The Bromley (225 West 83rd Street)Recorded sales & closing prices

The Bromley is a genuine for-sale condominium, and the record is unambiguous: 308 condominium tax lots, more than two thousand individual residential unit transfers recorded in ACRIS since 1987, and a sponsor sellout that ran through 1987 with 254 unit deeds recorded that year alone. The only unit the sponsor still holds is the garage. There is no sponsor rental block among the apartments.

Pricing works as a full-service Upper West Side condominium market, quoted per square foot, with the spread inside the building driven by floor, exposure and whether the residence is an original plan or a combination. The building competes with the postwar and 1980s Broadway-corridor condominium stock rather than with the prewar cooperatives on the side streets, whose economics, policies and buyer pools are structurally different. Two variables should be modeled explicitly on any purchase here: the apartment's actual tax bill (the assessment roll shows no exemption, but abatements are bill-level), and the common-charge trajectory through the FISP cycle. Together they move the monthly number more than any finish package does. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.