308–312 West 113th Street (The Parkmor)

The assembled site runs roughly 50 feet along West 113th Street and about 100 feet deep — some 5,050 square feet carrying about 17,675 square feet of building across eight stories, a dense but not overbuilt result under R7A. Fifty feet of frontage is enough to run a proper elevator core and still deliver full-width apartments, which is why the plans are as generous as they are at this height. Isaac & Stern Architects filed the new-building application in September 2016 and is named as the Architect in the purchase agreement annexed to the offering plan.

The façade is the design argument: brown brick, punched multi-paned windows, and a cornice, all detailed to read as an enlarged member of the rowhouse row rather than as an insertion into it. Whether that reads as sympathetic or as oversized depends on the viewer, and it is worth standing on the opposite sidewalk before forming a view.

Internally the plan is straightforward and unusually generous for the neighborhood's new-construction stock. Two residences per floor through most of the building; two duplexes in the upper levels; a full-floor penthouse with a large private terrace. Private outdoor space is distributed rather than concentrated — the offering plan's Schedule A distinguishes units with private balconies, private terraces and gardens, and identifies gas fireplaces in part of the inventory.

The one plan detail that deserves emphasis is the lower levels of Units 101 and 102. The offering plan states plainly that these areas are accessory cellar space and may not be used for cooking, living, eating or sleeping. They are legitimate square footage and legitimately useful, but they are not habitable rooms, and a buyer valuing either of those units on a total-square-footage basis without reading that restriction will overpay.

The Parkmor is a small, self-managed-scale condominium in operating terms. Fourteen residences supporting a roof terrace, a virtual doorman system, a package room and bicycle storage is a lean program by design — there is no attended lobby and no staffed amenity space, which keeps common charges materially below what a full-service building of the same finish level would require.

The trade-off is the trade-off of every small building. Fourteen units is a narrow base across which to spread a roof replacement, a façade cycle, an elevator modernization or an insurance increase, and a single delinquent owner is seven percent of the revenue. Lenders also scrutinize small condominiums more closely than large ones — on owner-occupancy ratio, sponsor-held inventory and reserve adequacy — and that scrutiny can narrow the buyer pool in a way that is invisible until a deal is in contract. The plan was declared effective in 2020 on two units, a lawful threshold but a thin one; the Fourth Amendment on file disclosed no lawsuits or administrative proceedings affecting the offering or the condominium. For any current transaction, ask for the most recent financial statements, the reserve balance, the owner-occupancy ratio and the building's lending history.

The city's own address service resolves 308, 310 and 312 West 113th Street correctly, and all three return BBL 1018477508 / BIN 1090492 — this building. There is no separate building at 310 West 113th Street: the marketing address and the record address describe one fourteen-unit condominium on one assembled lot, and any analysis that treats them as two properties is double-counting. The confusion risk is one step removed: a near-miss parcel at BBL 1018230023, block 1823, lot 23, which city land-use records describe as a five-story, ten-unit walk-up built around 1900 and addressed 113 West 113 Street, surfaces alongside this property in address-lookup results and has been picked up in its place. That is a different building with no condominium declaration and no unit lots, and any valuation, tax lookup or comparable set built on that BBL for this address is wrong.

The underlying data artifact is real and is what makes the address fragile in the first place: PLUTO stores this parcel's address as the unhyphenated string "308312 WEST 113TH STREET", which parsers mis-split.

The condominium is on block 1847, lot 7508, and the chain of evidence is unambiguous. The Department of Buildings condominium-subdivision application filed in January 2020 states that it creates "new condominium lots for tax lot 30 — new condo lots 1601–1614," filed in conjunction with the new-building application for this site. ACRIS carries exactly fourteen unit lots in that 1601–1614 range, and every one of them is recorded under the address 308–312 West 113th Street or 310 West 113th Street. PLUTO's billing lot 7508 reports fourteen residential units, eight stories, a 2018 year built and condominium number 3000 — matching the offering plan, the unit-lot count and the new-building application. There is no ambiguity once the records are read together.

One further wrinkle for anyone working from tax-block geometry: block 1847 is unusually large and spans both sides of West 113th Street between Frederick Douglass Boulevard and Manhattan Avenue, carrying addresses on West 112th, West 113th, West 114th, Frederick Douglass Boulevard and Manhattan Avenue, and containing ten separate condominium billing lots. Identifying a building on this block by block number alone will not work.

Ownership form: Condominium. Transfers close through the standard right-of-first-refusal mechanism rather than a cooperative board approval.

Working capital contribution: Two months of common charges at closing, per the purchase agreement annexed to the offering plan on file. Whether that obligation carries to resales should be confirmed with the managing agent.

Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework. Minimum sublet lease terms should be confirmed with the managing agent.

Pets: Not documented in the records reviewed. Confirm the house rules before contract.

In-unit washer/dryer: Residences are equipped.

Flip tax: Not documented in public records. Confirm any resale capital contribution with the managing agent before pricing a sale.

Real estate taxes: No abatement, and there never was one. No 421-a, J-51, 421-b or 421-g exemption appears on the billing lot or on any unit lot. Department of Finance exemption records return nothing for this property across the full published series; the fourteen unit lots show a zero exemption on every roll from fiscal 2023 through fiscal 2027; and the pre-condominium land lot carried no exemption either. The offering plan's tax discussion addresses the co-op/condo abatement available to primary residents, not a construction abatement. Units are correspondingly eligible for the NYC Co-op/Condo Property Tax Abatement where the owner occupies the residence as a primary home and meets the program's conditions; that benefit does not travel to investor or pied-à-terre ownership. Underwrite the two cases separately and run True Monthly Carrying Cost analysis against the current bill.

Recent sales

Recent closings at this building, curated by The Roebling Team research desk. 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 (2022) cleared a median $1,449/sf across 4 sales.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01847-7508) 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.

Confirm the tax lot on every report you receive. The correct BBL is 1018477508. A ten-unit walk-up on block 1823, BBL 1018230023, surfaces alongside this address in lookup results and has been picked up in its place; its value profile is nothing like this building's.

Search title under three addresses and two spellings. The building answers to 308, 310 and 312 West 113th Street, and the recorded declaration spells the condominium "Parkmoor" while the plan and every marketing record spell it "Parkmor." An incomplete search is the predictable failure mode at this address.

There are no resale comparables. All fourteen owners are original purchasers from the 2021–2022 sellout. Price from those closings adjusted forward plus neighborhood comparables, and do not expect a building average to exist.

Run the owner-occupant and investor cases separately. There is no 421-a here. A primary-residence buyer is likely eligible for the Co-op/Condo Abatement; an investor or pied-à-terre buyer is not, and the monthly difference is meaningful.

Read the Schedule A restriction on Units 101 and 102. Their lower levels are accessory cellar space and cannot be used as living space. Do not pay habitable-room pricing for them.

Diligence the small-building risks. Fourteen units and no attended staff. Ask for financials, reserves, owner-occupancy ratio and the building's lending history early — a lender's condominium questionnaire can end a deal in week four that would have been visible in week one.

Understand what "virtual doorman" means to you. There is no attended lobby and no on-site staff. For some buyers that is the point, given the effect on common charges; for others it is disqualifying. Visit at night.

Lead with the layouts. Two residences per floor, duplexes and a full-floor penthouse with a terrace is scarce inventory in this submarket. The competing new construction along the boulevard is smaller-unit product aimed at a different buyer.

Target the primary-residence buyer. The abatement eligibility is a real advantage, and it only exists for that buyer. Marketing that surfaces it converts better than marketing that leads on finishes.

Bring the plan and the amendments to the table. In a fourteen-unit building with almost no same-building comparables, documentation does the work that comparable sales normally do. Have the offering plan, the amendments and the current financials ready before the first showing.

Price off the block and the park, not the boulevard. The right comparable set is family-sized condominium inventory between Morningside Park and Frederick Douglass Boulevard, not the per-foot averages of the corridor's smaller units.

If you're considering The Parkmor, also evaluate:

• 2101 Eighth Avenue (Parc Standard) — a 28-residence 2008 condominium on the same tax block at the Frederick Douglass Boulevard corner; the nearest peer geographically and the clearest corridor comparison
• 301 West 118th Street (SoHa 118) — South Harlem condominium a few blocks north; the closest comparison on buyer profile and price band
• 371 West 123rd Street (99 Morningside) — Morningside Park–facing condominium; the park-frontage alternative
• 285 West 110th Street (Circa Central Park) — 49-residence condominium at Frederick Douglass Circle; the full-service alternative with a very different tax position
• 111 Central Park North — park-front condominium two blocks east; the amenity and price-tier comparison
• 88 Morningside Avenue — Morningside Avenue building on the park; the smaller-scale local alternative
• 117 West 123rd Street (Windows on 123) — small Harlem condominium; the closest analogue on unit count and operating scale
• 380 Lenox Avenue (The Lenox) — established Harlem condominium with a full staff; the operational contrast to a virtual-doorman building