- Year built
- 1900
- Type
- Condominium
- Units
- 41
- Floors
- 6
- Landmark
- No
- Pets
- permitted under the by-laws on file, subject to board rules; dogs must be carried or leashed in common areas
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Endymion 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 Endymion comes out of the rebuilding of Harlem in the late 1980s, and that origin still shapes the building. In 1988 the City conveyed the property under a land disposition agreement with the New York City Housing Partnership. The Harlem Urban Development Corporation sponsored the offering, and a construction loan was assembled from the City's housing agency, the State's Affordable Housing Corporation, the Community Preservation Corporation and the Metropolitan Life Foundation. The offering plan describes a full interior demolition and rebuild inside the existing six-story shell on a 100-by-101-foot lot. The same sponsor owned the Hotel Cecil two and a half blocks east, which it had just renovated.
The program was built for first-time buyers with limited incomes. Eligible purchasers, capped at $53,000 of household income under the plan, had part of the price written down by a City assistance mortgage. Each original deed carried a covenant to own and occupy the apartment as a primary residence. That covenant ran with the land until the later of fifteen years or the satisfaction of the City mortgage, and the City debt was forgiven one-fifteenth for each full year the owner lived in the apartment. ACRIS records a City mortgage on almost every original sale.
Thirty-five years on, the program has largely run its course and the building trades on the open market. Apartments change hands to unrelated buyers through ordinary deeds, and recent sales have closed at open-market prices. Two things from the original structure still matter to a buyer today. The first is the tax position: the 34-year J-51 exemption granted to government-assisted rehabilitations has now fully expired, and listing copy that still calls the building tax-abated is out of date. The second is title: roughly a third of the apartments have never resold since the original program sale, so the City mortgage and occupancy covenant need to be confirmed as satisfied on any specific unit.
Architecture and unit composition
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.
Building operations
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.
Policy framework
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. On most units both conditions have long since passed. 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: fully unabated from FY2025/26. Underwrite the current bill on the specific unit, not a listing figure, and run the True Monthly Carrying Cost Calculator.
Recent sales
The Endymion trades at the accessible end of South Harlem condominium pricing: below the 2000s and 2010s new construction along Frederick Douglass Boulevard, and in line with other prewar rehabilitation condominiums on the side streets. Turnover is thin. With 41 apartments and a long-tenured owner base, a typical year brings only a handful of arm's-length sales, so any single sale moves the building's apparent price level.
Pricing within the building runs on layout more than floor. The garden duplexes, with private outdoor space, command a premium, and the larger two-bedroom lines on the upper floors come next. Now that the J-51 exemption has burned off, a buyer comparing this building with abated new construction nearby should compare total monthly cost, not sticker price. The exemption's expiry is also why older carrying-cost figures in listing records understate today's bill. 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 closings 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 13, 2026 | 1E | $1,215,000 |
| Mar 2, 2026 | 5E | $1,073,000 |
| Jan 13, 2025 | 5D | $999,000 |
| Jun 13, 2024 | 1D | $1,242,500 |
| Sep 20, 2022 | 2A | $685,000 |
| Sep 20, 2022 | 2D | $720,000 |
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 1-01943-7501) 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 $1.07M (3 sales since 2024), a buyer putting 25% down would pay about $48,486 to close, or 4.5% of the price.
- Mansion tax: $10,730
- Mortgage recording tax: $15,491
- Title insurance: $4,829
- Attorneys, lender, building fees, reserves and filings: $17,437
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 tax abatement is gone. The 34-year J-51 exemption phased out over FY2021/22–FY2024/25 and shows zero from FY2025/26. Any listing that describes the building as tax-abated is out of date.
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.
What to know if you’re selling
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.
Comparable buildings
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
More Harlem buildings
- 313 West 119th Street (Brownstone Lane II) — 2006 condominium
- 320 West 115th Street — 1900 condominium
- One Morningside Park (321 West 110th Street) — 2011 condominium
- 371 West 123rd Street (99 Morningside) — 2020 condominium
- 380 Lenox Avenue (The Lenox) — 2006 condominium
- 409 Edgecombe Avenue (Colonial Parkway Apartments) — 1916 co-op by Schwartz & Gross
The neighborhood
For the full corridor — architecture, transit, and pricing across Harlem — read The Roebling Team Guide to Harlem.
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.
Considering a move at The Endymion?
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