112 East 74th Street

Lyons gave 112 East 74th Street the calm masonry vocabulary of its era — a limestone-trimmed base grounding a brick shaft, with the proportions and window rhythm that read as pre-war from the sidewalk. There is no theatrical ornament; the building's quality is in its bones and its plans rather than its facade.

Inside, the layout of each apartment should be read from its floor plan. Where an apartment occupies roughly half a floor it may have light on multiple exposures, and well-built 1917 construction is associated with gracious room counts, entry foyers, separated public and private wings, and high ceilings that characterize well-built 1917 construction. The 21 residences run to larger family layouts — generally three-bedroom homes and the occasional combination — rather than the studios and small one-bedrooms typical of bigger pre-war houses. Renovations over the decades have updated kitchens and baths while leaving the underlying pre-war envelope intact.

112 East 74th Street runs as a full-service cooperative: a doorman at an attended lobby and a resident manager on site, supported by a fitness room, a central laundry, a bicycle room, and private storage. For a 21-unit building, that is a deep service level, and it is the practical argument for the address — the staffing and ceremony of a larger Park Avenue co-op delivered to two dozen households.

On house rules, the building is straightforward by pre-war Upper East Side standards. Pets are permitted. The cooperative allows financing of up to 50% of the purchase price. A 2% flip tax applies on resale, split evenly — half paid by the buyer, half by the seller. Purchases require board approval and a board package; pied-à-terre use is permitted, and the sublet policy requires confirmation.

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 (2023): a median $2,867/sf (recorded) across 1 sale. The building has traded as recently as 2026. Median listing discount 3.4% 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 1-01408-0066). 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.

This is a board-approval cooperative, so the path to ownership runs through a complete board package and an interview. Plan financials conservatively: with a 50% financing cap, buyers need meaningful liquidity; confirm the board's post-closing liquidity and debt-to-income requirements from its application instructions.

The trade-offs are the usual pre-war ones, and they favor the right buyer. You gain a genuine half-floor pre-war layout, full staff, and a small shareholder body; you accept a 2% flip tax, split between buyer and seller, and a sublet policy that still needs confirming. A primary-residence buyer may not mind the sublet terms, but the flip tax is a real cost on both ends: model your 1% at purchase and the seller's 1% on eventual resale, and confirm the current schedule before offering. Underwrite the maintenance against the building's small unit count, and read the most recent financials and any assessment history before bidding.

The building sells on its fundamentals: a 1917 pre-war address between Park and Lexington, two-apartment floors with real light and proportion, and a full-service staff carrying just 21 homes. Those are durable, scarce qualities, and they reward presentation — a well-renovated half-floor here competes directly with larger but more generic listings nearby.

Price to the renovated full-service pre-war set on the surrounding Lenox Hill blocks, not to the broader Upper East Side average; condition and exposure are the variables buyers pay for. Check recent recorded sales and current inventory to see how many comparable apartments are competing, and price against that evidence. Coming to market with clean financials, a current board-package readiness, and a clear story about the layout shortens the path to a strong contract.

If you're weighing 112 East 74th Street, these nearby Lenox Hill and Upper East Side cooperatives make a useful comparison set:

• 33 East 74th Street — ten-residence condominium in converted brownstones nearby, closer to Madison; condominium rather than cooperative ownership
• 168 East 74th Street — full-service pre-war co-op east of Lexington
• 207 East 74th Street — Upper East Side cooperative peer
• 10 East 70th Street — pre-war co-op a few blocks south near Fifth
• 103 East 75th Street — intimate pre-war cooperative one block north