Hudson Court (317 West 95th Street)

The façade is brick and stone in the Beaux-Arts manner. The Landmarks Preservation Commission records it as altered, which is common for a flats building that went through a full-gut 1980s conversion. The lot lies within the Riverside–West End Historic District Extension II. Any exterior work needs a Landmarks Preservation Commission permit, including windows, masonry, the roofline and the entrance.

Per the offering plan, the 30 units are arranged as follows:

• two units on the ground level, alongside the bicycle and storage room and mechanical space
• the lobby and four units on the first floor
• the remaining units on floors two through seven

The plan's engineering report shows how far the conversion went. It cut the building's zoning room count from about 242 rooms to 119, so the renovated building has fewer, larger apartments than the original flats. Unit sizes are set out in Schedule A of the plan. The scanned copy on file does not read reliably, so confirm each unit's square footage from the declaration floor plans or with the managing agent. The garden unit and the two seventh-floor units with roof patios are the building's distinctive apartments, and they trade apart from the rest of the stack.

The offering plan budgeted a non-resident, part-time superintendent and lobby receptionists. Current listing records describe a doorman and a live-in superintendent. Confirm the present staffing with the managing agent. It is the largest line in a 30-unit building's budget.

Capital posture, per audited financial statements on file (2019 and 2020):

• Special assessments: Two, levied from late 2018 through late 2020: about $150,000, then $315,000. The second was extended by four months. Both funded capital projects and reserves.
• Capital work: The 2020 statements record an elevator modernization and a significant waterproofing program. Earlier capitalized work includes the roof, brick and chimney repairs, the boiler, the fire alarm system, and the central air-conditioning plant.
• Reserves: Operating cash plus a small dedicated reserve account at year-end 2020. The condominium had not commissioned a reserve study.
• Currency of the documents: The most recent statements on file are for 2020. Buyers should obtain current statements from the managing agent.

Tax benefits: The DOF roll shows no active J-51 or 421-a benefit on the billing lot or any unit lot. Primary-residence owners may qualify for the co-op/condo tax abatement, so real estate taxes differ between owner-occupants and investors. Check the specific unit's tax bill.

• Right of first refusal: Per the offering plan, a unit owner must give the Board of Managers 30 days' notice of the terms of any bona fide sale or lease. If the board does not act in that window, its right lapses. The plan exempts leases to a spouse, adult child, parent or parent-in-law.
• Leasing: Permitted, subject to the right of first refusal. Leases use the standard Real Estate Board of New York form unless the by-laws provide otherwise.
• Financing: Up to 90% per listing records.
• Washer/dryer: Installed in each unit at conversion. Air conditioning is central and metered to each unit by BTU meter (a meter that measures how much chilled water each unit draws).
• Pets, flip tax, house rules: Not documented in the records reviewed. Get them from the managing agent.

Recent sales

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01253-7501) 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.

This is a condominium, not a condop. A prewar building on a condominium lot raises the question of a co-op wrapper. ACRIS answers it: each unit is conveyed by deed on its own lot. Board review is limited to the 30-day right of first refusal.

Ask for the capital history since 2020. The 2018–2020 assessments paid for the elevator and waterproofing. Ask what has been done since, what is planned, and whether any assessment is pending. Also get the building's Local Law 11 façade cycle status.

Check the tax bill for your use. Owner-occupant and investor tax bills differ because of the primary-residence abatement. Model your own carry with the True Monthly Carrying Cost Calculator.

Mansion tax may apply. At about the $1 million threshold, the 1% mansion tax applies. Run the figures through the Mansion Tax Calculator.

Lead with the ownership form. A prewar condominium with 90% financing, in-unit laundry and central air draws buyers who would otherwise be shopping co-ops. Market it against that stock.

Have the building paperwork ready. In a small condominium, buyers' lenders and attorneys will ask for recent financials, the assessment history and insurance. Having them ready shortens the process.

If you're considering Hudson Court, also evaluate:

• 222 Riverside Drive — condominium on the same block, on the Drive
• 230 Riverside Drive — condominium on the same block
• 342 West 85th Street — prewar building converted to condominium in 1983
• 306 West 97th Street — prewar flats buildings converted to condominium
• 215 West 95th Street — 1986 new-construction condominium on the same street
• 275 West 96th Street — 1983 new-construction condominium nearby
• 311 West 97th Street — the prewar co-op alternative nearby
• 305 West 98th Street — early-1900s co-op, converted 1981