308–312 West 113th Street (The Parkmor)Recorded sales & closing prices

The offering plan was accepted for filing in May 2018 and declared effective in 2020, with the first year of condominium operation projected to commence January 1, 2020. The offering as amended was weighted toward family-sized layouts rather than studios and one-bedrooms, and the per-unit basis across the fourteen residences reflects that mix.

The sellout is complete and it was orderly. The first unit deeds were recorded in April 2021 and the fourteenth in November 2022 — and, as of this writing, ACRIS carries exactly fourteen deeds across the fourteen unit lots. That is the entire recorded transfer history of the building: the original sellout, and not one resale since. Every owner in the building is an original purchaser.

That fact should shape how anyone prices here. There are no same-building resale comparables at all — not a thin set, none — so a valuation has to be built from the 2021–2022 sellout prices adjusted forward for the market, supported by neighborhood comparables. The duplexes and the full-floor penthouse have no in-building analogue even within the sellout. The recorded history shows the original sellout and no later resale deeds. That limits in-building comparables; it does not show why owners have stayed.

Pricing at The Parkmor should be read against the family-sized end of the South Harlem and Morningside condominium market rather than against the Frederick Douglass Boulevard corridor's smaller new-construction inventory, whose per-foot figures reflect a different unit mix and a different buyer. The relevant peer set is the small group of recent condominiums on the blocks between Morningside Park and Frederick Douglass Boulevard, plus the Central Park North buildings a few blocks east, adjusted for their park frontage. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.