Back to The Livmor building profile
2131 Frederick Douglass Boulevard (The Livmor)Recorded sales & closing prices
2131 Frederick Douglass Boulevard, New York, NY 10026
107 recorded closings, 2010–2026. Sortable and searchable below.
- Recorded closings
- 107
- Date range
- 2010–2026
- Median $/sf
- $1,362
- Listing discount
- 2.9%
- Monthly carry/sf
- $0.34
- Price range
- $459K – $2.54M
Change in the building’s median $/sf over each window, on a floor-adjusted basis — standardized to the building’s average floor, so it reflects price rather than which floors happened to sell. This is a different method from The Roebling Index, which publishes plain medians and applies no floor adjustment; the two are not interchangeable. Floor adjustment standardizes for floor only. It does not control for condition, size, exposure, renovation or the mix of what happened to trade. This standardized trend is a separate series from the latest median above, which is the raw recorded sales. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.
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.
The complete recorded-sale history for The Livmor, compiled from NYC Department of Finance transfer records, with apartment-by-apartment detail from The Roebling Research Library. Across sales with a public asking price, the building carries a median listing discount of 2.9% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.
Price per square foot over time
101 sales with a known square footage, by closing date.
The vertical premium
Time-adjusted price per square foot by floor group, against the recent median. These figures reflect the apartments that traded and do not isolate the value of light, views, layout or condition.
Premium by line
Time-adjusted price per square foot by line, against the recent median. Line groups are not floor-controlled and do not isolate the value of light, outlook, layout or condition.
Recent closings
The building’s 10 most recent market sales.
| Date | Unit | Apartment | Price | $/sf | vs. Ask |
|---|---|---|---|---|---|
| Sep 15, 2026 | PH4B | 2 BR · 2 BA · 1,292 sf | $1,760,000 | $1,362 | -9.7% |
| Dec 11, 2025 | PH1C | 1,366 sf | $1,575,000 | $1,153 | — |
| Sep 24, 2024 | PH4E | 4 BR · 2.5 BA · 2,100 sf | $2,545,000 | $1,212 | -7.5% |
| Aug 26, 2024 | PH3D | 1,290 sf | $2,545,000 | $1,973 | — |
| Jun 4, 2024 | 2C | 2 BR · 2 BA · 1,416 sf | $1,140,000 | $805 | -3.0% |
| May 31, 2024 | 4J | 1 BR · 1 BA · 808 sf | $770,000 | $953 | -10.4% |
| Apr 26, 2024 | 3F | 3 BR · 2 BA · 1,802 sf | $1,549,000 | $860 | -16.3% |
| Oct 20, 2022 | 7E | 3 BR · 3 BA · 1,496 sf | $1,475,000 | $986 | -4.8% |
| Oct 12, 2022 | 6H | 1 BR · 1 BA · 820 sf | $860,000 | $1,049 | -9.5% |
| Sep 12, 2022 | 7B | 2 BR · 2 BA · 1,081 sf | $1,160,000 | $1,073 | -5.3% |
The retrade record
Lines that have changed hands more than once in the public record — the building’s appreciation arc, apartment by apartment. Showing the 24 strongest of 27 repeat-trade lines; sort the table below by Unit to see every line’s full history.
Every recorded sale
Sort any column; filter by unit or keyword. Prices are the recorded transfer amount at the NYC Department of Finance. Every sale sits in one of three states: counted in the building’s medians and trend; shown but excluded as a non-arms-length or nominal transfer; or shown and ⚑ flagged for review — a possible duplicate filing or an extreme $/sf outlier, held out of the statistics pending manual verification rather than allowed to move them.
| Apartment | ||||||
|---|---|---|---|---|---|---|
| Sep 15, 2026 | PH4B | 2 BR · 2 BA | 1,292 | $1,760,000 | $1,362 | -9.7% |
| Jan 8, 2026 | PH1C | 2 BR · 2 BA⚑ Flagged for review — Possible duplicate filing of the same recorded sale — held out so it counts once | 1,366 | $1,575,000 | $1,153 | -1.3% |
| Dec 11, 2025 | PH1C | 1,366 | $1,575,000 | $1,153 | — | |
| Sep 30, 2025 | 8F | non-market transfer (excluded from $/sf & trends) | 1,802 | $675,000 | — | — |
| Nov 20, 2024 | 8B | 1 BR · 1 BAoutside the market statistics (eligibility screen) | — | $765,000 | — | -10.9% |
| Sep 24, 2024 | PH4E | 4 BR · 2.5 BA | 2,100 | $2,545,000 | $1,212 | -7.5% |
| Aug 26, 2024 | PH3D | 1,290 | $2,545,000 | $1,973 | — | |
| Jun 4, 2024 | 2C | 2 BR · 2 BA | 1,416 | $1,140,000 | $805 | -3.0% |
| May 31, 2024 | 4J | 1 BR · 1 BA | 808 | $770,000 | $953 | -10.4% |
| Apr 26, 2024 | 3F | 3 BR · 2 BA | 1,802 | $1,549,000 | $860 | -16.3% |
| Oct 20, 2022 | 7E | 3 BR · 3 BA | 1,496 | $1,475,000 | $986 | -4.8% |
| Oct 12, 2022 | 6H | 1 BR · 1 BA | 820 | $860,000 | $1,049 | -9.5% |
| Sep 12, 2022 | 7B | 2 BR · 2 BA | 1,081 | $1,160,000 | $1,073 | -5.3% |
| May 16, 2022 | 3G | 2 BR · 2 BA | 1,178 | $1,275,000 | $1,082 | +2.1% |
| Feb 9, 2022 | 8A | 3 BR · 3 BA | 1,382 | $1,425,000 | $1,031 | -10.7% |
| Nov 5, 2021 | PH3B | 2 BR · 2 BA | 1,292 | $1,425,000 | $1,103 | -4.7% |
| Sep 1, 2021 | 4K | 2 BR · 2 BA | 1,246 | $1,285,000 | $1,031 | +7.1% |
| Jun 29, 2021 | 3B | 2 BR · 2 BA | 1,081 | $1,165,000 | $1,078 | -10.3% |
| May 25, 2021 | 4G | 2 BR · 2 BA | 1,178 | $1,175,000 | $997 | -2.1% |
| Jan 15, 2021 | 3A | 2 BR · 2 BA | 1,081 | $1,210,000 | $1,119 | -6.9% |
| Jul 6, 2020 | PH1E | 3 BRoutside the market statistics (eligibility screen) | — | $2,850,000 | — | -4.8% |
| Jun 23, 2020 | 8C | 1,285 | $1,420,000 | $1,105 | — | |
| Mar 23, 2020 | 6G | 2 BR | 1,178 | $1,300,000 | $1,104 | -6.8% |
| Oct 1, 2019 | 7F | 3 BR · 2 BA | 1,801 | $2,150,000 | $1,194 | -2.1% |
| Apr 16, 2019 | PH2B | 1,292 | $1,480,000 | $1,146 | — | |
| Dec 14, 2018 | 5H | 1 BR · 1 BA | 820 | $876,525 | $1,069 | -7.7% |
| Aug 18, 2017 | 6B | 2 BR · 2 BA | 1,081 | $1,310,000 | $1,212 | -1.1% |
| Nov 10, 2015 | 5C | 2 BR | 1,285 | $1,359,000 | $1,058 | +0.0% |
| Oct 5, 2015 | 4C | 1,285 | $1,125,000 | $875 | — | |
| Jun 8, 2015 | 3H | 1 BR | 820 | $841,875 | $1,027 | +20.4% |
| Oct 20, 2014 | 2C | 1,416 | $1,260,000 | $890 | — | |
| Sep 15, 2014 | 6K | 1,246 | $1,075,000 | $863 | — | |
| Mar 31, 2014 | 8H | 826 | $790,000 | $956 | — | |
| Jul 26, 2013 | 3HSponsor Sale | 820 | $685,000 | $835 | — | |
| Mar 14, 2013 | PH3ASponsor Sale | 1,382 | $1,221,900 | $884 | — | |
| Jan 23, 2013 | 8B | 779 | $840,000 | $1,078 | — | |
| Jan 15, 2013 | 7C | 1,285 | $886,500 | $690 | — | |
| Dec 5, 2012 | PH4CSponsor Sale | 803 | $915,000 | $1,139 | — | |
| Jun 14, 2012 | PH4ASponsor Sale | 1,382 | $1,367,000 | $989 | — | |
| Jan 25, 2012 | 7FSponsor Sale | 3 BR | 1,802 | $1,200,000 | $666 | -4.0% |
| Sep 12, 2011 | 2BSponsor Sale | 2 BR | 1,272 | $690,000 | $542 | -3.5% |
| Aug 15, 2011 | PH3DSponsor Sale | 1,290 | $1,650,000 | $1,279 | — | |
| Aug 15, 2011 | PH3DSponsor Sale | 1 BR⚑ Flagged for review — recorded 803 sf disagrees with this line's 1,290 sf across other sales — the square footage looks mis-recorded; pending manual review | 803 | $630,000 | $785 | +0.0% |
| Aug 2, 2011 | 8HSponsor Sale | 826 | $525,000 | $636 | — | |
| Jun 21, 2011 | PH2ASponsor Sale | 2 BR | 1,382 | $1,100,000 | $796 | -4.3% |
| Jun 8, 2011 | PH1ASponsor Sale | 1,382 | $1,210,000 | $876 | — | |
| May 27, 2011 | 2CSponsor Sale | 1,416 | $720,000 | $508 | — | |
| Apr 8, 2011 | PH1BSponsor Sale | 1,292 | $890,000 | $689 | — | |
| Mar 30, 2011 | 5DSponsor Sale | 3 BR | 2,104 | $1,225,000 | $582 | -3.2% |
| Mar 16, 2011 | PH4BSponsor Sale | 2 BR | 1,292 | $1,075,000 | $832 | -2.3% |
| Mar 10, 2011 | 6ASponsor Sale | 2 BR | 1,081 | $662,500 | $613 | -4.0% |
| Feb 16, 2011 | 8ASponsor Sale | 1,383 | $710,000 | $513 | — | |
| Feb 11, 2011 | 6BSponsor Sale | 1,081 | $665,000 | $615 | — | |
| Jan 27, 2011 | 6FSponsor Sale | 3 BR | 1,802 | $1,193,389 | $662 | -5.7% |
| Jan 27, 2011 | 5ESponsor Sale | 1,496 | $835,000 | $558 | — | |
| Jan 18, 2011 | 7ESponsor Sale | 2 BR | 1,496 | $940,000 | $628 | ask unverified |
| Dec 17, 2010 | 7CSponsor Sale | 1,285 | $757,500 | $589 | — | |
| Nov 8, 2010 | 8BSponsor Sale | 779 | $705,000 | $905 | — | |
| Oct 22, 2010 | 5HSponsor Sale | 1 BR | 820 | $500,000 | $610 | -2.9% |
| Oct 19, 2010 | 5CSponsor Sale | 1,285 | $730,000 | $568 | — | |
| Oct 15, 2010 | PH3CSponsor Sale | 1,366 | $950,001 | $695 | — | |
| Oct 4, 2010 | 8CSponsor Sale | 1,285 | $775,000 | $603 | — | |
| Sep 29, 2010 | 6CSponsor Sale | 2 BR | 1,285 | $742,000 | $577 | -3.0% |
| Sep 28, 2010 | PH1DSponsor Sale | 1 BR | 803 | $590,000 | $735 | -12.6% |
| Sep 15, 2010 | 3DSponsor Sale | 3 BR | 2,104 | $1,210,000 | $575 | +0.0% |
| Sep 8, 2010 | 6GSponsor Sale | 1,178 | $710,000 | $603 | — | |
| Sep 8, 2010 | 3DSponsor Sale | 2,104 | $1,200,000 | $570 | — | |
| Sep 8, 2010 | 4CSponsor Sale | 2 BR | 1,285 | $720,000 | $560 | -0.7% |
| Sep 7, 2010 | 4KSponsor Sale | 2 BR | 1,246 | $675,000 | $542 | -3.6% |
| Sep 2, 2010 | 4GSponsor Sale | 2 BRoutside the market statistics (eligibility screen) | — | $675,000 | — | -2.9% |
| Aug 31, 2010 | 3JSponsor Sale | 808 | $490,000 | $606 | — | |
| Aug 16, 2010 | 5FSponsor Sale | 3 BR | 1,802 | $1,135,000 | $630 | -1.3% |
| Aug 11, 2010 | PH2BSponsor Sale | 1,292 | $860,000 | $666 | — | |
| Aug 9, 2010 | 6HSponsor Sale | 820 | $508,000 | $620 | — | |
| Aug 5, 2010 | 7ASponsor Sale | 1,081 | $685,000 | $634 | — | |
| Jul 28, 2010 | 5BSponsor Sale | 1,081 | $650,000 | $601 | — | |
| Jul 27, 2010 | 7JSponsor Sale | 2 BR | 1,331 | $740,000 | $556 | -2.0% |
| Jul 26, 2010 | 7BSponsor Sale | 1,081 | $683,000 | $632 | — | |
| Jul 21, 2010 | PH2CSponsor Sale | 2 BR | 1,366 | $850,238 | $622 | -2.8% |
| Jul 21, 2010 | 3BSponsor Sale | 2 BR | 1,292 | $675,000 | $522 | -0.7% |
| Jul 16, 2010 | PH3BSponsor Sale | 1,292 | $895,000 | $693 | — | |
| Jul 14, 2010 | 8FSponsor Sale | 3 BR | 1,802 | $1,360,000 | $755 | -1.1% |
| Jul 14, 2010 | 6JSponsor Sale | 1 BR | 808 | $490,000 | $606 | -2.0% |
| Jul 13, 2010 | 6KSponsor Sale | 2 BR | 1,246 | $720,000 | $578 | -1.4% |
| Jul 13, 2010 | 8GSponsor Sale | 1,331 | $770,000 | $579 | — | |
| Jul 12, 2010 | 3CSponsor Sale | 1,285 | $705,000 | $549 | — | |
| Jul 12, 2010 | 2ASponsor Sale | 2 BR | 1,226 | $675,000 | $551 | -2.9% |
| Jul 1, 2010 | 3KSponsor Sale | 2 BR | 1,246 | $670,000 | $538 | +0.0% |
| Jun 30, 2010 | 3ASponsor Sale | 2 BR | 1,081 | $655,000 | $606 | -4.4% |
| Jun 30, 2010 | 4ASponsor Sale | 2 BR | 1,081 | $635,000 | $587 | -2.3% |
| Jun 29, 2010 | 5JSponsor Sale | 1 BR | 808 | $480,000 | $594 | -1.0% |
| Jun 29, 2010 | 7HSponsor Sale | 1 BR | 826 | $531,000 | $643 | -7.7% |
| Jun 29, 2010 | 3HSponsor Sale | 1 BR | 820 | $465,000 | $567 | -3.1% |
| Jun 28, 2010 | 7GSponsor Sale | 2 BR | 1,331 | $778,961 | $585 | -2.0% |
| Jun 28, 2010 | 4JSponsor Sale | 1 BR | 808 | $458,835 | $568 | -0.3% |
| Jun 28, 2010 | 5KSponsor Sale | 2 BR | 1,246 | $710,000 | $570 | +0.0% |
| Jun 24, 2010 | 4FSponsor Sale | 3 BR | 1,800 | $1,050,000 | $583 | -2.8% |
| Jun 24, 2010 | 3GSponsor Sale | 2 BR | 1,178 | $650,000 | $552 | -1.5% |
| Jun 23, 2010 | 5GSponsor Sale | 2 BR | 1,178 | $675,000 | $573 | -2.9% |
| Jun 23, 2010 | 3ESponsor Sale | 2 BR | 1,496 | $800,000 | $535 | +0.0% |
| Jun 21, 2010 | PH1CSponsor Sale | 2 BR | 1,366 | $930,000 | $681 | -0.5% |
| Jun 21, 2010 | 4HSponsor Sale | 1 BR | 820 | $495,000 | $604 | +0.0% |
| Jun 21, 2010 | 5ASponsor Sale | 2 BR | 1,081 | $650,000 | $601 | -3.0% |
| Jun 18, 2010 | 7D | 2,104 | $1,300,000 | $618 | — | |
| Jun 18, 2010 | 3FSponsor Sale | 3 BR | 1,802 | $980,000 | $544 | +0.0% |
| Jun 17, 2010 | 4BSponsor Sale | 2 BR | 1,081 | $630,000 | $583 | -0.8% |
| Jan 14, 2010 | 7ESponsor Sale | 1,496 | $865,000 | $578 | — |
Sources, exclusions and how these figures are computed
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. Storage, parking, and commercial units are excluded from all figures. Floor- and line-level $/sf are time-controlled (each sale measured against the building’s going rate at the time of sale) and expressed at today’s pricing, so they isolate the floor or line premium rather than blend two decades of market movement.
Put this data to work.
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646.939.7375 · c.cohen@compass.com