35 West 82nd Street
35 West 82nd Street, New York, NY 10024
Upper West Side
BBL 1011960013 · BIN 1031169
- Year built
- 1912
- Type
- Cooperative
- Units
- 29
- Floors
- 9
- Landmark
- No
- Amenities
- One elevator, laundry room, storage and intercom entry, per the questionnaire on file. Listing records add a live-in superintendent, a bicycle room, a shared courtyard and video security
- Financing
- Up to 80 percent, per the questionnaire on file
- Flip tax
- A share of the seller's profit, paid by the seller, falling with holding period (details below), per the questionnaire on file
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 35 West 82nd Street would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
The block of West 82nd Street between Central Park West and Columbus is mostly 1880s rowhouses. 35 West 82nd Street stands out for its height. Schwartz & Gross put up a nine-story neo-Renaissance apartment house here in 1912. Four years later the same firm built 41–49 West 82nd Street on the lot next door, and it had built 46–56 West 83rd Street, on the same tax block, in 1910–11. That gives one Manhattan block three Schwartz & Gross buildings from within six years of each other. This is the earlier of the two on 82nd Street.
For a buyer, size is the main structural fact. There are 29 apartments on the roll and fewer in practice. There is no commercial space, no doorman payroll and no sponsor left in the building. That is a simple ownership base with no retail tenant to underwrite and no holder of unsold shares. The trade-off is the usual one for a small building. Each capital project is spread over fewer shareholders, and one delinquent account shows up in the budget.
The second fact is how little the building owes. The underlying mortgage, the loan the cooperative itself carries on the building, was about $583,000 in 2020 on a 3.99 percent fixed rate. That is very low for a Manhattan co-op of this age. Debt service was about a tenth of the 2018 operating budget on file. Taxes and insurance together were more than half of it. So the monthly maintenance here is mostly a tax number, and it will move with the city's assessment, not with interest rates.
The third fact is the flip tax. Most Manhattan cooperatives charge a flat percentage of the sale price. This one takes a share of the seller's profit, and the share falls the longer the seller has owned. A long-term owner selling at a modest gain pays very little. A short-term seller pays much more. That matters for anyone who might need to sell within a few years.
Architecture and unit composition
LPC records the building as neo-Renaissance brick, designed by Schwartz & Gross for Hennessy Realty Company and completed in 1912. It is nine stories on a 53-foot frontage, the scale of a narrow Central Park West side-street apartment house. The trim is concentrated at the base and the cornice line. Listing records describe the layouts as mostly classic fives and classic sixes, with high ceilings, oversized windows and original moldings. A classic five has a living room, a dining room, two bedrooms and a maid's room. A classic six adds a third bedroom.
The plan has been reworked at the top and the bottom. DOB records a combination of 9A with 9B in 2014 and of 2C with 2D in 2017. There have also been several full apartment renovations: 9C in 2018, a $500,000 renovation of 4B filed in 2020, and 2B in 2024. One 2014 renovation closed off an original dumbwaiter and added a laundry area. That is a sign of an older building whose apartments are being brought up to current standards one by one.
Because the building is in the historic district, anything visible from the street has to go through LPC before DOB will issue a permit. That covers windows, air-conditioning sleeves and rooftop equipment. It adds time to any renovation that touches the façade.
Building operations
Department of Buildings records show steady capital work over the past fifteen years:
- Façade. Exterior repair in 2011 (about $99,000 filed), then exterior restoration in 2019 (filed at up to about $133,000). The building runs on the city's five-year façade inspection cycle under Local Law 11, which requires periodic inspection and repair of exterior walls.
- Roof. Full roof replacement with new insulation and code-compliant parapet railings in 2016, filed at about $368,000.
- Fuel storage. Replacement fuel-storage tank installed in 2015.
- Solar. A rooftop photovoltaic system filed in September 2025, about $147,000.
The 2018 operating budget on file ran to roughly $559,000 in expenses against $580,000 of income. Payroll is small, consistent with a live-in superintendent and no doorman staff.
The 2016 refinancing replaced older cooperative-bank debt with the current first mortgage and a $250,000 line of credit, a standing credit facility the board can draw on for capital work. The questionnaire on file does not say whether the line has been drawn. The first mortgage matures April 1, 2031. At this size the refinancing should be routine. Ask whether the board plans to refinance early and how much it expects to borrow.
Policy framework
Everything below comes from a managing-agent building questionnaire dated March 2020 on file in The Roebling Research Library. It is several years old. Confirm each point with the managing agent.
- Flip tax. Paid by the seller and calculated on profit, not on price. Start with the sale price. Subtract the price the seller originally paid, legal fees (up to $2,000), any broker's fee, NYC and NYS transfer taxes, and the legal fee from the seller's own purchase. The flip tax is a percentage of what is left: 14 percent for less than a year of ownership, 10 percent for one to two years, 7 percent for two to four years, 4.5 percent for four to seven years, and 3 percent after seven years.
- Financing. Up to 80 percent of the purchase price.
- Pets. Allowed.
- Occupancy. All 29 apartments owner-occupied, none sublet, as of 2020.
Not documented: the sublet policy and its fees, pied-à-terre treatment, whether trusts or LLCs may take title, and the post-closing liquidity requirement (the cash and securities a buyer must still hold after closing). A small board sets these itself. Get them in writing before you make an offer.
Recent sales
The building trades as a small prewar Central Park West side-street cooperative. Most apartments are classic layouts in the middle of the stack, with a few combined apartments that price on a different basis. As with any cooperative, compare on price per room and monthly maintenance, not price per square foot. Maintenance here carries full taxes with no J-51 benefit to expire, so a buyer is not facing a later tax step-up.
Measured through the last complete year, 2025, prewar cooperatives in the West 80s between Central Park West and Columbus have held up steadily. The streetscape is protected, new supply is limited, and buyers want to be close to the park without paying Central Park West carrying costs. Renovated apartments and combinations sell at a clear premium. Apartments needing full renovation sell once the price reflects the work.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent transfers at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Jul 9, 2026 | 5B | $1,790,000 |
| Dec 29, 2025 | 4C | $1,300,000 |
| Jun 30, 2025 | 8C | $1,100,000 |
| Apr 14, 2025 | 1B | $1,225,000 |
| Mar 8, 2024 | 2B | $862,500 |
| Sep 2, 2022 | 5B | $1,895,000 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01196-0013) 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.
At the recent median sale of $1.3M (4 transfers since 2024), a buyer putting 25% down would pay about $26,425 to close, or 2.0% of the price.
- Mansion tax: $13,000
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $13,425
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
The 80 percent financing ceiling is real headroom. Some prewar cooperatives near the park cap financing at 75 percent or lower. Confirm that the ceiling still stands, and ask what debt-to-income ratio and post-closing liquidity the board expects. At this building size, board expectations are rarely written down.
Underwrite the taxes, not the debt. With a small, fixed-rate underlying mortgage, the maintenance risk is on the tax side. Run the True Monthly Carrying Cost Calculator on the specific apartment.
Ask about 2031. The mortgage matures April 1, 2031. On a balance this small it is not a risk. But a board that plans capital work often refinances larger. Ask whether that is planned and what it would fund.
Budget for landmark review. Windows, sleeves and anything on the roof go through LPC. Build the review time into your renovation schedule.
Check the apartment's history. With combinations on the record and a unit count that has fallen from 29 toward 26, confirm the share allocation and the alteration history of the specific apartment.
What to know if you’re selling
Work out your flip tax before you set a price. It comes out of profit, so your holding period and original price change the number a lot. A seller who has owned for more than seven years pays 3 percent of net profit. A seller who has owned for under two years pays 10 to 14 percent.
Lead with the balance sheet. Light debt at a fixed rate, no sponsor, no commercial exposure, and a recent roof, façade cycle and solar installation. A buyer's attorney will ask about the building's finances. This building has good answers.
Have the policy answers ready. Sublet, pied-à-terre and entity rules are not published. The seller who gets them from the managing agent before the first showing saves the buyer a week.
Comparable buildings
If you're considering 35 West 82nd Street, also evaluate:
- 41 West 82nd Street — Schwartz & Gross's 1916 cooperative on the adjoining lot; the closest match anywhere
- 32 West 82nd Street — George F. Pelham's 1926 cooperative directly across the street, on block 1195
- The Alden — Emery Roth's 1926 tower at the Central Park West corner of the same block; the full-service step up
- 227 Central Park West — the Thom & Wilson cooperative at the other park corner of the block
- 71 West 83rd Street — a twelve-unit 1885 cooperative one block north, also in the historic district
- 36 West 84th Street and 40 West 84th Street — prewar side-street cooperatives two blocks north
- 11 West 81st Street — a 1908 cooperative one block south, across from the museum
- 15 West 81st Street — a larger 1930 cooperative on the museum block, with full service
- 139 West 82nd Street — a prewar cooperative on the same street west of Columbus
More Upper West Side buildings
- 31 West 93rd Street — 1900 co-op
- 32 West 82nd Street — 1926 co-op by George F. Pelham
- 33 West 67th Street — 1904 co-op
- 35 West 90th Street — 1931 co-op by Robert T. Lyons
- 35 West 92nd Street — 1930 co-op
- 36 West 84th Street — 1923 co-op by George F. Pelham
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
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. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
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