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MANHATTAN HOME VALUES

02-13-2024

VALUATION REPORT 475 WEST 22ND STREET, #3

JON STAMELL

Manha&an Home Values The Meier Team at Berkshire Hathaway New York 590 Madison Avenue, 5F, New York, NY 10022 team@manhaAanhomevalues.com T: 646-677-0046

02/13/2024

Dear Jon, We have conducted a thorough evaluaPon of your property located at 475 West 22nd Street, #3, New York, NY 10011. Based on the current market trends, comparable sales data, and the condiPon of your property, the esPmated value of your property is $3,200,000. Enclosed with this leAer are comparable sales data that helped us arrive at this number. It’s important to note that real estate valuaPons are subject to market ﬂuctuaPons and other external factors. Therefore, this valuaPon serves as a snapshot based on the current market condiPons and available data. Please feel free to contact us if you have any quesPons or would like to discuss the valuaPon further. We are here to assist you every step of the way and ensure you have all the informaPon needed to make informed decisions about your lovely home. Thank you for entrusPng ManhaAan Home Values with the evaluaPon of your property.

Kind Regards, Brian Meier and Apple ChrisPe-Wallace Founders of MHV at Berkshire Hathaway Home Services

Comparative Market Analysis created February 13, 2024

Subject Property

Unit

PRICE

DOM

Beds

Baths

Total Monthlies

CC/Maint

RE Taxes

Outdoor Space

Neighborhood

$3,200,000

Yes

Address

Unit

Price

DOM

Beds

Baths

Total Monthlies

CC/Maint

RE Taxes

Outdoor Space

Neighborhood

434 West 20th Street

$2,400,000

124

$2,362

Chelsea

334 West 17th Street

PH W

$2,095,000

1|1

$2,510

Chelsea

442 West 23rd Street

$2,995,000

282

2|1

$1,938

Chelsea

Active Averages (3)

$2,496,667

137

2.3

1.66 666 666 666 666 67 | 0

$2,270

Address

Unit

Closing Price

DOM

Beds

Baths

Total Monthlies

CC/Maint

RE Taxes

Outdoor Space

Neighborhood

429 West 22nd Street

$2,300,000

$1,681

Yes

Chelsea

326 West 22nd Street

GA RDE ND UPL

$3,200,000

$3,333

Chelsea

475 West 22nd Street

$2,500,000

$2,851

Yes

Chelsea

442 West 23rd Street

$2,875,000

2|1

$2,505

Yes

Chelsea

349 West 21st Street

$2,550,000

2|1

$2,046

Yes

Chelsea

260 West 22nd Street

$2,999,000

2|1

$2,723

Yes

Chelsea

Closed Sales Averages (6)

$2,737,333

2.3

2.16 666 666 666 666 65 | 0

$2,523

Address

475 West 22nd Street

Active Listings

Closed Sales

1 of 2

Comparative Market Analysis Created February 13, 2024 | 2 of 2

Summary

Status

Count

Price

DOM

Beds

Total Monthlies

CC/Maint

475 West 22nd Street #3

$3,200,000

Active Listings Averages

$2,496,667

137

2.3

$2,270

Closed Sales Listings Averages

$2,737,333

2.3

$2,523

Summary Average

$2,616,999

2.3

$2,396

$2,397

Map of All Listings No.

Status

Address

Sold

260 West 22nd Street

Sold

349 West 21st Street

Sold

442 West 23rd Street

Active

442 West 23rd Street

Sold

429 West 22nd Street

Sold

475 West 22nd Street

Sold

326 West 22nd Street

Active

434 West 20th Street

Active

334 West 17th Street

475 West 22nd Street, No. 3

/ Map of All Listings

434 WEST 20TH ST. #8 NEW YORK, NY, 10011

$2,400,000 CHELSEA

This extraordinary Penthouse is just a 6-minute walk from the vibrant Meatpacking District and a 9-minute stroll to charming West Village. Nestled in a stately 25-foot-wide Italianate brownstone built in 1857, it features a private outdoor rooftop with a custom kitchen, offering a distinctive and enchanting living experience. The coveted private roof with breathtaking panoramic, unobstructed (and protected) views of the iconic Empire State Building, overlooks the lavish grounds and rich architecture of the General Theological Seminary – arguably one of the rarest blocks in the city. Just 3 flights up from a tranquil, tree-lined, and landmarked block resides an elegantly designed 1 bedroom, 2-bathroom home with 650 square feet of exterior space. Note, the dining room can effortlessly convert into a true 2 bedroom, accommodating your evolving needs. As you enter this impeccably maintained coop, prepare to be captivated by the grandeur that surrounds you. The expansive living room welcomes you with 11-foot ceilings, bathing the space in natural light and unobstructed views. An original marble mantle wood-burning fireplace takes center stage, exuding sophistication, and charm. Three arched windows frame mesmerizing views of the Seminary, providing a constant reminder of the historical significance of this location. Retreating to the spacious primary bedroom, you’ll find a peaceful sanctuary bathed in Southern sunlight. Custom closets and overhead storage cabinets, ensuring ample space for all your belongings which conveniently integrate into the hallways, along with a washer/dryer unit that adds another touch of modern convenience to this timeless home. Ascend the sensible straight staircase and emerge into an outdoor living space unlike any other featuring an uncommon outdoor kitchen with a ‘Coyote’ sink and refrigerator, and a custom ‘Pitts & Spitts’ ‘Ultimate ...

Co-op Maintenance/CC: $2,362 1005 Sq. Ft. Approx. 2 Bedrooms 2 Bathrooms 5 Rooms List Date 10.13.2023 FEATURES: W/D, Fireplace, Rooftop, Prewar, Storage, North Exposure, South Exposure, East Exposure, West Exposure, Central Ac, Security System

POLICIES: Pets Allowed

Apple Christie-Wallace o: 646-677-9374 c: (347) 443-4798 achristiewallace@bhhsnyp.com

212.710.1900 • contact@bhhsnyp.com • bhhsnyp.com • 590 Madison Avenue, New York, NY, 10022 © 2024 BHH Affiliates, LLC. An independently operated subsidiary of HomeServices of America, Inc., a Berkshire Hathaway affiliate, and a franchisee of BHH Affiliates, LLC. Berkshire Hathaway HomeServices and the Berkshire Hathaway HomeServices symbol are registered service marks of HomeServices of America, Inc.® Equal Housing Opportunity. Information not verified or guaranteed. If your home is currently listed with a Broker, this is not intended as a solicitation.

SUBWAYS: 23rd St

0.3 MI

C E

18th St

0.43 MI

14th St

0.3 MI

A C E L 8th Av

A C E L

28th St

0.56 MI

1 0.38 MI

6th Av

0.68 MI

F M L

334 WEST 17TH ST. #PHW NEW YORK, NY, 10011

$2,095,000 CHELSEA

Storybook Penthouse PHW at 334 West 17th street is an immaculate duplex home with a private roof space. Every inch of this home tells a story about how NYC living can not only be both luxurious and cozy, but pin-drop quiet and serene. A few flights up is a sanctuary in Manhattan with 13 windows, 9'5" ft ceilings, and zero work required. The first level features an oversized chef's kitchen with top of the line appliances (Subzero fridge, Wolf range, and bosch dishwasher), a remodeled half bath, new floors, cabinets, and more. The dining area is the perfect compliment to the kitchen with a beautiful banquette setting for dinner parties and/or game night for you and friends. The front bedroom is currently used as a guest room with a bar setting with custom woodwork. The second level features a list of bespoke design elements with a bookshelf, city windows, exposed brick, hidden storage, and open views of NYC and the Empire State building. The primary bedroom upstairs has a large bathroom with a rain shower and seperate tub. The crown on top is your own private roof space spanning the length of the home with direct access from the apartment. Absolutely a must see home with many more details to explore in person with additional storage and bike storage too. Located at the crossroads of West Chelsea, Meatpacking, West Village, the Highline, and Hudson yards. 334 West 17th Street is part of a well maintained three building coop that offers a generous sublet policy. Pets, co-purchasing, and pied-a-terres are also permitted.

Co-op Maintenance/CC: $2,510 2 Bedrooms 1.5 Bathrooms 4 Rooms List Date 2.7.2024 FEATURES: Bike Storage, Prewar, Storage, Dishwasher, Multilevel POLICIES: Pets Allowed

Apple Christie-Wallace o: 646-677-9374 c: (347) 443-4798 achristiewallace@bhhsnyp.com

SUBWAYS: 14th St

0.08 MI

A C E L 8th Av

0.3 MI

C E 0.16 MI

A C E L 18th St

23rd St

6th Av

1 0.25 MI

28th St

0.46 MI

F M L 0.56 MI

1 212.710.1900 • contact@bhhsnyp.com • bhhsnyp.com • 590 Madison Avenue, New York, NY, 10022

© 2024 BHH Affiliates, LLC. An independently operated subsidiary of HomeServices of America, Inc., a Berkshire Hathaway affiliate, and a franchisee of BHH Affiliates, LLC. Berkshire Hathaway HomeServices and the Berkshire Hathaway HomeServices symbol are registered service marks of HomeServices of America, Inc.® Equal Housing Opportunity. Information not verified or guaranteed. If your home is currently listed with a Broker, this is not intended as a solicitation.

442 WEST 23RD ST. #A NEW YORK, NY, 10011

$2,995,000 CHELSEA

In the heart of Chelsea, set inside one of the famed 19th-century Fitzroy Townhouses, this meticulously renovated 3-bedroom, 2.5-bath home will take your breath away. This unit has a remarkably low maintenance fee. The living room, which features doubleheight ceilings and a wood-burning fireplace, opens up to the dual-level backyard. Cozy and quiet, you don't hear any of 23rd street bustle which is a plus. This oasis is a dream come true: built-in seating, wired lighting system, herb garden, and abundant southern light. The primary bedroom fits a king-sized bed and features custom built-in closets and drawers. The adjacent primary bath features heated flooring, a heated towel rack, a waterfall shower, and a jetted Japanese soaking tub that doubles as a cold plunge tub. The second bedroom can fit a queen size bed and includes an ensuite bathroom with a walk-in waterfall shower and tremendous closet space. The third bedroom, which includes a custom Murphy bed, can also be used as a home office. The open chef's kitchen is outfitted with a 6-burner, dual-oven Wolf stove, Sub Zero fridge, Caesarstone countertops, trash compactor, garbage disposal, and a deep farm sink. The unit features a half bath off the kitchen, central air, Miele washer/dryer, many builtin custom closets, and floor-to-ceiling custom bookshelves. In addition, the house has all new electrical and plumbing, wired for high-speed internet / Flush mount hiefficiency dimmable LED lighting, and new LG Art Cool HVAC units.

Co-op Maintenance/CC: $1,938 3 Bedrooms 2.5 Bathrooms 5 Rooms List Date 5.8.2023 FEATURES: W/D, Fireplace, South Exposure, Central Ac POLICIES: Pets Allowed

Apple Christie-Wallace o: 646-677-9374 c: (347) 443-4798 achristiewallace@bhhsnyp.com

SUBWAYS: 23rd St

0.25 MI

C E

0.48 MI

14th St

0.4 MI

A C E L 18th St

28th St

8th Av

0.5 MI

A C E L 0.46 MI

34 St Hudson Yards

0.56 MI

7 212.710.1900 • contact@bhhsnyp.com • bhhsnyp.com • 590 Madison Avenue, New York, NY, 10022

429 WEST 22ND ST. #4H NEW YORK, NY, 10011

$2,300,000 CHELSEA

Perched on the top two levels of a beautifully maintained townhome on Chelsea’s most desirable block, you will find 429 West 22nd Street, Apartment 4H. This two-bedroom, twobathroom, double terraced, duplex home is sunlit, with tall ceilings and double exposures throughout. The first floor of the home consists of the open chef’s kitchen, dining area, and grand living space with wood-burning fireplace. The kitchen was recently renovated. It features top-of-the-line appliances, a generous pantry and shelving, and adjacent laundry closet. The dining area and living space are intertwined just off this open concept kitchen, providing flexible space for entertaining. The living room features a wood-burning fireplace, custom built-in bookshelves, and two large south-facing windows that overlook the picturesque townhouses adorning this stunning tree-lined street – commonly known as “Chelsea’s most desirable block”. Double-pane windows throughout were recently updated and provide exceptional insulation. Traveling up to the guest bedroom, with adjacent full bathroom, you’ll find four closets, custom shelving and two northern facing windows making for a bright and welcoming space, flexible as a second bedroom, home office, or TV room/den. The gorgeous primary suite is located on the top level of the home. The windowed en-suite full bathroom was expertly renovated in 2022, and the bedroom has a large wall of closet space with a new California Closet system. This primary suite features tremendous sunlight, plenty of room for a king-sized bed, and abundant charm. The expansive southern terrace off the primary suite clears the roofline of the historic townhouse block and has wide-open city views. Perfect for entertaining, honing your gardening skills or soaking up the city at sunrise or magic hour, there is ample space for an outdoor dining set up and additional outdoor ...

Co-op Maintenance/CC: $1,681 2 Bedrooms 2 Bathrooms 4 Rooms List Date 4.28.2023 FEATURES: W/D, Terrace, Fireplace, Bike Storage, Prewar, North Exposure, South Exposure, Skyline View, Dishwasher, Multilevel

POLICIES: Pets Allowed, Pied A Terre, Board Approval

Apple Christie-Wallace o: 646-677-9374 c: (347) 443-4798 achristiewallace@bhhsnyp.com

SUBWAYS: 23rd St

0.21 MI

C E

0.45 MI

14th St

0.36 MI

A C E L 18th St

28th St

8th Av

0.46 MI

A C E L 0.41 MI

34th St

0.56 MI

A C E 212.710.1900 • contact@bhhsnyp.com • bhhsnyp.com • 590 Madison Avenue, New York, NY, 10022

326 WEST 22ND ST. #GARDENDUPL NEW YORK, NY, 10011

$3,200,000 CHELSEA

Once in a blue moon. That's how often one of the "secret garden" apartments in the Chelsea Historic District comes available. The good news? You don't need to buy the whole house to get it. Come for the lush, private backyard of the 1840s townhome at 326 West 22nd St. Stay for the dreamy, three bedroom, three full bath prewar duplex encompassing the full parlor and garden floors of this intimate, Greek Revival-style townhouse cooperative. With a canopy of vibrant red Japanese maples and an old viburnum tree, the backyard is draped with grape vines and wisteria, and blanketed by English ivy and planted, terraced gardens. A flagstone patio and grill offer room for dining, entertaining and sunbathing. A deck off the parlor floor allows for al fresco bistro dining while garden gazing. I promise, the garden will be your happy place. Inside, there are three more -- beside each of three wood-burning fireplaces. The home's main entry welcomes you into the formal parlor, with 11' ceilings and a 13' long window seat beneath two enormous windows showcasing the charming townhouses of 22nd Street. The room's focal point is a gorgeous wood-burning fireplace with a massive mirror above the mantle. Pass through a butler's pantry offering a Sub-Zero wine cooler and refrigerated beverage drawers, a hammered French bar sink, recessed lighting, and lovely Brazilian quartzite countertops. Custom teak detailing graces the ceiling. The U-shaped, open chef's kitchen has fully integrated cabinetry and appliances and spills out to both sides of the entryway. A Viking refrigerator, massive pull-out pantry, KitchenAid stove, Asko dishwasher, eclectic bluestone counters and, wait for it --a wood-burning fireplace above the kitchen island - is yet another happy place. Cook, do homework, roast marshmallows or just contemplate at the counter beside the fire. This 30' long room ends in three la...

Co-op Maintenance/CC: $3,333 2000 Sq. Ft. Approx. 3 Bedrooms 3 Bathrooms 6 Rooms List Date 4.14.2023 FEATURES: W/D, Garden, Fireplace, Bike Storage, Prewar, North Exposure, South Exposure, Dishwasher, Multilevel

POLICIES: Pied A Terre

Apple Christie-Wallace o: 646-677-9374 c: (347) 443-4798 achristiewallace@bhhsnyp.com

SUBWAYS: 23rd St

0.08 MI

C E

28th St

0.36 MI

18th St

0.26 MI

8th Av

0.38 MI

A C E L

14th St

A C E L

0.27 MI

34th St

0.55 MI

A C E

475 WEST 22ND ST. #4 NEW YORK, NY, 10011

$2,500,000 CHELSEA

Perfectly located on one of the best tree-lined streets in Chelsea, this full floor 3 bedroom, 2 bathroom home provides a peaceful sanctuary set within a row of restored townhouses between 9th and 10th Avenues. Entering into the spacious living room with 11' ceilings and centered around a wood burning fireplace, you are immediately welcomed by warm light and treetop views. The large terrace facing beautiful gardens is surrounded by lush trees further enhancing a feeling of calm. An enclosed kitchen is well appointed and flows into the south-facing, sunfilled dining room (or bedroom 2). The primary bedroom boasts a second wood burning fireplace, ensuite bath and ample closet space. Generously sized, the third bedroom is also south-facing and is outfitted with custom bookshelves and an oversized storage closet. A washer/dryer completes this very special home. 475 West 22nd Street is across the street from Clement Moore Park, one block from the Highline and surrounded by Chelsea's best restaurants, shops and galleries. Two contiguous brownstones were combined to provide unique and spacious full floor homes in this coveted coop offering.

Co-op Maintenance/CC: $2,851 3 Bedrooms 2 Bathrooms 5 Rooms List Date 4.3.2023 FEATURES: W/D, Terrace, Fireplace, Building Laundry, Prewar, North Exposure, South Exposure, Dishwasher, Full Floor

POLICIES: Pets Allowed

Apple Christie-Wallace o: 646-677-9374 c: (347) 443-4798 achristiewallace@bhhsnyp.com

SUBWAYS: 23rd St

0.29 MI

C E

0.5 MI

A C E L

14th St

0.41 MI

A C E L 18th St

8th Av

28th St

0.52 MI

1 0.49 MI

34 St Hudson Yards

0.57 MI

7 212.710.1900 • contact@bhhsnyp.com • bhhsnyp.com • 590 Madison Avenue, New York, NY, 10022

442 WEST 23RD ST. #B NEW YORK, NY, 10011

$2,875,000 CHELSEA

Thanks to an exquisite designer renovation, this remarkable two-bedroom, two-and-a-halfbathroom duplex with a gorgeous private terrace captures historic townhouse elegance completely in step with contemporary Chelsea's dynamic appeal. Spanning nearly 1,600 square feet, this glamorous residence welcomes lavish living and entertaining with ceilings that soar 14 feet over chevron hardwood floors and walls of oversized windows. The breathtaking living room tempts you inside with its stately fireplace and dramatic designer lighting. A row of ornate French doors opens to a wide south-facing terrace featuring imported Mexican tile and lush garden views. The adjacent powder room is finished with Hermes wallpaper, nodding to the masterful designer details found throughout the home. Enjoy lively gatherings in the large dining area flanked by a magazine-worthy open kitchen. Sleek dark cabinetry and bold Saint Laurent marble surround elite stainless steel appliances, including a Gaggenau cooktop and oven, a Sub-Zero refrigerator and a Miele dishwasher. Retractable doors reveal the first of two spectacular bedroom suites. This main-floor sanctuary, ideally suitable as a bedroom or luxurious study, impresses with a fireplace and walk-in closet. The en suite bathroom is a spa-inspired oasis featuring a soaking tub, rain shower, Boffi vanity and large-format tile under intricate wood-trimmed ceilings. Descend the glass-enclosed staircase to discover a secondary suite offering rows of adjacent closets and a private bathroom with a dazzling emerald-green walk-in shower. An in-unite washer-dryer completes this sophisticated residence. Located within the Chelsea Historic District, 442 West 23rd Street is a beautiful Italianate home built in 1855. This handsome row of historic brownstones, now known as the Fitzroy Townhouses, deliver boutique co-op living. ...

Co-op Maintenance/CC: $2,505 2 Bedrooms 2.5 Bathrooms 6 Rooms List Date 9.8.2022 FEATURES: W/D, Terrace, Fireplace, Prewar, North Exposure, South Exposure, Dishwasher, Multilevel

POLICIES: Pets Allowed

Apple Christie-Wallace o: 646-677-9374 c: (347) 443-4798 achristiewallace@bhhsnyp.com

SUBWAYS: 23rd St

0.25 MI

C E

0.48 MI

14th St

0.4 MI

A C E L 18th St

28th St

8th Av

0.5 MI

A C E L 0.46 MI

34 St Hudson Yards

0.56 MI

7 212.710.1900 • contact@bhhsnyp.com • bhhsnyp.com • 590 Madison Avenue, New York, NY, 10022

349 WEST 21ST ST. #D NEW YORK, NY, 10011

$2,550,000 CHELSEA

This is it... a rarely available and highly desirable 2 Bed 2.5 duplex, penthouse apartment with PRIVATE TERRACE located in a former townhouse in prime Chelsea. Completely renovated, this light filled home offers a state-of-the-art kitchen, gorgeous hardwood floors, custom built-ins, washer/dryer in unit, wood-burning fireplace and a stunning large private landscaped terrace with full irrigation system. Enter the great room, complete with all of the charm and character of a 19th century townhouse such as exposed brick walls, fireplace and crown molding, combined with modern conveniences like recessed lighting, stunning finishes and Sonos sound system. A sleek wood-burning fireplace anchors the living area where light bursts onto hardwood floors through three southern facing windows with tree top views. Adjacent is the stunning kitchen with wrap around breakfast bar. With incredible storage space, dramatic engineered Calacatta Gold counters and appliances by Bosch and Liebherr, this kitchen has it all. The second level is equally as contextual and just feels so good! The extra large master bedroom suite includes a custom walk-in closet adorned with built in storage compartments and closets. The renovated ensuite bath boasts a walk-in shower with striking marble clad walls and top of the line fixtures. Across the hall is the beautifully landscaped and private terrace which is perfect for entertaining a group of friends or just enjoying your morning cup of tea or coffee in solitude. Additional thoughtful and convenient features include through the wall A/C, powder room and extra storage space under the stairwell. This quintessential Chelsea townhouse dates back to 1840 and another era boasts. Intimate, quiet and low key each unit has a storage space in the basement and the co-op is flexible with regards to pied-a-terres, co-purchasing and gifting. Situated in a histor...

Co-op Maintenance/CC: $2,046 2 Bedrooms 2.5 Bathrooms 5 Rooms List Date 5.13.2022 FEATURES: W/D, Terrace, Garden, Fireplace, Prewar, North Exposure, South Exposure, Skyline View, Central Ac, Multilevel, Foyer

POLICIES: Pets Allowed

Apple Christie-Wallace o: 646-677-9374 c: (347) 443-4798 achristiewallace@bhhsnyp.com

SUBWAYS: 23rd St

0.14 MI

C E

0.38 MI

A C E L

14th St

0.27 MI

A C E L 18th St

8th Av

28th St

0.41 MI

1 0.31 MI

34th St

0.58 MI

A C E 212.710.1900 • contact@bhhsnyp.com • bhhsnyp.com • 590 Madison Avenue, New York, NY, 10022

260 WEST 22ND ST. #PH NEW YORK, NY, 10011

$2,999,000 CHELSEA

This stunning penthouse has both an amazing interior and incredible outdoor spaces that include a private roof! The downstairs has a breathtaking floor-though layout with a south facing living room, gorgeous kitchen and north facing dining room. The upstairs has two bedrooms, each with dedicated bathrooms, and an impressive home office. The private roof is over 300 square feet with established electric and water service. This fabulous loft is truly unique and also features two wood-burning fireplaces, high ceilings, central air conditioning, a powder room, washer/dryer, tremendous storage and some great bonus spaces for a library, media and/or yoga room. 260 West 22nd Street was built in 1905 and is a boutique co-op with 9 apartments. This charming walkup building is very close to public transportation and is ideally situated among the finest dining, shopping and recreation that Chelsea has to offer.

Co-op Maintenance/CC: $2,723 2200 Sq. Ft. Approx. 2 Bedrooms 2.5 Bathrooms 7 Rooms List Date 4.28.2022 FEATURES: W/D, Balcony, Fireplace, Rooftop, Prewar, North Exposure, South Exposure, Central Ac, Yoga Studio

POLICIES: Pets Allowed

Apple Christie-Wallace o: 646-677-9374 c: (347) 443-4798 achristiewallace@bhhsnyp.com

SUBWAYS: 23rd St

0.07 MI

C E

28th St

0.3 MI

18th St

0.17 MI

8th Av

0.38 MI

A C E L

14th St

A C E L

0.26 MI

6th Av

0.49 MI

F M L

Thank You FOR CHOOSING

MANHATTAN HOME VALUES

Brian and Apple BERKSHIRE HATHAWAY HOME SERVICES AND NEW YORK PROPERTIES