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
- 79
- Landmark
- No
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $1.1M
- Recent range
- $990K – $2.5M
- Listing discount
- 1.5%
- Recorded transfers
- 87
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, 2, and 3 trains 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, and per-square-foot pricing materially below the prime Central Park West and lower-80s blocks — the value tradeoff that has long defined the upper-Broadway co-op tier.
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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $47,707/yr
- Per unit / month range
- $0 – $50
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.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| 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% | |
| Jul 17, 2024 | 2A | 2 BR · 1 BA | $1,132,000 | -1.5% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,056/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 1.5% 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) 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
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.
Pricing is more accessible than prime UWS. The upper-Broadway co-op tier trades below the Central Park West and lower-80s blocks — the central reason buyers look here.
The 1982 conversion vintage shapes the financials. Review the current financial statements, reserve posture, and any planned capital work; co-ops of this era often have manageable underlying structures.
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 pre-war building
- 250 West 94th Street — nearby UWS peer
The neighborhood
For the full corridor — architecture, schools, 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.
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.
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.