- Year built
- 2011
- Type
- Condominium
- Units
- 69
- Floors
- 22
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at One Morningside Park 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.
One Morningside Park is a 22-story glass-and-masonry condominium on the corner where Cathedral Parkway meets Morningside Park. Almost everything around it is five- and six-story prewar walk-ups and elevator buildings, so from the upper floors it sees in every direction: Morningside Park and the Morningside Heights ridge to the west, and Central Park to the southeast. GF55 Partners gave it a six-story base scaled to the street and a taller setback tower above. That split also explains the building's two interior finish tiers.
The building's first defining fact is its tax position. Every unit carries a 25-year 421-a exemption, which started on the 2016 roll and still covers nearly all of each apartment's assessed value. In practical terms, owners here pay a small fraction of the property tax that an unabated condominium of the same size would pay. That will not last. On the standard 25-year schedule, the full exemption ends in the mid-2030s, and the benefit then phases out in steps over the remaining years. Anyone buying today will likely own through the step-down, so the tax increase belongs in the purchase math.
The second is the mixed-income structure. The project was built under the city's Inclusionary Housing program, and a 2012 agreement between the sponsor and the City of New York is recorded against the site in ACRIS. Fourteen of the 69 residences were sold as affordable homeownership units to households earning up to 60 percent of Area Median Income. ACRIS shows those fourteen closing in 2014–2016 at restricted prices, far below the market-rate sales. Those units sit inside the same condominium and share its common charges, governance and 421-a treatment. Their resale is governed by the regulatory agreement, not the open market, and they are a different product from the 55 market-rate homes.
Architecture and unit composition
The massing is the design. A six-story base in gray masonry holds the Cathedral Parkway and Manhattan Avenue street walls at the height of the neighboring buildings. Above it, a sixteen-story tower in a lighter finish steps back and extends at the rear over the low building to the north. Corner windows and balconies are set throughout the tower, and the site's frontage on Manhattan Avenue across from the park is what gives the building its name and most of its views.
The unit lots run from the second floor to the twentieth, with three to five residences per floor, topped by two full-floor penthouses. The lot schedule shows a combined residence on the second and third floors (2A/3A). Published records describe wide-plank oak floors and two kitchen specifications split by height: floors 15 through 20 received Sub-Zero refrigerators, Miele cooktops and wall ovens, and natural stone counters, while floors 2 through 14 received KitchenAid appliances and quartz counters. That split matters when comparing a low-floor unit with a high-floor unit on price per square foot. The difference is finish as well as view.
The fourteen affordable residences sit in the lower part of the building, on the second through eighth floors in the unit-lot schedule.
Building operations
One Morningside Park runs as a staffed condominium: a full-time doorman, a roof deck with an outdoor kitchen and cabanas, a fitness center, a laundry room, bicycle storage and cold storage for deliveries.
Sponsor position. The sponsor's sellout is complete. ACRIS shows every residential unit lot conveyed out of 110 Manhattan Equities LLC between 2014 and 2016, and the commercial unit sold in 2015. No sponsor-held block remains. One residential unit lot is owned by the condominium's board of managers. It was bought from the sponsor in 2016 and carries a mortgage, which was refinanced in 2026 per ACRIS. Ask how that unit is used and what its debt service adds to the common-charge budget.
Façade. The building is subject to Local Law 11. City records show no report filed for Cycle 8, with a late-filing penalty assessed. The Cycle 9 report, filed in April 2021, was classified Safe With a Repair and Maintenance Program. The Cycle 10 report, filed September 11, 2026, was classified Safe.
Operating scale. Sixty-nine residences with full-time staff is a workable base. How common charges are allocated between the market-rate and affordable units is set in the offering plan, so read its budget and the most recent financial statements before signing.
Policy framework
Ownership form: Condominium. Resales of the market-rate units close through the board's right of first refusal rather than a cooperative admissions process.
Real estate taxes: 421-a, 25-year, exemption code 5114, benefit year one on the 2016 roll. On the FY2027 roll the exemption offsets roughly 97 percent of assessed value across the residential lots. On the standard 25-year schedule, the full exemption runs about 21 years, into the mid-2030s, and then steps down before ending around 2040. Confirm the exact phase-out years for the specific unit from its Department of Finance tax bill, not from a listing. Because every unit carries 421-a, owners are generally not eligible for the NYC Co-op/Condo Property Tax Abatement. That is typical of 421-a buildings, and it is why the post-phase-out tax bill will be the full unabated figure.
Affordable units: Fourteen residences are income-restricted homeownership units under the city's Inclusionary Housing program. Their resale price, eligible buyers and approval process are set by the regulatory agreement and administered through the city. They are not open-market inventory.
Pets: Permitted, per published records.
Pied-à-terre, subletting, LLC, trust and foreign ownership: Permitted under the standard condominium framework. Minimum lease terms and any restrictions should be confirmed in the declaration and bylaws.
Flip tax: Not documented. Confirm any resale working-capital contribution with the managing agent.
Recent sales
The market-rate sponsor sellout ran from August 2014 into 2016. Resales since have been steady but not heavy, typical of a 55-unit market-rate pool: a handful of recorded sales a year, per ACRIS. The mix runs from one-bedrooms through three-bedrooms and the two full-floor penthouses. Pricing follows height, exposure and the building's finish tiers. Upper-tower homes with park views and the higher kitchen specification set the top of the range, and base-floor units trade at a clear discount. As a condominium, it is priced per square foot. Because the 421-a benefit lowers carrying costs so much right now, buyers should weigh each unit by its remaining abatement years as well as its per-foot price. Market statements should be indexed to 2025, the last complete year.
The fourteen affordable homes resell, if at all, under regulated terms and should be kept out of any market comparable set. A building-wide average that includes them will understate market-rate values.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings 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 |
|---|---|---|
| Jul 27, 2026 | 16C | $1,975,000 |
| Jul 15, 2026 | 12B | $1,480,000 |
| Jul 13, 2026 | 13A | $1,675,000 |
| Mar 25, 2026 | 17B | $899,000 |
| Nov 14, 2025 | 17A | $2,125,000 |
| Jul 18, 2025 | 9A | $1,600,000 |
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 1-01846-7503) 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.
At the recent median sale of $1.68M (6 sales since 2024), a buyer putting 25% down would pay about $70,050 to close, or 4.2% of the price.
- Mansion tax: $16,750
- Mortgage recording tax: $24,183
- Title insurance: $7,537
- Attorneys, lender, building fees, reserves and filings: $21,580
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
Underwrite the tax step-up. Today's tax bill is a small fraction of the unabated figure. Model the carrying cost in the years after the full exemption ends, not only today's number. A buyer planning to hold ten years or more will own through the phase-out.
Confirm which kind of unit you are looking at. The building has two ownership tracks. A market-rate unit and a regulated affordable unit may look alike and are not interchangeable. Check the unit lot against the regulatory schedule.
Know the finish tier. Floors 15 through 20 and floors 2 through 14 were delivered with different kitchen specifications. Adjust comparables accordingly.
Ask about the board-owned unit and its mortgage. It is a real line in the common-charge budget.
Read the plan and the latest financials. The offering plan on file is not machine-readable, so the policy details on this page come from public and published records. Confirm pets, leasing terms and any working-capital contribution in the governing documents.
What to know if you’re selling
Lead with the view and the tax bill. A park-facing condominium above the surrounding rooftops, with a 421-a benefit still in its full-exemption phase, is a strong combination at this price level. Show the buyer the actual tax bill.
Be straightforward about the runway. Informed buyers will count the remaining years of full exemption. A clear schedule of when the benefit steps down, taken from the unit's Department of Finance record, builds more confidence than vague language about an abatement.
Price against market-rate comparables only. Exclude the regulated affordable sales from any comparable set. Price upper-tower units against the park-view condominiums near Central Park North, and base-floor units against newer South Harlem stock.
Comparable buildings
If you're considering One Morningside Park, also evaluate:
- 285 West 110th Street (Circa Central Park) — mixed-income condominium one block east at Frederick Douglass Circle, also on a 25-year 421-a, with a later benefit start
- 111 Central Park North — park-front condominium on 110th Street to the east; the Central Park–facing alternative
- 2101 Eighth Avenue (Parc Standard) — 2008 condominium on Frederick Douglass Boulevard a few blocks north
- 308–312 West 113th Street (The Parkmor) — 14-residence condominium one block east of Morningside Park, with no 421-a; the full-tax comparison
- 371 West 123rd Street (99 Morningside) — condominium at the northern tip of Morningside Park
- 88 Morningside Avenue — GF55 Partners building on Morningside Park at 122nd Street
- 301 West 118th Street (SoHa 118) — GF55 Partners condominium on Frederick Douglass Boulevard
- 380 Lenox Avenue (The Lenox) — GF55 Partners condominium in central Harlem; the same architect at a larger scale
More Harlem buildings
- 309 West 118th Street (Brownstone Lane) — 2003 condominium
- 313 West 119th Street (Brownstone Lane II) — 2006 condominium
- 320 West 115th Street — 1900 condominium
- 352 West 117th Street (The Endymion) — 1900 condominium
- 371 West 123rd Street (99 Morningside) — 2020 condominium
- 380 Lenox Avenue (The Lenox) — 2006 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Harlem — read The Roebling Team Guide to Harlem.
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 One Morningside Park?
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