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. Common charges are modest relative to full-amenity new construction because the amenity program is modest — there is no fitness centre, garage or staffed package room in the plan documents on file.

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 for-sale test is equally clean. 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 board's right of first refusal rather than a cooperative approval, which produces shorter and far more predictable closing timelines. There is no board interview and no financial package in the cooperative sense.

Pied-à-terre, LLC, trust and foreign ownership: Permitted under the standard condominium framework. Confirm any house-rule limits with the managing agent.

Subletting: Permitted under the standard condominium framework, and the condominium charges a sublet fee — it appears as a standing revenue line in the financial statements on file. Minimum lease terms and the current fee should be confirmed.

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. Underwrite full unabated taxes on the specific unit; there is no benefit left to expire and no step-up ahead of you.

Recent sales

Recent closings 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.

Market read. Most recent trades (2025) cleared a median $1,244/sf across 3 sales. 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) 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 from recorded condo declarations and offering plans.

This is a real condominium and the diligence is a deed diligence. No board package, no interview, no financing ceiling. What replaces them is a title search, a review of the declaration and by-laws, 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.

Underwrite full taxes. The J-51 is long gone and there is no other benefit. That is straightforward, but a buyer cross-shopping abated new construction elsewhere in Manhattan will find the monthly number here reads higher relative to price than it does there.

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 and with the absence of a board. In a Carnegie Hill market dominated by cooperatives, "deed, no board approval, no financing ceiling, no interview" is the shortest and strongest sentence in the listing.

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. There is no abatement and no J-51 remaining. Pairing the full 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 condominium directly across the street; the nearest condominium alternative at greater scale and higher common charges
• 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