110 East 87th Street (The 110 Condominium)

The building rises thirteen stories on the Department of Finance's record, with the top two levels stepped back on nearly every elevation. The engineer's inspection report in the plan documents describes a conventional 1930s steel frame with concrete floors and curtain-type masonry walls, with a rear yard on the southern lot line and side yards. The facade projections noted in the survey — roof coping, stone trim, pilasters, window sills and a stone base — are the Deco ornament that survives at street level.

The unit mix runs from studios and one-bedrooms through larger family layouts and the terraced upper-floor homes, plus a "Tower" unit named as such in the condominium's own documents. Three units at the base are carried by the Department of Finance in the professional/office condominium class and function as commercial or medical space, which is why the residential count of 64 and the total unit-lot count of 67 differ. A superintendent's unit sits outside the 67.

Because the conversion was a 1985 rental-to-condominium and not a gut renovation, apartment condition varies more widely here than in new-development inventory. Some homes have been fully rebuilt since the conversion and some have not been touched since it. That dispersion is the single largest driver of price within the building and it does not show up in any building-level statistic.

A full-service prewar condominium: attended lobby with doorman coverage, a live-in superintendent, common laundry, resident storage, and a landscaped roof terrace that is the building's principal shared amenity. The amenity program is modest: the plan documents on file show no fitness centre, garage or staffed package room. Compare the unit's current common charges and taxes with similar apartments, accounting for the services each building includes.

Capital posture is the item to diligence. The financial statements on file document an assessment-funded facade and waterproofing programme in the 1990s, funded through installment assessments layered onto common charges, and the condominium's operating history since has been conventional. Those documents are decades old now; the current budget, reserve position, and Local Law 11 facade cycle status should be requested from the managing agent for any live transaction, and a masonry building of this age with terraced setbacks will have a recurring facade obligation.

A prewar Upper East Side building carrying a condominium building class is exactly the profile that turns out to be a condop, and the class code alone cannot tell you which. Here is what the record actually shows.

The declaration on file establishes The 110 Condominium under Article 9-B of the New York Real Property Law, dated August 23, 1985 and recorded November 21, 1985. ACRIS records unit transfers at this address as SC — single residential condominium unit — against 67 individually numbered tax lots, not as cooperative share transfers. The Department of Finance carries each of those 67 lots separately, assessed and billed on its own, with 64 in the residential condominium class and three in the professional/office condominium class. The Department of Buildings names the owner on filings at the address as "110 Condominium."

This is fee-simple condominium ownership. There is no cooperative corporation sitting between the buyer and the unit, no proprietary lease, and no share allocation. A buyer here takes a deed.

The FY2027 assessment roll shows 63 distinct owners across the 67 unit lots — individuals, family trusts and a handful of single-unit LLCs. No entity holds the building. That was not always true: the amendments on file show the sponsor's successor holding twenty units, roughly 31 percent of the common interest, in the mid-1990s. Thirty years of resales have dispersed that position almost entirely.

Ownership form: Condominium. Purchases clear through the condominium's application and the board's right of first refusal rather than a cooperative approval; there is no co-op board admission. Confirm the application requirements and timing in the current declaration and bylaws.

Pied-à-terre, LLC, trust and foreign ownership: Not documented; confirm in the declaration, bylaws and house rules.

Subletting: Not documented as a policy; the condominium charges a sublet fee, which appears as a standing revenue line in the financial statements on file. Confirm the leasing rules, minimum lease terms and current fee in the declaration, bylaws and house rules.

Transfer fee: A transfer fee exists and is likewise carried as a revenue line in the condominium's financial statements. The amount is not published.

Pets: Not documented in the records available to us. Confirm in the house rules.

Real estate taxes — the J-51 history, with dates. The Department of Finance's historical J-51 file records a benefit on this property initiated in 1978 with a twelve-year exemption term and a 90 percent abatement, granted against a rental-era rehabilitation. After the 1985 condominium conversion the residual benefit was apportioned across the individual unit lots; by the 1986 through 1988 tax years the abatement had been reduced to a few dollars per lot, and the twelve-year exemption term ran out at the start of the 1990s. There is no live J-51 today, and there never was a 421-a. Current exemption records show only personal STAR-type exemptions on individual units. No building benefit remains to phase out, but check the specific unit's bill for any abatement; future bills still change with assessments and rates.

Recent sales

Recent closings 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. Most recent trades (2025) cleared a median $1,206/sf (floor-adjusted) across 3 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 1.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01515-7501; each condominium apartment is its own tax lot). 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 from recorded condo declarations and offering plans.

This is a real condominium and the diligence is a deed diligence. No co-op board interview; the purchase runs through the condominium's application and right-of-first-refusal process. The core work is a title search, a review of the declaration and by-laws (including any financing, leasing and ownership-entity rules), and a hard look at the building's budget and reserves — which in a 1939 building with a 1985 conversion is where the risk actually lives.

Read the facade and Local Law 11 file first. A terraced masonry building of this age has a permanent facade obligation, and the documents on file record an assessment-funded facade programme in an earlier cycle. Ask for the current cycle status and any pending assessment before you sign.

Check the tax bill. The J-51 is long gone and the roll shows no other building benefit; check the specific unit's bill for any abatement. A buyer cross-shopping abated new construction elsewhere in Manhattan should compare each unit's charges, taxes, financing and assessments.

Landmark status cuts in your favour, unusually. This lot sits outside both surrounding historic districts. Window replacement and exterior work do not require LPC review. If you are comparing against a designated cooperative a block away, that is a material difference in renovation cost and timeline. Run the Renovation Cost Calculator accordingly.

Condition dispersion is the whole game. Some apartments here are unrenovated since 1985. Price the renovation honestly rather than the address.

Check the unit's class. Three of the 67 lots are professional/office units, not residences. Confirm which class the specific lot carries before you underwrite it as a home.

Lead with tenure. In a Carnegie Hill market dominated by cooperatives, deeded condominium ownership with no co-op board admission is the shortest and strongest sentence in the listing; confirm the financing rules in the declaration and bylaws before stating them.

Say the building is not landmarked. Buyers assume everything in Carnegie Hill is. The verified answer — outside both the Park Avenue and Expanded Carnegie Hill districts — is a selling point, and it is checkable.

Correct the unit count and the floor count. Market records circulate 69 units and twelve stories. The condominium's own statements say 67 units plus a superintendent's unit, and the Department of Finance says thirteen stories.

Present the tax position rather than letting it surface late. The assessment roll shows no exemption and no J-51 remaining; confirm on the apartment's own tax bill. Pairing the tax number with the True Monthly Carrying Cost Calculator up front produces better outcomes than an attorney finding it in week three.

If you're considering 110 East 87th Street, also evaluate:

• Carnegie Tower (115 East 87th Street) — the large full-service tower directly across the street; a larger-scale alternative whose own profile describes cooperative ownership, so compare board review, financing limits and monthly charges as well as price
• Park Avenue Court (120 East 87th Street) — conversion condominium on the same block; the closest peer on tenure and vintage of conversion
• 126 East 86th Street (ARLOPARC) — new-construction Carnegie Hill condominium one block south; the unabated new-development alternative
• 108 East 86th Street — 1924 building converted to cooperative; the prewar co-op alternative one block south
• 115 East 86th Street — 1928 cooperative on the same Park-to-Lexington axis
• 120 East 86th Street — small prewar cooperative; entirely different policy and financing rules
• The Savoy (111 East 85th Street) — full-service building two blocks south; a useful check on Carnegie Hill pricing by block
• 106 East 85th Street — prewar cooperative of comparable boutique scale
• 12 East 87th Street — the Fifth Avenue end of the same street; the prestige comparison