- Year built
- 2013
- Type
- Condominium
- Units
- 83
- Floors
- 12
- Landmark
- No
Every recorded sale at this building, 2012–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,117
- Listing discount
- 0.0%
- Recorded sales
- 127
- On record
- 2012–2026
The Adeline was the largest market-rate condominium delivered on Harlem's 116th Street corridor in its development cycle, and it arrived with an economic advantage that most Manhattan new construction of the last decade no longer has: a full 421-a exemption that is still, in 2026, covering roughly 96 percent of the assessed value of its residential unit lots. That single fact does more to explain how the building trades than any finish schedule. Owners here have been paying a fraction of the tax that an unabated comparable would carry, and the benefit has years left to run.
The second thing to understand is structural, and it is not visible from the sidewalk. The Adeline is not the building. The Adeline is one of eight units inside a larger entity called the West 116-117 Master Condominium, which also contains a residential rental component addressed to West 117th Street, two parking units holding roughly 113 spaces between them, and three retail units — one of which is itself carried in DOF's records as a separate 421-a unit and another as an ICAP unit. The Adeline elects its own board and controls its own residential amenities, but it also pays master-condominium common charges, shares building-wide systems, and casts a defined block of votes at the master level. A buyer's attorney needs to read two sets of governing documents here, not one.
The third is the development itself. The site was assembled and built through the block from West 116th to West 117th Street by L&M Development Partners, a developer whose Harlem work has consistently paired market-rate ownership housing with an affordable rental component on the same parcel. That pairing is why the master condominium exists, why the 421-a benefit is as generous as it is, and why the retail base is carved into separate tax units. The New York City Department of City Planning also required the recording of a restrictive declaration over the site.
The architecture is more considered than the massing suggests. The offering plan on file credits S9 Architecture and Engineering, P.C., and the design uses a light brick field, dark window surrounds and a stepped setback to break a long block into a rhythm. Several published accounts credit Perkins Eastman instead; neither the offering plan nor any DOB filing on this project supports that, and we go with the documents.
Architecture and unit composition
Twelve stories of light brick over a retail base, with the residential entrance on West 116th Street and the amenity program split between the ground floor and the roof. The offering plan describes the development in three parts: a structure containing the residential rental component on the 117th Street side, the structure containing The Adeline's 83 residences on the 116th Street side, and a ground-level and cellar structure holding the retail and the parking. The Adeline's residents use the 116th Street building and its dedicated amenities; the rental component has its own.
The 83 residences run from one-bedroom to four-bedroom. Because the building is a mid-rise on a through-block site rather than a tower, exposure is the principal variable in the stack — north over West 116th Street, south into the block, and upper floors gaining outlook over the surrounding low-rise fabric. Thirty-four cellar-level storage bins were licensed under the plan, and forty-two of the master condominium's parking spaces are available to owners at market rents, which is an unusual and genuinely useful feature this far from the FDR.
Building operations
The Adeline runs its own board of managers and its own budget, and simultaneously carries a share of the master condominium's. Owners see both: Adeline common charges fund the residential staff, the residential amenities and the residential portion of the building; master-condominium charges fund shared systems, the master managing agent's fee, and the building-wide items that serve every component. The offering plan on file sets out an allocation for shared heating and cooling expense in which The Adeline carries the large majority of the cost, with the retail and parking units taking defined smaller shares.
The practical consequence for a buyer is that the common charge on a listing is not the whole picture, and the reserve question has two answers. Ask for The Adeline's current operating budget and reserve position, and then ask for the master condominium's. Ask specifically what capital work has been done or is planned at the master level, because that is where the roof, the façade and the shared mechanical plant live.
Policy framework
Ownership form: Condominium — but with more procedure than most. The by-laws give the board a right of first refusal on both purchases and leases, and the building maintains separate application packages for sales and for leases, including intro letters, credit authorization and window-guard and arrears documentation. Budget more time than a typical condominium closing.
Real estate taxes: An active 421-a exemption covers roughly 96 percent of assessed value on the residential unit lots in the current DOF roll. Management-sourced records describe a 25-year benefit running through the 2038/39 tax year. Every 421-a benefit phases out at the end of its term, and the step-up is steep when it comes. Get the benefit schedule in writing and model the post-phase-out tax before you buy — that is the single most consequential piece of underwriting on this building.
Pets: Up to two common household pets per residence, subject to board rules on size and noise, per the rules and regulations on file. Dogs must be carried or leashed in the common elements.
Subletting and pied-à-terre: Permitted under the standard condominium framework, subject to the board's right of first refusal on leases and to the lease application process. Transient, hotel and motel use is prohibited outright.
LLC, trust and foreign ownership: Permitted under the standard condominium framework.
Flip tax: Not documented in public records. Confirm with the managing agent before pricing a sale.
House rules worth reading before renovation: 80 percent of the floor area of any residence above another must be covered to control impact sound, and construction is confined to weekdays between 9:00 a.m. and 4:00 p.m.
Local Law 97
- 2024–2029 annual penalty
- $32,895/yr
- 2030–2034 annual penalty
- $124,517/yr
- Per unit / month range
- $33 – $125
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 before the next inspection cycle. 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 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 record last verified September 2026.
421-a Tax Abatement
- Benefit end year
- 2041
- Years remaining
- ~15 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.
Recent sales
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Jun 25, 2026 | 12D | 4 BR · 2 BA · 1,912 sf | $2,500,000 | $1,308/sf | -5.7% |
| Jun 17, 2025 | 3D | 2 BR · 2 BA · 1,046 sf | $1,215,000 | $1,162/sf | -0.8% |
| Mar 31, 2025 | 3B | 2 BR · 2 BA · 1,107 sf | $1,215,000 | $1,098/sf | -6.5% |
| Nov 26, 2024 | 3J | 3 BR · 2 BA · 1,448 sf | $1,450,000 | $1,001/sf | -6.5% |
| Oct 15, 2024 | 7E | 2 BR · 2 BA · 1,072 sf | $1,200,000 | $1,119/sf | +0.0% |
| Jul 25, 2023 | 3B | 2 BR · 2 BA · 1,107 sf | $1,150,000 | $1,039/sf | -9.8% |
| May 16, 2023 | 5D | 2 BR · 2 BA · 1,046 sf | $1,075,000 | $1,028/sf | +2.4% |
| Sep 1, 2022 | 2J | 3 BR · 2 BA · 1,448 sf | $1,400,000 | $967/sf | -12.5% |
Market read. Most recent trades (2026) cleared a median $1,117/sf across 1 sale. Median listing discount 0.0% 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 1-01600-7503) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. 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.
What to know if you’re buying
The 421-a is the deal. DOF records confirm the exemption is live and near-full on the current roll, and management-sourced records put the term at 25 years running through 2038/39. Get the schedule in writing, confirm the phase-out years, and run the post-abatement number through the True Monthly Carrying Cost Calculator before you decide what the apartment is worth.
Read both sets of governing documents. The Adeline's declaration and by-laws, and the West 116-117 Master Condominium's. Your monthly obligation and your building's capital exposure both live in two places.
The board has a right of first refusal on leases, not just sales. If you are buying as an investor, that changes your timeline and your certainty. Get the lease application package and the current practice from the managing agent before you commit.
Parking is available but not owned. Forty-two of the master condominium's spaces are offered to unit owners at market rents. That is a rental right, not an appurtenant space, and it prices separately.
Verify the architect if it matters to you. The offering plan credits S9 Architecture; several published sources credit Perkins Eastman. The plan and the DOB filings agree with each other.
The delivery date is not 2013. PLUTO's year-built field reflects the structure. Sales closed from January 2015 and the new-building job was signed off in August 2015. Use the closing record, not the PLUTO field, in any appraisal conversation.
What to know if you’re selling
Lead with the carrying cost, not the price. The abatement is the strongest argument this building has against every unabated comparable in Harlem, and most buyers will not find it on their own.
Be straight about the phase-out. Sophisticated buyers and their attorneys will ask. Presenting the schedule and the modeled post-abatement number up front is a better outcome than having it discovered in diligence.
Explain the master condominium simply. It is unfamiliar to most buyers and it reads as a complication until it is explained. Frame it as what it is: a shared-systems structure over a mixed-use through-block development, with The Adeline governing its own residential affairs.
Price by exposure and floor. In a twelve-story mid-rise on a through-block site, outlook is the variable that separates otherwise identical layouts.
Comparable buildings
If you're considering The Adeline, also evaluate:
- The Kalahari (40 West 116th Street) — the corridor's other large market-rate condominium of the same generation, directly across the street; the closest peer by scale and location
- 2101 Eighth Avenue — larger Harlem condominium west of the corridor; comparable new-construction ownership product
- 380 Lenox Avenue — Harlem condominium with a 421-a abatement running into the 2030s; the closest analogue on tax posture
- 301 West 118th Street — Harlem condominium of the same development cycle
- 111 Central Park North — park-facing Harlem condominium; the step up on outlook and price
- 145 Central Park North — park-front condominium at the northern edge of Central Park
- 1485 Fifth Avenue — Fifth Avenue Harlem condominium; the nearest comparable on the avenue
- 1399 Park Avenue — East Harlem condominium of similar vintage and scale
- 100 West 119th Street — Harlem condominium a few blocks north; smaller building, different operating model
- 88 Morningside Avenue — Harlem condop fronting Morningside Park; the alternative ownership structure
- Graham Court (1923 Adam Clayton Powell Jr. Boulevard) — the corridor's landmark pre-war cooperative; the historic alternative with entirely different economics
The neighborhood
For the full corridor — architecture, schools, 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.
Considering a move at The Adeline. Per published accounts of the development, the building is named for Adeline Waller, mother of the Harlem stride pianist Fats Waller; we have not found that attribution in a primary record?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Adeline. Per published accounts of the development, the building is named for Adeline Waller, mother of the Harlem stride pianist Fats Waller; we have not found that attribution in a primary record 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.