314 West 100th Street
314–316 West 100th Street, New York, NY 10025
BBL 1018887502 · BIN 1057093
- Year built
- 1909
- Type
- Condominium
- Units
- 32
- Floors
- 8
- Financing
- Set by the buyer's lender. The building sets no ceiling of its own, but see the note on lender concentration limits below.
- Flip tax
- None documented in the records reviewed. Buyers pay a working-capital contribution of one month's common charges at closing (financial statements on file).
- Landmark status
- Not an individual landmark; in the Riverside-West End Historic District Extension II
- NYC Landmarks Preservation Commission records, updated February 2026
- Leasing by owners
- Permitted with conditions
Every recorded sale at this building, 2005–2024
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2024
- $1,247
- 2 sales
- Listing discount
- 5.5%
- Recorded sales
- 39
- On record
- 2005–2024
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 314 West 100th Street would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
314 West 100th Street is a prewar rental building that became a condominium in 2008, just before the credit crisis. That timing shaped it. The original sponsor sold 16 of the 32 apartments to individual buyers between December 2008 and September 2011. In April 2011 it sold another 16 unsold apartments in a single deed to a successor holder, which the offering plan amendments now treat as the holder of unsold units. That holder has sold some apartments since and rents out the rest.
The practical result is a building with two kinds of owner. Most apartments belong to individual owners. About a third still belong to a single investor holder and are occupied by tenants. Per ACRIS, that holder still owns 10 of the 32 apartments today. The latest plan amendment on file (November 2019) states that the holder does not control the Board of Managers, that it is current on its common charges, and that its units are not pledged as collateral for any loan.
The building itself is a George F. Pelham design of 1909–10 on the north side of West 100th Street, a short block from Riverside Park. It sits in the Riverside–West End Historic District Extension II, so covered exterior work needs Landmarks Preservation Commission approval; ordinary maintenance may be exempt, and some work qualifies for staff review.
Architecture and unit composition
Eight stories of brick and limestone stand on a lot of about 8,070 square feet, with about 43,000 square feet of floor area per PLUTO. The Landmarks Preservation Commission classifies the style as Renaissance Revival and records the façade as altered.
The condominium has four apartments to a floor. They are numbered by floor and line: 1 through 4 on the first floor, then 21, 22, 25 and 26 on the second floor, and the same pattern up to 81, 82, 85 and 86 on the eighth. The superintendent's apartment in the cellar is its own unit lot (1201). The original sponsor sold it to the condominium in 2011. The sponsor's first alteration filing proposed a rooftop penthouse addition, but the Department of Buildings disapproved it, and the condominium's unit schedule has no penthouse unit. A common roof deck was permitted in 2015.
Condominium units trade on a dollars-per-square-foot basis. As a prewar conversion without a doorman or amenity floor, the building prices against other Upper West Side prewar condominiums, not new development.
Building operations
The condominium is run by an elected Board of Managers through a managing agent, with a union superintendent who lives in the building. The 2019 operating budget was about $330,000, almost all of it from common charges. The largest expenses were payroll, repairs, utilities, water and sewer, and management. Common charges were held flat from 2018 through 2020, per the financial statements.
Capital posture. The condominium carries a mortgage on the superintendent's unit. It first bought the unit with purchase-money financing from the original sponsor. In May 2019 it refinanced with a $600,000 bank loan at 4.54%, which matures May 2, 2029. The refinancing also put about $117,000 into a reserve account restricted to capital work. At December 31, 2019, reserve-fund cash was about $419,000, down from more than $1 million in 2014–15 after a run of capital projects: a 2014–15 heating conversion from oil to dual-fuel, the renovation of the cellar and the superintendent's apartment (2017–18), the laundry room (2018–19), and intercom, security and roof-terrace design work (2019). In August 2020 the board signed a façade restoration contract of about $383,000. The Department of Buildings shows a façade restoration filing that year. Ask the managing agent how that project was funded, and for the current Local Law 11 status.
The condominium has not commissioned a reserve study. The statements note that future major repairs could be paid for from reserves, higher common charges, borrowing or special assessments. The last special assessment in the records reviewed was a one-time $35,000 operating-reserve assessment in 2015.
Tax position. No J-51, 421-a or other building-wide benefit appears on DOF's current exemption and abatement rolls for any unit. DOF's historical records show one small J-51 abatement on the pre-condominium lot, which ran from 1974 to 1984 and is long expired. The offering plan amendments state that the building does not currently receive J-51 benefits. Owners who qualify receive the owner-specific co-op/condo abatement. Otherwise the units pay taxes at full assessment.
Policy framework
- Right of first refusal. Resales and owner leases are subject to the Board of Managers' right of first refusal. Buyers submit a waiver application. Sales of unsold units by the holder of unsold units are exempt (purchase agreement in the plan on file).
- Working capital. Each buyer pays one month's common charges to the working-capital fund at closing (financial statements on file).
- Smoking. Smoking is prohibited in every common area, including halls, stairs, lobby, basement, elevator, roof deck and courtyards (plan amendment on file).
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- Permitted with conditionsBoard approvalSource: The Roebling Team's building profile
- Pied-à-terre ownership
- Not verified
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Own an apartment here? Request an apartment-specific pricing review.
Building staffing and amenities
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Roof deck, garden, bike storage, storage, laundry roomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $5,955/yr
- Per unit / month range
- $0 – $15
- Modeled exposure split equally across 33 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Recent sales
314 West 100th Street trades in low volume. With 32 apartments and about a third held by one investor, only a few owner-occupied units come to market in a typical year, and the holder's units come up for sale only occasionally. Buyers price it against prewar co-ops on the surrounding blocks, which cost less per room but come with a board interview and financing limits, and against converted prewar condominiums nearby, such as 817 West End Avenue and 270 Riverside Drive.
Within the building, upper-floor apartments and those with open exposures lead the range. Low-floor and court-facing lines trade at a discount. Renovation condition matters because the layouts repeat from floor to floor.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Nov 5, 2024 | 32 | 3 BR · 1,743 sf | $2,250,000 | $1,291/sf | -7.2% |
| Jan 18, 2024 | 1 | 2 BR · 2 BA · 1,288 sf | $1,550,000 | $1,203/sf | -6.1% |
| Jul 7, 2022 | 45 | 1 BR · 1 BA · 846 sf | $1,045,000 | $1,235/sf | +5.0% |
| May 27, 2022 | 35 | 2 BR · 1 BA · 850 sf | $1,050,000 | $1,235/sf | -8.7% |
| Jun 22, 2021 | 4 | 2 BR · 1 BA · 1,049 sf | $1,243,000 | $1,185/sf | +1.5% |
| Mar 29, 2021 | 56 | 2 BR · 1,071 sf | $1,215,000 | $1,134/sf | — |
| Feb 12, 2021 | 21 | 3 BR · 2.5 BA · 1,705 sf | $2,400,000 | $1,408/sf | -9.4% |
| Dec 3, 2020 | 36 | 2 BR · 1 BA · 1,071 sf | $1,150,000 | $1,074/sf | -4.2% |
Market read. Most recent trades (2024) cleared a median $1,247/sf (recorded) across 2 sales. Median listing discount 5.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01888-7502; 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 314 West 100th Street and nearby.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
Check the investor concentration with your lender first. One entity owns about 31% of the apartments. Many conventional lenders limit how many units in a condominium a single owner can hold before the project fails their review. Give your lender the building early. If the project does not qualify, the realistic options are portfolio lenders or cash.
Read the latest amendment. The holder of unsold units files annual amendments disclosing its units, carrying costs and rental income. Ask for the most recent one. It is the best evidence of whether the holder is current and whether it is still a seller.
Ask about the façade and the reserve. The reserve came down after 2015, and a façade contract followed in 2020. Ask for the latest audited statements, the funding of the façade work, and any assessment under discussion.
Confirm the landmark permit route. Window replacement and covered exterior alterations need LPC approval; work may qualify for staff review, while ordinary maintenance may be exempt. Interior work requiring a DOB permit also needs LPC review.
What to know if you’re selling
Lead with the deed. Buyers on the West 90s and 100s mostly have to deal with co-op boards. Deeded ownership with leasing allowed widens the buyer pool, including buyers who plan to lease the apartment or use it as a second home.
Get ahead of the financing question. Have the building's lender questionnaire and the latest amendment ready when you list. A buyer's loan that stalls on project review is the most likely reason a deal here falls apart.
Watch the holder's pricing. The investor holder's unsold units compete with resales. Know what it has listed before you set a price.
Comparable buildings
If you're considering 314 West 100th Street, also evaluate:
- 817 West End Avenue (Bennington Corners): a 2007 prewar condominium conversion on the same tax block
- 270 Riverside Drive (Glen Cairn): a 2016 non-eviction condominium conversion, also on block 1888
- The Vancouver (314 West 94th Street): another George F. Pelham apartment house, converted to condominium in 1984
- Hudson Court (317 West 95th Street): a 1902 flats building converted to condominium by gut renovation
- 306 West 97th Street: two adjoining prewar flats buildings combined into a 61-unit condominium
- 243 West 98th Street: a prewar rental converted to condominium in 1987
- 306 West 100th Street: a 1910 co-op on the same block, the co-op alternative
- 310 West 99th Street: a 1902 co-op one block south
More Upper West Side buildings
- 311 West 97th Street — 1901 co-op
- The Vancouver (314 West 94th Street) — 1906 condominium by George F. Pelham
- 313 West 99th Street — 1911 co-op
- 314 West 77th Street — 1924 co-op
- 315 West 70th Street (Presidential Towers) — 1963 co-op
- 315 West 86th Street — 1926 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at 314 West 100th Street?
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646.939.7375 · c.cohen@compass.com