PS90
220 West 148th Street, between Adam Clayton Powell Jr. and Frederick Douglass Boulevards, Harlem
BBL 1020337501 · BIN 1060526
- Year built
- 1903
- Type
- Condominium
- Amenities
- Attended lobby, fitness center, lounge, media room, bicycle storage and landscaped outdoor courts
- 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
- $707
- floor-adjusted, 2 sales
- Listing discount
- 4.0%
- Recorded sales
- 118
- On record
- 2010–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at PS90 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.
PS90 retains the scale and Gothic detailing of a public school in its condominium conversion. Charles B. J. Snyder's original design incorporated tall classroom windows, substantial ceiling heights and an H-shaped plan. Curtis + Ginsberg Architects and L+M Development Partners restored it for residential use, completing the conversion in 2010.
The project was designed as mixed-income ownership housing, with 55 market-rate apartments and 20 affordable apartments at conversion. The residences described here are the market-rate homes.
The former school auditorium became a community facility for the National Dance Institute. Residential gardens occupy the front and rear of the building, while the school exterior remains visible in the brickwork, terra-cotta ornament and rebuilt parapets.
Architecture and unit composition
The conversion preserved the redbrick exterior and its limestone and terra-cotta detailing. Deteriorated masonry was repaired, missing decorative pieces replaced and the upper parapets rebuilt. An additional floor was added as part of the residential work, creating a group of upper-level homes beyond the former classroom floors.
The H-shaped plan brings daylight into the building from the exterior and courtyard sides. Original proportions include ceilings reaching approximately 12 feet and windows reaching approximately 10 feet. Those dimensions give many of the homes a loft-like volume, with the old school's structural rhythm still apparent in the arrangement of walls and windows.
The conversion introduced studios through three-bedroom homes. Sixteen apartments were designed with terraces. The penthouse layouts and terrace residences form a distinct part of the inventory, while regular-floor homes include broad living areas and separate bedrooms within the former educational space.
Landscape design by Starr Whitehouse treats the two outdoor settings differently. The northern entry court uses shade-tolerant planting, while the sunnier rear garden accommodates seating and lower-weight planting above the lower level. Together, the outdoor courts provide approximately 4,500 square feet of green space for residents.
Building operations
The entrance leads to a double-height lobby. Indoor amenities include a fitness center, lounge, media room and bicycle storage. The conversion incorporated operable windows, efficient heating and cooling equipment, and light-colored paving on roof and courtyard areas.
The community facility and residences share the converted school structure but serve different functions. The National Dance Institute's space occupies the former auditorium and lower level. Residential circulation and shared amenities occupy the condominium portions of the property.
The J-51 term began in 2012 and ended after its final appearance on the 2026 roll. The current property-tax position therefore differs from the earlier years of the conversion, when the benefit was active. The residential unit lots remain Class 2, and four nonresidential lots are Class 4.
Application and transaction fees
Fees below are from building management's published schedule, as of October 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
9 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $550 | Refundable Non-refundable |
| Credit Report FeePer applicantRequired | Paid by Buyer | When With the application | Amount $165 per applicant | Refundable Not stated |
| Enhanced Cleaning Fee | Paid by Buyer | When With the application | Amount $175 | Refundable Not stated |
| Enhanced Cleaning Fee | Paid by Seller | When With the application | Amount $175 | Refundable Not stated |
| Waiver of Right of First Refusal | Paid by Seller | When With the application | Amount $250 | Refundable Not stated |
| Working Capital Contribution | Paid by Buyer | When At closing | Amount (one month's common charges) | Refundable Not stated |
| Transfer FeeRequired | Paid by Seller | When At closing | Amount TBD - Please refer to the Cover Letter | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Deposit | Paid by Buyer | When With the application | Amount $750 | Refundable Not stated |
| Move Out Deposit | Paid by Seller | When With the application | Amount $750 | Refundable Not stated |
Rental or lease
9 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Enhanced Cleaning Fee | Paid by Landlord | When With the application | Amount $175 | Refundable Not stated |
| Lease FeeRecurring | Paid by Landlord | When With the application | Amount Unit owners interested in subletting/renting/leasing their apartment, will be subject to a 10% monthly fee of their maintenance charge for the duration of the sublet/lease/rental. | Refundable Not stated |
| Waiver of Right of First Refusal | Paid by Landlord | When With the application | Amount $250 | Refundable Not stated |
| Application Processing Fee | Paid by Tenant | When With the application | Amount $350 | Refundable Non-refundable |
| Credit Report FeePer applicantRequired | Paid by Tenant | When With the application | Amount $165 per applicant | Refundable Not stated |
| Enhanced Cleaning Fee | Paid by Tenant | When With the application | Amount $175 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Deposit | Paid by Landlord | When With the application | Amount $750 | Refundable Not stated |
| Move In Deposit | Paid by Tenant | When With the application | Amount $750 | Refundable Not stated |
Lease renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Lease FeeRecurring | Paid by Landlord | When With the application | Amount Unit owners interested in subletting/renting/leasing their apartment, will be subject to a 10% monthly fee of their maintenance charge for the duration of the sublet/lease/rental. | Refundable Not stated |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $2,160 per room a monthMedian of 4 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $6.64 per square foot a monthMedian of 5 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $8.93 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, residents' lounge, media room, garden, 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
- $80,925/yr
- Per unit / month range
- $0 – $95
- Modeled exposure split equally across 71 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as Unsafe — conditions requiring prompt corrective action. The owner must install any public protection the inspector specifies (a sidewalk shed, construction fence or structural netting, depending on the condition) and make the repairs. Review the subsequent filings, the repair status, and the building’s board and financial materials — we pull the repair scope and funding picture 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).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Recent sales
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 |
|---|---|---|---|---|---|
| Aug 13, 2026 | 4B | 1 BA · 792 sf | $560,000 | $707/sf | -6.5% |
| Jul 10, 2026 | 3K | 2 BR · 1 BA · 1,231 sf | $869,999 | $707/sf | -7.9% |
| Jul 1, 2026 | PHG | 2 BR · 2 BA · 1,630 sf | $1,233,800 | $757/sf | -14.9% |
| Jul 30, 2024 | 3E | 2 BR · 2 BA · 1,250 sf | $1,060,000 | $848/sf | -3.6% |
| Jul 29, 2024 | 3C | 3 BR · 2 BA · 1,468 sf | $1,065,000 | $725/sf | -3.1% |
| Apr 19, 2024 | 1M | 1 BA · 781 sf | $535,000 | $685/sf | -6.0% |
| Dec 5, 2023 | 2C | 2 BR · 2 BA · 1,521 sf | $1,095,000 | $720/sf | -15.4% |
| Sep 19, 2023 | 1A | 1 BR · 1 BA · 815 sf | $505,000 | $620/sf | +26.6% |
Market read. Most recent trades (2026 to date) cleared a median $707/sf (floor-adjusted) across 2 sales. 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 4.0% 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 1-02033-7501; 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 PS90, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 2 | $3,125 |
4 closed leases, October 2023 to September 2026. Most recent lease July 2026. Based on few leases. 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 PS90 and nearby.
At the recent median sale of $870K (3 sales in the past 24 months, since November 12, 2024), a buyer putting 25% down would pay about $32,420 to close, or 3.7% of the price.
- Mansion tax: $0
- Mortgage recording tax: $12,561
- Title insurance: $3,915
- Attorneys, lender, building fees, reserves and filings: $15,944
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with PS90 and its market
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What to know if you’re buying
Market-rate and affordable ownership are separate here. The original conversion included both categories within one condominium. A purchase of a market-rate apartment should establish that the particular home is unrestricted; the building name and shared amenities do not determine its resale eligibility or pricing rules.
Comparable buildings
- West 131 Plaza Condominium: A Harlem conversion combining historic building fabric with condominium ownership at a smaller scale.
- The Lenox: A purpose-built Harlem condominium for comparing modern layouts with PS90's converted classroom proportions.
- 2280 FDB: A modern condominium of broadly comparable residential scale farther south in Harlem.
- 5th on the Park: A larger condominium tower with park frontage and an extensive amenity program.
- 111 Central Park North: A newer condominium with park-facing architecture, useful as a distinct premium-location comparison.
More Harlem buildings
- Rosa Parks Condominium, 163 Saint Nicholas Avenue — 2003 condominium
- Huxley, 181 East 101st Street — 2020 condominium
- Lido Hall, 201 Central Park North
- Casa Loma, 229 West 116th Street — condominium
- 247 West 115th Street (Delany Lofts), 237 and 247 West 115th Street — 2011 condominium
- 241 Lenox Avenue — 1883 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 PS90?
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