31-85 Crescent Street (The Crescent House)Recorded sales & closing prices

The Crescent House produces a steady, legible transaction record — city transfer-tax filings show apartments trading here in most quarters going back to the mid-2000s, when ACRIS began capturing cooperative share transfers, and the volume is high enough that a seller can almost always be positioned against same-line, same-exposure closings from the last twenty-four months rather than against an Astoria average.

Price per room is the right register, and price per share is the sharper one. Renovation state is the dominant variable inside the building — a 1960 postwar apartment in original condition and one taken down to the studs under a board-approved alteration agreement are different products at the same share count — followed by floor and by courtyard versus street exposure. The two things that move a Crescent House transaction outside the building are the financing question raised by the sponsor and investor concentration, and the subletting cap, which removes investor buyers from the pool entirely and narrows the market to owner-occupants. Both are worth addressing in the first conversation rather than the last. Market statements are indexed to the last complete year. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.