145 East 84th Street

The elevation is white glazed brick over a masonry base, laid up in the flat, evenly fenestrated postwar idiom that ran up Lexington and Third Avenues through the late 1950s and 1960s. There is no ornament to speak of; the interest is in the corner massing and in the setbacks at the top of the stack that produce the building's terraces. Retail occupies the base on both frontages. The building carries 116,824 square feet of gross area on a 10,267-square-foot lot, roughly 5,000 of it retail.

Inside, the plan was originally a large-count postwar mix — 95 apartments across 16 floors, lettered A through G on the typical plate, with studios and one-bedrooms at the small end and larger corner lines on the avenue side. What the building looks like today is different, and the difference is the point. Four decades of combinations have taken the effective count from 95 to seventy-nine per the most recent audited statement on file. The Department of Buildings record documents combinations at 2A/2G, 4E/4F, 6F/6G, 7F/7G, 8A/8B, 9A/9G, 9E/9F, 10E/10F, 11D/11F and 11E/11F/11G, among others, several of them under the Department's TPPN 3/97 combination protocol and at least one of them a vertical combination with a convenience stair between the 8th and 9th floors.

The consequence for buyers is that this building's inventory is bimodal. The unrenovated single lines are compact postwar apartments with modest room counts. The combined apartments are large — three- and four-bedroom homes with real entertaining space, in some cases with a fireplace and a terrace — and they trade in a different bracket entirely. Reconcile the current apartment schedule and combination approvals, then examine the actual inputs and matched sales behind a valuation. A differing PLUTO count or a building-wide average alone does not prove that a specific estimate is wrong.

Full service. The offering plan budgeted a staff of one resident superintendent, four doormen and two porters, and the building has run on that shape since; employees are covered by the Local 32BJ collective bargaining agreement, and the audited statements on file show the pension and benefit obligations that go with it. Amenities are the fitness center, the children's playroom, the roof deck, private storage and central laundry. There is no garage and there are no balconies.

Maintenance includes cable television, high-speed internet and telephone service — a bundled utility that shows up plainly as a cable line item in the audited financials and that materially changes any monthly carrying-cost comparison against buildings that bill those separately. Heat, gas, water and public-area electricity are corporation expenses; apartment electricity is not.

The statements on file describe a series of capital projects at their reporting dates. The most recent statements on file show a completed exterior restoration, a completed lobby and hallway renovation, boiler upgrades, a window replacement program, electrical and air-conditioning upgrades, and an elevator modernization in progress with roughly $523,000 of contract commitment still outstanding. The corporation funds this partly out of an annual per-share capital assessment rather than out of maintenance, which is worth naming explicitly: the statements report recurring assessments, whose current rate, duration and status should be confirmed and included in the carrying-cost calculation.

Ownership form: Cooperative. Purchase requires a full board package and an interview. The proprietary lease and by-laws on file give the board — or a majority of directors, or shareholders holding a majority of outstanding shares — consent authority over both sale and sublet.

Financing: 25 percent minimum down per listing records. That is a middle-of-the-road ceiling by Upper East Side standards, more permissive than the Park and Fifth Avenue houses and less so than the Third Avenue postwar stock.

Post-closing liquidity: Not published. Assume a board expectation of meaningful liquid reserves after closing and prepare accordingly; the specific standard is set by the board and available only from the managing agent.

Flip tax: 1 percent of gross sale price, per the audited financial statements on file. The proceeds are segregated for capital purposes. Sellers should carry this in the net-proceeds calculation from the outset.

Subletting: Permitted with board consent under the governing documents. No published seasoning requirement, duration cap or sublet fee. Do not assume a two-year-in, two-year-out framework here without confirming it — get the current policy in writing from the managing agent before signing a contract that depends on it.

Pets: Permitted per listing records. The house rules on file use the older formulation — no animal without the lessor's express written permission, revocable at any time — so the practical policy is board discretion rather than an entitlement.

Pied-à-terre: Permitted per listing records. Confirm current board practice, which can differ from a decades-old published position.

Trusts, LLCs, co-purchase and guarantors: Not documented in any public source. Cooperatives on this corridor commonly permit trust ownership with a personal guarantee and personal occupancy covenants, and commonly refuse LLC ownership outright, but that is a corridor pattern and not a statement about this building. Ask the managing agent.

Professional use: The house rules on file contemplate doctors and other professionals with offices in the building — the two non-residential units in the 98-unit PLUTO total. Any buyer contemplating professional use should treat that as a historical accommodation to verify, not a live entitlement.

Real estate taxes: No abatement. The 1990-vintage J-51 was fully exhausted in tax year 2001, and the exemption roll for this lot shows nothing building-wide since. Underwrite the full tax line.

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 $1,062/sf (floor-adjusted) across 1 sale. 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 0.9% 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 1-01513-0020). 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.

Review the commercial lease alongside the financials. The ground-floor retail lease runs to May 21, 2029 with one five-year option, and the audited statements on file report rent exceeding shareholder maintenance for their reporting period. Your attorney should confirm the option status and the renewal economics. Model renewal and vacancy scenarios alongside taxes, operating expenses and capital work; a favorable renewal does not hold maintenance fixed. Include the underlying mortgage’s September 1, 2030 maturity and roughly $3.72 million balloon in the same forecast. The 3.27 percent coupon on that loan is a legacy rate; ask what the board is modelling for the refinancing.

The assessment is recurring. The corporation has been running a per-share capital assessment annually alongside maintenance. Add it to the monthly number before you compare this building to anything else.

Ignore the PLUTO unit count when you value a combined apartment. The city says 96 units; the audited statement says seventy-nine. The combinations are documented in the DOB record, and the large apartments in this building are genuinely large.

Confirm the sublet rules in writing. They are not published anywhere, and the governing documents leave them to board discretion. If your plan involves ever renting the apartment, resolve this before contract.

Underwrite full taxes. The J-51 is long gone and nothing replaced it.

Lead with the corner and the bundled utilities. The Lexington Avenue exposure, the corner lines and the cable-and-internet-inclusive maintenance are the three things that distinguish this building from the midblock postwar co-ops buyers will see the same weekend; identify exactly which utilities are included in current maintenance.

Document the commercial income and lease. Supply the dated audited rent and maintenance figures, current tenant and lease terms, and May 2029 expiry. These records support evaluation of the income and renewal risk without establishing current credit quality or overall financial strength.

Compare combined apartments with matched transactions. The combined lines here are a different product from the single lines, and a building-wide per-room average needs to be tested against matched transactions rather than assumed to underprice them.

Budget the 1 percent flip tax into your net. Run the Seller Closing Cost Calculator with it included rather than discovering it at contract.

If you're considering 145 East 84th Street, also evaluate:

• 125 East 84th Street (The Girard) — cooperative on the same block, the closest like-for-like on the street
• 124 East 84th Street — cooperative directly across East 84th Street
• 144 East 84th Street and 148 East 84th Street — the cooperatives immediately opposite toward Lexington
• 119 East 84th Street — cooperative converted in 1984, one conversion cycle earlier
• 1223 Lexington Avenue — cooperative one block south on the same avenue; the closest avenue-frontage comparison
• 151 East 83rd Street — 1986 rental-to-cooperative conversion; the nearest peer by conversion vintage
• 201 East 83rd Street (Saxon Towers) — larger full-service postwar cooperative two blocks south
• 1230 Third Avenue (Tower East) — the marquee postwar cooperative on the corridor; the architectural step-up
• 55 East 86th Street — rental-to-condominium conversion nearby; the condominium alternative with different policy and financing rules
• 126 East 86th Street (ARLOPARC) — new-construction condominium two blocks north; the modern alternative at a different price tier