- Year built
- 1925
- Type
- Cooperative
- Units
- 26
- Floors
- 16
- Landmark
- No
- Financing
- 20 percent minimum down payment per management-sourced records
Every recorded sale at this building, 2004–2024
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,029
- Listing discount
- 5.6%
- Recorded sales
- 24
- On record
- 2004–2024
Dylan House is the Garment District's loft conversion in its purest and least romanticized form. The building went up in 1925 as a sixteen-story fireproof manufacturing loft — store and offices on the ground floor and mezzanine, factories on every floor above — and in 1979 a sponsor offered it as fifteen residential/work units, one per floor, to buyers who would be responsible for making the conversion legal themselves.
That last clause is the whole story, and it is documented rather than remembered. The offering plan on file is unusually candid about what it was not promising. The building sat in an M1-6 manufacturing district east of Eighth Avenue, where residential occupancy was not permitted as of right. Converting the upper fifteen floors required a variance from the Board of Standards and Appeals to allow the lofts as joint living/working quarters — the artists' occupancy category that legalized most of SoHo and NoHo in the same decade — together with a modification of the Multiple Dwelling Law covering rear-yard access and room dimensions. The sponsor retained an architect to file for the variance. But the plan states plainly that neither the sponsor nor the corporation undertook responsibility for obtaining the variance, obtaining the certificate of occupancy, or performing the work required for either. The obligations of the sponsor were, in the plan's own phrasing, strictly limited. That work fell to the cooperative and its shareholders, floor by floor.
The record of the following decades reads accordingly. Con Edison would not supply gas to the lofts until a certificate of occupancy issued, so early shareholders installed electric ranges and electric water heaters. Some floors were still under commercial leases at closing, and a purchaser took his floor subject to the sitting tenant. DOB filings from 2004 through 2007 carry the Loft Board indicator, consistent with the building having had Interim Multiple Dwelling status under Article 7-C of the Multiple Dwelling Law — the 1982 Loft Law that gave legal standing and a legalization pathway to exactly this class of residentially occupied manufacturing building. PLUTO records the building's first alteration of record in 1998, which is the plausible date of full residential legalization; the loft-board indicator falls away from DOB filings after 2008. A buyer should ask the managing agent for the current certificate of occupancy and for any residual Loft Board docket history before contract, because the paper trail here matters more than in a conventional prewar co-op.
What that history bought the current shareholders is the thing the building actually sells: full-floor lofts. Fifty-five feet of frontage, ninety-nine feet of depth, windows front and rear, a structural bay rhythm you can read from the street in the spandrel relief, and — on floors that were never subdivided — an entire level entered from a keyed elevator. There is a rear roof terrace at the second-floor setback and terraces at the top of the building. Nothing about the plan is prewar-apartment-house; everything about it is prewar-factory, which is the point.
The third thing that matters is brand new. On August 14, 2025, the City Council adopted the Special Midtown South Mixed-Use District, and 241 West 36th Street is inside it. The lot moved from M1-6 in the Special Garment Center District to M1-9A/R12 with a mapped residential FAR of 15.0. For a building that spent forty-six years as a legally awkward residential use in a manufacturing district, that is a structural upgrade: residential occupancy on this lot is now a conforming use rather than a tolerated one, and the building sits at 13.72 built FAR against 15.0 permitted. Whether the roughly 1.3 FAR of unused residential floor area is developable, transferable or simply theoretical is a question for zoning counsel and the board — but it did not exist as a question in 2024, and it does now. Buyers should confirm the mapping for this specific lot on the city's zoning map before relying on it; the Council's adopted version removed the R12 district from portions of the surrounding blocks.
Architecture and unit composition
The 1979 architect's report describes the building precisely: sixteen stories, fireproof steel and concrete, brick and masonry facades, columns encased in masonry, stairs and elevator shafts enclosed, a rectangular plot 55'6" wide by 98'9" deep. The street wall carries a projecting sill course at full building width, lower sills at the second and third floors, and above the third floor deep-set windows — three sash flanking a fixed central glass panel — set in large masonry openings between the columns. The spandrel and column planes step in and out slightly, giving the facade a subtle relief that reads as structure rather than ornament. The east wall abuts the neighbor to the lot line; the west wall is plain brick with inset windows from the seventh floor up.
The apartments follow the plan's original logic. Floors that were never divided are full-floor lofts of roughly 4,300 square feet gross; divided floors run as front (F) and rear (R) halves, and the building's unit designations — 3F, 3R, 6R, 7R, 9F, 10F, 10R, 12F, 12A — record that history directly. The top of the building carries a duplex penthouse configuration over the sixteenth floor. Ceiling heights, window walls and open spans are factory-scale throughout; kitchens, baths, heating and cooling were installed unit by unit by shareholders rather than delivered by a sponsor, so condition varies enormously between apartments and renovation quality is the single largest driver of value inside the building.
Building operations
Dylan House runs as a small, capital-conscious cooperative under professional management. The elevator core is two passenger cabs plus a freight elevator; the lobby has been restored in marble; entry is by video intercom with a package room and virtual doorman service, and there is a bike room and resident storage.
The capital record is legible in the public filings. The cooperative did exterior renovation work in 2006–2007 with a heavy-duty sidewalk shed, filed again for facade repair in 2013, installed a rooftop solar array in 2019, and completed a masonry and terra-cotta repointing campaign in 2023 — again under a heavy-duty shed — followed by a new chimney liner in 2024. For a 1925 masonry loft, that is a building keeping ahead of its Local Law 11 cycle rather than deferring it, and a buyer should read the last two facade filings and the most recent engineer's report as a matter of course.
On the debt side, ACRIS records an underlying mortgage carried with a commercial bank and consolidated at $1.7 million in December 2022, replacing a facility that dated to 2013. On a sixteen-story building with twenty-six apartments and a ground-floor commercial tenancy, that is conservative leverage. Ask the managing agent for the maturity date and rate, and for the current reserve position and any live assessment; audited financials for this building are not in The Roebling Research Library and should be requested from management during diligence.
Policy framework
Purchaser approval: Full cooperative board package and interview. This is a small board on a small building, and it reads packages closely.
Financing: 20 percent minimum down payment per management-sourced records — permissive by prewar co-op standards and consistent with the building's loft cohort rather than with the Park Avenue tier. Confirm the current ceiling with the managing agent before you write an offer.
Subletting: Governed by paragraphs 15 and 21 of the proprietary lease. The 1979 plan expressly permitted a shareholder who subdivided a floor to sublet the second unit while retaining the shares. Current seasoning requirements, term caps and sublet fees are not published.
Pets and pied-à-terre: Both permitted with board approval per management-sourced records.
Trust, LLC and co-purchase structures: Not published. Small loft boards vary widely here; ask before you structure.
Flip tax: Not documented in the offering plan and not published. Get the current structure — flat, per-share or percentage-of-price — in writing before you set an asking price or a net-proceeds expectation.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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 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
Dylan House trades as a Garment District loft co-op, which is a distinct and narrow market. Pricing is driven by three things in order: how much of a floor the apartment is, the quality and vintage of the shareholder-installed renovation, and outdoor space. Full-floor lofts and the penthouse configuration sit at the top of the building's range; half-floor front and rear units sit meaningfully below it. Because the interiors were built out privately over four decades rather than delivered by a sponsor, two apartments of identical footprint can price very differently, and per-room or per-square-foot averages across the building are close to meaningless as a negotiating anchor. Same-line and same-configuration comparables are the only reliable read. Index any market statement to the last complete year. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers 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 |
|---|---|---|---|---|---|
| Dec 16, 2024 | 3F | 2 BR · 2 BA · 1,584 sf | $1,300,000 | $821/sf | -13.3% |
| Nov 25, 2024 | 2 | 4 BR · 3 BA · 4,000 sf | $3,075,000 | $769/sf | -16.8% |
| Apr 26, 2023 | PH | 3 BR · 3 BA | $3,000,000 | +0.0% | |
| Dec 15, 2022 | 7R | 2 BR · 2 BA | $1,550,000 | -3.1% | |
| Jul 21, 2021 | 10R | 2 BR · 1 BA | $1,235,000 | -1.2% | |
| Mar 3, 2021 | 2 | 4 BR · 3 BA · 4,000 sf | $3,400,000 | $850/sf | -5.6% |
| Feb 11, 2020 | 6R | 3 BR · 2 BA | $1,575,000 | -1.3% | |
| Dec 5, 2017 | 12A | 3 BR · 2,800 sf | $2,650,000 | $946/sf | -6.2% |
Market read. Most recent trades (2024) cleared a median $1,029/sf across 1 sale. Median listing discount 5.6% 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 |
|---|---|---|
| Jan 1, 2013 | 10R | $1,175,000 |
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 1-00786-0020) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
You are buying shares, not real property. A block of shares in Dylan House, Ltd. and a proprietary lease. The board approves you; the board can decline you without stating a reason. Build the package for a small, document-literate board: two years of returns, a clean liquid-asset statement, and a debt-to-income presentation that does not require interpretation. Run the Co-op Board Qualification Calculator before you offer, not after.
Twenty percent down is the floor, not the target. A 20 percent minimum is the published ceiling on financing, but boards at buildings this size routinely want post-closing liquidity well beyond the down payment — commonly one to two years of maintenance and debt service held free and clear. Ask the managing agent what the board has actually approved recently, and present liquidity rather than leaving it to be inferred.
Get the certificate of occupancy and the loft history in writing. This building converted before its legalization was complete. Confirm the current C of O, its permitted occupancy classification, and whether any Loft Board matter remains open. Your attorney should also confirm that the specific apartment's configuration matches the approved plans — floors here were subdivided and recombined repeatedly.
Ask what the 2025 rezoning means for this lot. Residential use is now conforming and the building sits below its mapped residential FAR. That is upside, not a liability, but confirm the mapping for lot 20 specifically and ask whether the board has taken any position on unused development rights.
Underwrite renovation, not condition. Systems inside these lofts were installed by shareholders. Assume you are pricing kitchen, baths, HVAC and electrical unless the seller can document otherwise. Run the Renovation Cost Calculator against your offer.
Confirm the fee stack before contract. Flip tax structure, sublet policy and fees, move-in and move-out deposits, and the underlying mortgage maturity. None of these are published; all of them are obtainable.
What to know if you’re selling
Lead with the floor plate. Fifty-five by ninety-nine feet, light on two sides, elevator entry into the apartment. That is the product, and it does not exist in the surrounding new-construction inventory at any price.
Document the renovation. Permits, plans, sign-offs and appliance vintages. In a building where every interior was privately built, the seller who can prove the work clears at a premium and the seller who cannot gets discounted to the buyer's worst assumption.
Put the capital record in the setup. The 2023 masonry and terra-cotta repointing, the 2019 solar array, the modest underlying mortgage. Buyers' counsel will find all three; leading with them shortens diligence and protects price.
Explain the rezoning proactively. Most buyers will not know that the lot moved into the Special Midtown South Mixed-Use District in 2025 or what it means for a residential building in a former manufacturing district. It is a good fact. Tell it.
Prepare the buyer for the board. Small loft boards decline packages that a larger building would approve. Screening buyers for board-readiness before accepting an offer is worth more here than an extra round of price negotiation.
Comparable buildings
If you're considering 241 West 36th Street, also evaluate:
- 356 West 36th Street (The Courant) — 1926 Art Deco loft cooperative on the same street; the closest direct peer in vintage, scale and tenure
- 315 West 36th Street — 1926 Garment District loft converted to a boutique condominium; the condo alternative on the block
- 348 West 36th Street — Garment District loft cooperative one block west
- 361 West 36th Street — loft cooperative in the same corridor
- 130 West 30th Street (The Cass Gilbert) — the corridor's architecturally distinguished loft conversion; the design step-up
- 110 West 25th Street (Chelsea Loft Condominium) — full-floor loft condominium alternative in Chelsea
- 146 West 26th Street (The Mihl Building) — boutique loft condominium with full-floor plates
- 233 West 26th Street — Chelsea loft cooperative with comparable floor plates
- 116 West 29th Street — loft cooperative in the same manufacturing-district lineage
- 250 West 27th Street — Chelsea loft cooperative; the closest west-side co-op comparison
- Haddon Hall (433 West 34th Street) — cooperative alternative at the Hudson Yards edge
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Chelsea — read The Roebling Team Guide to Chelsea.
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.
Considering a move at Dylan House?
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A Private Pricing Opinion — what your apartment at Dylan House 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.