1889 Original East Hampton Classics
Exhibiting the kind of elegance that only age bestows, this majestic example of early late 19th century American architecture is ideally situated in the heart of the Ocean Avenue Historic District. Perfectly located between Main Beach and the Village center, the historically significant home was built by noted architect James H. L'Hommedieu in 1889 and has been structurally maintained over the ensuing years awaiting your TLC. Spanning 7,000 sf over three levels of living space, the classic floor plan includes a gracious entry, large living room with fireplace, elegant formal dining room with fireplace, sitting room with fireplace, kitchen with breakfast area and butler's pantry room, and a billiards room with fireplace. There are a total of twelve bedrooms, eight and one-half baths and nine fireplaces. Rich architectural details abound, including gorgeous millwork and box beam ceilings. Beautifully landscaped 1.06-acre grounds encompass specimen trees and broad lawns. A perfect testament to the original Summer Colony of East Hampton Village, this stately home is an ideal oasis just half mile from the ocean.
Photo and listing Courtesy BHS Southampton
•Every property listing brings with it unique challenges. Nautilus Architects specializes in translating these challenges into practical solutions. It all starts with our complimentary free consultation.
•Our practice involves collaboration and interpretation, with each design evolving in its own way in response to the site, context and client. For this truly special property, we envision a reverence for the thought and care that has come before and a goal of reintroducing such magnificence to the 21st century in graceful fashion.
•Christopher Arelt, was born and raised in Stony Brook, New York. He is the founder and principal of Nautilus Architects for over 25 years and has overseen the additions, renovations and new constructs on hundreds of the finest properties throughout New England. He received his Master’s in Architecture from Yale University in 1993, Master’s in Business Administration from Duke University in 1987 and Bachelor’s Degree, Magna Cum Laude, also from Duke, in 1985 and is accompanied on many projects by his faithful cocker spaniels, Vincenzo and Cosmo.
•www.nautilusarchitects.com
•Email: carelt88@comcast.net
•Direct: (631) 953-7602
•Southampton, New York
The information contained in this cost analysis has been prepared by professionals in the construction industry who are experienced and knowledgeable in the scope of work that will likely be necessary to improve the existing property in question to an assumed level of good quality, and who also have familiarity with the cost of such work in this market. It is not a quote, offer, or guarantee of any kind; its purpose is to offer broad perspective as to what may be required for restoration and improvement to a party who is contemplating a real estate transaction.
MAIN HOUSE (See note at end)
Line Item Description Notes Cost Estimate New Mechanical Equipment Central Air Boiler & HWH extra $100,000 Boiler/Indirect HWH High-Efficiency gas-fueled $20,000/boiler/$8K (HWH) Kitchen Area Demolish chimney,
kitchen environment incl. modifications to exterior (concept) Reframe windows all around (no upper cabinets), electric, plumbing, insulation, cabinets, tops, 2 exterior doors, 15 DH windows $275,000 to $375,000 Laundry Area Convert partially to Walk in Pantry (concept) Built-in paint-grade shelving and storage $35,000 to $40,000 Butler’s Pantry Demo;
fridge,
custom millwork In transitional zone between kitchen and form dining (concept) $80,000 to $100,000 Foundation Excavation and waterproofing of full perimeter; backfill w/crushed stone $15,000 to $65,000 Water Service New $8,000 to $10,000 Electrical Underground Service, upper feeders, tel/data, main disconnect and 5 distribution channels 600 A/ 800 A $80,000 to $97,000
new
Wet Bar; icemaker, mini
full-height
MAIN HOUSE continued
Line Item Description Notes Cost Estimate Generator 100 KW $86,000 150 KW $130,000 Primary Suites (Large BR, en suite bath, dressing room) 2nd & 3rd Floors, spanning front of house (concept) Demo, framing, electric, plumbing, insulation, drywall, cabinetry, fixture and fittings, tile, stone, shower enclosure $65,000 to $75,000 per floor Refinish Floors Sand and Repaint $1.50 SF Sand and Stain $2.25 to $8 SF Existing Bath Update(s) New en suite baths included in primary suite number $25,000 each Windows Refurbish Existing 57 units $3,000 ea $171,000 New Storm Panels $1,800 ea $102,600 Insulation Blow-In 8000 sq/ft $6 sq/ft $48,000
Note: Above is a collection of line items that in total constitute a comprehensive scope of work for restoration and improvement of the property in question. A number of them are discretionary and subjective and based on suppositions about lifestyle and convenience, others are more perfunctory and self-explanatory. Virtually none are a requirement for the continued function of the structure as it currently exists.
Line Item Description Notes Cost Estimate Painting Interior Excluding floors/inc. windows $150,000 to $180,000 High gloss trim/full refinishing $200,000 to $230,000 Exterior $110,000 to $120,000 Plaster $10,000 to $15,000 Gutters Downspouts/drywells $15,000 Roofing Red Cedar roof on skip sheathing with mold strips 40 sq $118,000 Siding White Cedar $201,000 Porch Deck Restoration (replace with T&G fir) $22,750 Millwork Exterior $12,000 to $24,000 Misc. Foundation Repairs Replace rotted sills, post in crawl, brick repair $25,000 Total Main House $3.3M to 4.4M Range
SEPARATE LINE ITEMS (See note below)
Note: Separate Line Items is a list of “a la carte” improvements that are not essential to a comprehensive improvement of the main structure, but which may enhance utility, value, and/or appeal and are hereby presented for consideration.
Line Item Description Notes Cost Estimate Septic 9 BDRM designation $45,000 Sprinkler System 3rd Floor & Egress only Reno Under 40% of total SF $20,000 to $30,000 Whole House $50,000 Irrigation 1 - Acre Lawn & Drip System $25,000 to $30,000 Driveway 10k SQ/FT Area Prep $10,000 Asphalt With Oil & Stone 3/8” $45,000 Staked Steel Edging 950 LF 3/8” thk $35,000 Detached 2-Car Garage 625 SF Single Story Power, No heat or insulation $235,000. ($375/SF) Pool House 200 SF $130,000 ($650/SF) In-Ground Pool Gunite 20’ x 40’ Can double/triple with features (spa e.g.) and surrounding hardscape $75,000 Geothermal 7 Wells 14 tons load basis $130,000 ($15k ea.) Lift Structure to create
basement Lift, excavate, pour 11ft tall, 10” thick
(not
areas) $375,000 to $500,00
taller
foundation under ENTIRE structure
simply current, limited
What’s The Next Step?
Reach out to our office via phone or text (631-953-7602) or email (carelt88@comcast.net) to talk further about the property. We are always available to meet on site, the best way of all to develop a clear understanding of the possibilities. Thank you and we look forward to hearing from you!
Chris Arelt
Nautilus Architects
