The Theso (1328 Second Avenue)
1328 Second Avenue, New York, NY 10021
Lenox Hill, Upper East Side
BBL 1014457501 · BIN 1044853
- Year built
- 1961
- Type
- Cooperative
- Units
- 283
- Floors
- 18
- Landmark
- No
- Pets
- Permitted with board approval
- Financing
- Up to 75 percent (25 percent minimum down payment)
- Flip tax
- Confirm current flip tax or transfer fee with the managing agent at offer stage
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $1.2M
- Recent range
- $335K – $3M
- Listing discount
- 1.0%
- Recorded transfers
- 344
The Theso is the value-tier full-service co-op of central Lenox Hill — an 18-story postwar red-brick tower on Second Avenue between 70th and 71st, built in the early 1960s and converted to a cooperative in 1986, that delivers doorman service, a fitness center, a landscaped roof terrace, and an on-site garage at an accessible per-room price. For buyers who want a full-service Lenox Hill address without a pre-war co-op's price or its stricter board, The Theso is consistently on the shortlist.
Its appeal is the combination of full-service staffing, a genuine amenity set, and a relatively accommodating board framework at a co-op price. Priced per room in the co-op tradition, the building's studios and one-bedrooms are among the more attainable full-service ownership options in the corridor. The board permits pieds-à-terre and subletting — two of every five years — with approval, and allows co-purchasing, gifting, and guarantors, which widens the buyer pool beyond the primary-residence-only co-ops nearby. The rooftop terrace and the fitness center are real amenities that many postwar co-ops of this vintage lack.
The location is central and connected: Second Avenue at 70th, in the heart of Lenox Hill, steps from the Lexington Avenue subway and the 63rd/72nd Street lines, and squarely within the neighborhood's retail and hospital corridor. It is a co-op built for daily livability rather than prestige — and priced accordingly.
Architecture and unit composition
The Theso is postwar red-brick pragmatism: an 18-story tower with balconies on many lines, a Second Avenue retail base, and an on-site garage. We do not carry an architect or developer attribution because public records do not firmly document one, and we decline to guess. The building's balconied lines and upper floors carry the strongest light and, on some lines, open avenue and city exposures.
The roughly 283 residences run from studios and one-bedrooms — which dominate the stock and, priced per room, are the building's currency — through two- and three-bedroom homes. Layouts are efficient early-1960s co-op plans with central air conditioning and, in many units, board-approved in-unit washer/dryers. The stock renovates well, and the balcony lines trade at a premium.
Building operations
The Theso operates as a full-service cooperative: a 24-hour doorman, a concierge, a live-in superintendent, a fitness center, a landscaped rooftop terrace, an on-site attended garage, a laundry room, a bike room, and private storage. The building's amenity set is modest relative to the pool-and-club condominiums — there is no swimming pool or full health club — but the fitness center, roof terrace, and garage give it a genuine full-service profile for its price tier. Ground-floor retail and the garage support the operating budget. Buyers should review the financials, the reserve position, and any assessment during diligence, and confirm the current flip tax, sublet terms (two of every five years), financing maximum, and pied-à-terre policy with the managing agent.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $138,968/yr
- Per unit / month range
- $0 – $41
Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Recent sales
The Theso trades as an accessible full-service Lenox Hill co-op, priced per room, where the full-service staffing, the amenity set, and the accommodating board framework drive absorption. Studios and one-bedrooms are the most liquid stock; balcony lines and upper floors carry premiums. The pied-à-terre allowance, the two-of-five-years sublet policy, and the co-purchasing and guarantor flexibility widen the buyer pool relative to the stricter co-ops nearby. Recorded sales auto-populate from public records; unit-level history and current same-line comparables are maintained in The Roebling Research Library and shared with clients during diligence. Because the building is priced per room, same-room-count comparables — not blended per-foot figures — are the correct analytical unit.
Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jun 29, 2026 | 10N | 2 BR · 1 BA · 1,000 sf | $1,099,000 | $1,099/sf | +0.0% |
| Jun 24, 2026 | 11N | 2 BR · 1 BA · 1,000 sf | $1,084,000 | $1,084/sf | -1.4% |
| Mar 5, 2026 | 16HJ | 3 BR · 3 BA | $2,850,000 | -10.9% | |
| Feb 26, 2026 | 9G | 3 BR · 2 BA · 1,200 sf | $1,350,000 | $1,125/sf | +0.0% |
| Jan 29, 2026 | 7G | 3 BR · 2 BA | $1,675,000 | +0.0% | |
| Oct 6, 2025 | 17DEF | 3 BR · 3 BA | $3,005,000 | +11.3% | |
| Sep 26, 2025 | 17M | 2 BR · 2 BA | $1,400,000 | off-mkt | |
| Sep 9, 2025 | 4M | 2 BR · 2 BA | $1,425,000 | -4.9% |
Market read. Most recent trades (2026) cleared a median $1,119/sf across 3 sales. Median listing discount 1.4% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Dec 9, 2009 | 12E | $665,000 |
| Sep 9, 2003 | 6H | $589,000 |
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01445-7501) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
The board framework is accommodating for the corridor. Pieds-à-terre, subletting two of every five years, co-purchasing, gifting, and guarantors are all permitted with approval, and financing runs to 75 percent. Confirm each in writing — co-op postures drift. Run the Co-op Board Qualification Calculator before offering.
Price per room, and buy the balcony. As a per-room co-op, the studios and one-bedrooms are the currency; the balcony lines and upper floors carry the premium. Use same-room-count comparables. Run the True Monthly Carrying Cost Calculator on the unit.
Set amenity expectations correctly. The building has a fitness center, a roof terrace, and a garage — but no pool or full health club. It is a full-service co-op, not an amenity-tower condominium; price it as such.
Confirm the flip tax. Verify the current flip tax or transfer fee with the managing agent, as it affects both sides of a future trade.
What to know if you’re selling
Sell the full-service package at the price point. Doorman service, a fitness center, a roof terrace, and a garage at an accessible per-room price is the marketing headline. Use it.
Sell the flexibility. The pied-à-terre allowance and the two-of-five-years sublet policy are differentiators against the primary-residence-only co-ops nearby. Market them directly.
Price per room and by line. Studios and one-bedrooms are the liquid stock; balcony lines and upper floors carry premiums. Use the right comparable set. Run the Seller Closing Cost Calculator before listing.
Position the central location. Second Avenue at 70th, steps from the Lexington line and the retail spine — central Lenox Hill at a value price.
Comparable buildings
If you're considering The Theso, also evaluate:
- 160 East 65th Street (The Phoenix) — postwar Lenox Hill co-op to the south; the closest like-for-like on structure and price
- 200 East 74th Street — flexible full-service white-brick co-op to the north; comparable board framework
- York River House (1175 York) — flexible condop nearby; the ownership-structure alternative
- Bristol Plaza (200 East 65th) — full-service condominium on Third Avenue; the amenity-tower alternative
- Manhattan House (200 East 66th) — the landmarked postwar-to-condominium benchmark; the pedigree alternative
- 520 East 72nd Street — East River condominium; the river-edge alternative
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
Considering a move at The Theso?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Theso would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.