352 West 117th Street (The Endymion)

The building fills a 100-foot frontage on the south side of West 117th Street, a short walk from the Morningside Park edge. Behind the street wall, everything dates from 1989–91: partitions, systems, elevator, kitchens and baths. The prewar content is the masonry shell and the proportions of the lot, not the interior finishes.

The plan created 42 apartments. The 41 sold as condominium units are six on the first floor and seven on each of the five floors above, and the superintendent's apartment was held back from sale. Apartments are compact. Department of Finance areas cluster around 900 square feet, and only a handful exceed 1,100. The first-floor duplexes are the building's distinct product: living and sleeping space split across two levels, with a private south-facing rear yard reached from inside the apartment. The yards are limited common elements. The owner handles routine upkeep and the condominium carries structural repair.

This is a small, lean building. The offering plan budgeted a single full-time superintendent, and payroll in the audited statements on file is consistent with that. The building has no doorman, and common charges cover heat and hot water from a central gas plant. Apartments are separately metered for electricity.

The capital picture calls for diligence. Per the audited statements on file for 2018 and 2019, the board levied capital assessments equal to three months of common charges in 2018 and one month in 2019, with a further two months budgeted for 2020. The money went to door and saddle replacement, plumbing and boiler work. The condominium had not commissioned a reserve study, and reserves stood under $200,000 at the end of 2019, a thin position for a 1900 building with a 1991 systems package. The 2020 plan included a new heating-monitoring system and a building-wide door replacement. These statements are several years old. Ask for the current budget, the latest audit, the reserve balance and any assessment in force before contract.

Ownership form: condominium, with deeded units and no co-op board interview. An early amendment to the plan deleted the plan's first-refusal language. Confirm with the managing agent how the board currently handles resale waivers.

Resale and occupancy covenant: the plan limited sales and resales to buyers who would own and occupy the unit as a primary residence, and the recorded deed covenant expires on the later of fifteen years or satisfaction of the City assistance mortgage. Elapsed time alone does not establish satisfaction of both conditions on a given unit. Counsel should confirm on the specific unit that the City mortgage is satisfied of record, and whether any owner-occupancy language survives in the current declaration and by-laws. This determines whether a pied-à-terre or investor purchase is permitted.

Pets: permitted under the by-laws on file, subject to board rules; leash or carry in common areas.

Subletting: occurs, with a sublet fee in the condominium budget. Confirm minimum terms and application requirements.

Storage: basement storage units are rented by the condominium.

Real estate taxes: the assessment roll shows no exemption from FY2025/26. Underwrite the current bill on the specific unit, not a listing figure, check it for any abatement, and run the True Monthly Carrying Cost Calculator.

Recent sales

Recent closings 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. Most recent trades (2026 to date) cleared a median $842/sf (floor-adjusted) across 2 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 2.0% 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 1-01943-7501; each condominium apartment is its own tax lot). 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; square footage from recorded condo declarations and offering plans.

The J-51 exemption has phased out. The 34-year J-51 exemption phased out over FY2021/22–FY2024/25 and shows zero on the roll from FY2025/26; confirm on the apartment's tax bill that no abatement remains. Any listing that describes the building as tax-abated should be checked against the current bill.

Clear the program history on your unit. Have title confirm that the original City assistance mortgage is satisfied, and have counsel confirm that no owner-occupancy restriction survives. This matters most if the seller is the original purchaser, or if you intend to rent the apartment or use it as a second home.

Ask about capital and reserves. Recent years brought assessments and a thin reserve position with no reserve study. Get current figures.

Walk the duplexes in person. The split-level layouts and rear yards vary. A floor plan will not show light, privacy or drainage in a yard.

Put the current tax bill in the listing. Buyers will find the J-51 expiry in diligence. A carrying-cost figure that already reflects it prevents a late renegotiation.

Have your title clean before you list. If you bought through the original program, locate the satisfaction of the City mortgage now. Missing paperwork from 1991 can stall a closing for weeks.

Lead with the building's history and the yard. A restored turn-of-the-century building near Morningside Park, with a private south-facing yard on the duplex lines, is scarce product at this price level.

If you're considering The Endymion, also evaluate:

• 45 West 131st Street — a 38-unit condominium created in a 1990 rehabilitation of rowhouse-era buildings; the closest peer by era and program history
• 3 West 122nd Street (Mount Morris Court) — a 24-unit circa-1900 condominium of the same generation, inside the Mount Morris Park Historic District
• 257 West 117th Street (The Fitzgerald) — a 2006–09 conversion of a seven-story former school building two avenues east, whose 14-year J-51 exemption has also just expired
• 100 West 119th Street (The Normandie) — a 1910 building converted to condominium in 2005; the later-generation prewar conversion
• 309 West 118th Street — Brownstone Lane, a 2003 new-construction condominium one block north; the new-build alternative on a side street
• 313 West 119th Street — Brownstone Lane II, a 54-residence 2006 condominium with a 25-year 421-a schedule; a useful contrast in tax position
• 88 Morningside Avenue — a 2012 condop on the park edge a few blocks north; newer product at a higher price tier
• 2280 Frederick Douglass Boulevard — an 88-residence mixed-income condominium; another Harlem building whose public-program structure shapes resale