- Year built
- 1900
- Type
- Condominium
- Units
- 24
- Floors
- 6
- Amenities
- Fitness room, courtyard / outdoor space, bike room, central laundry; in-unit washer/dryers in some residences
- Landmark status
- Not an individual landmark; in the Mount Morris Park Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Leasing by owners
- Requires confirmation
- Pied-à-terre
- Permitted with conditions
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted
- Maximum financing
- 80% of the purchase price
- Doorman
- Part-time doorman
3 West 122nd Street (Mount Morris Court) sales history: 39 recorded sales
Every recorded sale at this building, 2004–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2025
- $522
- floor-adjusted, 4 sales
- Listing discount
- 2.7%
- Recorded sales
- 39
- On record
- 2004–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 3 West 122nd Street (Mount Morris Court) 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.
Mount Morris Park is the block-for-block heart of brownstone Harlem — a district the city landmarked in 1971, decades before most of Manhattan's preservation map filled in, built in the 1880s–1900s boom by architects the designation report names as among the era's most prominent. In 1903 the New York Herald compared the houses along Mount Morris Park West favorably with the Fifth Avenue mansions; the comparison has aged well, because the district facing Marcus Garvey Park has survived more intact than almost any residential fabric of its vintage in the city. 3 West 122nd Street sits one door from the park corner on one of the district's signature blocks — a six-story turn-of-the-century flats building among the rowhouses, which is precisely what makes it useful to buyers.
The building's structural significance is its ownership form. Nearly everything else in the historic district is a townhouse — single-family, multi-family, or informally divided — and most of the district's apartment stock is rental or co-op. 3 West 122nd Street is a 24-unit pre-war condominium: condominium transfer mechanics, 20 percent down convention, no board interview, inside a landmarked streetscape. Its conversion came remarkably early for the neighborhood — the declaration dates to February 1991 per city records, and brokerage records describe it as among Harlem's first condominium conversions — meaning the building has decades of resale history that most Harlem condos, products of the post-2000 development wave, cannot show.
The setting carries the daily life of the building: Marcus Garvey Park around the corner with its amphitheater, recreation center, and Olympic-size pool; the 2/3 express at Lenox Avenue minutes away, with the 4/5/6, B/C, and Metro-North at 125th Street completing one of upper Manhattan's best transit positions; and the Lenox Avenue restaurant corridor — the blocks that made modern Harlem's dining reputation — two minutes from the front door.
Architecture and unit composition
The building rises six stories in brick across a 50-foot frontage, with a colonnaded entrance and an attractive lobby noted in architectural records, and a stepped entry stoop consistent with its flats-building origins. The 24 residences are predominantly one- and two-bedroom layouts in a pre-war envelope: high ceilings, original detail — exposed brick, crown and base moldings, transom and casement windows — surviving in many units per listing records, with renovation quality varying line to line. An elevator serves the building, unusual for the district's vintage stock, and some residences carry in-unit laundry. The LPC building record, filed under the 5 West 122nd Street address on the same tax lot, credits W. C. Dickerson as architect, 1899–1901, for owner Ella Blinn; the district's designation report places the surrounding blocks among the work of architects including George F. Pelham, Lamb & Rich, James E. Ware, and Thom & Wilson, and the building reads comfortably within that company.
Building operations
Boutique condominium mechanics with an unusually full service layer for 24 units: a part-time doorman per listing records, a live-in superintendent, elevator, fitness room, courtyard, bike room, and central laundry. Assess carrying costs from the actual budget, reserve plan and each unit’s common-interest allocation; condominium ownership and unit count alone establish no cost advantage. Exterior work runs through the Landmarks Preservation Commission given the historic-district designation, which reviews changes to the block's character rather than ruling them out. Current budgets, by-laws, and house rules should be obtained from the managing agent during diligence.
Application and transaction fees
Fees below are from building management's published schedule, as of September 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 Report FeePer applicant | Paid by Buyer | When With the application | Amount $100 per applicant | Refundable Non-refundable |
| Move-In Fee | Paid by Buyer | When With the application | Amount $250 | Refundable Non-refundable |
| Sales Application Processing Fee | Paid by Buyer | When With the application | Amount $1,500 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In Deposit | Paid by Buyer | When With the application | Amount $1,500 | Refundable Refundable |
Rental or lease
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Lease FeeRecurring | Paid by Landlord | When With the application | Amount Equal to half of the monthly common charges | Refundable Not stated |
| Credit Report FeePer applicant | Paid by Tenant | When With the application | Amount $100 per applicant | Refundable Non-refundable |
| Lease Processing Fee | Paid by Tenant | When With the application | Amount $700 | Refundable Non-refundable |
| Move-In Fee | Paid by Tenant | When With the application | Amount $250 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-Out Deposit | Paid by Landlord | When With the application | Amount $1,500 | Refundable Refundable |
| Move-In Deposit | Paid by Tenant | When With the application | Amount $1,500 | Refundable Refundable |
Alteration
2 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Resident | When With the application | Amount $250 | Refundable Non-refundable |
| Application Processing Fee | Paid by Resident | When With the application | Amount Regular (no permit required) - $500, Major (permit required) - $1000 | Refundable Non-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.
Financing and purchase requirements
- Maximum financing
- 80% of the purchase priceSource: building management's published schedule, as of September 2026
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- Requires confirmationSources differ. Confirm with building management.
- Pied-à-terre ownership
- Permitted with conditionsCase by caseSource: building management's published schedule, as of September 2026
- Short-term rentals
- Not permittedSource: building management's published schedule, as of September 2026
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- PermittedSource: building management's published schedule, as of September 2026
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Building staffing and amenities
- Doorman
- Part-time doormanSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Fitness room, garden, bike 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
- $21,380/yr
- Per unit / month range
- $0 – $74
- Modeled exposure split equally across 24 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed 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. 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 September 2026.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Apr 16, 2025 | 4A | 2 BR · 1 BA · 716 sf | $435,000 | $608/sf | — |
| Apr 16, 2025 | 6D | 2 BR · 1 BA · 829 sf | $435,000 | $525/sf | — |
| Apr 16, 2025 | 2C | 846 sf | $435,000 | $514/sf | — |
| Apr 16, 2025 | 3C | 846 sf | $435,000 | $514/sf | — |
| May 10, 2023 | B3 | 2 BR · 1 BA · 680 sf | $680,000 | $1,000/sf | -2.7% |
| Feb 15, 2023 | 6C | 2 BR · 2 BA · 900 sf | $995,000 | $1,106/sf | +0.0% |
| Oct 26, 2022 | 6B | 2 BR · 1 BA · 700 sf | $875,000 | $1,250/sf | +0.0% |
| Apr 18, 2018 | 1D | 2 BR · 780 sf | $740,000 | $949/sf | -2.6% |
Market read. Most recent trades (2025) cleared a median $522/sf (floor-adjusted) across 4 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 2.7% 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 1-01721-7501; 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 3 West 122nd Street (Mount Morris Court) and nearby.
At the recent median sale of $435K (4 sales in the past 24 months, since October 25, 2024), a buyer putting 25% down would pay about $20,577 to close, or 4.7% of the price.
- Mansion tax: $0
- Mortgage recording tax: $5,873
- Title insurance: $1,957
- Attorneys, lender, building fees, reserves and filings: $12,747
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
The condo structure is the headline. No co-op board interview, condominium transfer mechanics, and a documented 20 percent down convention — inside a landmarked district where ownership otherwise means a townhouse purchase or a co-op board. Pied-à-terre use is permitted with conditions and leasing requires confirmation; confirm specific policies with the managing agent.
You are buying the district. The 1971 designation put the streetscape under Landmarks review: the park frontage, the rowhouse blocks, the church corners. That review governs exterior change; it does not protect individual views. Walk the block at different hours; the proximity of Marcus Garvey Park — including its summer drum and concert culture — is a feature you should experience before contract.
Underwrite the resale history. Three decades of condominium trading history is rare in Harlem and makes this building unusually easy to price. We pull the full closing record by line during diligence.
Renovation runs through Landmarks. Interior work requiring a DOB permit also needs LPC review, even when protected features are unaffected. Exterior work may qualify for staff approval; ordinary maintenance may be exempt. Confirm the permit path for the specific scope. Budget timeline accordingly — and run the Renovation Cost Calculator before offering on an estate-condition unit.
Verify the documentation stack. The building's legal condominium name, transfer-fee structure, and current house rules are thinly documented publicly. Your attorney should review the declaration and by-laws — we obtain them at contract stage.
What to know if you’re selling
Market the trifecta: district, park, structure. Landmarked block, Marcus Garvey Park at the corner, condominium mechanics in a co-op-and-townhouse neighborhood. Name all three specifically — the buyer pool for Mount Morris Park responds to the district's history, and the condo structure is your widest-funnel argument.
Position against new construction honestly. Compare dated closed sales in the neighborhood’s recent condos with this building, adjusting for amenity access, measured area, pre-war character, floor and condition; do not assume a fixed price-per-foot ranking.
Pre-war detail converts. Exposed brick, moldings, and transoms are the differentiators in this market segment. Stage to the architecture, and price to condition with same-building history as the anchor.
Comparable buildings
If you're considering 3 West 122nd Street, also evaluate:
- 100 West 119th Street (The Normandie) — neighboring Mount Morris-area condominium; the closest structural peer
- 2101 Eighth Avenue (the Parc Standard) — 28-unit South Harlem condo; similar boutique-condo mechanics west of the district
- 1485 Fifth Avenue (5th on the Park) — the full-amenity post-2007 condo alternative at the park's southwest corner
- 88 Morningside Avenue — 2012 condominium on Morningside Park; the other park-facing condo comparison
- 300 West 122nd Street — a neighborhood condominium comparison; verify completion milestones and matched closed-sale prices
- 1280 Fifth Avenue (One Museum Mile) — Museum Mile's northern condo anchor at 109th Street; the step-up alternative
- Graham Court (1923 Adam Clayton Powell Jr. Blvd) — the Astor-built 1899 courtyard landmark nearby; rental, but the district's architectural reference point
- 409 Edgecombe Avenue — the landmark Sugar Hill co-op; the historic-prestige alternative in upper Harlem
More Harlem buildings
- 1 Mount Morris Park West (The Mount Morris Park West Condominium) — 1891 condominium
- Five West, 5 West 127th Street — 2012 condominium
- 10 Lenox Avenue — 2018 condominium by Isaac & Stern Architects
- 11 Hancock Place (Eleven Hancock) — 2020 condominium by Isaac & Stern Architects
- Morningside Park Condominium, 18 Morningside Avenue — 2007 condominium
- 23 West 116th Street (The Adeline) — 2013 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Harlem — read The Roebling Team Guide to Harlem.
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 3 West 122nd Street (Mount Morris Court)?
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