320 West 90th Street
320 West 90th Street, New York, NY 10024
Upper West Side
BBL 1012500110 · BIN 1034062
- Year built
- 1936
- Type
- Cooperative
- Units
- 36
- Floors
- 6
- Landmark
- No
- Financing
- Up to 75 percent, per listing records — a 25 percent minimum down payment
- Flip tax
- 2 percent of the gross sale price, payable by the selling shareholder as a condition of closing, per the audited financial statements on file
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 320 West 90th 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.
320 West 90th Street is a Depression-era Art Deco apartment house on a block of 1890s rowhouses and 1920s apartment buildings, built in 1936, well after the 1920s apartment boom around it had ended. Sylvan Bien, who co-designed the Carlyle Hotel and went on to design Schwab House at 11 Riverside Drive, drew it for the 320 West 90th Street Corporation on a site that had held a three-story house and garage, a vacant lot, and a stable belonging to a Riverside Drive mansion. It is six stories and 36 apartments, with its decoration in the brick and the casement windows rather than in stone.
The structural fact buyers need to understand is the holder of unsold shares. The building converted in 1984 under a non-eviction plan, which meant tenants who chose not to buy could stay on as renters. Per the Forty-Fifth Amendment on file (2021), the holder then owned nine apartments, about 30 percent of the 9,567 shares, and every one was occupied by a rent-controlled or rent-stabilized tenant. It sold one of them in 2023. In August 2025 ACRIS recorded the remaining eight apartments moving in a single transfer to another investor LLC. Roughly a quarter of the building's shares therefore sit with one outside owner, not with resident shareholders.
The board has been controlled by resident shareholders since before June 1985, per the amendment. The holder's position still matters: it affects how often apartments come up for sale, how a lender views the building, and how much of the maintenance roll depends on one payer.
Architecture and unit composition
LPC's 1989 survey describes a facade in two horizontal divisions. The first story is set off by recessed courses of dark brick, with patterned brickwork above its window lintels. The nine bays above are tied together vertically by brick spandrels and raised-brick window surrounds, with corner windows in the end bays that wrap onto the side elevations. The recessed entrance sits in a polished stone frame with angled reveals. At designation almost all of the original wood casement windows with transoms were still in place. LPC noted one aluminum replacement, air-conditioner cutouts in some casements, and replacement entrance doors and canopy.
The dumbbell plan, with light courts cut into the east and west sides, gives most apartments exposure on more than one side for a mid-block lot about 87 feet wide. The offering plan describes six apartments per floor on floors one through six, lines A through F, plus the superintendent's apartment at the rear of the cellar. The first certificate of occupancy, in December 1936, showed five apartments per floor; a second in February 1937 recorded six, and that is how the building stands today.
The holder's 2021 schedule gives a sense of the mix. It lists three-room apartments with one bath in the A and B lines, a four-room, two-bath apartment in the C line, and five-room, two-bath apartments in the E and F lines. Owners have combined units: ACRIS carries a combined 3D/3E and a combined 2C/2D, and DOB signed off on a separate two-apartment combination filed in 2007. Confirm the current apartment count with the managing agent.
Building operations
This is a small, self-service cooperative: a live-in superintendent, an elevator, a cellar laundry (legalized and refloored under DOB filings in 2017–18), bicycle and storage rooms, and a shared garden patio. No doorman appears in the records reviewed.
Finances. The most recent audited statements on file cover 2019, which is old for underwriting purposes. That year the board levied an operating assessment on top of maintenance, as it had in 2018. A capital assessment approved in 2017 paid for sidewalk work, foundation waterproofing, laundry-room floor repairs, other cellar repairs and common-area updates. Reserves were about $283,000 at year-end 2019. Ask for the 2024 and 2025 statements and the current budget.
Underlying mortgage. The 2019 statements describe a 2013 loan of $1.67 million at 3.375 percent, due in 2028. ACRIS shows that loan satisfied and replaced in May 2022 with a new $2.0 million mortgage plus a second $300,000 instrument from the same lender. The rate, amortization and maturity of the 2022 financing, and whether the $300,000 is a credit line, are not in the public record.
Façade. The building's Local Law 11 filings were classified Safe in Cycle 7 (2012) and Cycle 9 (November 2021), and Safe With a Repair and Maintenance Program in Cycle 8 (2017). The Forty-Fifth Amendment reports a Local Law 11 restoration contracted in 2020 at about $275,000. No Cycle 10 report was in the public record at this writing. Because the building is landmarked, façade and window work also needs LPC approval.
J-51, start to finish. Department of Finance J-51 records show three benefits on this lot: a small one begun in 1973 that ran through the 1983 tax year, one begun in 1986 that ran through 1998, and one begun in 1991 whose abatement was used up in the 2002 tax year. Nothing is active. The current roll shows only individual shareholder exemptions and the standard co-op abatement, which passes through to eligible shareholders.
Policy framework
Flip tax: 2 percent of the gross sale price, paid by the seller, per the audited statements. Confirm the current rate with the managing agent.
Financing: Up to 75 percent, per listing records.
Pets, washer/dryers, pied-à-terre: Cats and dogs are permitted, washer/dryers are allowed, and pied-à-terre use is permitted, per listing records. All three should be confirmed against the house rules and the alteration agreement.
Subletting, guarantors, trusts and LLCs: Not documented in the records reviewed. Get these from the managing agent before relying on them.
Recent sales
At 36 apartments, 320 West 90th Street turns over slowly: ACRIS records at most a few resident sales in a given year, and none at all in some years. The holder's regulated apartments are the main reason. They come to market only when a tenancy ends, and the August 2025 block transfer was a trade between investors, not a set of sales to residents. Any building median built from that recorded figure describes the block trade, not what an individual apartment sells for.
As a cooperative the building is priced per room, not per square foot. The five-room, two-bath E and F lines and the combined apartments set the top of the range. Three-room apartments make up the entry point. Floor, light-court or street exposure, and renovation condition account for most of the spread within a line. Any market statement should be indexed to 2025, the last complete year.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent transfers at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Oct 1, 2025 | 1C | $1,225,000 |
| Sep 5, 2025 | 1E | $3,839,252.39 |
| Sep 7, 2023 | 6E | $1,361,000 |
| Jun 2, 2023 | 1B | $750,000 |
| Feb 16, 2023 | 3DE | $2,300,000 |
| Feb 28, 2022 | 2C/2D | $1,725,000 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01250-0110) 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.
Buying here? Co-op closing costs typically run 2 to 3% 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
Underwrite the holder. Ask the managing agent how many apartments the outside investor now holds, whether it is current on maintenance, and whether the lender limits financing because of it. In 2021 the rents on the holder's apartments ran well below the maintenance owed on them.
Get statements newer than 2019. The public and on-file picture shows operating assessments in 2018 and 2019, a 2017 capital assessment and a 2022 refinancing. What matters is the current budget, the terms of the 2022 mortgage and the reserve balance today.
Plan on 25 percent down and 2 percent out. Financing tops out at 75 percent per listing records, and the seller-paid flip tax is 2 percent.
Landmark rules apply to the outside. Casement windows and anything visible from the street go through LPC as well as the board.
What to know if you’re selling
Lead with the building itself. A 1936 Sylvan Bien Art Deco facade, a landmarked block and a short walk to Riverside Park are a clear story, and there is not much Art Deco on these side streets.
Price against the same line, not the building median. Recorded averages here are skewed by the investor block trade. Recent resident sales in the same line, adjusted for condition and floor, are the right comparison.
Bring the financials. A buyer's lender will ask about the holder's concentration. Having current statements and a managing-agent questionnaire ready removes the most likely delay.
Comparable buildings
If you're considering 320 West 90th Street, also evaluate:
- 320 West 89th Street — 1922 George F. Pelham cooperative directly behind on the same block; 36 apartments, a close match on scale
- 317 West 89th Street — prewar side-street cooperative one block south
- 345 West 88th Street — 1915 Rouse & Goldstone courtyard cooperative near Riverside
- 255 West 90th Street — 1909 Neville & Bagge cooperative on the same street east of West End; larger and full-service
- 173–175 Riverside Drive — the 1926 J.E.R. Carpenter blockfront on Riverside between 89th and 90th
- 160 Riverside Drive — 1922 Gaetan Ajello cooperative at West 88th Street
- 11 Riverside Drive (Schwab House) — Sylvan Bien's 1950 cooperative; the same architect at a far larger scale
More Upper West Side buildings
- 320 West 83rd Street — 1901 co-op by George F. Pelham
- 320 West 87th Street — 1912 co-op
- 320 West 89th Street — 1921 co-op by George F. Pelham
- The Royal Summit, 320 West 86th Street — 1915 co-op by Milliken & Moeller
- 321 West 78th Street — 1925 co-op
- 321 West 90th Street — 1929 co-op by Margon & Holder
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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 320 West 90th Street?
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