The Rousseau (2280 Broadway / 221 West 82nd Street)
2280 Broadway, New York, NY 10024
Upper West Side
BBL 1012307501 · BIN 1076247
- Year built
- 1923
- Type
- Condop
- Units
- 98
- Floors
- 17
- Landmark
- No
- Pets
- Permitted
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,201
- Listing discount
- 2.3%
- Recorded sales
- 122
- On record
- 2003–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Rousseau 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.
The Rousseau is an Emery Roth building — and one of a matched twin pair. In 1922–23, Roth designed two nearly identical Italian Renaissance Revival apartment houses for the developer Sam Minskoff: the Jerome Palace, which fills the Broadway blockfront between West 82nd and West 83rd and is known today as The Rousseau, and the Myron Arms next door at 222 West 83rd Street. Together they anchor a quintessentially 1920s stretch of the Broadway corridor, with the building's rusticated limestone base, brown-brick shaft, terra-cotta ornament, and arched Roth crown reading as a classic "background building" of the era.
The Rousseau's structure is unusual and worth understanding precisely. It is a condop — a residential cooperative that sits within a condominium and operates under condominium-style rules. In practical terms, buyers purchase shares in the cooperative corporation and receive a proprietary lease, but the building transacts without the board interview and with the financing and use flexibility associated with condominiums. It combines much of a co-op's price advantage with much of a condo's ease of purchase — a genuinely appealing middle ground for the right buyer. Because the ownership is co-op-based, apartments are best understood on a price-per-room basis.
The location adds to the appeal. The building sits directly on Broadway at 82nd Street, with ground-floor retail (including the Upper West Side Barnes & Noble) at its base, steps from the 79th and 86th Street subway stations and a short walk from both Central Park and Riverside Park. For buyers who want Emery Roth prewar character with a streamlined, condo-style purchase, The Rousseau is a distinctive option.
Architecture and unit composition
The residences span one-bedroom through three-bedroom layouts across the building's seventeen floors, in the gracious prewar proportions characteristic of Roth's Broadway-corridor work — high ceilings, entry foyers, and generous room sizes. Renovation condition varies apartment-to-apartment, and in-unit washer/dryers are permitted subject to building approval.
Roth's Renaissance Revival massing steps back toward a penthouse level crowned by his signature triple-arch tower. The full-blockfront footprint yields light on the Broadway, West 82nd, and West 83rd Street exposures, with open city outlooks on the upper floors.
Building operations
The Rousseau operates as a full-service building with a 24-hour doorman, a live-in resident superintendent, a marble lobby, a landscaped roof deck, a children's playroom, bicycle and private storage, and a central laundry. As a condop, buyer transactions run without a board interview, and the building's rules are streamlined relative to a traditional cooperative — a 20% minimum down, pied-à-terre purchase permitted, and a flexible subletting policy after an initial residency period.
Monthly maintenance covers the building's operating costs consistent with the cooperative operating model; buyers should review the building's financials and house rules during due diligence, including confirming the current subletting terms and any flip tax for their specific situation.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $79,644/yr
- Per unit / month range
- $0 – $68
- Modeled exposure split equally across 98 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified 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 engineer 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 — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 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 record last verified September 2026.
Recent sales
As a cooperative-based building, The Rousseau is best understood on a price-per-room basis, with maintenance and building financial health considered alongside the apartment itself. Pricing spans a wide range, from one-bedrooms to larger three-bedroom apartments, depending on room count, floor, and renovation condition. The condop structure, which pairs co-op pricing with condo-style ease of purchase, supports the building's marketability. Apartment-level comparable analysis is the correct basis for pricing any specific unit.
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 |
|---|---|---|---|---|---|
| May 7, 2026 | 11E | 3 BR · 1.5 BA | $1,710,000 | +6.9% | |
| May 5, 2026 | 2B | 1 BR · 1.5 BA | $880,000 | -4.9% | |
| Apr 27, 2026 | 5C | 2 BR · 1,400 sf | $1,650,000 | $1,179/sf | off-mkt |
| Mar 10, 2026 | 14D | 3 BR · 3 BA | $2,550,000 | -7.3% | |
| Sep 10, 2025 | 1D | 1 BR · 1 BA · 850 sf | $770,000 | $906/sf | -2.4% |
| Jan 10, 2025 | G15 | 3 BR · 2.5 BA · 1,800 sf | $2,895,000 | $1,608/sf | off-mkt |
| Jul 15, 2024 | 8G | 3 BR · 2.5 BA · 1,850 sf | $2,925,000 | $1,581/sf | -5.5% |
| Jun 18, 2024 | 9C | 2 BR · 1.5 BA | $1,980,000 | +0.3% |
Market read. Most recent trades (2026) cleared a median $1,201/sf (floor-adjusted) across 1 sale. 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 2.3% 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 |
|---|---|---|
| Oct 28, 2024 | 12F | $3,100,000 |
| Jan 26, 2022 | 9B | $849,000 |
| Dec 22, 2021 | 15B | $950,000 |
| Mar 5, 2018 | 14B | $899,000 |
| May 24, 2016 | 2B | $625,000 |
| Aug 18, 2014 | 4B | $745,000 |
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 1-01230-7501). 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.
At the recent median sale of $1.71M (7 transfers since 2024), a buyer putting 25% down would pay about $31,650 to close, or 1.9% of the price.
- Mansion tax: $17,100
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $14,550
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 condop structure is the key. You purchase shares and a proprietary lease, but there is no board interview and the rules run condo-style — a middle ground between co-op pricing and condo flexibility.
Financing and use terms are favorable. A 20% minimum down, permitted pied-à-terre purchase, and a flexible sublet policy distinguish The Rousseau from traditional cooperatives.
Confirm the specifics. Because condop terms vary, confirm the current subletting policy, any flip tax, and financing terms for your specific line during due diligence.
Emery Roth prewar character is the draw. High ceilings, gracious rooms, and the building's twin-of-the-Myron-Arms pedigree define the apartments.
Run the cliff thresholds. The mansion-tax rate steps up at $2M, among other thresholds; run any number through the Mansion Tax Calculator.
What to know if you’re selling
Lead with the condop advantage and the architecture. The no-board-interview, condo-style structure paired with Emery Roth prewar character is a genuine differentiator — market it explicitly.
Price by room count and condition. Comparable sales turn on room count, floor, and renovation condition; recent comparables should anchor positioning.
Prepare a clean package. Even without a board interview, buyers complete a purchase application; a clean, well-documented package moves the transaction efficiently.
Closing timelines fall between co-op and condo pace. Expect a timeline shorter than a full board-approval co-op but with cooperative-corporation paperwork.
Comparable buildings
If you're considering The Rousseau, also evaluate:
- The Ansonia (2109 Broadway) — landmark Beaux-Arts condominium on the Broadway corridor
- The Apthorp (2211 Broadway) — landmark prewar condominium nearby
- 2373 Broadway (The Boulevard) — full-service Broadway-corridor condominium comp
- 215 West 90th Street (Haroldon Court) — prewar Broadway-corridor condominium comp
- 205 West 76th Street (The Bard) — full-service Upper West Side condominium nearby
More Upper West Side buildings
- The Apthorp (2207 Broadway) — 1906 condominium by Clinton & Russell
- 2250 Broadway (The Broadway) — 1992 condominium by Beyer Blinder Belle
- 2273 Broadway — 1900 co-op by Emery Roth
- 2373 Broadway (The Boulevard) — 1987 condop by SLCE Architects
- The DeSoto (2460 Broadway) — 1917 co-op by Schwartz & Gross
- The Westly (2461 Broadway) — 2021 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
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 Rousseau?
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