10 Park Avenue
10 Park Avenue, New York, NY 10016
Murray Hill
BBL 1008640035 · BIN 1017105
- Year built
- 1932
- Type
- Cooperative
- Units
- 268
- Floors
- 26
- Landmark
- No
- Pets
- Dogs permitted, under house rules governing leashing and elevator use
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Studio median
- $495K
- Recent range
- $342K – $3M
- Listing discount
- 3.6%
- Recorded transfers
- 269
10 Park Avenue is the largest cooperative on lower Park Avenue and the only one that began life as a hotel. It was conceived in 1930 as half of a "skyscraper church" — the Community Church of the City of New York leased its site to a consortium that proposed an interconnected hotel and cathedral, an untraditional building type that several religious leaders of the period rejected outright and that the church's minister embraced as a way to fund the congregation's social-service work. The old church on the site came down, the hotel portion went up, and then the consortium went bankrupt. The property was foreclosed, the church took it back, and what was meant to be a rental income stream became, for four decades, the church's own building.
The architecture is the reason the building still reads the way it does. Helmle, Corbett & Harrison designed it — Harvey Wiley Corbett, later a planner of the Century of Progress Exposition; Wallace K. Harrison, then recently out of McKim, Mead & White and later the presiding architect of Rockefeller Center, Lincoln Center and the United Nations; and William H. MacMurray, who accepted the New York Building Congress craftsmanship award on the firm's behalf at a ceremony held in the hotel in September 1931. This is a first-tier Deco commission by a firm at the exact moment it was becoming the most consequential office in American architecture, and it sits, largely unremarked, at 34th and Park.
The hotel origin is not a historical footnote — it still governs how the building works. At conversion the building was operating as an apartment hotel with a doorman, a reception desk, a bellhop, a switchboard, valet and housekeeping, a restaurant and cocktail lounge, and a newsstand; ninety-five apartments were subject to the Rent Stabilization Law of 1969 and the hotel-industry code, and fifteen more were rent-controlled. Shareholders were expressly given the right to make their apartments available to transient hotel guests or to sublet on short terms. That regime has since been replaced by a conventional cooperative sublet policy, but two structural inheritances remain. The apartment mix is dominated by hotel-scaled studios and one-bedrooms rather than by the classic-six plans that define Park Avenue north of 59th Street. And the building's staff are covered under the New York Hotel Trades Council contract rather than the building-service agreement that governs almost every other residential cooperative in Manhattan — a genuinely unusual labor posture with its own cost curve.
The last thing that distinguishes the building is its income. This is not a cooperative that lives entirely off maintenance. The corporation is the landlord of seven commercial and professional units under leases running out as far as 2033, and that commercial rent roll has recently run near a million dollars a year — roughly a seventh of total revenue. In a 268-unit house carrying a Manhattan class-2 tax bill of about $2.85 million a year, that income is doing real work on the maintenance line.
Architecture and unit composition
The building is a 26-story masonry tower with a limestone base and the stepped upper massing of its period, capped by an enclosed rooftop water-tank structure carried on full-height pilasters. Apartment lines run A through L, plus R and S lines, with no thirteenth floor in the numbering and duplex penthouses at the top.
The composition at conversion tells you what the building still is. The C, E, F, G and H lines were laid out as single rooms with kitchen, bath, dressing room and gallery — hotel studios with real entry sequences. The A and D lines were one-bedrooms with gallery. The larger inventory sat at the corners and the top: two- and three-bedroom apartments with dining rooms and terraces in the A, D, E and F lines on the upper floors, and duplex penthouses with multiple terraces. That is a mix weighted toward the small end by Park Avenue standards, and it is precisely why the building is an entry point to the address rather than a trophy.
Combination activity has been continuous and is well documented in the Department of Buildings file — 3A with 3B, 6H with 6J, 6K with 6L, 8C with 8D, 8G with 8H and 8J, 10C with 10D, 12A with 12B, 25J and 25K with 25S, among others. The result is that the building's 268 apartments today are not the 268 of 1974, and the larger combined residences are individually assembled rather than original. Terrace apartments are subject to a detailed set of planting, furniture and parapet rules under the house rules.
Building operations
Full-service, with the staffing pattern of a hotel converted to residential use: a resident manager with an office off the lobby, front-desk coverage with guest announcement and delivery procedures run through an online concierge system, a service-elevator regime with defined move hours, a basement laundry room with ten washers and ten dryers, storage bins on an annual fee, and a bike room. An exterminator services the building twice monthly. The board meets monthly and maintains a tenant-selection committee that reviews and interviews both purchase and sublet applicants.
Capital work has been substantial and is documented in the audited statements on file. The cooperative funded an elevator modernization of roughly $2.36 million in 2018 and lobby improvements of roughly $465,000 in 2019, alongside a storefront project on the commercial frontage; facade and roof work has been filed repeatedly, including a 245-foot sidewalk shed spanning the Park Avenue and 34th Street frontages during a mid-2000s facade cycle and a further facade and roof repair filing in 2020.
Capital posture
The financial statements on file, audited through year-end 2019, describe a conservatively run house with a heavy tax burden and a real debt load.
Underlying mortgage. As of the audited year on file, the corporation carried a $10,000,000 underlying mortgage, fully drawn, interest-only at 4.24 percent through November 2028, with a rate reset at that point and a maturity of December 1, 2033 — plus a separate $2,000,000 secured line of credit, undrawn, maturing in 2028. That structure has since changed. ACRIS records a March 2022 transaction consolidating the corporation's mortgage debt at $11,000,000 with a further $1,000,000 advance. The current terms, rate and maturity should be confirmed with the managing agent and are the single most important number in a buyer's diligence at this building.
Reserves. The reserve fund stood at roughly $2.0 million at the most recent year-end on file, down from about $2.36 million a year earlier after funding the elevator and lobby programs. The corporation's governing documents do not require advance funding of future major repairs and no reserve study has been commissioned — standard practice in New York, and worth knowing.
Assessments. The corporation runs a recurring annual operating assessment, charged per share — about $5.81 per share in the most recent audited year and budgeted higher the following year, generating roughly half a million dollars. The board's stated policy is to refund the New York City cooperative shareholder tax abatement to shareholders at approximately the same time the assessment is charged, so the two roughly offset for eligible primary-residence owners. Investors and non-primary-residence owners do not receive the abatement and therefore absorb the assessment. That asymmetry should be modeled explicitly.
Taxes. New York City real estate tax ran about $2.85 million in the audited year on file, close to forty-five percent of total expenditures, and the corporation routinely protests its assessment. There is no J-51 and no building-wide exemption on the lot.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $134,697/yr
- Per unit / month range
- $0 – $42
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
The building is the volume end of the Park Avenue market — a large, service-heavy prewar cooperative whose inventory skews small, priced on a per-room basis well below the Park Avenue cooperative corridor above 59th Street and generally below the smaller boutique cooperatives of the surrounding Murray Hill blocks. Value within the building is driven by three things in order: whether an apartment is original hotel scale or a combination, whether it has a terrace, and floor and exposure. The commercial income and the recurring assessment both belong in any comparison against buildings with no commercial component. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers at this building, curated by The Roebling Team research desk. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 13, 2026 | 12F | 1 BA · 500 sf | $495,000 | $990/sf | -5.7% |
| Aug 12, 2026 | 3F | 1 BA | $499,000 | -5.8% | |
| Jul 14, 2026 | 10R | 1 BA | $490,000 | -2.0% | |
| May 12, 2026 | 11K | 1 BR · 1 BA | $750,000 | -3.2% | |
| Mar 27, 2026 | 5L | 1 BR · 1 BA · 800 sf | $625,000 | $781/sf | -3.8% |
| Mar 18, 2026 | 9E | 1 BA · 450 sf | $450,000 | $1,000/sf | +0.0% |
| Feb 27, 2026 | 26A | 2 BR · 2 BA | $1,325,000 | -5.0% | |
| Jan 27, 2026 | 22S | 1 BR · 1 BA · 840 sf | $970,000 | $1,155/sf | -1.0% |
Market read. Most recent trades (2026) cleared a median $1,038/sf across 4 sales. Median listing discount 2.7% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Sep 7, 2017 | 18K | $1,450,000 |
| Jun 22, 2017 | 6G | $525,000 |
| Jun 22, 2005 | 17R | $469,000 |
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00864-0035) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage on co-ops is not officially recorded, figures shown are approximate.
Notable residents
Per the cooperative's own history on file, the hotel's guest and resident roster in its heyday included the heavyweight champion Gene Tunney and the singer Kate Smith. The ground-floor restaurant frontage has appeared on screen more than once, including in episodes of Seinfeld.
What to know if you’re buying
The policy stack is not published — get it before you offer. The financing ceiling, post-closing liquidity requirement, flip tax, pied-à-terre posture and trust or LLC policy appear nowhere in the offering plan, the house rules or the shareholder handbook on file. In a hotel-conversion cooperative with a large studio and one-bedroom component, those terms vary more than buyers expect. Request them from the managing agent at the outset and run the Co-op Board Qualification Calculator against the actual numbers rather than against a corridor assumption.
Underwrite the debt and the assessment together. A $10 million-plus underlying mortgage on 268 apartments is not aggressive per unit, but it is interest-only, and the 2022 refinancing means the terms in the last widely circulated financial statement are stale. Pair that with the recurring per-share operating assessment and model the true monthly carry rather than the quoted maintenance.
The commercial rent roll is an asset and a variable. Seven professional and commercial leases with maturities spread from the early 2020s into 2033 have been supplying roughly a seventh of revenue. Ask which leases have rolled, at what rents, and whether any space is vacant. A gap in that line lands on maintenance.
Expect a full board process. A tenant-selection committee reviews and interviews both purchasers and subtenants, the board meets monthly, and the sublet regime is deliberately restrictive — one year of ownership before applying, terms between six months and one year, and a hard limit of three different subtenants in any five-year period. This is not a building for a pure investor.
The building is smoke-free. The prohibition covers indoor and outdoor areas including terraces and a 25-foot perimeter, and it was adopted by supermajority shareholder vote rather than by board fiat, which makes it durable.
What to know if you’re selling
Lead with the architecture and the address. Helmle, Corbett & Harrison is a serious attribution, and the hotel provenance is a genuine story rather than a marketing line. Both survive a skeptical buyer's research, which is more than most Murray Hill listings can say.
Be direct about the carry. Maintenance, the recurring per-share assessment and the tax abatement refund interact in a way that confuses buyers reading a listing sheet. Explaining it plainly, with the audited statements available to counsel, converts better than leaving it to the attorney to discover.
Renovation and combination sell here. The original hotel-scaled studios and one-bedrooms clear on condition; combined apartments and terrace units are the building's scarce product. Run the Renovation Cost Calculator against your pricing strategy before listing an estate-condition apartment.
Comparable buildings
If you're considering 10 Park Avenue, also evaluate:
- 45 Park Avenue — Costas Kondylis's mid-2000s condominium; the new-construction alternative on the same avenue
- 50 Park Avenue — George Fred Pelham Jr.'s 1940 cooperative; the closest prewar peer in scale and address
- 52 Park Avenue — late-1990s condominium; the ownership-form alternative
- 55 Park Avenue — 1923 Murray Hill cooperative
- 67 Park Avenue — Schwartz & Gross, 1921; prewar Park Avenue cooperative
- 71 Park Avenue — Walker & Gillette, 1924
- 77 Park Avenue (The Griffon) — 1920s Park Avenue building in condominium form
- 80 Park Avenue — Kahn & Jacobs with Paul Resnick, 1954; the large postwar alternative
- 20 East 35th Street (Goodhue House) — 1930s cooperative on the same block
- Essex House and Hampshire House — the two other great Manhattan hotel buildings converted to residential ownership; the closest structural analogues anywhere in the city
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Park Avenue — read The Roebling Team Guide to Park Avenue.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent.
Considering a move at 10 Park Avenue?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 10 Park Avenue would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.