324 West 108th Street

LPC's descriptions of the two houses are worth reading before a showing, because they define what can and cannot change. Both carry a rusticated limestone base with brick upper stories, a short stoop with iron railings to a central entrance, and a two-story oriel above the ground floor — angled at no. 324, rounded at no. 326. The second-story windows sit within unified terra-cotta enframements: a broken central pediment at 324, a columned surround with an arched pediment and cartouche at 326. A denticulated cornice runs above the third story; the fourth-story windows carry incised lintels; a modillioned cornice crowns both. The ground-floor diamond-pane casements are historic, as are the second-story casements and the upper-story one-over-one wood sash. The iron stair handrails, the second-story balconettes and the railing above each oriel are original decorative metalwork. The sixth story added in the conversion sits back from the street wall.

The ten residences are laid out two per floor across the lower levels — units 11 and 12, 21 and 22, 31 and 32, 41 and 42 — with penthouses A and B above. Most units carry private outdoor space, the natural product of a rowhouse conversion with a rear yard, a rear setback and a new top floor. Because the interiors are entirely 2015–2023 construction inside a 125-year-old shell, expect contemporary systems and finishes behind a historic facade rather than restored period interiors.

This is a ten-unit boutique condominium, which means a small budget, a small board and no service staff. There is no doorman; entry security is handled electronically. Common charges should be read against that reality — they will look low next to a full-service building because there is no service to fund, and the flip side is that a single capital event lands hard across ten units.

Two items belong on every diligence list here. The first is landmark exposure: any exterior work, from window replacement to cornice repair to a rooftop mechanical unit, requires LPC review. That adds cost and time to routine maintenance in a way non-designated buildings do not face, and it is a permanent feature of ownership, not a one-time cost. The second is the rear retaining wall, which the developer stabilized under emergency filings in 2019. Ask for the engineer's sign-off and any warranty on that work, and ask whether the board has since inspected it.

Also ask about sponsor position. Four of the ten units had conveyed as of the most recent public record; the balance remains to be sold or is held by the sponsor. A sponsor with a controlling share of common interest controls the board, and a sponsor still carrying inventory has different priorities from a resident owner. That is normal in a recently completed conversion and it is entirely manageable — but it should be underwritten rather than assumed away.

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 $1,554/sf across 1 sale. Median listing discount 0.2% 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 1-01892-7502) 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.

Verify the unit count and the landmark status yourself — the public data is wrong. PLUTO shows six units and a 1926 build year and carries no historic district for this lot. The correct figures are ten units, 1898–1899, and Riverside–West End Historic District Extension II. Anything an appraisal or a lender's data pull produces from PLUTO should be corrected on the record.

Read the offering plan. We have not located one in either document library; obtain it from the managing agent or sponsor's counsel. Common charge projections, the sponsor's obligations, the reserve fund and the warranty on the conversion work all live in it.

Underwrite the landmark. Exterior maintenance in a designated district costs more and takes longer. Ask what LPC-permit work the board anticipates in the next five years.

Ask about the retaining wall and the rear yard. Emergency stabilization work was filed in 2019. Get the documentation.

There is no abatement. Taxes are at full assessment from day one. Run True Monthly Carrying Cost against the actual bill for the specific unit rather than against a sponsor projection.

Lead with what the surrounding stock cannot offer. New interiors, condominium ownership, private outdoor space and no board interview, one block from Riverside Park. That is the pitch, and the prewar co-ops around you cannot match any part of it.

Correct the public record in your materials. If the listing data inherits PLUTO's six units and 1926 build year, it undersells the building and invites appraisal problems. Cite the 2023 Certificate of Occupancy and LPC's designation.

Name the architect. Janes & Leo designed The Dorilton. That is a credential worth putting in the first paragraph.

Be straight about sponsor inventory. Buyers' counsel will ask what percentage of common interest the sponsor still holds. Have the answer ready.

If you're considering 324 West 108th Street, also evaluate:

• 300 West 108th Street — prewar cooperative at the Riverside Drive corner; the immediate block comparison
• 329 West 108th Street — cooperative directly across the street
• 241 West 108th Street — prewar cooperative on the same street toward Broadway
• 255 West 108th Street — prewar cooperative alternative on the block
• 300 West 109th Street — cooperative one block north at Riverside Drive
• 272 West 107th Street — boutique condominium; the closest tenure comparison in the immediate area
• 610 West 110th Street — condominium alternative at the Morningside edge
• 545 West 110th Street — condominium alternative two blocks north
• 311 West 106th Street — prewar cooperative in the same Riverside-adjacent pocket
• 370 Riverside Drive — prewar Riverside Drive cooperative; the corridor's step-up
• 395 Riverside Drive — Riverside Drive cooperative at the north end of the corridor
• The Dorilton — Janes & Leo's landmark 1902 apartment house; the firm's defining Manhattan commission