117 West 123rd Street (Windows on 123)

The building rises eight stories with a fully glazed, gridded street face — the oversized double-paned windows that named the project — over a lobby finished in white quartz stone with a commissioned light installation, per the conversion-era architectural record. The 26 residences run from one- to three-bedrooms, many with private balconies or terraces; the seventh floor steps back into terrace units, and the top of the building carries the shared roof deck with stainless-and-glass railings and open views across the district's low rooflines. Original specifications were genuinely upper-tier for the corridor's vintage: custom Italian kitchen cabinetry, stone countertops, Viking and Sub-Zero appliances, in-unit Bosch laundry, walnut double vanities and marble in the baths, radiant bathroom floors, white oak flooring, and central heating and cooling — finishes that still read current and that renovating owners rarely need to gut.

The service model is calibrated to 26 units: a part-time doorman supplemented by virtual doorman coverage, an elevator building with a small board (three managers under the by-laws on file, with sponsor designation rights during the transitional period — a historical structure by now). The below-grade garage is the operational headline; off-street parking is scarce in this district and carries real resale value. The fitness center and roof deck round out the stack. Buyers should review the condominium's financials, reserve posture, and capital plan with counsel — a 2008-vintage building is entering the age where first capital cycles (roof, facade sealants, elevator modernization, garage systems) begin to appear on board agendas.

Recent sales

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01908-7504) 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.

Settle the tax picture first. The offering plan on file includes the abatement and exemption opinion letter from the sponsor era; whatever schedule applied is now late in its life or expired. Underwrite the unit on its full unabated taxes, confirm the current bill against the Department of Finance record, and run the True Monthly Carrying Cost Calculator on the post-abatement number.

Parking is the scarce asset. The below-grade garage distinguishes this building from nearly all of the surrounding rowhouse and small-condo stock. Confirm how parking is held — license, limited common element, or separate unit — because the structure affects both value and transferability.

Condo mechanics widen the buyer pool. No board interview, conventional financing, and a rental-tolerant framework (confirm current by-law terms) make this building workable for investors, pied-à-terre buyers, and LLC structures in a way the district's co-ops are not.

Underwrite the building's age honestly. At roughly fifteen-plus years old, the first real capital cycle is the diligence question: review board minutes, reserves, and any planned assessments. The glass facade, terraces, and garage are the line items to ask about specifically.

Line selection matters. Seventh-floor setback terraces, balcony lines, and the rear/front light split drive the pricing spread in a 26-unit building. Same-line history is thin, so we comp against the sister building at 129 West 123rd and the corridor's peer condos as well.

Lead with the structural advantages. Parking, in-unit laundry, central air, a 3,000-square-foot roof deck, and express-train proximity are facts the brownstone-floor-through alternative cannot match. Name them specifically; this buyer pool is cross-shopping character against convenience.

Price to the post-abatement reality. If taxes have stepped up since the sponsor era, buyers will underwrite the current bill — meet them there rather than defending a stale carrying-cost narrative.

Position against the new pipeline. Your competition is newer development on Frederick Douglass and Lenox with fresher abatements but smaller units and higher per-foot pricing. The Windows on 123 pitch is finish quality, outdoor space, and value per foot in a settled, well-located building.

If you're considering 117 West 123rd Street, also evaluate:

• 129 West 123rd Street — the eight-unit floor-through sister building by the same developer and architect; the boutique alternative two doors west
• 50 West 127th Street — the same team's curved-facade condominium; the closest stylistic cousin
• 3 West 122nd Street (Mount Morris Court) — converted condominium at the edge of the Mount Morris Park Historic District; the character alternative
• 100 West 119th Street (The Normandie) — South Harlem condominium peer a few blocks south
• 380 Lenox Avenue (The Lenox) — the corridor's pioneering 2000s condominium on Lenox
• 1485 Fifth Avenue (5th on the Park) — large-scale condominium at Fifth and 120th; the amenity-tower alternative
• 2101 Eighth Avenue (Parc Standard) — new-construction condominium on the Frederick Douglass corridor; the newer-vintage alternative
• 88 Morningside Avenue — condop on the Morningside Park edge; the west-of-the-park alternative
• 2280 Frederick Douglass Boulevard — full-amenity condominium on the FDB restaurant corridor; the service-building alternative

The Roebling Team at Compass works Harlem — the Mount Morris Park blocks, the Lenox and Frederick Douglass corridors, and the broader uptown condo market — as a core practice area. We publish this building profile because Harlem buyers and sellers deserve building-specific intelligence — sponsor documentation, tax mechanics, and corridor-level comparables — not generic neighborhood commentary.

If you're considering a transaction at 117 West 123rd Street, a 30-minute consultation is the right starting point.