- Year built
- 2010
- Type
- Condominium
- Units
- 73
- Floors
- 12
- Amenities
- 24-hour attended lobby, fitness centre with yoga studio, children's playroom, media room with projection, adjoining conference room, catering kitchen, bicycle storage, on-site parking garage, and a landscaped roof deck of roughly 3,000 square feet at the third floor with gas grills — per management-sourced and listing records
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- Full-time doorman
Every recorded sale at this building, 2010–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,362
- 1 sale
- Listing discount
- 2.9%
- Recorded sales
- 107
- On record
- 2010–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Livmor 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.
Frederick Douglass Boulevard between roughly 110th and 125th Streets was rebuilt as a condominium corridor in the decade after 2005, and The Livmor is one of the larger and better-amenitised results. Seventy-three residences over twelve stories, a full amenity floor, an on-site garage, and a subway entrance at the front door make it a genuinely full-service building at a price point that Manhattan below 96th Street does not offer.
The building's founding condition is a development-cycle story. The site was assembled and filed on repeatedly in the mid-2000s — the Department of Buildings record for this BIN carries earlier new-building applications from 2004 and 2005 under different owners and different architects, for smaller ten-story buildings that were never built — before 2131 8th Ave, LLC filed the scheme that was actually constructed in December 2006 with Hugo Subotovsky as architect of record. Twelve stories, 73 dwelling units, delivered into the worst possible sales window. First closings were recorded in January 2010 and roughly fifty deeds went through in that first year, which is a fast sellout by the standards of 2010 Harlem and tells you the pricing was set to move.
What actually differentiates the building today is the tax position. A 2010 delivery predates the 421-a(16) programme entirely, so the benefit here is from the older statute and it is long — a full 25-year term rather than the ten- or fifteen-year benefits that are typical on this corridor. That matters because the abatement position on Frederick Douglass Boulevard varies sharply from building to building: some of the nearby condominiums carry no exemption at all and are taxed at full assessment from the first closing, while others carry benefits that expire in the next few years. This building is on the long end of that distribution, and a buyer comparing monthly carry across the corridor without checking each building's exemption file will draw the wrong conclusion.
The trade-off is the mirror image. A long abatement supports a higher price today and a step-down later, and every buyer here should model the year the exemption begins to phase out rather than the year they expect to sell.
Architecture and unit composition
A twelve-story contemporary infill building holding the boulevard street wall, with a base given over to commercial and community-facility use and residences above. The amenity floor sits at the third level, where a landscaped roof deck of roughly 3,000 square feet with grilling and seating occupies the setback — an efficient use of a mid-block terrace that most buildings of this size waste.
The residential mix runs from one-bedroom through three-bedroom homes, with private outdoor space on a substantial share of them. The building's own combination history is visible in the Department of Buildings record: alteration filings covering the combination of adjoining apartments, and a legalisation filing joining an upper duplex to its neighbour. Buyers should therefore expect a wider range of layouts than the original 73-unit schedule implies, and should not assume that a line reads the same on every floor.
The 78 recorded unit lots break out as 73 residences plus retail, garage and community-facility units. The community-facility space at the base — cellar and the first two floors — was fitted out in 2011 and is a separate condominium unit; the first-floor retail use was changed under a 2022 alteration. None of that affects residential ownership, but it does mean the condominium's budget carries commercial as well as residential common interest, and the allocation is worth reading in the by-laws.
Building operations
Full-service by South Harlem standards and by most standards: 24-hour attended lobby, a fitness centre with a yoga studio, a children's playroom, a media room with projection and an adjoining conference room, a catering kitchen, bicycle storage, and an on-site parking garage held as its own unit lot. That is a large fixed operating base spread across 73 residences, and common charges should be read per square foot against the specific unit rather than against the amenity list.
The building is now well past its lease-up years, so the operating budget and the reserve position are established rather than projected. Both should be requested, together with the current facade and Local Law 11 status, before contract. The sellout was completed in 2010 and 2011; confirm the current unit-owner and sponsor representation on the board of managers.
Policy framework
Ownership form: Condominium. Purchases clear through the board's right of first refusal, with no co-op board interview. Confirm financing rules, the application package and the closing timeline with the managing agent.
Pied-à-terre, subletting, LLC, trust and foreign ownership: Not documented; confirm in the declaration, bylaws and house rules. Minimum lease terms and any sublet fee should be confirmed with the managing agent, as should the house rules on pets.
Flip tax / resale capital contribution: Not documented in public records, and no offering plan for this building was located in either library. Confirm any resale contribution with the managing agent before pricing a sale.
Real estate taxes — the 421-a, with the years. The Department of Finance exemption file carries a 421-a exemption on all 78 unit lots, exemption code 5114, with a benefit start of fiscal 2012 and a stated term of 25 years, status active. In the fiscal 2027 roll the exemption is still recorded at its full benefit percentage, and the exempt value on the lot is the overwhelming majority of total assessed value — the residential unit lots are exempt on the great bulk of their assessment. A 25-year term running from fiscal 2012 carries the benefit into the mid-2030s, with the statutory step-down concentrated in the closing years of the term; market records circulating on this corridor commonly shorthand it as running to 2035.
Two things follow, and both matter more than the headline:
First, pull the specific unit's exemption schedule from the Department of Finance rather than relying on any summary, including this one. The exempt amount is set per unit lot and the phase-out mechanics are set by statute; a buyer should see the actual year-by-year figures on the actual lot.
Second, model the post-abatement tax, not the current one. The exemption is currently doing a great deal of work on the monthly number. Underwrite the year the step-down begins and the year full taxes arrive, and run the True Monthly Carrying Cost Calculator on both.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $110 per room a monthMedian of 4 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $0.34 per square foot a monthMedian of 5 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $0.27 per square foot a monthMedian of 4 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $0.08 per square foot a monthMedian of 4 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: recent listing records
- Concierge
- YesSource: recent listing records
- Attended lobby
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, co-working space, media room, playroom, roof deck, garage, bike storageSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2015–20 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed September 2026.
421-a Tax Abatement
- Last year of benefit
- FY2036
- Years remaining
- ~11 yrs
- Program
- 421-a (25-year)
A long-dated tax benefit still in place — a meaningful carrying-cost advantage today. Note the eventual step-up toward full taxes when the abatement ends.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill. Years shown are NYC tax years, which start July 1 — FY2037 runs July 1, 2036 to June 30, 2037.
The 421-a Expiration Wave — our study of when these benefits expire citywide, and what the resale record shows about pricing as they do.
Recent sales
The building sold out quickly in 2010 and 2011 and has traded in a steady trickle since — a handful of resales a year across 78 unit lots, with the pace picking up in the later 2010s and again after 2019. That is enough transaction volume to support genuine same-building comparables, which is not true of most of the smaller condominium conversions on the surrounding blocks.
Pricing should be read against the new-construction condominium set on the Frederick Douglass Boulevard corridor and in South Harlem generally, not against the brownstone and small-conversion inventory on the side streets, whose economics are structurally different. Within that set, the two variables that move value most here are outdoor space — a substantial share of residences carry private terraces or balconies — and the tax position, which is materially more favourable than at several nearby buildings and should be priced as the asset it is. Combined units trade above the line pricing implied by their original schedule. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 15, 2026 | PH4B | 2 BR · 2 BA · 1,292 sf | $1,760,000 | $1,362/sf | -9.7% |
| Dec 11, 2025 | PH1C | 1,366 sf | $1,575,000 | $1,153/sf | — |
| Sep 24, 2024 | PH4E | 4 BR · 2.5 BA · 2,100 sf | $2,545,000 | $1,212/sf | -7.5% |
| Aug 26, 2024 | PH3D | 1,290 sf | $2,545,000 | $1,973/sf | — |
| Jun 4, 2024 | 2C | 2 BR · 2 BA · 1,416 sf | $1,140,000 | $805/sf | -3.0% |
| May 31, 2024 | 4J | 1 BR · 1 BA · 808 sf | $770,000 | $953/sf | -10.4% |
| Apr 26, 2024 | 3F | 3 BR · 2 BA · 1,802 sf | $1,549,000 | $860/sf | -16.3% |
| Oct 20, 2022 | 7E | 3 BR · 3 BA · 1,496 sf | $1,475,000 | $986/sf | -4.8% |
Market read. Most recent trades (2026 to date) cleared a median $1,362/sf (recorded) across 1 sale. Median listing discount 2.9% 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.
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 1-01848-7503; each condominium apartment is its own tax lot). 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 from recorded condo declarations and offering plans.
Closed rents at The Livmor, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 2 bedroom | 4 | $5,925 |
6 closed leases, October 2023 to September 2026. Most recent lease March 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at The Livmor and nearby.
At the recent median sale of $1.57M (3 sales in the past 24 months, since October 21, 2024), a buyer putting 25% down would pay about $66,703 to close, or 4.2% of the price.
- Mansion tax: $15,750
- Mortgage recording tax: $22,739
- Title insurance: $7,087
- Attorneys, lender, building fees, reserves and filings: $21,126
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
The abatement is the fact to verify first, on your specific unit. An active 25-year 421-a from a fiscal-2012 start is unusual on this corridor and it is the largest single input into your monthly number. Get the Department of Finance schedule for the lot, not a summary.
Ignore PLUTO's unit count. City data reports 124 total units for this lot. There are 78 recorded condominium unit lots, 73 of them residential. Any automated valuation built on the PLUTO figure will be wrong.
Two addresses, one building. Some of the commercial unit lots are addressed 2131 Eighth Avenue and some records use Frederick Douglass Boulevard. This trips up title and lien searches; tell your attorney up front.
Read the commercial and community-facility allocation. The base of the building holds retail, a community-facility space across the cellar and first two floors, and a garage, each a separate unit. How their common interest and expense allocation is structured is in the by-laws and is worth understanding before you underwrite common charges.
Check whether the apartment is a combination. The Department of Buildings record shows several apartment combinations and at least one duplex legalisation. Confirm that any combination was properly filed and signed off.
The corridor is not uniform on taxes. Nearby condominiums range from no exemption at all to benefits expiring in the next several years. If you are cross-shopping, compare exemption files, not asking prices.
What to know if you’re selling
Lead with the tax position, specifically and with dates. "Active 25-year 421-a, benefit start fiscal 2012, still at full benefit" is a stronger and more credible sentence than "tax abated," and it survives a buyer's attorney checking it.
Sell the amenity floor and the garage. A staffed lobby, a full fitness and yoga programme, a media and conference room, a catering kitchen and a 3,000-square-foot roof deck is a Manhattan-scale amenity package, and the on-site garage is genuinely scarce on this corridor.
Correct the city data before a buyer's analyst does. PLUTO's 124-unit figure and the 2007-versus-2010 year-built conflict both appear in automated reports. Address them in the listing file.
Price against new construction on the boulevard, not against the side-street conversions. The buyer pool, the carrying costs and the amenity expectations are different.
Comparable buildings
If you're considering The Livmor, also evaluate:
- 320 West 115th Street — a six-residence condominium on the same tax block, with no abatement of any kind; the closest possible geographic comparison and the sharpest contrast on tax posture
- 371 West 123rd Street (99 Morningside) — new-construction condominium with an active fifteen-year 421-a; the nearest peer on tax structure, at a shorter remaining term
- 300 West 122nd Street (300 West) — corridor condominium carrying no abatement; the direct carrying-cost counterexample
- 11 Hancock Place (Eleven Hancock) — new-construction condominium with no exemption; useful for isolating what the abatement is worth
- 301 West 118th Street (SoHa 118) — full-service new-construction condominium three blocks north on the same axis
- 309 West 118th Street (Brownstone Lane) — condominium of comparable vintage and scale on the same corridor
- 23 West 116th Street (The Adeline) — full-amenity Harlem condominium on the same cross street, further east
- 285 West 110th Street (Circa Central Park) — the parkfront new-construction alternative at the corridor's southern end
- 111 Central Park North — the higher-priced parkfront condominium comparison
More Harlem buildings
- 2068 Fifth Avenue — 1880 condominium
- 2101 Eighth Avenue (Parc Standard) — 2008 condominium
- 2110 Frederick Douglass Boulevard — 2008 condominium
- The Ellison, 2257 Adam Clayton Powell Jr. Boulevard — 2005 condominium
- 2280 Frederick Douglass Boulevard (2280 FDB) — 2010 condominium
- The Rennie, 2351 Adam Clayton Powell Jr. Boulevard — 2015 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Harlem — read The Roebling Team Guide to Harlem.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at The Livmor?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com