300 West 122nd Street (300 West)

The building reads as two buildings stacked. The lower nine floors are conventional red brick with punched window openings — deliberately contextual on a block of nineteenth-century masonry, including the church that stands two lots to the east. Above the tenth-floor setback the envelope switches to dark curtain-wall panels, and the massing steps back as it rises. The stepping is not decorative: it produces the private landscaped terraces that distinguish the upper residences and that carry most of the building's price premium.

Isaac & Stern Architects is a firm with a substantial upper-Manhattan portfolio, and the same practice is architect of record at Eleven Hancock a few blocks north. The two buildings share a structural logic — a residential mass lifted above a large commercial base — and the family resemblance is visible from the street.

The residence mix as built runs 31 studios, 71 one-bedrooms, 51 two-bedrooms, 13 three-bedrooms and four four-bedrooms. The weighting toward studios and one-bedrooms is the defining fact of the stack: more than half the building is small. Ceilings run to ten feet across the residences, which is generous for the price tier and does real work in the smaller layouts. The residential floors begin on three; the first two levels and the cellar are given over to the commercial and community-facility units and to the amenity program.

The recorded condominium schedule is worth reading before an offer. Lots 1301 and 1473 are retail units and lot 1302 is a designated community facility unit; the 170 residences occupy lots 1303 through 1472 and run in the schedule from 3A to PHJ. City records also document a combination of two eleventh-floor residences filed in 2023 and completed under a subsequent 2025 plumbing and sprinkler filing, so the count of physical apartments and the count of tax lots have begun to diverge in the ordinary way.

The amenity program is unusually deep for the neighborhood and price tier: an indoor 55-foot lap pool, a fitness center, a yoga room, a children's playroom, a reading room, a party room, a landscaped roof deck, and bicycle storage sized for roughly eighty bicycles. The cellar garage is small — city records place it at seventeen spaces — and was reconfigured in 2024 with a suspended stacker system filed with the Department of Buildings, which is the usual way a garage of this size adds capacity. Parking should be treated as a scarce building amenity here, not an assumption.

The commercial base is the operational fact most buyers overlook. Roughly 24,000 square feet of it sits under the residences, and a supermarket was built out in the ground floor and cellar under a run of Department of Buildings filings between 2021 and 2023. A food tenant of that size is generally good for a residential building's common-charge base and for the block, but it brings delivery, refuse and mechanical loads that a buyer on the third and fourth floors should ask about specifically. The retail unit's PILOT benefit, described above, is a separate matter entirely and does not flow to the residences.

There is no landmark oversight on this lot, so exterior and window work proceeds under Department of Buildings review alone.

This is a condominium, so there is no co-op board admission: the board's remedy at transfer is a right of first refusal rather than an approval. Confirm pied-à-terre use, subletting, LLC or trust purchases and any financing limits in the current declaration, bylaws and house rules.

Beyond that framework, the specifics are not documented in public records. The house rules, any minimum lease term, the pet policy, any resale capital contribution, and the board's transfer and lease-processing fees should be confirmed with the managing agent at offer stage. The offering plan is held in The Roebling Research Library and is the governing document for all of them.

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.

Market read. Most recent trades (2025) cleared a median $1,165/sf (floor-adjusted) across 3 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 -0.9% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01948-7504; 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.

Underwrite the tax bill directly. The roll shows no exemption on the apartments, which does not rule out a bill-level abatement. Pull the specific unit's Department of Finance tax bill rather than assuming a neighborhood norm, and be aware that the exempt value PLUTO shows against this property belongs to the ground-floor retail unit's PILOT, not to any apartment.

The terrace line is the value line. The building's price structure turns on whether a residence sits above or below the tenth-floor setback. Comparables should be drawn from the same side of that break.

The stack skews small. Roughly six in ten residences are studios or one-bedrooms. Larger layouts are scarce, trade infrequently, and should be priced against a thin comparable set rather than against the building's general velocity.

Ask about the supermarket. The commercial base is substantial and a food tenant occupies part of it. Lower-floor buyers should ask the managing agent about mechanical placement, delivery hours and refuse handling before signing.

Parking is scarce. Seventeen spaces against 170 residences. Treat a space as a separate negotiation, not an assumption.

Confirm the policy stack in the offering plan. Pets, minimum lease terms and resale fees are not documented in public records for this building. The offering plan on file in The Roebling Research Library governs.

Be direct about the tax position. Sophisticated buyers will run the carrying-cost math themselves and will discover the absence of an abatement immediately. Disclosing it early and pricing for it produces better outcomes than letting it surface at the underwriting stage.

Lead with the amenity program. A 55-foot lap pool, a full fitness and yoga suite, a playroom, a roof deck and a garage are not available at this price point elsewhere in South Harlem. That package is the building's strongest argument.

Terrace residences should be marketed as a distinct product. They compete with a different set of apartments than the interior lower-floor units and should be positioned accordingly.

Confirm remaining sponsor competition. The FY2027 assessment roll names the sponsor on four unit lots. Establish the current holder, use and offering status of each before comparing a resale with sponsor inventory or pricing.

If you're considering 300 West, also evaluate:

• 11 Hancock Place (Eleven Hancock) — the closest true peer: same architect, same 2020 vintage, same absence of any tax exemption on the roll, residential mass over a large commercial base
• 371 West 123rd Street (99 Morningside) — a few blocks northwest, park-facing terraces, and the corridor's clearest contrast on tax position: a live 421-a running to 2034/35
• 88 Morningside Avenue — the other large condominium on this same tax block, an earlier cycle and a different structure
• 3 West 122nd Street (Mount Morris Court) — the same street, the Mount Morris Park end, a very different building type
• 117 West 123rd Street (Windows on 123) — nearby boutique condominium alternative
• 380 Lenox Avenue (The Lenox) — the established full-service Harlem condominium comparison, with a longer resale record
• 301 West 118th Street (SoHa 118) — amenitized new-construction condominium a few blocks south on the Frederick Douglass corridor
• 285 West 110th Street (Circa Central Park) — the park-front full-service condominium at the southern edge of the market
• 100 West 119th Street (The Normandie) — full-service Harlem alternative with a deeper transaction history
• 309 West 118th Street (Brownstone Lane) — the smaller-scale South Harlem condominium alternative