324 East 93rd Street (The Marx)

The lot is 2,517 square feet, roughly twenty-five feet of East 93rd Street frontage, and the building takes about 13,000 gross square feet out of it across six stories. There is no corner and no protected exposure on either flank, so light comes from the street to the north and the rear yard to the south — the classic Manhattan mid-block section, and the reason a full-floor plate here reads better in person than on paper.

Apartment 101 at the base is the outlier at 2,025 square feet, roughly 380 square feet larger than the floors above it, which usually indicates cellar or rear-yard area attached to the ground-floor residence; the plan should be walked and the survey read before assuming what that area is and whether it is usable living space. Apartments 201 through 501 are identical 1,646-square-foot plates. The top floor, 601, is 1,734 square feet.

The design office of record is Ralph Kowalczyk, RA, who signed the new-building application; structural and excavation work was filed by George Cambourakis, PE, and plumbing and mechanical by Alexander Soskin, PE. The building is contextual contemporary infill rather than a designed statement, and the honest description is that its value proposition is the floor plate and the location rather than the façade.

There is no documented amenity program and no staffed lobby, and at six units there should not be. City records show no doorman position, no garage, no commercial unit and no non-residential floor area on the lot. A building of this size runs on a small managing-agent engagement, a porter or superintendent service contract, and common charges that reflect all of that — which in practice means a low absolute monthly number and very little cushion.

The corollary is concentration risk, and it is the operating fact a buyer here should reason about hardest. Six residences share every fixed cost. A roof, a boiler, a façade cycle or a Local Law 11 obligation lands on six owners rather than sixty, and a single delinquent owner is nearly seventeen percent of the budget. Ask for the operating budget, the reserve balance, the assessment history since 2022, the status of any sponsor obligations under the offering plan, and the building's warranty position — the structure is only a few years old, and the first meaningful capital cycle has not yet arrived.

Ownership form: Condominium. Purchases close through the standard right-of-first-refusal mechanism rather than a cooperative board approval, which produces faster and more predictable timelines.

Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework. Minimum lease terms, pet rules, and any move-in or alteration deposits are governed by house rules not located for this page and should be confirmed with the managing agent.

Board composition: With six units, the board is drawn from a pool of six owners. Governance in a building this small is personal, and the practical questions — who serves, how decisions get made, whether any owner holds more than one residence — are worth asking directly during diligence.

Real estate taxes: No abatement of any kind on any of the six unit lots in any assessment year. Underwrite full unabated taxes on the specific unit, and note the tax class 2C treatment when projecting future assessments.

Recent sales

Recent closings at this building, curated by The Roebling Team research desk. 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 (2025) cleared a median $1,586/sf across 1 sale. Median listing discount 0.7% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01555-7503) 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; square footage from recorded condo declarations and offering plans.

There is no abatement and there never was one. Full unabated taxes from the first closing. Model the true monthly number before you model the price.

Six owners carry every fixed cost. Read the budget, the reserve balance and the assessment history. Ask what happens if one owner stops paying.

Establish what the ground-floor residence actually includes. Apartment 101 is 380 square feet larger than the floors above it on the assessment roll. Read the plan, the survey and the declaration before assuming that area is finished living space or exclusive outdoor space.

Understand the lot-line exposure. This is a mid-block interior lot with light from the street and the rear yard only. Establish which windows are lot-line windows and what the adjacent parcels can legally become under R8B.

The building has no resale history. Every recorded deed is a sponsor sale. Price from outside comparables, not from the building's own record.

If you're considering The Marx, also evaluate:

• 212 East 95th Street — East Hill, a boutique new-construction condominium of roughly two dozen residences; the nearest small-scale condominium alternative in Yorkville
• 302 East 96th Street — Vitre, a 48-residence ground-up condominium with parking units; the newer, larger alternative a few blocks north
• 245 East 93rd Street — Astor Terrace, a 290-residence 1985 condominium by Skidmore, Owings & Merrill; the full-service condominium on the same street at the opposite scale
• 200 East 94th Street — Carnegie Park, built 1986 as a rental and converted to condominium in 2014; amenity-led alternative nearby
• 333 East 91st Street — Azure, a 2010 condop by SLCE Architects; newer construction with a different tenure structure
• 340 East 93rd Street — Plymouth Tower, a large 1980 cooperative directly across the street; the co-op alternative on the block
• 345 East 93rd Street — Mill Rock Plaza, a 1974 cooperative tower; scale, staffing and price per foot at the other end of the range
• 407 East 91st Street — a 35-residence cooperative converted from a former piano factory; loft-scale layouts in a small building
• 125 East 93rd Street — a 24-residence George F. Pelham cooperative of 1924; the small prewar alternative further west on the same street