The Theso (1328 Second Avenue)

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.

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.

Recent sales

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.

Market read. Most recent trades (2026) cleared a median $1,123/sf across 3 sales. Median listing discount 2.4% 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 1-01445-7501) 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.

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.

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.

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 Roebling Team at Compass works Lenox Hill and the broader Upper East Side as a core practice area. We publish this profile because a value-tier co-op's appeal lives in its specifics — the full-service staffing, the board framework, the sublet and pied-à-terre policies, and the flip tax — and those are exactly the facts a generic building description misses.

If you're considering a purchase or sale at The Theso, a 30-minute consultation is the right starting point. We'll bring same-room comparables, the full carrying-cost picture, and a plain-language walk-through of the board framework that defines this building.