One Morningside Park (321 West 110th Street)

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.

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. 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.

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. While the 421-a benefit runs, owners are generally not eligible for the NYC Co-op/Condo Property Tax Abatement; the Department of Finance allows a development to apply for the year its 421-a benefit expires. Whether the building and a given owner will qualify after the phase-out depends on the law and eligibility rules then in effect, so model the full unabated tax as the conservative case.

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: Not documented; confirm in the declaration, bylaws and house rules, including minimum lease terms and any restrictions.

Flip tax: Not documented. Confirm any resale working-capital contribution with the managing agent.

Recent sales

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.

Market read. Most recent trades (2026 to date) cleared a median $1,482/sf (floor-adjusted) across 4 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount -0.8% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01846-7503; 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.

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 policy details on this page come from public and published records, not from the offering plan. Confirm pets, leasing terms and any working-capital contribution in the governing documents.

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.

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