170 West 76th Street

The facade is restrained Neo-Federal — red brick over a stone base, the institutional symmetry of its hospital program still legible — rising eight stories plus the later-added penthouse level, all within the historic district's protection. The 22-apartment count across nine reported floors gives a rough building-wide ratio of two to three per floor; it does not establish the actual distribution. Verify individual layouts and dimensions within the approximately 40-by-102-foot lot. The stock runs from post-conversion two-bedrooms through large combined units: the building's documented recent trades include multi-floor combinations to five bedrooms, and upper units carry terrace and skyline outlooks over the mid-block rooflines. Finishes vary by owner — this is a building where renovation history, not original detail, drives condition spreads, since the interiors date to the 1979-era conversion rather than to a pre-war apartment program. Through-wall AC is standard per listing records.

This is boutique self-service co-op living: no doorman, a live-in superintendent, video intercom security, and an outside managing agent. The per-floor laundry rooms and private storage do real work in daily life, and the small shareholder base keeps decision-making close, with a thin staff layer as the trade-off. Package logistics, renovation approvals, and policy questions run through a small board of neighbors. The cooperative offering plan is on file in The Roebling Research Library; current financial statements should be obtained through the managing agent during diligence.

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. $/sf is measured on the latest sales with reliable square footage (2019): a median $1,099/sf (recorded) across 1 sale. The building has traded as recently as 2024. Median listing discount 3.4% 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 1-01147-0059). 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.

The hospital bones are the value. Steel frame, fireproof construction, and deep floor plates are why the combinations here work. Have your architect read the structure and recent engineering reports before planning a renovation.

Verify the policy framework is still current. Listing records show 80 percent financing and pieds-à-terre permitted. Confirm current terms, sublet rules, and any flip tax with the managing agent before offering; run the Co-op Board Qualification Calculator against the actual requirements.

No doorman means no doorman. Compare actual maintenance per reliable measured area, assessments and services; no doorman alone does not establish lower costs. Buyers leaving full-service buildings should be honest about packages, deliveries, and keys before falling for the floor plate.

Renovation runs through Landmarks. Interior work is conventional, but the historic district covers the envelope — windows, rooftop, and anything street-visible involve LPC review. Budget timeline accordingly, and use the Renovation Cost Calculator honestly: conversion-era interiors often want a full refresh.

Underwrite the boutique mechanics. A 22-unit corporation has a small maintenance base; one capital project moves the per-shareholder math more than it would at a 200-unit house. Your attorney should review the financials and any planned assessments closely.

Lead with the story and the scale. The landmark-district hospital conversion has 22 reported residences; confirm the actual floor-by-floor distribution rather than inferring it from the count; buyers respond to the narrative when it is told with precision — 1926, Butler & Stein, steel frame, the 1979 conversion plan on file. We market from documents, not adjectives.

Position against both stocks. Compare specific brownstone conversions and avenue buildings using actual space, services, dated prices and carrying costs rather than fixed price or cost hierarchies. The pitch is the in-between: park-block location, documented pied-à-terre use and 80% financing, real scale.

Assess both in-building and nearby sales. Check actual same-line history and suitable park-block transactions between Columbus and Amsterdam, adjusting for condition, outdoor rights, space and costs rather than deriving data scarcity from 22 units.

If you're considering 170 West 76th Street, also evaluate:

• The Apthorp — the full-block 1908 landmark at 79th and Broadway; the condo alternative with pre-war grandeur
• 320 West End Avenue — Candela pre-war co-op; the classic-program alternative
• 470 West End Avenue (The Belvoir) — George F. Pelham's 1927–28 pre-war co-op on the avenue
• 215 West 84th Street (The Henry) — Robert A.M. Stern new development; the full-amenity new-construction alternative
• The San Remo — the prestige step-up two blocks east on the park
• 44 West 77th Street — the landmarked neo-Gothic studio building facing the museum; the closest character-conversion peer
• 101 West 78th Street (The Evelyn) — ornate pre-war condo at Columbus; the boutique condo alternative on the park blocks