140 East 2nd Street (Hamilton House)

A six-story brick apartment house of 1940 in the late prewar idiom, addressed 112 through 140 East 2nd Street across a 240-foot frontage, with a landscaped courtyard cut into the plan. The Department of Finance records 149,760 square feet of building area, none of it non-residential — rare at this scale, and the reason the tax roll's unit and residential counts are identical. Across 114 apartments that is roughly 1,314 gross square feet apiece before corridors, lobby and mechanical space are netted out; that gross ratio does not establish net interior area, room counts or a bedroom mix.

The entrance is the building's one piece of designed ornament: a columned portico over an arched, keystoned doorway — restrained classicism in place of the deeper detailing of the 1920s. Inside, the product is prewar geometry: defined rooms, plaster, arched openings between living and dining spaces in some lines, and a room count that is the correct unit of pricing. The tax roll's 1982 and 2011 alteration dates mark building-level work whose scope was not established in the materials reviewed.

The building runs with a live-in superintendent and an on-site porter, an elevator, central laundry, children's playroom and courtyard garden, per listing and management-sourced records — a profile consistent with a 114-apartment prewar corporation, though none of it was confirmed against governing documents.

No financial statements were located, so the capital picture should be treated as an open question and asked for directly: three years of audited statements, the underlying mortgage balance, rate and maturity, the reserve balance, the assessment history, the Local Law 11 filing record and any current façade or roof contract. A 1940 masonry building with 240 feet of street frontage carries a permanent FISP obligation, and an eighty-five-year-old envelope, elevator, boiler and riser system will each reach the end of a cycle within a normal holding period. On a building of this age and size, those documents are the purchase.

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 $902/sf (floor-adjusted) across 3 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 3-05280-0047). 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.

Get the board's terms in writing before you bid. Financing ceiling, post-closing liquidity, sublet policy and flip tax are undocumented in the public record here, and they are the four numbers that decide whether you can buy and what it costs you to leave.

Ask for three years of audited financials and the mortgage terms. Neither document library held statements when reviewed, so we did not establish the current underlying debt, maturity or reserve balance; request those records from management.

Ask what the 1982 and 2011 alterations were. Both sit on the tax roll and neither is described in any accessible record. One may well be the conversion; your attorney can establish both from the corporation's own documents.

Use the building's own record. A hundred and sixty recorded sales is a rare gift here. Start with matched sales on the same line and floor band, adjusting for condition, area, exposure and date; supplement them with suitable nearby sales to test the result.

Assemble the diligence package before you list. Financials, house rules, sublet policy, flip tax and the FISP record. Those documents were not found in the libraries reviewed. Providing them supports diligence, but financing, title, application review and other transaction requirements can also affect timing.

Comp inside the building. Your address has the deepest sales record in Windsor Terrace. Present matched recent sales on your line — same period, size, exposure and condition — alongside nearby cooperative sales, not a neighborhood median alone.

Photograph the entrance and the courtyard. The portico and the garden distinguish this building from every other apartment house on this edge of the neighborhood.

Lead with room count, not square footage. This is prewar cooperative stock and the market prices it per room. Present the plan.

If you're considering 140 East 2nd Street, also evaluate:

• 651 Vanderbilt Street (Park Vanderbilt) — the neighborhood's largest cooperative; the direct peer, with a fully documented policy stack
• 346 Coney Island Avenue — the second most-traded Windsor Terrace cooperative
• 81 Ocean Parkway and 30 Ocean Parkway — the Ocean Parkway cooperative cohort
• 135 Prospect Park Southwest — park-facing elevator cooperative; the premium end of the tier
• 221 McDonald Avenue — a 160-unit 1953 elevator cooperative one block west; the closest postwar peer by scale
• 166 Seeley Street and 202 Seeley Street — 1930s elevator cooperatives of 55 and 42 apartments
• 300 Eighth Avenue — accessible prewar Park Slope cooperative; the ceiling comparison
• 140 Eighth Avenue — interwar courtyard cooperative; a similar plan type at a higher price point
• 40 Prospect Park West — early-1940s Park Slope elevator cooperative; the closest architectural contemporary with a page