Audience-centric positioning line
Any West Village devotee who’s priced out of one-bedrooms but refuses to sacrifice light, views, or rental flexibility can own a turn-key alcove studio with full-service perks and sub-\$1 M entry by choosing 33 Greenwich Avenue’s off-market gem, because its investor-friendly policy and proven \$5 K rental comps let buyers enjoy (or monetize) Village living from day one.
| Ask | Beds / Baths | Est. Size* | Floor | Outlook | Investor Policy |
|---|---|---|---|---|---|
| \$900,000 | Alcove Studio • 1 Bath | \~550–600 ft² (typical “K/E-line”) | Mid-rise | Open northeast city views | Investor-friendly (generous sublet terms) |
*Exact square footage isn’t published, but other alcove studios in the line average c. 575 ft².
Building cheat-sheet — *Saint Germain*, 33 Greenwich Ave
- 15-story full-service co-op (built 1961, 150 units) with 24-hr doorman, concierge, live-in super, rooftop terrace, windowed fitness center, on-site garage, bike room, laundry on every floor, and pet friendliness ([City Realty][1], [Compass][2]).
- Heart-of-the-Village address at W 10th St: moments to multiple subway lines, Washington Sq Park, and Michelin-sprinkled dining.
Strengths / spotlight
- Below-comp pricing: A similar alcove (#6K) is publicly marketed at \$950 K—this off-market unit carves out a \~5 % discount before negotiations even start ([RealtyHop][3]).
- Turn-key cosmetic lift: New wide-plank floors + built-out sleeping alcove means zero make-ready downtime for an investor or pied-à-terre buyer .
- Rentability proof-point: Unit 4E in the same stack just leased for \$4,995/mo this spring, implying a gross yield ≈ 6.6 % on the \$900 K ask (net ≈ 3.0 % after maintenance & taxes) ([Compass][4]).
- Investor-friendly sublet rules—rare for a Village co-op of this vintage—expand exit strategies beyond owner-occupancy .
Watch-outs to prepare for
- Board package still required. “Investor-friendly” here refers to liberal subletting—buyers will still face a standard co-op financial review.
- Post-war bones. Ceiling height (\~8’6″) and HVAC sleeves won’t match new-dev lofts; stress the open view/rooftop perks as lifestyle counters.
- Maintenance unknown (estimate \$1,200–1,400/mo). Clarify exact carry to keep ROI math transparent in investor decks.
Agent: Sydney Harewood
[email protected]
646-535-3819
Sydney Harewood is a real estate professional with a passion for NYC’s architectural gems. For inquiries, call or message Syd at 📞646-535-3819. Experience the finest in NYC real estate with Syd’s expert guidance and deep knowledge of the city’s most exquisite properties.
