23 West 116th Street (The Adeline)

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.

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.

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; the city-record schedule on this page shows FY2040. Until the unit's official 421-a award reconciles the two, do not rely on either final 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: Not documented; confirm in the declaration, bylaws and house rules. Leases are subject to the board's right of first refusal and the lease application process; transient, hotel and motel use is prohibited outright.

LLC, trust and foreign ownership: Not documented; confirm in the declaration, bylaws and house rules.

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.

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.

Market read. Most recent trades (2026 to date) cleared a median $1,117/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 0.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01600-7503; 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.

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 (through 2038/39, against FY2040 on the city-record schedule). Get the official 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.

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.

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