The Eastmore (240 East 76th Street)
240 East 76th Street, New York, NY 10021
Lenox Hill, Upper East Side
BBL 1014307501 · BIN 1044060
- Year built
- 1957
- Type
- Condop
- Units
- 293
- Floors
- 16
- Landmark
- No
- Pets
- Permitted, up to approximately 20 pounds
- Financing
- As a condop, financing is generally more flexible than a traditional co-op; confirm the current maximum with the managing agent
- Flip tax
- Confirm the current schedule with the managing agent
Every recorded sale at this building, 2004–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median
- $815K
- Recent range
- $390K – $1.9M
- Listing discount
- 2.0%
- Recorded transfers
- 303
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Eastmore 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 Eastmore is the flexibility play of Lenox Hill — a mid-century, roughly 16-story building on East 76th between Second and Third, converted in 1991 to a condop that operates a cooperative corporation under liberal, condo-like rules. Its defining features are not architectural: they are the ownership terms. The building is reported to require no board interview and to permit unlimited subletting after roughly one year of ownership, which makes it one of the more investor- and pied-à-terre-friendly ownership addresses in the neighborhood.
Its position in the market follows directly from those rules. A condop is a co-op corporation — shares, a proprietary lease, and a managing agent — but here the house rules approach the freedom of a condominium: flexible subletting, pied-à-terre and co-purchasing permitted, and a transfer process that skips the board interview many buyers most want to avoid. For buyers who value that flexibility over amenity depth or architectural pedigree, The Eastmore is a rare, accessible option; for investors, the sublet policy is the headline.
The location is East 76th near Second Avenue in the heart of Lenox Hill — close to the Second Avenue subway's Q at 72nd and 86th and the 6 at 77th, with a dense run of Second and Third Avenue retail and dining at the door.
Building operations
The Eastmore operates as a full-service condop: a 24-hour doorman, a live-in resident manager, an attended parking garage, a landscaped roof deck, central laundry, bike storage, and private storage by waitlist. As a cooperative corporation, purchasers hold shares and a proprietary lease and pay maintenance rather than common charges and separate taxes. Buyers should confirm the specific unit's maintenance, review the building's financial statements, reserve position, and any active assessment during diligence, and — for a building of this vintage — review the engineering reports and any façade or mechanical capital work. Because the ownership structure is a condop, buyers and their attorneys should confirm the current financing, sublet, board, and transfer-fee terms in writing before relying on them.
Architecture and layouts
The Eastmore is a white-brick mid-century apartment building — a functional, full-service composition of the late 1950s, served by four elevators. The architecture is not the draw; the value proposition is the ownership structure and the layouts. The building's roughly 293 original residences — reduced by owner combinations — run from studios through two-bedroom homes, in efficient mid-century configurations.
Because the building trades on flexibility, room count, and layout rather than on view altitude or architectural distinction, a per-room and per-layout analysis — the size and configuration of the specific apartment, its light and exposure, and its renovation condition — is the correct pricing basis, not a blended per-foot average across the building.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $135,668/yr
- Per unit / month range
- $0 – $39
- Modeled exposure split equally across 293 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 FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
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
The Eastmore trades on flexibility and value: the no-interview transfer and the liberal subletting draw a wider pool of pied-à-terre buyers and investors than a traditional co-op, while the pricing sits below the neighborhood's full-amenity condominiums. Value is set by room count, layout, light, and renovation condition rather than by view altitude. Recorded sales auto-populate from public records; unit-level history and current comparables are maintained in The Roebling Research Library and shared with clients during diligence. Per-room and per-layout comparables — not building-wide per-foot averages — are the correct basis.
Recent transfers 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 |
|---|---|---|---|---|---|
| Sep 17, 2026 | 6V | 1 BR · 1 BA · 750 sf | $860,000 | $1,147/sf | -4.3% |
| Aug 18, 2026 | 17H | 2 BR · 2 BA · 1,012 sf | $1,150,000 | $1,136/sf | +0.0% |
| May 20, 2026 | 14G | 1 BR · 1 BA · 750 sf | $827,500 | $1,103/sf | -0.9% |
| May 5, 2026 | 8G | 1 BR · 1 BA · 730 sf | $815,000 | $1,116/sf | -1.2% |
| Apr 7, 2026 | 7M | 2 BR · 2 BA | $1,248,013 | +4.1% | |
| Mar 3, 2026 | 1U | 1 BA · 450 sf | $460,000 | $1,022/sf | -3.2% |
| Mar 3, 2026 | 5B | 1 BR · 1 BA | $620,000 | -4.6% | |
| Jan 22, 2026 | 7V | 1 BR · 1 BA · 750 sf | $729,000 | $972/sf | +0.0% |
Market read. Most recent trades (2026) cleared a median $1,070/sf (floor-adjusted) across 6 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 1.2% 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 1-01430-7501). 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 on co-ops is not officially recorded, figures shown are approximate.
Closed rents at The Eastmore, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| Studio | 3 | $3,100 |
| 1 bedroom | 8 | $4,100 |
| 2 bedroom | 2 | $6,822 |
13 closed leases, October 2023 to September 2026. Most recent lease November 2025. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $785K (25 transfers since 2024), a buyer putting 25% down would pay about $11,494 to close, or 1.5% of the price.
- Mansion tax: $0
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $11,494
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
Understand the condop structure. This is a cooperative corporation operated under condo-like rules — you buy shares and a proprietary lease. The reported no-board-interview transfer and unlimited subletting after roughly one year are the draw; confirm both, plus the current financing maximum and any flip tax, in writing against the house rules before relying on them.
Buy the layout and the flexibility. The value here is the ownership terms and the specific apartment's configuration, light, and condition — not a view or an amenity plant. Price the layout, not a per-foot average.
Model the carry. Maintenance covers the co-op corporation's costs; confirm the specific unit's figure and the building's financial and reserve position. Run the True Monthly Carrying Cost Calculator.
Diligence the building. For a late-1950s building, review the financial statements, reserve study, board minutes, any assessment, and the engineering and façade capital picture.
What to know if you’re selling
Lead with the flexibility. The no-interview transfer and unlimited subletting after roughly one year are the marketing headline — a genuinely investor- and pied-à-terre-friendly ownership building, rare on the corridor.
Price by layout and condition. Room count, light, exposure, and renovation state drive value here. Comparable analysis is layout-specific.
Frame the structure clearly. Buyers and their attorneys will scrutinize the condop terms; a clear, documented explanation of the sublet, financing, and transfer rules speeds a deal.
Sell the central location. Steps from the Second Avenue subway and the Second and Third Avenue retail — a connected Lenox Hill address at an accessible price.
Comparable buildings
If you're considering The Eastmore, also evaluate:
- 205 East 78th Street — the prewar Art Deco cooperative nearby; the traditional-co-op alternative
- Trump Palace (200 East 69th) — tall view-driven Lenox Hill condominium; the amenity-and-view alternative
- The Oxford (422 East 72nd) — amenity-heavy condominium; the full-service condominium alternative
- Bristol Plaza (200 East 65th) — 50-story full-service condominium with a glass-enclosed pool; the amenity-tower alternative
- 255 East 77th Street — new-development condominium nearby; the newer-construction alternative
- Manhattan House (200 East 66th) — the landmarked postwar-to-condominium benchmark; the architectural alternative
More Upper East Side buildings
- 237 East 88th Street — 1920 condominium
- 238 East 84th Street — 1962 co-op
- 240 East 79th Street — 1929 co-op
- 241 East 76th Street — 1959 co-op
- 243 East 77th Street — 1910 co-op
- 245 East 72nd Street — 1930 co-op by Emery Roth
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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.
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