145 Central Park North

The lot is 7,092 square feet with a hundred-foot frontage on Central Park North, and the building occupies ninety feet of it at a fifty-foot depth. That is a small footprint carrying thirteen stories, and the plan reflects it: three residences per floor through most of the stack, four on the third, two on the twelfth, and two penthouses at the top. A ground-floor residence and a townhouse unit sit at the base.

The façade strategy is the building's identity. Rather than a single curtain wall run top to bottom, GLUCK+ split the elevation: a modeled, bronze-toned, deeply profiled treatment at the levels where the building sits in the line of its 1930s neighbors, and a flat glass skin on the top four floors where it clears them. The change of material coincides exactly with the point at which the park view opens over the low-rise block. It is a design decision that also happens to describe the value curve of the stack.

Outdoor space is handled as separate property rather than as an appurtenance. The four cabana terrace units were offered for sale as their own condominium units, and the current assessment roll shows them in four different ownerships. A buyer who wants terrace space at this building should establish early whether the residence they are considering carries one, and whether it is available separately.

Parking and storage are licenses, not property. The plan on file offered 37 storage cage licenses and nine parking space licenses, tied for their term to ownership of a residence — a materially different arrangement from the deeded parking units at both Circa Central Park and 111 Central Park North. The audited statements show the condominium collecting parking lease income of roughly $15,750 in 2023, plus a separate accessible-space lease line, which is consistent with that structure.

The lobby is attended 24 hours a day, seven days a week under the plan on file, and doorman services are the condominium's single largest operating expense — about $225,000 in 2023 against total operating expenses near $621,000. Amenity space is concentrated in the cellar: exercise room, yoga room, teen recreation room, children's recreation room, storage cages and bicycle storage, with a shared outdoor terrace above.

Two operating facts belong in a buyer's underwriting.

Electricity now sits inside common charges. The condominium pays the electric bill for the units and the common areas, and unit owners were originally billed back for their metered usage. Per the audited financial statements on file, the condominium discontinued that billing to unit owners in 2023. Electric and gas expense rose from roughly $103,000 in 2022 to roughly $140,000 in 2023. Practically, this means a common charge quoted at 145 Central Park North is carrying a cost that most Manhattan condominiums bill separately, and it should not be compared line-for-line against a building that meters its residents.

The reserve is early-stage. The audited statements show a capital reserve fund of about $157,000 and a total fund balance of about $173,000 at year-end 2023. A reserve study conducted in June 2020 and running from 2021 through 2050 projects roughly $3.7 million of future major repairs and replacements in inflated dollars, with the first significant cycle — building exterior work estimated near $313,000 — falling roughly eight to nine years out from the study's 2021 baseline, and mechanical equipment near $942,000 in the thirteen-to-fourteen-year band. A 37-unit denominator is a small base against those numbers. The building was operating at a modest surplus in 2023 after a deficit in 2022; one year's result does not establish reserve adequacy, and the gap between the reserve and the plan is the funding question for the back half of this decade.

Ownership form: Condominium, fee simple.

Right of first refusal: The by-laws in the plan on file apply the board's right of first refusal to leases as well as to sales, with certain exceptions. That is broader than the market default and should be confirmed in current form before a rental is contemplated.

Pets: The plan on file references house rules governing pets without stating the rule. Not documented in public records — verify with the managing agent.

Pied-à-terre, LLC, trust and foreign ownership: Not documented; confirm in the declaration, bylaws and house rules.

Closing contributions: Each unit funds a non-refundable working capital contribution and a non-refundable capital reserve contribution at closing, each equal to one month of common charges, per the audited financial statements on file.

Flip tax: Not documented in public records. Confirm any resale capital contribution with the managing agent.

Sponsor control: The plan on file carried the standard special-risk disclosure that the sponsor was not committed to selling more than 15 percent of the residences — six of 37 — to declare the plan effective, and that owner-occupants might therefore not gain control of the board for an indeterminate period. That risk has largely run its course: sponsor ownership fell from 51.25 percent at year-end 2022 to 44.50 percent at year-end 2023, and published market records report a sellout in autumn 2025, with ACRIS carrying sponsor deeds through December 2025. Confirm the current board composition and sponsor holding with the managing agent rather than assuming.

Real estate taxes: The assessment roll shows no exemption. Check the specific unit's tax bill for any abatement before underwriting the tax line.

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 $1,653/sf (floor-adjusted) across 9 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 2.0% 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 1-01820-7505; 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.

Ignore the PLUTO unit count. The building has 37 residences, not 41. The four extra lots are cabana terrace units.

Underwrite taxes from the bill. The assessment roll shows no 421-a, J-51 or other exemption; abatements apply at the bill level, so confirm the specific unit's tax bill. That is a key difference from the abated new construction at the western end of the same street.

Read the common charge before comparing it. Residential electricity moved inside common charges in 2023. A charge here is not comparable to a charge at a building that sub-meters.

Read the reserve study. A $157,000 reserve against a $3.7 million thirty-year plan, spread across 37 units, is the assessment question. Ask the managing agent what has changed since the 2020 study and whether the exterior cycle has been scheduled.

Check whether the unit carries a cabana, a parking license or a storage license. Terraces here are separately deeded units; parking and storage are licenses. None of it travels automatically.

Confirm the leasing right of first refusal. The by-laws extend it to rentals. If the purchase has any investment component, get the current language.

Lead with the architecture and the park, not the price per foot. A GLUCK+ building where the same firm designed and built it, with a bronze-profiled base reading the block and a glass crown taking the North Woods, is a specific story. The competing inventory on this frontage does not have it.

Get ahead of the tax question. Every serious buyer will compare this building to the abated condominium at Frederick Douglass Circle. Presenting the full carrying-cost analysis up front, including the electricity treatment, is better than letting it surface in diligence.

Separate sponsor closings from resales in your comparables. The sellout ran into late 2025. Mixing the two produces a misleading average in either direction.

Be precise about the unit count. Correcting the 41-unit city figure to 37 raises per-unit averages of common-element and reserve figures; each apartment's actual share comes from its common-interest percentage in the declaration. It is worth making the correction explicitly.

If you're considering 145 Central Park North, also evaluate:

• 111 Central Park North — the 45-residence 2007 condominium a few hundred feet east on the same tax block; a separate condominium with its own declaration, and the closest physical neighbor
• 285 West 110th Street (Circa Central Park) — FXFOWLE's 49-residence condominium at Frederick Douglass Circle; the same frontage, similar vintage, and the sharpest carrying-cost contrast because it is fully abated
• 1485 Fifth Avenue (5th on the Park) — park-fronting Harlem condominium at Marcus Garvey Park; larger, full-amenity, with an active abatement
• 380 Lenox Avenue (The Lenox) — full-service condominium farther north on Malcolm X Boulevard; a larger-building Harlem alternative
• 2101 Eighth Avenue (Parc Standard) — Frederick Douglass Boulevard condominium; the corridor's mid-tier new-development option
• 301 West 118th Street (SoHa 118) — South Harlem condominium at a comparable boutique scale
• 117 West 123rd Street (Windows on 123) — small Harlem condominium; the lower-service, lower-cost comparison
• 88 Morningside Avenue — park frontage on Morningside Park rather than Central Park, one neighborhood west
• 100 West 119th Street (The Normandie) — the prewar Harlem alternative, with entirely different policy and financing economics