An accessibly priced, prewar co-op in Manhattan’s Washington Heights neighborhood
Nowadays it’s very rare to find a Manhattan co-op for under $400,000. With prices soaring in every neighborhood across the borough and beyond, tracking down a classic, prewar apartment for under $800,000 is like finding a needle in the haystack. But with a little digging, it is possible. Manhattan’s Washington Heights (known to locals as ‘The Heights’) may not have all the quaint and trendy attractions of other neighborhoods like the nearby Upper West Side or more distant Greenwich Village, but those spots are just a quick train ride away. In addition to the apartments that go for hundreds of thousands of dollars less than the average city co-op, the neighborhood also offers an arguably a more culturally diverse and vibrant atmosphere.
70 Haven Avenue — a six-story co-op built in 1925 and located on a tree-lined street just off 170th Street — is one of the neighborhood's relatively affordable deals. Unlike many lowrise prewars, this one includes a newly remodeled, two-sided elevator with one-bedrooms starting at just $379,000. “It’s a beautiful building. It’s a classic, prewar co-op with around 52 apartments,” says Boris Kerzhner, an agent with Compass. “It’s a good size that doesn't feel too small or too boutique or too large. It has a residential vibe to it. It’s on Haven Avenue, so you’re right off of Riverside Drive up on a hill and you get gorgeous views of the Hudson River.”
Spacious one- to three-bedrooms with high ceilings and scenic river views
While there’s nothing overtly fancy about the building, it does have its charms. Residents enter into a small, glass enclosed entryway that leads to a lobby outfitted with marble, prewar moldings and coffered ceilings. There’s no doorman or concierge — amenities which typically increase cost immensely — but there is a virtual doorman and a live-in super. Individual units have been remodeled over time: “Every apartment is different. Previous shareholders have done renovations, but a lot of them have the original hardwood floors, high ceilings and moldings,” says Kerzhner. Ceilings can generally go up to nine feet, making the living spaces seem much bigger than they are, and many units include large foyers. “You also have prewar features like old school steam radiators, and as far as appliances go, [some units have] fully renovated kitchens with stainless steel appliances, backsplaces and high-end cabinetry.” Some residents have also opened up their kitchens. There are no balconies, but units on the western side at least have sweeping views of the water. For instance, Kerzhner’s says that his current listing includes “beautiful water views of The Palisades,” as well as full sunset views.
Units starting under $400,000
One-bedrooms are typically between 600 and 800 square feet, which is very large for Manhattan standards, with prices typically ranging from $399,000 to $429,000. Two-bedrooms generally start at $550,000 for around 950 square feet, while three-bedrooms run between $750,000 and $825,000 for roughly 1,200 square feet and up. Kerzhner says that carrying charges are “pretty fair and in-tune with the majority of co-ops,” citing that the standard monthly maintenance for his large three-bedroom listing is $1,322. Prospective buyers should note that there’s currently a monthly assessment of $235 until February 2025, which Kerzhner cites was implemented to “raise the reserves of the building.”
Basic amenities with laundry in the building and video security
70 Haven Avenue is not a luxury building and does not have a rooftop deck or gym, but it does include a small, landscaped courtyard on the ground floor that is dotted with potted plants and trees. “It’s a nice little escape,” Kerzhner adds. Also, in the basement, there’s a common laundry room that has been recently outfitted with new equipment. “There’s also a community room that can be used for an array of different reasons. You could throw a party there or it could be used for work purposes,” Kerzhner says. Hallways are pretty standard for the size, year built and price points, and lined with standard tile. “There is also a bike storage and video security systems throughout the building.” Pet lovers should note that dogs aren’t welcome as furry residents, however cats are allowed.
A culturally-vibrant neighborhood with mom-and-pop shops along Broadway
Depicted in Lin-Manuel Miranda’s famous Broadway musical “In the Heights,” the neighborhood of Washington Heights is now a household name, even for non-New Yorkers. It’s situated in northern Manhattan, right next to the Hudson River, as well as the green expanse of the esplanade. However the nearby 9A highway blocks access to the Hudson River Greenway, so residents have to enter the park several blocks either north or south of the building. Two avenues east along Broadway, residents can find fresh fruits and veggies from carts, mom-and-pop shops and some of the most authentic Dominican food in the city. “Columbia Hospital is also right there and the 168th train station is just about a five minute walk,” Kerzhner says. Midtown Manhattan is roughly a 35 minute train ride away and accessible via the 1, A or C trains.
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Quantarium
Current List Price
Sold Price
Area Factors
Moderate Crime
Crime Score®
5/ 10
Bikeable
Bike Score®
62/ 100
Walker's Paradise
Walk Score®
96/ 100
Rider's Paradise
Transit Score®
100/ 100
Sources: WhatIsMyCrimeRisk.com, Walk Score
Sources: WhatIsMyCrimeRisk.com, Walk Score
WhatIsMyCrimeRisk.com, Powered by CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks. Walk Score® measures the walkability of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Sound Score® measures the noise level of any address. Environmental risk data is provided by First Street Foundation® and is designed to approximate risk and not intended to include all possible scenarios.
Parks in this Area
Hill Top Park
3 min walk
Picnic Area
Trails
Mitchel Square
6 min walk
Basketball
Playground
Fort Washington Park
7 min walk
Bike Trails
Picnic Area
Trails
J. Hood Wright Park
7 min walk
Basketball
Dog Park
Volleyball
McKenna Square Park
9 min walk
Basketball
Dog Park
Playground
Lily Brown Park
10 min walk
Picnic Area
Playground
Highbridge Park
12 min walk
Baseball/Softball
Basketball
Bike Trails
Highbridge Field House
13 min walk
Edgecombe Avenue Park
14 min walk
Picnic Area
Schools
Source:
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