324 West 83rd Street

Seven stories over a raised basement, 25 apartments, and turn-of-the-century proportions at family scale: the lines run to true two-bedrooms and convertible three-bedrooms, with recent listings showing renovated kitchens, in-unit washer/dryers in some homes, and the high ceilings and period detail of the original flats plan. Pricing in the building differentiates on renovation level and light — street-facing south rooms over the tree canopy against quieter northern exposures. The stoop, the bowed bays, and the fire escape are designated historic fabric; window and envelope work runs through LPC as well as the board.

A self-service building run lean by design: one live-in superintendent, video-intercom entry, a single passenger elevator, central laundry, bike room, and storage. The financial statements on file show the cost structure plainly — modest payroll, gas heat, and real-estate taxes as the dominant expense line — and record both an $825,000 interest-only mortgage from a 2007 refinancing and a $500,000 line of credit reserved for capital improvements, drawn once in 2014 and repaid the following year. Because the documented mortgage matured in 2017, your attorney should confirm the current underlying debt and any assessments as a first-order diligence item. Buyers coming from staffed buildings should compare actual maintenance, debt, assessments and service coverage before assuming lower costs.

Recent sales

Recent transfers 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. $/sf is measured on the latest sales with reliable square footage (2014): a median $1,061/sf (recorded) across 2 sales. The building has traded as recently as 2026. Median listing discount 1.1% 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 1-01245-0037). 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.

This is the larger-unit twin — buy it for the layouts. Same architect, same year, same protected block as 320 next door, but half as many apartments on the same footprint. If you need a true family home on this block rather than a one-bedroom, this is the building the comparison favors.

The historic district is the moat. The 2012 designation protects the Pelham facade and the blockfront around it. The LPC report — which we keep on file — is effectively the building's pedigree paper; use it, and budget LPC timeline into any window or envelope work.

Underwrite from the documents, then update them. The financials on file show a strengthening reserve, a capital assessment the building actually levied and collected, and a clean expense base — but they run through 2015, and the documented mortgage matured in 2017. Request current statements and the present debt terms through the managing agent; we flag precisely what changed.

Budget the tiered flip tax into resale math. Two percent of gross price after three years of ownership — 2.5 percent inside three years — is the documented structure, and it is seller-paid. The short-hold surcharge is a deliberate signal: this board prices fast flips out. Run the Co-op Board Qualification Calculator before offering.

The undocumented policies are the diligence list. Sublet terms, pied-à-terre posture, and financing limits are not publicly documented for this building. Do not assume the twin's rules apply — the two co-ops are separately governed corporations. Confirm everything in writing at offer stage.

Sell the documentation, not adjectives. Pelham, 1901–02, the LPC report's own facade inventory, the 2012 district protection, and an audited record of reserves and capital discipline — this is a provenance-and-stewardship story most 25-unit buildings cannot tell. We provide the underlying documents to serious buyers' counsel.

Use matched comparable evidence. The 25-unit count does not establish scarcity or bargaining advantage. Check actual sales and listings at the twin at 320, the avenue corners and the Drive. Renovated-versus-original pricing diverges sharply on this block; anchor to condition-matched comps, not building averages.

Price the flip tax into your net early. The 2 percent (or 2.5 percent short-hold) transfer fee is seller-paid and meaningful at this price tier. Run the Seller Closing Cost Calculator with it included before setting your ask.

If you're considering 324 West 83rd Street, also evaluate:

• 320 West 83rd Street — the near-twin next door, same architect, owner, and 1901 filing; smaller units, the most direct comparable in existence
• 320 West End Avenue — Rosario Candela pre-war co-op at the corner; the full-service avenue step-up
• 470 West End Avenue — George F. Pelham's Belvoir at 83rd Street; the architect-pedigree alternative one corner away
• 100 Riverside Drive — pre-war co-op on the park; the Drive-frontage comparison
• 137 Riverside Drive — pre-war co-op at 86th Street; the corner-of-the-Drive alternative
• 194 Riverside Drive — pre-war co-op above 91st; the value play on the Drive itself
• 173 Riverside Drive — J.E.R. Carpenter pre-war co-op; the scale step-up at 89th
• 215 West 84th Street — Robert A.M. Stern's The Henry; the new-development condo alternative one block north