300 West 122nd Street (300 West)Recorded sales & closing prices

The transaction record here divides cleanly into two eras. The sellout ran from the spring of 2022 through 2022's close, when 152 of the 173 unit lots were conveyed out of the sponsor entity in a single nine-month burst — an extraordinarily compressed absorption for a building of this size. Everything since has been resale volume, and it has been thin but continuous: roughly a dozen or fewer unit-lot conveyances a year from 2023 forward, distributed across the stack rather than concentrated in one line.

Pricing here is set by three variables in roughly this order. First, terrace or no terrace — the stepped upper floors carry private outdoor space and the lower nine floors largely do not, and that break is the sharpest line in the building. Second, floor and exposure above the tenth-floor setback, where the outlooks open up over the low-rise blocks toward Morningside Park and the Hudson. Third, layout size, in a stack where studios and one-bedrooms dominate and the handful of three- and four-bedroom residences trade in a very shallow market of their own.

Against the corridor, the building's competitive position is a function of its tax status. Buyers comparing it directly with abated new construction nearby will find the monthly carrying cost materially higher for the same nominal price, and the True Monthly Carrying Cost analysis should be run on the specific unit's actual tax bill rather than on a neighborhood average. Sellers should expect that comparison to be made, and should be ready for it.

Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.