- Year built
- 1910
- Type
- Condominium
- Amenities
- Superintendent, intercom, rentable storage and bicycle storage
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- No doorman
Every recorded sale at this building, 2013–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $874
- 2 sales
- Listing discount
- 0.0%
- Recorded sales
- 35
- On record
- 2013–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Park Manhattan 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.
Park Manhattan brings 38 condominium residences into a five-story prewar property with three entrances along Manhattan Avenue. The development occupies the western blockfront between West 117th and West 118th Streets, close to Morningside Park. Its limestone frontage and walk-up circulation place it within Harlem's older apartment stock, while the ownership interests trade as individual condominium homes.
The property is part of Tahl Propp Equities' condominium portfolio. The three street addresses share one condominium identity, so an apartment advertised at a single entrance belongs to a larger association extending along the block. The residential inventory includes very small studios, one-bedroom apartments and larger multi-bedroom homes.
The current ownership roll assigns 14 of the 38 residential units to the largest owner, approximately 37%. That is a material continuing ownership interest alongside individually held apartments. The proportion matters to a purchaser's financing and project review even though it is below a majority of the residential inventory.
Architecture and unit composition
The five-story form uses separate entrances and staircases. Upper-floor apartments are reached on foot. Within that arrangement, large windows and open city exposures occur in some homes, while floor and position affect the outlook available from each entrance.
Renovated sponsor homes include modern kitchens and in-unit washer/dryers. Interior areas vary widely: smaller apartments have traded below 400 square feet, recurring one-bedroom plans are around the mid-500s to 600s, and larger homes approach 900 to 1,000 square feet. Three-bedroom, two-bath layouts appear among the larger residences.
The range in area is particularly important here because the address contains multiple entrances and numerous small plans. A multi-bedroom home can have a compact total footprint. Room dimensions, circulation and the number of baths are therefore more informative than bedroom count alone when comparing the available larger layouts.
Commercial space is part of the property as well. DOF currently carries three commercial tax lots, while the developer's project description identifies four retail units. The commercial component is separate from the 38 residential homes.
Building operations
A superintendent supports the property, and a ButterflyMX intercom provides the entrance communication system. Storage can be rented, and bicycle storage is available. In-unit laundry in renovated apartments reduces reliance on a shared laundry arrangement.
The association spans several entrances, with residential and commercial ownership interests on the same condominium property. The largest residential owner's 14 homes should be distinguished from the ownership of the retail component when a lender evaluates the project. A residential unit count alone does not describe the commercial share of the property or its allocation of common charges.
No building-wide tax abatement appears in DOF records. Residential units are Class 2, and taxes are assessed to their individual lots. A buyer should use the tax lot belonging to the apartment being purchased when comparing carrying costs across the three entrances.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $1,070 per room a monthMedian of 4 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $5.64 per square foot a monthMedian of 4 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $5.96 per square foot a monthMedian of 3 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $0.08 per square foot a monthMedian of 3 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- No doormanSource: The Roebling Team's building profile
- Virtual or video entry
- YesSource: The Roebling Team's building profile
- Elevator
- NoSource: The Roebling Team's building profile
- Amenities noted
- Bike storage, laundry roomSource: 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
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jun 18, 2026 | A4 | 887 sf | $775,000 | $874/sf | — |
| Jun 18, 2026 | 4 | 2 BR · 2 BA · 887 sf | $775,000 | $874/sf | -13.8% |
| Dec 2, 2024 | 8 | 2 BR · 2 BA · 738 sf | $752,000 | $1,019/sf | -8.8% |
| Jul 19, 2024 | B4 | 2 BR · 2 BA · 839 sf | $749,000 | $893/sf | -6.3% |
| Nov 7, 2023 | 11 | 3 BR · 2 BA · 979 sf | $967,337 | $988/sf | -12.0% |
| Nov 21, 2022 | 9 | 3 BR · 2 BA · 979 sf | $950,000 | $970/sf | -4.5% |
| Jun 6, 2019 | A2Sponsor Sell-Out | 494 sf | $138,014 | $279/sf | — |
| Jun 6, 2019 | A10Sponsor Sell-Out | 855 sf | $261,720 | $306/sf | — |
Market read. Most recent trades (2026 to date) cleared a median $874/sf (recorded) across 2 sales. Median listing discount 0.0% from the last ask.
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 1-01944-7503; 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at Park Manhattan and nearby.
At the recent median sale of $775K (3 sales in the past 24 months, since November 12, 2024), a buyer putting 25% down would pay about $29,923 to close, or 3.9% of the price.
- Mansion tax: $0
- Mortgage recording tax: $11,189
- Title insurance: $3,487
- Attorneys, lender, building fees, reserves and filings: $15,246
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with Park Manhattan and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like Park Manhattan. Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
What to know if you’re buying
Match the entrance and floor to the daily route. The building's three entrances lead to walk-up circulation. An upper-floor home with a more open exposure comes with the corresponding stair climb. The apartment's entrance address and actual floor should be clear from the outset, especially when a marketing page uses the umbrella 411–421 address.
Comparable buildings
- The Endymion: A nearby prewar condominium with a similar residential inventory.
- The Fitzgerald: A prewar condominium close by for comparing converted apartments and building services.
- The Normandie: A smaller prewar condominium in the same part of Harlem.
- 1 Mount Morris Park West: A similarly scaled prewar condominium in a different park setting.
- Brownstone Lane: A nearby later-built condominium for comparing newer layouts with the converted prewar inventory here.
More Harlem buildings
- Morningside Parc, 371 West 117th Street and 370 West 118th Street — 1910 condominium
- 380 Lenox Avenue (The Lenox) — 2006 condominium
- 409 Edgecombe Avenue (Colonial Parkway Apartments) — 1916 co-op by Schwartz & Gross
- 416 East 117th Street — 2007 condominium
- 555 Edgecombe Avenue (Roger Morris Apartments / Paul Robeson Residence) — 1914 by Schwartz & Gross
- RiverBridge Court, 603 West 148th Street — 2005 condominium
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 Park Manhattan?
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