410 Central Park West

Sixteen floors of prewar masonry on a 7,567-square-foot corner lot, roughly 100,500 square feet of building — a compact footprint carried tall, at more than twice today's permitted bulk. Two elevators serve 97 original apartments, which is a low unit count for the floor area and implies generous prewar plans rather than a studio-heavy stack.

The corporation's own financial statements record that several apartments have since been combined, and Department of Buildings filings at this address confirm the pattern, including a documented merge of two lettered apartments on the top floor. As in most prewar buildings with a combination history, the practical consequence is that "a two-bedroom at 410" describes at least two different products — an original line and an assembled one — and the two do not price alike.

Eastern and southeastern exposures above the treeline carry the park view that is the building's principal asset. West 101st Street lines look out over Manhattan Valley's lower-rise blocks.

Tax history. The Department of Finance J-51 record shows three grants at this lot: a token benefit initiated in 1979 against $2,600 of qualifying cost, a substantial one initiated in 1985 against roughly $205,700, and a third initiated in 2004 against roughly $68,600 — each a 90 percent abatement running twelve years, extended to fourteen for the later grants. The 1979 grant expired in 1990 and the 1985 grant in 1996; the 2004 grant ran through tax year 2015 and the record ends there. There is no J-51 benefit today and no building-wide exemption on the lot. The only exemptions on the assessment roll are individual shareholder benefits, which the corporation receives and passes through to eligible shareholders.

There is a wrinkle here worth knowing. The audited financial statements record that in recent years the corporation levied operating assessments in amounts approximately equal to the real estate tax abatements it distributes to eligible shareholders. In other words, the abatement is credited to those who qualify and an offsetting assessment is billed across the building. A buyer comparing a maintenance figure against a building that does not do this is not comparing like with like. The corporation also protests its assessed valuation annually and has instituted tax certiorari proceedings against the City.

Management-sourced records carry a further, specific warning: transferring an apartment into a trust can suspend or forfeit eligibility for the co-op and condominium property tax abatement unless the trust and its beneficiaries are properly registered with the Department of Finance. Anyone contemplating trust ownership here should have counsel address it before closing, not after.

Debt — the open question. The corporation refinanced in 2016 into a first mortgage of $5,600,000, interest only at 3.65 percent, with monthly payments of $17,033 and a stated maturity of April 1, 2026, secured by the land and building, alongside a $1,000,000 revolving line of credit co-terminus with the note and undrawn at the most recent year-end on file. That mortgage matured in April 2026. The audited financial statements in The Roebling Research Library run only through 2020, so we do not hold the refinancing terms. This is the first question a buyer should ask and the first document a buyer's attorney should request: what replaced a $5.6 million interest-only note at 3.65 percent, at what rate, on what amortization, and with what effect on maintenance. Because the prior note was interest-only, no principal was retired against it — the full $5.6 million came due.

Reserves and capital work. Designated reserve cash and certificates of deposit together exceeded $1.6 million at the most recent year-end on file, against a building carried at cost and fully depreciated. The corporation has no reserve study; the board reviews building systems periodically and repairs as needed, which the auditors flag.

Recent capital work on file includes a roof water tank replacement, a service-entrance elevator lift, entrance and vestibule restoration, valve replacement, elevator door-lock monitoring, and roof section replacement following leak investigation. The one assessment on record was levied July 1, 2018 in the amount of $250,000 to part-fund a gas riser replacement, billed over thirty months and completed at the end of 2020, with the balance of that project funded from cash reserves. On the record we hold, this building funds capital work from reserves and short assessments rather than from debt — but that record ends in 2020.

Building staff are covered by a Building Service 32BJ collective bargaining agreement.

Ownership form: Cooperative. Full board package and interview; board discretion is not reviewable. Allow for the July–August board recess — a June contract can easily become a September closing. NYC Local Law 58 of 2026 now imposes acknowledgment and decision deadlines on co-op boards, but the recess period may toll them.

Financing: Not published by the cooperative. Listing records report 20 percent minimum down. Confirm the actual cap with the managing agent before you write an offer, because the gap between a 20 percent and a 25 percent requirement decides deals.

Post-closing liquidity: Not published. Boards at this tier commonly want liquid assets after closing equal to one to two years of maintenance and mortgage payments. Ask before offering.

Subletting: Permitted with board approval. The sublet fee is $1 per share on approval and on each renewal, and a refundable escrow of two months' maintenance is required at submission. On 6,407 shares across 97 apartments the per-share fee is a modest number — but the seasoning requirement and any term cap are unpublished, and a permissive fee schedule is not the same as a permissive board.

Pied-à-terre: Reported permitted in market records; undocumented in anything on file. Verify.

Trusts and LLCs: Trust transfers are plainly contemplated — the management fee schedule carries an explicit transfer-into-trust fee — and ACRIS shows completed conveyances at this lot involving multiple related and unrelated parties. The abatement consequence described above is the reason to involve counsel early. LLC purchase is a separate question and is not addressed anywhere on file.

Flip tax: 1 percent of the sale price, seller-paid. Confirmed in the corporation's audited financial statements and in the management-sourced fee schedule.

Alterations: An alteration agreement is on file in The Roebling Research Library, with refundable security deposits scaled by project type. Decorative work carries the smallest deposit; standard and major alterations carry more.

Recent sales

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.

Market read. Most recent trades (2026) cleared a median $907/sf across 2 sales. Median listing discount 1.5% 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 1-01836-0036) 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.

Ask about the mortgage first. A $5.6 million interest-only note at 3.65 percent matured in April 2026. Nothing else on this page will affect your monthly as much as what replaced it. Request the current mortgage documents and the most recent audited financial statements through your attorney.

Understand the abatement-and-assessment mechanic. The corporation distributes tax abatements to eligible shareholders and levies an offsetting operating assessment. Compare maintenance figures between buildings only after you understand how each one handles this.

Raise the trust question before closing, not after. Management's own guidance is that a transfer into trust can suspend or forfeit the co-op and condominium tax abatement unless the trust is properly registered with the Department of Finance.

Plan around the summer recess. No board decisions in July or August. A contract signed in late spring should assume a September board date.

There is no abatement left on the building. The last J-51 grant was consumed in tax year 2015. The tax line is the tax line.

Confirm the financing cap in writing. The building does not publish one. Listing records say 20 percent down; that has not been confirmed by the managing agent in anything we hold. Run the Co-op Board Qualification Calculator before you offer.

Check whether the line is original or combined. Several apartments have been merged, including on the top floor. That governs circulation, kitchen placement and whether there are two entry doors.

Lead with the park frontage and the corner. Protected eastern outlook, 1929 corner architecture, a low flip tax and permitted in-unit laundry. That package is not common at this end of the corridor.

Get ahead of the refinancing. Whatever the board did in April 2026, a diligent buyer's attorney will find it. Presenting the current mortgage terms, the reserve position and the capital record proactively is the difference between a clean deal and a renegotiation.

Present the reserve and capital history. Over $1.6 million in reserves and certificates on the most recent statements on file, a completed gas riser replacement funded largely from cash, and a run of roof, elevator and entrance work. That is a well-run small co-op and it should be sold as one.

Price condition honestly. Original prewar apartments and gut-renovated combinations are two products here. Run the Renovation Cost Calculator against your asking strategy.

If you're considering 410 Central Park West, also evaluate:

• 400 Central Park West — the parkfront co-op one block south at 100th Street; the closest direct comparison
• 415 Central Park West — immediately across West 101st Street on the corridor
• 420 Central Park West — parkfront co-op at 102nd Street
• 441 Central Park West — the northern end of the corridor at 105th Street
• 392 Central Park West — prewar parkfront co-op just south of 100th Street
• 382 Central Park West — prewar co-op on the corridor below 100th Street
• 455 Central Park West — the converted institutional landmark at 106th Street; the design-led alternative
• 478 Central Park West — the corridor's northernmost stock, at a further discount