20 East 35th Street (Goodhue House)

The building rises 15 stories per city records — floor numbering runs to a 16th-floor-equivalent penthouse level with no 13th floor, per the floor plans on file — in light brick with restrained classicist ornament, stepping back at the upper floors into terraced setbacks. The floor plans in the offering plan document lines A through N on the second through twelfth floors: predominantly well-proportioned studios and one-bedrooms with defined dining areas and foyers, with two-bedroom corner lines and a 14th-and-above tier where terraces appear. Decades of combinations have produced larger two-bedroom spreads (current listing records show combined units in the 1,300-square-foot range). The premium stock is positional: high-floor corner units on the Madison and 35th Street exposures, where the corner glazing and the Empire State Building view do the work.

Full-service at the standard Murray Hill expects: doorman and concierge, a renovated lobby, live-in superintendence documented back to the conversion-era reports on file, central laundry, fitness room, bike and luggage rooms, private storage, and the roof deck — a genuine, well-oriented amenity given the skyline one block away. The commercial base (a deli appears in the building-condition notes of the 2000 restated plan) is owned and managed separately through the Commercial Unit, not by the co-op. Capital and condition documentation in the restated plan — exterior brick, lintel, and terrace waterproofing programs among them — is generation-old but establishes the building's maintenance culture; current capital posture should be confirmed in board minutes during diligence. The restated offering plan, condominium declaration and by-laws, floor plans, and audited financial statements are on file in The Roebling Research Library.

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 $921/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 1-00864-7501). 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.

Understand the condop before you offer. You are buying co-op shares and facing a co-op board — the condominium wrapper does not give you condo transfer freedom. What it does do is separate the retail from the cooperative's books and governance. Your attorney should review the condominium declaration and by-laws (on file with us) so the two-board structure holds no surprises.

The policy stack is unusually flexible for share ownership. Pied-à-terre permitted, guarantors allowed, pets welcome, and subletting available after one year of occupancy with a documented fee framework. For parents buying with children, relocating professionals, and second-home buyers priced out of condo mechanics, this is one of Murray Hill's most workable boards on paper — verify current policies, including the unposted financing requirement and any flip tax, before contract.

Ask whether the unit is sponsor-held. Forty apartments were still sponsor-owned at the 2000 restated plan, and sponsor sell-down has continued since. An unsold-shares purchase can mean no board interview — a structural advantage worth confirming on any specific listing.

Buy the view deliberately. The Empire State Building exposure is the building's signature and it is line-specific: high-floor corner lines on Madison and 35th carry it; interior and low-floor lines do not. The premium is rational — price the line, not the building.

Calibrate the neighborhood honestly. This corner is Murray Hill at its most connected — Madison Avenue frontage, the Morgan a block north, Grand Central and Herald Square each within a ten-minute walk — and 35th Street carries real midtown traffic. Spend time at the corner at rush hour and on a Sunday morning; the two readings differ.

Lead with the policy framework. Pied-à-terre and guarantor flexibility plus a one-year sublet runway widens your buyer pool well beyond the owner-occupant base most co-ops can reach. State the framework plainly in the marketing — buyers' agents routinely assume stricter terms than this building applies.

The view sells; document it. Empire State Building exposures should be photographed at dusk and marketed as the line-specific asset they are. Same-line sale history — which we maintain in the Research Library — is the correct pricing anchor, not building-wide averages.

Know your competition, including the sponsor. Remaining sponsor inventory and a deep building of 166 apartments mean concurrent listings are common. Pricing against active same-building inventory, and timing around it, matters more here than in boutique buildings.

If you're considering 20 East 35th Street, also evaluate:

• 10 Park Avenue — pre-war co-op at 34th Street; the corridor's closest pre-war full-service peer
• 7 Park Avenue — pre-war co-op two blocks east on the avenue
• 30 Park Avenue — co-op alternative on the Park Avenue spine of Murray Hill
• 50 Park Avenue — 1940 George Fred Pelham Jr. co-op; the late-pre-war comparable toward Grand Central
• 160 East 38th Street (Murray Hill Mews) — the post-war full-service co-op alternative deeper into Murray Hill
• Morgan Court (211 Madison Avenue) — the slender condominium overlooking the Morgan garden; the condo-mechanics alternative on the same block axis
• The Whitman (21 East 26th Street) and the NoMad conversions — for buyers ranging south toward Madison Square at higher price points