20 East 35th Street (Goodhue House)
20 East 35th Street, New York, NY 10016
Murray Hill
BBL 1008647501 · BIN 1017114
- Year built
- 1938
- Type
- Condop
- Units
- 166
- Floors
- 15
- Landmark
- No
- Pets
- Pet-friendly per brokerage records
- Financing
- Not firmly documented in public records — verify current requirements at offer stage
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median
- $720K
- Recent range
- $450K – $1.6M
- Listing discount
- 1.7%
- Recorded transfers
- 228
Goodhue House is Murray Hill's institutional-quality address in the neighborhood's most institutional location: a full corner presence on Madison Avenue at 35th Street, opposite the former B. Altman department store block (today CUNY's Graduate Center) and one block south of the Morgan Library & Museum. The building went up in 1937–38 — brokerage and architectural records attribute the design to William M. Dowling, whose 19 East 88th Street rose in Carnegie Hill the same year — and its massing of setbacks and light courts produces the feature the building trades on: broad, unobstructed corner windows, many of them aimed directly at the Empire State Building one block southwest.
The ownership structure is the building's most distinctive fact, and it is documented in primary materials on file with us rather than market shorthand. Goodhue House is a condop: in the early-1980s conversion, the property was submitted to condominium ownership in two units — a Residential Unit, owned by the apartment corporation whose shares residents buy, and a separate Commercial Unit holding the ground-floor retail. Residents hold co-op shares and a proprietary lease, with a co-op board and co-op transfer mechanics; the structure's practical effect is to wall the retail off from the cooperative's governance and finances, while the professional suites the co-op does own generate rental income to the corporation, per the audited statements on file. Buyers comparing maintenance here against pure co-ops should understand that income side of the ledger.
The sponsorship history is equally specific: the conversion was sponsored by Dwelling Managers, Inc. and passed to Rose Associates, Inc. — the century-old family firm headquartered nearby on Madison Avenue — which remained sponsor and managing agent through the restated offering plan of November 2, 2000, when 40 of the 166 apartments were still sponsor-held. Sponsor sell-down has continued in the decades since, and listing records still show occasional Rose-marketed units. For buyers, that long-tail sponsor inventory occasionally produces the rarest thing in co-op-style buildings: an unsold-shares purchase with materially lighter board mechanics — worth asking about on any given listing.
Architecture and unit composition
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.
Building operations
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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $42,739/yr
- Per unit / month range
- $0 – $22
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Management & transfer contacts
- Sublet policy
- Allowed; must submit written request stating reason prior to finding a tenant; sublease fee 25% of monthly maintenance
- Pied-à-terre
- Allowed
- Notable fees
- Buyer processing $725; credit $150/applicant; move-in $1,500; move-out $1,500; closing $775; bed bug inspection $500
Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | vs. Ask |
|---|---|---|---|---|
| Jun 5, 2026 | 2E | 1 BR · 1 BA | $599,000 | -14.3% |
| May 22, 2026 | 9M | 1 BR · 1 BA | $646,000 | -0.5% |
| May 20, 2026 | 14K | 1 BR · 1 BA | $865,000 | +0.0% |
| Apr 10, 2026 | 5E | 1 BR · 1 BA | $675,000 | -3.4% |
| Mar 17, 2026 | 8K | 1 BR · 1 BA | $720,000 | -9.9% |
| Mar 9, 2026 | 15L | 1 BR · 1.5 BA | $1,225,000 | -5.4% |
| Mar 5, 2026 | 10B | 1 BA | $450,000 | -3.2% |
| Jan 14, 2026 | 9C | 1 BR · 1 BA | $815,000 | +7.4% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $818/sf across 2 sales. The building has traded as recently as 2026. Median listing discount 0.9% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Apr 13, 2006 | 6L | $365,000 |
| Feb 24, 2006 | TEST22 | $500,000 |
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00864-7501) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price.
What to know if you’re buying
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.
What to know if you’re selling
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.
Comparable 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
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Midtown East — read The Roebling Team Guide to Midtown East.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
Considering a move at Goodhue House?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Goodhue House would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.