- Year built
- 1900
- Type
- Condominium
- Units
- 24
- Floors
- 6
- Landmark
- Designated
- Amenities
- Fitness room, courtyard / outdoor space, bike room, central laundry; in-unit washer/dryers in some residences
- Pets
- Pets permitted per brokerage records
- Financing
- 20 percent minimum down per brokerage records; condominium framework applies
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
- $493
- Listing discount
- 2.7%
- Recorded sales
- 36
- On record
- 2004–2025
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 original architect is not firmly documented in public records; 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. Carrying costs benefit from the condominium structure and the building's modest scale. Exterior work runs through the Landmarks Preservation Commission given the historic-district designation — a constraint that is also the guarantee of the block's character. Current budgets, by-laws, and house rules should be obtained from the managing agent during diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $16,132/yr
- Per unit / month range
- $0 – $56
Facade safety — Local Law 11
The facade passed its last inspection with no required repairs — nothing to budget for here, and no facade assessment on the horizon for roughly five years.
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 closings 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 |
|---|---|---|---|---|---|
| Apr 16, 2025 | 4A | 2 BR · 1 BA · 716 sf | $435,000 | $608/sf | off-mkt |
| Apr 16, 2025 | 6D | 2 BR · 1 BA · 829 sf | $435,000 | $525/sf | off-mkt |
| 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% |
| Apr 12, 2018 | A1 | 1 BR · 1 BA · 680 sf | $642,500 | $945/sf | -3.4% |
| Oct 24, 2017 | A2 | 1 BR · 1 BA · 750 sf | $680,000 | $907/sf | -2.7% |
| Jan 20, 2017 | 5D | 2 BR · 915 sf | $775,000 | $847/sf | -6.1% |
Market read. Most recent trades (2025) cleared a median $493/sf across 2 sales. 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) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
The condo structure is the headline. No 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. For first-time buyers, relocating buyers, and structure-sensitive purchasers, this materially widens what is possible on these blocks. Confirm specific policies with the managing agent.
You are buying the district. The 1971 designation froze the streetscape: the park frontage, the rowhouse blocks, the church corners. That protection is structural and shows up in long-run value. 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 is conventional; anything touching the facade or visible envelope involves LPC review. 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. Buyers cross-shop the neighborhood's recent condos, which offer amenity floors at materially higher prices per foot. Your counterargument is pre-war character, the historic district, and price — make the per-square-foot comparison explicit.
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 northeast corner
- 88 Morningside Avenue — 2012 condominium on Morningside Park; the other park-facing condo comparison
- 300 West 122nd Street — the neighborhood's 2022 luxury condo; the new-construction price ceiling
- 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
The Roebling Team at Mount Morris Court per brokerage and property records; the building has also been marketed as the Palm Tree Condominiums
The Roebling Team at Compass works Harlem — the Mount Morris Park district, the Lenox Avenue corridor, and the neighborhood's condo and townhouse stock — as a core practice area. We publish this building profile because Mount Morris Park buyers and sellers deserve building-specific intelligence — conversion history, district mechanics, and honest comparables — not generic neighborhood commentary.
If you're considering a transaction at 3 West 122nd Street, a 30-minute consultation is the right starting point.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Harlem — read The Roebling Team Guide to Harlem.
Get the full picture on this building.
The full comp set, a private valuation of your line, or current and off-market availability — sent to you directly.
Own an apartment here? See what it would sell for.
A broker’s honest answer to three questions — what your apartment would likely sell for today, what it costs to sell, and what you’d walk away with — for your apartment at Mount Morris Court per brokerage and property records; the building has also been marketed as the Palm Tree Condominiums, in this market. Put together by a person, not an algorithm.