35 Park Avenue
35 Park Avenue, New York, NY 10016
Murray Hill
BBL 1008910003 · BIN 1018885
- Year built
- 1955
- Type
- Cooperative
- Units
- 144
- Floors
- 18
- Landmark
- No
- Amenities
- 24-hour doorman, live-in resident manager, union building staff, a landscaped rear courtyard open to residents daily from 7:00 AM to 8:45 PM, two ground-floor laundry rooms on the same hours, bicycle racks in the courtyard, on-site garage, and terraces on select lines
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median
- $733K
- Recent range
- $620K – $1.4M
- Listing discount
- 2.8%
- Recorded transfers
- 155
Murray Hill's stretch of Park Avenue is mostly prewar, and mostly small. 35 Park Avenue is neither. It is an eighteen-story mid-century house on a 148-foot blockfront, built in 1955 by Anthony Campagna & Sons to a design credited to the father-and-son practice of Sylvan and Robert Bien, and it holds roughly 145 apartments — more than any of its immediate neighbors on the avenue. Beige brick over a white stone base, black granite at the entrance under a canopy, terraces on the setback lines: the vocabulary is postwar Manhattan at its most confident, and the plans that came with it — real foyers, separate dining space, closets — renovate better than most of what was built here in the following two decades.
The building converted to cooperative ownership early, on March 11, 1969, when fee title passed from the sponsor to 35 Park Avenue Corp. That date is worth stating precisely because the public record is confused about it: some sources give 1970, others 1987. The plan amendment on file settles it. An early conversion means a long-established shareholder base, a proprietary lease that has been amended over the decades rather than written recently, and — crucially — a corporation that has never carried conversion-era debt of the kind that burdens 1980s conversions.
What genuinely distinguishes this building is what the corporation owns beyond the apartments. Its audited financial statements describe its purpose as operating 144 residential units and two commercial spaces and a garage. The Department of Finance assesses roughly 16,200 square feet of commercial area on the lot. That real estate produced commercial lease income of roughly a tenth of the corporation's total revenues in the most recent year on file — a subsidy to maintenance that shareholders in a purely residential co-op do not have. It is also a risk. When the sponsor's master lease over the commercial space expired on March 10, 2019, the corporation had to become a landlord in its own right: it signed five-year leases on two of the professional offices and on the garage, added a rooftop antenna lease with a national wireless carrier in May 2019, and — per the statements on file — was still trying to let the remaining two offices. When the pandemic hit, the shortfall showed up immediately as a special assessment.
The other fact a buyer needs is the debt. The corporation carries a $5,000,000 interest-only underlying mortgage at 3.28 percent that matures on January 1, 2027. It has been interest-only throughout, so the full principal comes due at maturity into a rate environment nothing like the one in which it was written. That is the single most consequential item in this building's file, and it is not on any listing sheet.
Architecture and unit composition
The building rises eighteen floors across a 148-foot Park Avenue frontage, with about 137,500 square feet of residential area and another 16,200 of commercial space. The massing is straightforward postwar — a broad base, setbacks that generate terraces on select upper lines, and a rear elevation that faces the landscaped courtyard the corporation maintains for residents.
The mix runs from studios and one-bedrooms through two- and three-bedrooms, with the larger apartments generally the product of combinations rather than original plans; DOB filings record apartments joined at the 2nd, 4th, 6th, 7th, 12th, 18th and 19th floors over the past twenty years, which is why DOF's unit count and the corporation's own count differ by one. Line lettering runs deep — A through J appear in the recorded transfer history — so the building offers unusually wide choice at a given size and price. Terrace apartments are governed by their own written rules, which cover planter weight, drainage clearances, awnings, lighting and a flat prohibition on gas-connected grills; anyone buying a terrace line should read them before planning a landscape.
Building operations
Full-service and union-staffed: 24-hour door staff, a live-in resident manager, and a building crew covered by a collective bargaining agreement with participation in the industry multiemployer pension plan. Two laundry rooms sit at the rear of the first floor, open daily from 7:00 AM to 8:45 PM; the rear courtyard, open the same hours, functions as the building's garden and holds the bicycle racks. There is an on-site garage. Deliveries and moves run through the service entrance and service elevator on posted hours, with a $500 damage deposit and certificates of insurance required in advance.
The financial posture is conservative on the income side and thin on the planning side. The corporation reported a modest operating surplus in each of the two most recent years on file, cash and money-market balances above $1.5 million at the later year-end, and no drawings against its $490,000 line of credit. It also approved special assessments in each of those two years — one charged around the time of the city property tax abatement credit, and a second approved specifically to offset real and anticipated shortfalls in commercial rent collections. The auditors note explicitly that the corporation has not conducted a study of the remaining useful lives of common building components and has not adopted a funded plan for major repairs and replacements; the stated approach is to use cash reserves, raise maintenance, borrow, or defer. Buyers should treat that as the diligence question it is, and ask the managing agent what capital work is scheduled and how it is to be paid for.
Policy framework
The rule set here is stricter than the Murray Hill average, and it is written down.
No pets. House rule 32, in the residential house rules dated August 1, 2018, provides that pets are not permitted to reside in or visit the building except as required by law. This is the single most important filter on the buyer pool and it is not negotiable at the offer stage.
No washers or dryers in apartments. House rule 35. Two common laundry rooms serve the building.
Subletting is permitted with board approval. The written policy favors one-year terms and a cumulative limit of about three years, requires a formal application through the managing agent, carries an annual sublet fee equal to one month's rent under the sublease — which the corporation may adjust upward if the stated rent is below market — and reserves the board's right to interview each subtenant on application and on renewal. Four to six weeks should be allowed for processing.
A flip tax exists. The by-laws were amended on June 21, 2004 to add a transfer fee, determined by the board, payable by the seller. The rate is not fixed in the governing documents; get the current number from the managing agent before you price a sale.
Alterations, terraces, moves and open houses all run on written rules. Through-wall air conditioning only, window units by board consent; floors carpeted to eighty percent outside kitchens and baths; contractor hours 9:00 AM to 5:00 PM weekdays with light painting permitted Saturday afternoons; open houses by appointment only, escorted, one at a time in the building, Sunday 11:00 AM to 4:00 PM or weekday evenings Monday through Thursday. Smoking and vaping are banned in every common area including the garage, courtyard and laundry rooms, and are permitted inside apartments and on terraces only subject to a duty to mitigate — with remediation costs falling on the shareholder if complaints arise.
Financing ceiling, minimum down payment, post-closing liquidity, pied-à-terre tolerance and treatment of trusts and LLCs are not addressed in any document on file. They are current board positions. Ask the managing agent, in writing, before you make an offer.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $26,845/yr
- Per unit / month range
- $0 – $15
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
35 Park Avenue trades as the large, well-located, conservatively run mid-century option in a neighborhood whose ownership stock is otherwise prewar and small. Pricing runs on a per-room basis rather than per square foot, as it should in a postwar co-op, and the spread within the building follows floor, exposure, terrace and renovation condition in roughly that order. The A and B lines and the combined apartments set the top of the building; studios and low-floor lines set the floor. Because the corporation has an unusually deep unit count for Murray Hill and a steady transfer rate, in-building comparables are actually available — which is not true of most of the avenue here.
Two items should be priced explicitly into any offer. The first is the January 1, 2027 maturity on the $5,000,000 interest-only underlying mortgage; refinancing at prevailing rates will raise the corporation's debt service materially, and maintenance is the only place that can land. The second is the commercial and garage income, which cuts the other way: it has historically carried roughly a tenth of the building's revenue, and its stability — vacancy in the professional offices, garage utilization, the antenna lease — is a legitimate diligence subject. Index any market read to the last complete year. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Mar 10, 2026 | 8H | 1 BA | $620,000 | -2.4% | |
| Nov 8, 2024 | 2B | 1 BR · 1 BA | $635,000 | +0.0% | |
| May 23, 2024 | 18F | 1 BR · 1 BA · 650 sf | $675,000 | $1,038/sf | -3.4% |
| May 2, 2024 | 11A | 1 BR · 1 BA | $650,000 | -3.7% | |
| Jan 30, 2024 | 18A | 2 BR · 2 BA · 1,420 sf | $1,175,000 | $827/sf | +2.2% |
| Oct 6, 2023 | 17D | 1 BR · 1 BA | $750,000 | +0.0% | |
| Sep 29, 2023 | 7AB | 3 BR · 2 BA · 1,688 sf | $1,400,000 | $829/sf | -13.8% |
| Sep 15, 2023 | 8B | 1 BR · 1 BA | $732,500 | -2.2% |
Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $794/sf across 2 sales. The building has traded as recently as 2026. Median listing discount 3.4% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
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 1-00891-0003) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
The no-pet rule is absolute. If you have a dog or a cat, this building is not on your list. Confirm the current rule with the managing agent, but the 2018 house rules are unambiguous.
Model the January 2027 refinancing. A $5,000,000 interest-only note at 3.28 percent matures at the start of 2027. Ask the managing agent what the board has arranged and at what rate, and run the delta through your carrying-cost math before you bid. Use the True Monthly Carrying Cost Calculator.
Ask about the commercial spaces. Two professional offices and a garage, plus a rooftop antenna lease, subsidize maintenance. Ask which are currently let, on what terms and through what dates, and what the board's plan is for any vacancy.
Ask about capital planning, because the auditors flagged its absence. There is no reserve study and no funded replacement plan on file. Request the current budget, the most recent financial statements, the Local Law 11 cycle status, and the minutes of the last two annual meetings.
Prepare a co-op package for an early-conversion board. Financing ceiling and liquidity expectations are unpublished. Run the Co-op Board Qualification Calculator against the managing agent's actual numbers, not a market average.
Do not assume landmark protection. Three historic districts touch Block 891 and this lot is in none of them.
What to know if you’re selling
Disclose the sublet and pet rules up front. Screening for them at the outset costs you a few showings and saves you a dead contract. The no-pet rule in particular disqualifies a large share of the Murray Hill buyer pool.
Get the flip tax number before you list. The by-laws leave the rate to the board. Your net proceeds depend on it, and a buyer's attorney will surface it during diligence anyway. Run the Seller Closing Cost Calculator once you have it.
Have an answer on the 2027 mortgage maturity. Sophisticated buyers' counsel will find it. A board that has already arranged its refinancing is a selling point; silence is not.
Market the things the building actually has. The courtyard garden, terraces on the setback lines, the on-site garage, a live-in resident manager, and full union staffing — plus the commercial income that offsets maintenance. Those are real differentiators against the prewar walk-up-scale co-ops on the side streets.
Comparable buildings
If you're considering 35 Park Avenue, also evaluate:
- 45 Park Avenue — the new-development condominium two blocks north; the contemporary alternative on the same avenue
- 50 Park Avenue — prewar Park Avenue cooperative living directly across the avenue
- 52 Park Avenue — smaller-scale Park Avenue ownership at the same address band
- 55 Park Avenue — full-service Murray Hill co-op scale on the avenue
- 10 Park Avenue — the large full-service house at the foot of the avenue; the closest peer in unit count and staffing
- 67 Park Avenue — prewar Park Avenue cooperative to the north
- 132 East 35th Street (Murray Hill House) — the side-street cooperative alternative a block west
- 240 East 35th Street — postwar Murray Hill co-op stock for the carrying-cost comparison
- 201 East 36th Street — full-service Murray Hill ownership east of Third Avenue
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Park Avenue — read The Roebling Team Guide to Park Avenue.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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.
Considering a move at 35 Park Avenue?
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