127 West 112th Street (Parc North)

The building occupies a 60-by-100-foot interior lot of just over 6,000 square feet on a residential block between St. Nicholas Avenue and Adam Clayton Powell Jr. Boulevard, and carries about 20,500 square feet of building area across seven stories. It is a contextual brick elevation with large windows and a stack of projecting balconies on the street face, stepping back at the top floor for a terrace. The published design showed nine balconies and a top-floor terrace, and the finished building follows it.

Twenty-five residences across seven floors means three to four apartments per floor: one- and two-bedroom homes, several duplexes that add a lower-level room usable as a third bedroom or a study, and the penthouse. The duplex lower levels are the layout to walk before contract — below-grade rooms in a Manhattan building vary enormously in light and feel, and a floor plan will not tell you which end of that range a specific one sits at. The penthouse is the building's distinct asset: four exposures on a block where nothing tall stands nearby, with sight lines to Central Park two blocks south, the Midtown skyline beyond it, and Upper Manhattan to the north.

Finishes are consistent through the inventory — white oak plank floors, walnut and white-lacquer cabinetry, quartz counters, Bosch appliances, and European fixture brands in the baths; confirm each unit’s installed specification and subsequent alterations before treating the finishes as comparable, since a common delivery phase does not establish uniform current condition.

The five rooftop cabanas and seventeen storage lockers are separately deeded condominium units with their own tax lots. Separate tax lots alone do not establish independent transfer rights or purchaser eligibility; review the declaration, bylaws and deeds. Several recorded deeds convey an apartment and a storage unit together. A buyer who wants storage or a cabana should confirm at contract whether one is included in the sale or must be acquired separately, and a seller who owns one should confirm whether it is being conveyed.

The reviewed profile describes a virtual doorman system and in-unit video intercom, with no attended lobby. Confirm current staffing and coverage with management. The amenity program is a fitness center, a residents' lounge, a furnished roof deck, a landscaped rear courtyard, a package room with cold storage, bike storage and a mail room. Review the operating budget, actual charges, reserves and service contracts; the virtual-entry model and 25-residence count do not establish lower costs than a staffed building of the same size.

The building is young enough that its operating and reserve baselines are still forming, and the sponsor still holds roughly eleven residences. Any buyer should request the current operating budget, the reserve position, the sponsor's remaining unsold inventory and the terms on which it is being carried, and confirmation of who is paying common charges on the unsold units. On a building this small, sponsor arrears would be material rather than academic.

Ownership form: Condominium. Purchases close through the board's right of first refusal rather than a cooperative approval — 30 to 45 days is typical.

Pied-à-terre, subletting, LLC, trust and foreign ownership: Current terms were not established in the reviewed materials. Confirm them and any minimum lease term in the declaration, bylaws and house rules; condominium form alone does not establish permission.

Pets: permitted per management-sourced records; confirm weight and breed limits in the house rules.

Minimum down payment: 20 percent per listing records.

In-unit washer/dryer: permitted; residences are equipped.

Ancillary units: cabanas and storage lockers are separate deeded condominium units. Confirm inclusion or exclusion at contract.

Flip tax: not documented in public records. Confirm any resale capital contribution with the managing agent before pricing a sale.

Real estate taxes: no abatement on any residential unit lot in any assessment roll on which this condominium appears. Underwrite full unabated taxes on the specific unit and run the True Monthly Carrying Cost Calculator against the current bill.

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 $1,096/sf (floor-adjusted) across 2 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 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01822-7503; 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.

Expect no new-construction abatement. The 2016 filing date placed this project under a program whose homeownership option excluded Manhattan; check the unit's tax bill for any other benefit. Do not model this building against abated Harlem inventory without adjusting the monthly. This is the biggest carrying-cost fact about the building.

Distinguish apartments from ancillary unit lots. City data reports 47 units. There are 25 apartments; the balance are storage lockers and rooftop cabanas with their own tax lots. Check which count a valuation model actually uses and how it affects the result before rejecting the output.

The sellout is not finished. Roughly eleven of twenty-five residences remain with the sponsor. Ask what is unsold, at what price, and on what terms — and price accordingly.

Check the historic-district claim yourself. At least one market database tags this building as landmarked. The Landmarks Preservation Commission's own records show no designation on this tax lot and no district covering the site. That means no LPC review on your renovation, and no protection from development next door. Understand what could be built on the adjacent lots before you pay for a view or a lot-line window.

Walk the duplex lower levels. Below-grade rooms are the building's most variable product. They read very differently in person than on a floor plan.

Confirm storage and cabana interests. These are separately deeded units; confirm eligibility, transfer restrictions and inclusion in the contract.

This is an unstaffed building. Virtual doorman and video intercom, not a lobby attendant. Confirm that coverage suits your needs and compare actual common charges and included services with specific alternatives; the staffing model alone does not establish lower costs.

Price against the sponsor, not just against closings. While unsold inventory remains in the building, the sponsor's active pricing and concessions are your true competition.

Present the tax number up front. A sophisticated buyer will find it in diligence. Leading with the full unabated monthly, paired with a carrying-cost analysis, produces better outcomes than letting it surface late.

Lead with outdoor space and the penthouse-adjacent exposures. Most residences here have private outdoor space, and the block is low enough that upper floors have real light and long views. That combination is scarce in South Harlem at this price level.

Correct the record in your marketing. The unit count and the historic-district tag are both wrong in widely used databases. Getting them right in your own materials is a small credibility advantage in a building where buyers are doing careful diligence.

If you're considering 127 West 112th Street, also evaluate:

• 308–312 West 113th Street — a fourteen-residence ground-up condominium one block north, delivering from 2021; the closest peer by scale, vintage and block character
• 11 Hancock Place — a 2020 Isaac & Stern condominium; comparable vintage, and like this building it carries no tax abatement
• 10 Lenox Avenue — a 2018 condominium with thirty unit lots; the nearest like-for-like on age and ownership form
• 371 West 123rd Street — a 2020 Aufgang condominium carrying an active 421-a benefit running into the mid-2030s; the sharpest illustration of how much the abatement position varies on this corridor
• 300 West 122nd Street — a 170-residence Isaac & Stern condominium; the large, full-amenity Harlem alternative
• 320 West 115th Street — a six-unit condominium created from a 2013–2019 combination and enlargement; the small-building alternative
• 309 West 118th Street — a 2003 condominium; the earlier generation of Harlem new construction and a useful long-run price series
• 100 West 119th Street — a condominium alternative; confirm original construction and conversion dates from primary records
• 285 West 110th Street (Circa Central Park) — FXCollaborative, 2016; the park-front condominium on West 110th Street, two blocks south and farther west, at a materially higher price tier
• 111 Central Park North — a 2006 park-front condominium; the established Central Park North comparison