1192 Park Avenue (94th and Park Corporation)

Rosario Candela (1890–1953) designed ten Park Avenue cooperatives during his prime building cycle, including 720 Park Avenue (1929), 740 Park Avenue (1930), 770 Park Avenue (1930), 778 Park Avenue (1931), 1105 Park (1923), 1172 Park (1926), and 1192 Park (1926). Elizabeth Hawes (in New York, New York: How the Apartment House Transformed the Life of the City (1869–1930), Henry Holt 1993) calls Candela "the grandest of the decade that was itself the greatest".

The building replaced seven five-story 19th-century apartment buildings on the site — a substantial assemblage even for the 1920s Park Avenue building cycle.

The 2006 limestone restoration

The Carnegie Hill Neighbors Architectural Guide documents the 2006 capital project in unusual detail:

"The round-arched entry surround was originally constructed of pre-cast concrete to emulate limestone. Over the years, the concrete deteriorated. In a major renovation in 2006, the entire decorative entry and second story window surround were removed and replaced with carved limestone and finials resembling chess pieces. Above the window is an architrave and segmental pediment with a carved tympanum. A surprise awaits beneath the entrance canopy: a newly designed fanlight, framed in wood with amber-hued leaded glass. At the building base, the concrete bull-nosed string course was replaced with limestone, and concrete blocks were replaced with granite. Candela would have been proud."

The 2006 restoration is unusually well-documented within the broader pre-war Park Avenue cooperative tradition. Original Candela buildings of the mid-1920s often used pre-cast concrete to imitate limestone at a fraction of the cost — the 1192 Park entry was Candela's compromise with budget. The 2006 board, working within the Expanded Carnegie Hill Historic District designation framework, chose to upgrade Candela's compromise to the material he likely would have used at a higher budget: carved limestone for the decorative work, granite for the structural base, plus the chess-piece finials that have become the building's visual signature. The amber-hued leaded-glass fanlight beneath the canopy is entirely a 2006 addition — not in the original 1926 design but conceived in keeping with Candela's vocabulary.

The light tan brick body above the granite base is original. The two balconies and window surrounds at the building's edges on the fourth floor, and the 13th-floor protruding window surrounds, are original Candela details.

The 15-to-42-foot entrance galleries

The entrance gallery is the Candela planning hallmark at 1192 Park, the entry hall treated as a "full-sized room with rich views into the interior" (Hawes). Apartment 12B has a 42-foot-long entrance gallery leading to a 25-foot-wide living room with a wood-burning fireplace, a 23-foot-wide dining room, a pantry, a 13-foot-wide kitchen and a 16-foot-long maid's room. Apartment 6A has a 24-foot-long entrance gallery, and Apartment 12C a 20-foot-long one. Candela used the same entry-gallery planning at 720 Park Avenue, where he worked with Cross & Cross.

1192 Park operates as a full-service Carnegie Hill cooperative under the 94th and Park Corporation. The operational baseline includes:

• 24-hour doorman
• Live-in resident manager
• Fitness center
• Private storage for each apartment
• Bicycle room
• Central laundry
• Semi-private elevator landings
• In-unit washer/dryer permitted
• Pet-friendly

The building does not carry an on-site garage or roof deck.

Verified against the building's house rules, governing documents, and public records:

• Financing maximum: 50 percent
• Minimum down payment: 50 percent
• Flip tax: 2 percent of gross sale price, buyer-paid at closing
• Pets: Permitted
• In-unit washer/dryer: Permitted
• Pied-à-terre: Affirmatively allowed — among the more permissive Candela cooperatives on the corridor
• Subletting: Board approval required; standard Carnegie Hill duration limits
• Trust ownership: Subject to board approval with full beneficial-owner disclosure
• LLC ownership: Subject to board approval with full beneficial-owner disclosure
• Post-closing liquidity: Typical Carnegie Hill threshold (2x to 3x annual carrying costs); confirm specific board threshold at application stage
• Board interview: Required; full financial and personal-reference disclosure

The pied-à-terre permission is the structurally distinguishing policy feature — together with 1172 Park's pied-à-terre permission, 1192 Park represents the more accessible end of the broader Candela Park Avenue cooperative policy spectrum.

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. Most recent trades (2026 to date) cleared a median $1,427/sf (floor-adjusted) across 1 sale. 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 4.3% 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 1-01505-0040). 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.

The building's best-documented resident is Barbara Corcoran, the Shark Tank investor, who owned a Park Avenue–facing three-bedroom apartment here from 2000 until 2016 — sixteen years — before moving to a duplex penthouse at 1158 Fifth Avenue. Both the 2016 listing and the sale were covered contemporaneously in the trade press, which is the basis for including it here.

It is worth taking the tenure rather than the transaction as the point. Someone who spent a career valuing New York apartments chose a Candela cooperative in Carnegie Hill and stayed in it for sixteen years. That is a more useful signal about the building than any single price.

The Candela architectural pedigree is real and substantial. Among the architect's ten Park Avenue cooperative commissions; the broader body of work includes 720 Park, 740 Park, 770 Park, and 778 Park.

The 2006 limestone restoration is structurally consequential. Carved limestone replacement of the original pre-cast concrete entry surround; chess-piece finials; amber-hued leaded-glass fanlight; granite restoration at the base. The restoration produces architectural integrity exceeding the original 1926 specification.

The Barbara Corcoran residency is a documented sixteen-year tenure, not a marketing line. It is verified through contemporary trade coverage. Use it as evidence that the building holds owners, which is the useful version of the fact.

The pied-à-terre permission is structurally distinguishing. Among the more permissive Candela cooperatives on the corridor; the affirmative pied-à-terre allowance supports pied-à-terre buyers, international purchasers, and the broader buyer demographic.

The in-unit washer/dryer permission is real. Materially more accommodating than typical peer Carnegie Hill cooperative norms.

The 75-apartment scale is the largest of the Candela Carnegie Hill commissions. Substantial inventory produces meaningful annual transaction volume and apartment-line variation.

The 15-to-42-foot entrance galleries are architectural assets. Candela's signature planning grammar produces apartments with entry-hall scale uncommon in peer pre-war Carnegie Hill cooperative inventory.

The Expanded Carnegie Hill Historic District protection applies. LP-1834 designated December 21, 1993; exterior modifications subject to LPC review.

Verify operational specifics during due diligence. Specific board approval framework, sublet duration limits, post-closing liquidity threshold, current capital project pipeline, and the LL11 façade cycle on the 1926 vintage (and the architectural integrity of the 2006 limestone restoration) should be reviewed against current management documents.

Closing timelines are cooperative-standard. Plan for 6–10 weeks from contract through board approval to closing.

Marketing should lead with the Candela credential, the 2006 limestone restoration, and the pied-à-terre and washer/dryer permissions. The first two are documented in primary sources; the last two are what actually widens the buyer pool relative to peer Carnegie Hill cooperatives.

The pied-à-terre permission expands the buyer pool meaningfully. Pied-à-terre buyers, international purchasers, and the broader Candela-cooperative-curious buyer demographic should be reached specifically.

The 42-foot-entrance-gallery configurations support premium positioning on the upper-floor inventory. Apartments 12B and similar configurations are architectural assets.

The in-unit washer/dryer permission is a real marketing point. Materially more accommodating than typical peer cooperative norms.

Pricing should reference recent comparable closings. Same-line closings provide the reference points across the building's apartment-line inventory.

Closing timelines are cooperative-standard.

If you're considering 1192 Park Avenue, also evaluate:

• 1172 Park Avenue — Candela 1926; same-architect / same-vintage Carnegie Hill peer (Ira Levin residency; 65% financing)
• 740 Park Avenue — Candela / Cross & Cross 1930; trophy pre-war Park Avenue cooperative
• 720 Park Avenue — Candela 1929; trophy pre-war Park Avenue cooperative
• 770 Park Avenue — Candela 1930; pre-war Park Avenue trophy peer
• 778 Park Avenue — Candela 1931; pre-war Park Avenue trophy peer
• 1185 Park Avenue — Schwartz & Gross 1929; nearby Carnegie Hill peer
• 1199 Park Avenue — nearby Carnegie Hill peer

Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.