175 East 74th Street

The building rises 21 stories in gray speckled semi-glazed brick on a corner lot of roughly 7,666 square feet, with about 107,600 square feet of building area above it. The entrance is on East 74th Street under a canopy, with a black polished granite surround and tempered-glass doors trimmed in bronze; the lobby is gray marble with a terrazzo aisle to the elevators, wood wainscot, and mirrored ceiling panels — a period interior that has been refreshed rather than replaced. Six stores and a professional office occupy the Third Avenue base.

The stack changes at the sixteenth floor. Floors 2 through 15 were built with six apartments per floor; floors 16 through 21 with three, which produces larger plates, better light on all sides, and the building's most desirable lines. Apartments were offered from two rooms to six-room duplexes, and decades of combinations — several of them documented in Department of Buildings alteration filings from 2000 onward — have shifted the mix upward. The building was centrally air-conditioned from construction, which is why the elevations read as unbroken brick rather than the through-wall sleeve grid typical of its neighbors. Two passenger elevators serve the full height, both operating automatically.

Full-service, with a 24-hour doorman, live-in superintendent, and a resident staff — the conversion plan budgeted a superintendent plus six employees. Amenities are practical rather than programmatic: central laundry, a landscaped roof deck, and no garage. Capital work of record includes filings for a boiler replacement in 2002, a rooftop cooling-tower replacement in 2007, a cellar and ground-floor commercial reconstruction in 2012, and an exterior facade restoration with parapet repair, pointing and waterproofing filed in 2016 under a sidewalk shed; confirm completion and the current Local Law 11 status.

The corporation refinanced its underlying mortgage in August 2024, satisfying the loan it had carried since 2014. The refinancing date alone does not establish current leverage or the next maturity; obtain the executed terms and current balance. Recent audited financial statements and the building's alteration and decoration agreements are on file in The Roebling Research Library. The lot carries no J-51 abatement — none appears for Block 1409, Lot 33 anywhere in the city's J-51 record — and no 421-a or other building-level exemption. The only exemptions on the parcel are individual veteran and senior exemptions attaching to particular shareholders, which do not transfer on sale.

Ownership form: Cooperative. Purchase requires a full board package and an interview. Confirm the building's financing, liquidity and occupancy requirements from its application instructions, and allow time for board review.

Financing: 70 percent maximum per management-sourced records. Underwrite 30 percent down, and expect the board to look for post-closing liquidity beyond the down payment; a common Upper East Side benchmark is one to two years of maintenance and debt service held in reserve after closing, though this building publishes no figure. Confirm both with the managing agent before offering.

Flip tax: The management-sourced no-fee account conflicts with a tiered-or-formula account. Verify the current schedule and its authority under the governing documents and valid amendments before calculating seller proceeds.

Subletting: Permitted per management-sourced records, subject to board approval. The original proprietary lease set a two-thirds-of-shares consent standard for assignment and subletting; current practice, seasoning requirements, term limits and fees are not published here and must be reconciled with the operative lease, bylaws, valid amendments and any delegated board authority.

Pied-à-terre: Permitted per management-sourced records — a meaningful differentiator against most cooperatives in this corridor.

Trusts, LLCs and foreign purchasers: Not published. Recorded share transfers show purchases titled in revocable trusts, which suggests trusts are entertained; LLC ownership is a separate question and should be raised with the managing agent before an offer is made.

Pets: Permitted per management-sourced records; weight or breed limits, if any, appear in the house rules.

None of the above is published by the cooperative. Every line should be confirmed with the managing agent, and the house rules, current financial statements, and any pending assessment reviewed by your attorney before contract.

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 $1,036/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 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01409-0033). 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.

Do not confuse this building with 125 East 74th Street. Both sit on Block 1409, which runs the full length from Park Avenue to Third. 125 East 74th Street is Lot 9 — a nine-story, 30-unit 1928 cooperative at the Park-to-Lexington end. This building is Lot 33 — 21 stories, 96 apartments, 1963, at the Third Avenue corner. Different era, different scale, different economics, different board. Automated valuation tools that match on block will conflate them.

Ask counsel to confirm fee title. The 1969 plan was structured as a leasehold with a ground lease expiring in 2009. The recorded chain indicates the fee and the leasehold came together at conversion, and nothing in the record suggests a live ground lease today — but this is exactly the kind of question that should be answered from the corporation's own documents, not inferred.

Resolve the conflicting flip-tax accounts and verify the 70-percent-financing term in writing. Obtain the operative fee provision and current financing terms, and have counsel check their authority under the governing documents and valid amendments before pricing your offer, and run the Co-op Board Qualification Calculator against them.

Compare the upper-floor layouts. The original stack narrows from six apartments per floor to three beginning at the sixteenth. Check actual area, light and exposure and use sale evidence to assess any price difference.

Test the Third Avenue exposure at rush hour. The building is a corner site on a bus and truck route. Some lines face it directly and some do not, and the difference is not visible on a floor plan.

The building is not landmarked. Nothing on this lot is protected, which simplifies renovation approvals relative to the historic-district blocks a few streets west — but also means the low-rise buildings along Third Avenue nearby are developable.

Lead with the policy stack. Financing to 70 percent, permitted pied-à-terre use and subletting with conditions widen the buyer pool. Say it in the first line, not the last.

State the capital posture. Records show the underlying mortgage refinanced in 2024 and two facade cycles filed; confirm completion and current condition in the board materials. Buyers' attorneys look for exactly this; presenting it up front shortens diligence.

Price the line, not the building. With six apartments per floor below the sixteenth and three above, plus combinations, building averages mislead. We price against same-line and same-tier history from the Research Library.

Be honest about condition. The 1963 stock renovates well but renovates fully — kitchens, baths, and often electrical. Buyers price that work in; run the Renovation Cost Calculator and meet them at a real number.

If you're considering 175 East 74th Street, also evaluate:

• 1296 Third Avenue — the closest like-for-like: a 1961 postwar cooperative on the same block at the Third Avenue corner of East 75th Street
• 157 East 74th Street — the boutique condominium alternative on the same block, at a very different scale and price
• 201 East 74th Street — postwar full-service alternative directly across Third Avenue
• 200 East 74th Street — postwar tower on the same corner pairing, one block east
• 168 East 74th Street — the prewar cooperative alternative on the same street toward Lexington
• 112 East 74th Street — prewar Lenox Hill cooperative closer to Park; the step-up in tenure character
• 33 East 74th Street — the Fifth-to-Madison prewar comparison for buyers testing how far east to go
• 255 East 74th Street — the condominium alternative further east for buyers who want condo mechanics
• 207 East 74th Street — smaller-scale cooperative alternative on the same street