolf and SubZero appliances, and a huge Cambria-slab island. There is also a banquette area with a flexible, marble-topped table for more casual eat-in opportunities. A wall of glass bi-fold doors separates the kitchen from a large terrace that descends into the garden below.

Third Floor:

The third floor hosts a delightful, oversized master suite. Double doors open to a sitting room that leads to the rear study. Natural light floods in from South-facing windows, and a gorgeous fireplace featuring floor-to-ceiling Carrara marble serves as a focal point for the room. His and hers closets can be found opposite the sitting room, and on the way towards the luxurious master bathroom at the front of the floor. Adorned in more Carrara marble, the bathroom is a sparkling “jewel box.” It features a Hastings soaking tub, steam shower with dual heads, and a double vanity. A gracious bedroom sits adjacent to the bathroom.

Fourth Floor:

Two additional bedrooms are found on the fourth floor. Both are incredibly spacious, full of light, and feature walk-in custom closets and stylish ensuite baths with individualized mosaic tile patterns and fixture profiles. The rear bedroom also has a private terrace that overlooks the garden below. A large laundry room with ample counter space and storage cabinets is also situated on this floor.

Fifth Floor:

The uppermost floor of the townhouse is a brand new addition, and features a front bedroom with ensuite bathroom, large custom closet, and a private balcony. The rear of the fifth floor is occupied by a lounge or home office with a wall of windows and French doors that open to a terrace. This area could be converted into an additional bedroom if six are not enough. There is also a centrally located full bathroom, and an extension of the main staircase that leads up to a roof deck.

Cellar:

The cellar of the townhouse is fully-finished, and efficiently uses every inch of space. The front of the floor contains a climate-controlled wine room, and a large sitting or play room with window wells that allow in natural light and fresh air. The front room also provides access to all of the mechanicals, which have been integrated into hidden wall panels. The remainder of the cellar is dedicated to relaxation, and includes a spa-like bathroom with steam shower and a spacious cedar sauna. A subway-tiled laundry room completes the floor.

*SOME IMAGES HAVE BEEN RENDERED*

 

Price: $11,750,000

 

Contact:

Cathy Connolly, Lead Buyer Specialist
Email
Call: (646) 741-8204

Beds 7 Baths 9 Floors 6 Approx. Square Footage 6,955 sq ft Estimated Taxes $23,835 Neighborhood Upper West Side Type of Listing Single-Family Townhouse
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Our clients say the nicest things.

Vandenberg Pulls Through for Madoff Victim When Other Brokers Could Not:

Thank you so much for your expertise in selling my townhouse. After falling victim to the Madoff scheme, I needed to sell my townhouse on East 30th Street, despite the down market. I listed with two of the biggest real estate brokerage firms in the City, but neither of them got results. Then my attorney referred me to Vandenberg. You and your indefatigable team produced thirteen bids. In the end, you clinched the deal that worked for me. I even made some money despite existing liens on the house. Your patience and negotiating skills made this sale as easy as it could possibly be. Thank you.

BOB S.

Dexter’s weekly newsletter offers insight, inspiration, and information.

The townhouse we bought a few years ago was our first foray into this type of property.  Having rent-stabilized tenants has been far more challenging that we ever imagined!  Dexter’s weekly newsletter offers insight, inspiration, and information. When we are ready to sell and start all over again, we know where to go for advice and help with the sales and purchasing process.

J. F.

Dexter Guerrieri is THE expert in townhouse sales.

My business partner and I attempted to sell our West 90th Street property and initially gave the exclusive to another Broker. Despite extensive periods of promotion and advertisement, the property did not sell. As we watched other properties move on the market, it became clear to us that we needed Dexter Guerrieri’s expertise in townhouse sales. Dexter’s area knowledge, innovation and perseverance were unsurpassed and, in short order, he ultimately obtained an excellent price. He is truly a Broker’s Broker!

Bruce M.

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