41 East 28th Street
41 East 28th Street, New York, NY 10016
BBL 1008580032 · BIN 1016905
- Year built
- 1910
- Type
- Cooperative
- Units
- 18
- Floors
- 7
- Financing
- Maximum not firmly documented in public records — verify with the managing agent at offer stage
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Subletting by shareholders
- Permitted with conditions
- Pied-à-terre
- Permitted
- Pets
- Pets permitted; species and limits not stated
- Flip tax
- Tiered or formula; see fees
- Doorman
- No doorman
Every recorded sale at this building, 2004–2022
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2021
- $1,077
- floor-adjusted, 1 sale
- Listing discount
- 0.7%
- Recorded sales
- 30
- On record
- 2004–2022
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 41 East 28th 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.
41 East 28th Street is the policy outlier of the NoMad co-op stock. Most Manhattan cooperatives restrict precisely the things this building permits: subletting after just one year of ownership, pieds-à-terre, co-purchasing, guarantors, and parents buying for children are all allowed per listing records. That stack — closer to condominium flexibility than to conventional co-op discipline — materially widens the buyer pool at resale and makes the building one of the few co-ops in the corridor that works for investors, relocating professionals, and family-assisted purchases alike. Paired with no underlying mortgage and low maintenance, the ownership math here reads more like a value condo than a pre-war co-op.
The physical product is the corridor's signature loft stock. The building went up around 1910, in the era when this block — once home to Gilded Age hotels and James Renwick Jr.'s 1879 St. Anthony clubhouse at No. 29, a few doors west — was turning over to commercial lofts. The 1980s residential conversion left three apartments per floor with 9-to-13-foot ceilings, oversized windows, and flexible plans that convert readily to additional bedrooms. At 18 residential units over a small retail base, it is a genuinely boutique house: private, quiet, and self-selecting.
The neighborhood has repriced around it. NoMad's last fifteen years — Madison Square Park's renaissance, Eataly, the hotel wave, and a run of new condominium towers from Madison House to the Ritz-Carlton block — have pushed the corridor's new-construction pricing sharply higher, while legacy loft co-ops like this one trade well below it. For buyers who want the location and the ceilings without the new-development premium, this building is the structural arbitrage.
Architecture and unit composition
The building rises seven floors on a roughly 42-foot-wide lot mid-block between Madison and Park Avenue South, its loft-era bones visible in the window scale and floor heights. The 18 apartments run three to a floor — generally one- and two-bedroom lofts, with compact lines alongside larger 1,200-to-1,400-square-foot footprints per listing records — and the plans are the asset: open living spaces off defined entries, ceilings to 13 feet on the best floors, and conversion flexibility that has let owners add bedrooms and home offices without fighting the layout. Renovation quality varies unit to unit, from preserved simpler finishes to gut renovations with professional-grade kitchens; pricing tracks that spread. The two commercial units at the base are a fact of the maintenance math — retail income support is typical of the corridor's small co-ops — and their lease terms are worth a look during diligence.
Building operations
This is a self-service boutique cooperative: no doorman, keyed entry with video security, an elevator, and a bike room, run lean by a small board. The documented capital program — elevator, lobby, hallways, intercom, triple-pane windows, roof — and the absence of an underlying mortgage per listing records suggest conservative stewardship, but both should be confirmed against the audited financial statements during diligence. Buyers coming from staffed buildings should price the trade honestly: materially lower monthly carry against package logistics and no service layer.
Application and transaction fees
Fees below are from building management's published schedule, as of July 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- Equal to 3% if you sell less than 3 years after purchase date, 0% if you sell more than 3 years after purchase date
- Paid by
- Seller
Source: building management's published schedule, as of July 2026
Purchase
10 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Not stated |
| Credit Report FeePer applicantRequired | Paid by Buyer | When With the application | Amount $100 per applicant | Refundable Non-refundable |
| Move-In Fee | Paid by Buyer | When At closing | Amount $500 | Refundable Non-refundable |
| Power of Attorney FeePer applicant | Paid by Buyer | When At closing | Amount $250 per POA | Refundable Not stated |
| Recognition Agreement Fee | Paid by Buyer | When At closing | Amount $400 | Refundable Not stated |
| Move-Out Fee | Paid by Seller | When At closing | Amount $500 | Refundable Non-refundable |
| Power of Attorney FeePer applicant | Paid by Seller | When At closing | Amount $250 per POA | Refundable Not stated |
| Transfer Fee | Paid by Seller | When At closing | Amount $1,250 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In Deposit | Paid by Buyer | When At closing | Amount $500 | Refundable Refundable |
| Move-Out Deposit | Paid by Seller | When At closing | Amount $500 | Refundable Refundable |
Sublet
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Subtenant | When With the application | Amount $600 | Refundable Not stated |
| Credit Check FeePer applicantRequired | Paid by Subtenant | When With the application | Amount $100 per applicant | Refundable Non-refundable |
| Sublet Fee | Paid by Shareholder | When Upon approval | Amount 10% of the maintenance charge | Refundable Not stated |
| Move-In Fee | Paid by Subtenant | When Upon approval | Amount $150 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In Deposit | Paid by Subtenant | When Upon approval | Amount $500 | Refundable Refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- Permitted with conditionsAfter 1 yr of ownershipSource: The Roebling Team's building profile
- Wait before a sublet
- 1 yearSource: The Roebling Team's building profile
- Pied-à-terre ownership
- PermittedSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Building staffing and amenities
- Doorman
- No doormanSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Bike storageSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $2,552/yr
- 2030–2034 annual penalty
- $31,498/yr
- Per unit / month range
- $12 – $146
- Modeled exposure split equally across 18 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed 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 inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. 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 — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed September 2026.
Management & transfer contacts
- Flip tax
- 3% if sold within 3 years of purchase, 0% if after 3 years (paid by Seller)
- Sublet policy
- Permitted up to 2 years; Sublet Fee 10% of maintenance
- Pied-à-terre
- Allowed
- Policies and fees
- Transfer Fee $1,250; Application Fee $600; July 2026 extract reports no underlying mortgage; confirm current debt; Reported maintenance tax allocation 50%. The July 2026 management extract does not identify the tax year for this percentage; obtain the co-op's annual allocation statement. Actual deductions depend on eligible taxes and interest, itemization and the taxpayer's applicable limits
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 27, 2021 | 6A | 2 BR · 1 BA · 1,300 sf | $1,400,000 | $1,077/sf | -1.8% |
| Dec 30, 2019 | 3A | 2 BR · 1.5 BA · 1,300 sf | $1,800,000 | $1,385/sf | -15.3% |
| May 8, 2019 | 6C | 1 BA · 900 sf | $925,000 | $1,028/sf | -1.5% |
| May 3, 2019 | 7B | 1 BR · 1 BA | $1,085,000 | -7.7% | |
| Jul 7, 2016 | 2B | 1 BR · 1 BA · 1,100 sf | $995,000 | $905/sf | +0.0% |
| Jun 16, 2016 | 7A | 2 BR · 1,265 sf | $2,000,000 | $1,581/sf | +0.3% |
| Jun 13, 2016 | 5C | 830 sf | $935,000 | $1,127/sf | -22.0% |
| Feb 3, 2016 | 7B | 2 BR · 1,100 sf | $1,325,000 | $1,205/sf | +2.3% |
Market read. $/sf is measured on the latest sales with reliable square footage (2021): a median $1,077/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2022. Median listing discount 0.7% 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 1-00858-0032). 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 on co-ops is not officially recorded, figures shown are approximate.
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Buying here? Co-op closing costs typically run 2 to 3% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
The policy stack is the headline — verify it in writing. Sublets after one year, pieds-à-terre, co-purchase, guarantors, and parental purchases are permitted per listing records, which is an unusually flexible framework for a pre-war co-op. Policies evolve; we confirm current terms, sublet fees, and any caps with the managing agent before you offer.
Underwrite the small-building math. Eighteen shareholders share every capital decision and every roof. The no-underlying-mortgage posture and completed capital work are genuine strengths — have your attorney verify reserves, the retail leases, and any planned assessments in the financials.
No staff means no staff. Packages, renovations, and approvals run through a small board of neighbors. The maintenance savings are real; so is the self-service reality.
Loft flexibility rewards vision. The 9-to-13-foot ceilings and convertible plans are the value case — run the Renovation Cost Calculator against asking prices on unrenovated lines, and the Co-op Board Qualification Calculator before submitting.
Confirm financing and fee terms early. The financing maximum and any flip tax are not well documented publicly. Establish both with the managing agent at offer stage so the board package is built correctly the first time.
What to know if you’re selling
Market the policies explicitly. Most NoMad co-op listings cannot say "sublet after one year, pied-à-terre friendly, co-purchase permitted." Yours can, and that sentence widens the buyer pool to investors and family-assisted purchasers who are structurally excluded from competing co-ops. Lead with it.
Sell the carry, not just the space. Low maintenance with no underlying mortgage is a durable monthly-cost advantage over both the corridor's condos (common charges plus taxes) and its staffed co-ops. State the numbers plainly against the competition.
Price to condition and ceiling height. The spread between renovated and original units in small loft buildings is wide and known, and same-building comps are thin — adjacent loft-stock comparables matter more here. Renovated, high-ceilinged lines clear at premiums; estate-condition units clear when priced to the renovation math.
Comparable buildings
If you're considering 41 East 28th Street, also evaluate:
- 21 East 26th Street (The Whitman) — boutique pre-war condo conversion directly on Madison Square Park; the prestige step-up
- 45 East 22nd Street — the Flatiron new-construction tower; the full-amenity condo alternative
- The Grand Madison (225 Fifth Avenue) — large pre-war condo conversion on the park
- 50 Madison Avenue — boutique condo facing Madison Square Park
- Madison House (15 East 30th Street) — NoMad new-development condo; the corridor's current pricing ceiling
- 254 Park Avenue South — pre-war condo conversion; the condo analogue to this building's loft stock
- 260 Park Avenue South — landmark pre-war condo conversion at 21st Street; the larger full-service alternative
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.
Considering a move at 41 East 28th Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com