110 Clifton Place

The building fills most of a 150-by-100-foot corner lot; city records give its footprint as about 131 by 100 feet. The plan describes a three-story structure with a basement and lists apartments on four levels, 1 through 4. It follows that the lowest line of apartments is at the basement level. Buyers looking at level-1 apartments should confirm ceiling height, window exposure and light before contract.

Schedule A of the plan lists eight apartments on each of the three upper levels, lines A through H, and a slightly different layout on the lowest level, which includes the superintendent's apartment and an apartment designated J. Nearly every apartment was offered as a two-bedroom, two-bath loft. A handful of one-bedroom and smaller two-bedroom lines make up the rest. Listing records describe high ceilings, large factory windows and open plans, with the original round concrete columns exposed in many apartments.

The roof is part of the value. The house rules separate shareholders with individual roof rights from those with common-area rights. They require decks to sit on elevated framing on posts, and require decking, planters and fencing to be removable so the roof membrane can be repaired. The 2023 financial statements show deck-related reimbursements from shareholders alongside large capital spending. That fits a roof replacement in which private decks had to be taken up and reinstalled.

Underlying mortgage. In September 2022 the corporation refinanced with a $2.7 million, ten-year loan from National Cooperative Bank at 4.75 percent fixed, amortizing over 30 years, with the balance due in October 2032. Prepayment carries a sliding-scale penalty. The refinancing also opened a $250,000 line of credit, secured by a second mortgage, which was undrawn at the end of 2023. The new loan paid off a roughly $1.1 million prior mortgage and a $255,000 credit line.

Capital work and cash. The corporation capitalized about $830,000 of improvements in 2023. DOB NOW shows a roof repair and replacement permit and a sidewalk shed that year. Cash fell from about $1.67 million to about $918,000 over the year, most of it spent on that work. The governing documents do not require a reserve fund, and the corporation has not commissioned a reserve study, per its audited statements.

Maintenance trend. The 2024 budget on file projects common-charge income about a fifth higher than 2023's actual maintenance revenue. Ask whether the increase has held and whether any further increase is planned.

Exterior. DOB records façade and roof repairs in 2012, a sidewalk shed and scaffold in 2017, limited exterior repairs and an outrigger in 2025, and new pipe-scaffold and sidewalk-shed permits in April 2026. Confirm the status and scope of the 2026 exterior work. At three stories the building falls below the height threshold of Local Law 11, the city's façade inspection program, so there are no cycle reports to review. The DOB permits are the record.

J-51. J-51 is a city tax benefit for rehabilitation. It combines an exemption on added assessed value with an abatement, a credit of part of the certified cost against taxes. The plan's first-year budget assumed no real estate taxes on the strength of an expected J-51 benefit. DOF's historical file records a 1991 grant, a 90 percent abatement on $405,800 of certified cost, with the term extended from 12 to 14 years. The abatement credits ran out in the 2004 tax year, the exemption was phasing down at the same point, and no J-51 appears on the current DOF abatement roll. Primary-residence shareholders receive the city's co-op/condo abatement.

Neighboring zoning filing. ACRIS indexes a 2021 zoning-lot document filed by the owner of the neighboring 374 Classon Avenue condominium against this lot. Ask the managing agent what it covers and whether the corporation was a party to it.

• Transfers and sublets: Board consent is required under the proprietary lease, per the offering plan.
• Pets: Only with the corporation's written, revocable permission. Dogs must be carried or leashed in public areas.
• Flip tax: In place. 2023 revenue confirms it. The rate and who pays it must come from the managing agent.
• Renovation: A scope of work goes to management before any contractor is booked. The managing agent decides whether an alteration agreement is needed. Noisy work is limited to weekdays, 9 a.m. to 5 p.m. Floors must be 80 percent carpeted or treated with equivalent sound control unless the board waives it. Wood floors may only be refinished with water-based finishes.
• Roof: Individual roof rights attach to certain apartments. Deck construction must follow the house rules.
• Application: Three years of tax returns, a balance sheet, the lender's commitment letter, employer and landlord references, résumés, and credit and background checks.
• Financing ceiling, pied-à-terre, guarantors, trust/LLC purchases: Not documented. Confirm with the managing agent.

Recent sales

Recent transfers at this building, from The Roebling Research Library. 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.

Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $1,244/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2026. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01952-0033). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. 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.

Price the 2026 exterior work. Ask for the scope, the contract amount, how it will be funded and whether an assessment is planned. The 2022 and 2023 statements already show special-assessment income.

Know the mortgage date. The underlying loan matures in October 2032, and the rate on any refinancing will feed directly into maintenance. The $250,000 line of credit was undrawn at the end of 2023. Ask for its current balance, available limit and expiration, and how the board plans to fund the next project.

Confirm roof rights in writing. Whether an apartment's roof rights are individual or common area is a material fact. Get the relevant proprietary-lease rider or board resolution before contract.

Ask the flip-tax rate and financing ceiling up front. Neither is in the documents on file.

Lead with the loft. Ceiling height, window size and the concrete columns are what sets this building apart in Clinton Hill. Photograph them.

Document your roof rights and deck. Buyers' attorneys will ask. Include the approval for any deck and confirm it was reinstalled correctly after the roof work.

Answer the capital questions early. Put the 2022 refinancing terms, the 2023 roof work and the 2026 exterior permits in the listing package.

If you're considering 110 Clifton Place, also evaluate:

• Clinton Mews (372 DeKalb Avenue): a 1930 industrial building converted to cooperative ownership in 1987–88. The closest match in structure and era
• 10 Quincy Street: an 1899 Clinton Hill warehouse converted to condominium lofts. Loft living under condo ownership
• 320 Washington Avenue (The Graham): an 1851 institutional building converted to condominiums in the historic district
• 360 Clinton Avenue: a 1928 elevator co-op converted in 1983–84. The prewar apartment-house alternative
• 277 Washington Avenue (Francine Towers): a mid-1920s elevator co-op in the Clinton Hill Historic District
• 475 Washington Avenue: a prewar rental converted to condominiums under a non-eviction plan
• 185 Clinton Avenue (Clinton Hill Co-ops): the neighborhood's large-scale co-op complex