The Armstead (2721 Broadway)
2721 Broadway, New York, NY 10025
Manhattan Valley, Upper West Side
BBL 1018760007 · BIN 1056583
- Year built
- 1925
- Type
- Cooperative
- Units
- About 79
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Pets
- Pets permitted with conditions; species not stated
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median, 2023–2026
- $1.2M
- 6 qualifying sales
- Recent range
- $990K – $2.5M
- Listing discount
- 1.7%
- Recorded transfers
- 86
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Armstead 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 Armstead is a 1925 Renaissance Revival apartment house at the northwest corner of Broadway and West 104th Street — one of the dignified pre-war cooperatives that line upper Broadway as it climbs toward Manhattan Valley and Morningside Heights. Designed by the firm of Gronenberg & Leuchtag, the building was conceived as a comfortable middle-luxury apartment house: roughly 79 units ranging from four to seven rooms, with stores at the Broadway base and a quieter residential entrance set on the side street at 245 West 104th Street. It converted to cooperative ownership in 1982, taking the Armstead name at that time.
That corner positioning is the building's defining geographic fact. Broadway in the 100s is a wide, light-filled commercial spine; West 104th Street is a calmer residential block. The Armstead's address takes its prestige from Broadway and its livability from the side-street entrance — a configuration buyers on upper Broadway will recognize as the local norm. The 1 train at 103rd and 110th Streets, the restaurant and grocery row of upper Broadway, and Riverside Park and Central Park within a few blocks east and west make this one of the most convenient pockets of the upper Upper West Side.
For buyers, the appeal is straightforward: an architecturally intact 1920s Renaissance Revival facade, well-scaled pre-war floor plans, a pet-friendly full-service operation with a roof deck, to compare with Central Park West and lower-80s apartments using matched closed sales, measured areas and charges.
Architecture and unit composition
Gronenberg & Leuchtag's design is a textbook tripartite composition: a two-story stone base, a long beige-brick midsection, and a richly ornamented top. The decorative program — bandcourses above the second and twelfth floors, ornamental window surrounds at the third and fourteenth floors, and the full-height corner rope quoin — gives the building more decorative ambition than its middle-luxury rents in 1925 might have suggested. The grand lobby is finished in marble walls and floors with carved wood ceilings, recently refreshed and fitted with built-in package storage.
The roughly 79 apartments span configurations from compact pre-war one-bedrooms to larger six- and seven-room layouts, with a penthouse level crowning the building. Pre-war signatures are typical of the era and vintage: solid masonry construction, hardwood floors, separate dining or gallery spaces in the larger lines, and ceiling heights characteristic of mid-1920s apartment construction. Configurations and finish vary apartment to apartment after four decades of cooperative ownership and individual renovation.
Building operations
The Armstead is a full-service pre-war cooperative staffed by a 24-hour doorman and a live-in superintendent. The amenity package is unusually complete for the upper-Broadway co-op tier: a common roof deck, a bike room, basement storage, central laundry, and the refreshed marble lobby with package room. The building is pet-friendly, a meaningful draw on this stretch of Broadway.
As a 1982-vintage conversion, the building's underlying structure and board posture are generally consistent with the neighborhood's mid-market co-op norms. The proprietary lease, house rules, and current financial statements govern any transaction, and the board reviews renovation scope with attention to the building's pre-war character.
Application and transaction fees
Fees below are from building management's published schedule, as of October 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Credit Check Fee Per PersonPer applicantRequired | Paid by Buyer | When With the application | Amount $75 per person | Refundable Non-refundable |
| Processing FeeConditional | Paid by Buyer | When With the application | Amount $750 (if applicable) | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In DepositConditional | Paid by Buyer | When With the application | Amount $500 (if applicable) | Refundable Refundable |
| Move Out DepositConditional | Paid by Seller | When With the application | Amount $500 (if applicable) | Refundable Refundable |
Sublet
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Subtenant | When With the application | Amount $100 | Refundable Non-refundable |
| Credit Check Fee Per PersonPer applicantRequired | Paid by Subtenant | When With the application | Amount $75 per person | Refundable Non-refundable |
| Processing FeeConditional | Paid by Subtenant | When With the application | Amount $750 (if applicable) | Refundable Non-refundable |
| Monthly Sublet FeeRecurring | Paid by Shareholder | When Upon approval | Amount 10% of the monthly maintenance that will be billed directly to the shareholders maintenance account. | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out DepositConditional | Paid by Shareholder | When With the application | Amount $500 (if applicable) | Refundable Refundable |
| Move In DepositConditional | Paid by Subtenant | When With the application | Amount $500 (if applicable) | Refundable Refundable |
Refinance
3 items
Management's “less refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Processing Fee | Paid by Shareholder | When With the application | Amount $400 | Refundable Non-refundable |
Management's “more refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Credit Check FeePer applicantRequired | Paid by Shareholder | When With the application | Amount $75 per person | Refundable Non-refundable |
| Processing Fee | Paid by Shareholder | When With the application | Amount $400 | Refundable Non-refundable |
Alteration
4 items
Major alteration
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Alteration Processing Fee | Paid by Resident | When With the application | Amount $250 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Alteration Security Deposit | Paid by Resident | When With the application | Amount $500 | Refundable Refundable |
Minor alteration
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Alteration Processing Fee | Paid by Resident | When With the application | Amount $250 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Security Deposit | Paid by Resident | When With the application | Amount $500 | Refundable Refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Pets and in-unit washer/dryer
- Pets
- Pets permitted with conditions; species not statedUpon ApprovalSource: building management's published schedule, as of October 2026
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Maintenance, per room
- $474 per room a monthMedian of 8 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Package room
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Roof deck, bike storage, storage, laundry roomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $75,048/yr
- Per unit / month range
- $0 – $79
- Modeled exposure split equally across 79 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 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. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs 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 data last refreshed October 2026.
Recent sales
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 |
|---|---|---|---|---|---|
| Jul 15, 2026 | 7C | 2 BR · 1.5 BA | $1,225,000 | -2.0% | |
| Jan 5, 2026 | 11A | 4 BR · 2.5 BA | $2,500,000 | +0.0% | |
| Dec 18, 2025 | 16C | 2 BR · 1.5 BA | $1,475,000 | -1.3% | |
| Sep 4, 2025 | 4C | 2 BR · 2 BA | $1,285,000 | -8.1% | |
| Jul 30, 2025 | 12E | 2 BR · 1.5 BA · 1,100 sf | $1,110,000 | $1,009/sf | -7.4% |
| May 8, 2025 | 8D | 3 BR · 2 BA | $1,975,000 | -1.0% | |
| Nov 6, 2024 | 6B | 3 BR · 3 BA · 1,800 sf | $2,365,000 | $1,314/sf | -5.2% |
| Oct 31, 2024 | 5B | 3 BR · 3 BA | $1,700,000 | -8.1% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,056/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2026. Median listing discount 1.7% 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 1-01876-0007). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at The Armstead and nearby.
At the recent median sale of $1.59M (8 transfers in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $30,378 to close, or 1.9% of the price.
- Mansion tax: $15,875
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $14,503
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with The Armstead and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like The Armstead. Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
What to know if you’re buying
The corner Broadway/104th positioning is structural. Broadway exposure brings light and the avenue's energy; the side-street entrance and rear-facing lines bring quiet. Match the line to your tolerance for avenue noise.
The amenity package and pet policy widen the appeal. A roof deck, bike room, storage, full staff, and a pet-friendly posture are strong differentiators at this price point on upper Broadway.
Compare pricing across the corridors. Use matched closed sales from upper Broadway, Central Park West and the lower 80s, adjusting for area, condition, outlook, staffing and charges.
The 1982 conversion vintage shapes the financials. Review the current financial statements, debt, reserve posture, and any planned capital work.
What to know if you’re selling
The Renaissance Revival facade and marble lobby are marketing assets. Listing copy should foreground the intact 1925 terra-cotta and stone detailing, the corner presence, the refreshed lobby, and the building's pre-war pedigree.
Lead with the amenities and pet policy. The roof deck, full-service staffing, and pet-friendly rules are real differentiators in the upper-Broadway tier — make them central to the pitch.
Pricing requires apartment-level comparable analysis. With roughly 79 units in mixed configurations, floor, exposure, line, and renovation history all matter; broad building averages mislead. Closing timelines are co-op standard.
Comparable buildings
If you're considering The Armstead, also evaluate:
- 2745 Broadway — adjacent upper-Broadway pre-war co-op
- 2780 Broadway — nearby Broadway pre-war co-op
- 275 West 96th Street — nearby building; verify construction date and ownership for comparison
- 250 West 94th Street — nearby UWS peer
More Upper West Side buildings
- 2628 Broadway (Ariel East) — 2006 condominium by CetraRuddy Architects
- 2669 Broadway — 1920 co-op
- 2681 Broadway (The Broadmoor) — 1926 co-op
- 2730 Broadway — 1917 co-op by Gaetano Ajello
- The Cleburne (2745 Broadway) — 1912 co-op by Schwartz & Gross
- The Aberdeen (2780 Broadway) — 1929 co-op by Sugarman & Berger
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West 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.
Considering a move at The Armstead?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com