- Year built
- 1899
- Type
- Condominium
- Units
- 22
- Floors
- 9
- Landmark
- No
- Pets
- Pet-friendly under condominium rules
- Subletting
- Permitted under the condominium framework
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2005–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,335
- Listing discount
- 4.0%
- Recorded sales
- 27
- On record
- 2005–2026
The Bullmoose at 42 East 20th Street is a boutique loft condominium on the Flatiron–Gramercy border, on the 20th Street block between Broadway and Park Avenue South — the same block as the Theodore Roosevelt Birthplace, the National Park Service site whose reconstruction stands at No. 28. The building's name nods to Roosevelt's Bull Moose legacy. Constructed in 1899 as a Beaux-Arts–era loft building, it was converted to residential condominium use in 2003, and today holds 22 apartments across nine floors.
The building offers the combination buyers consistently seek in this part of Manhattan: prewar loft character — high ceilings, large windows, loft-style volume — in the flexible condominium ownership structure, in a genuine Flatiron–Gramercy location near two of the city's most-prized parks. The block carries real historic texture from the Roosevelt site, and the surrounding district pairs central convenience with the Flatiron and NoMad restaurant and retail scene, the Union Square transit hub, and Gramercy Park just to the east.
For buyers, The Bullmoose is a focused boutique option: a converted prewar loft with rooftop amenity, in a small, owner-occupied condominium, on a historic and central downtown block.
Architecture and unit composition
The original 1899 structure is a Beaux-Arts–era loft building — the period's masonry-and-ornament vocabulary applied to a commercial structure with the high ceilings and large windows that loft use required. The 2003 conversion reworked the building into a boutique residential condominium, introducing contemporary systems and finishes while retaining the loft volume and window lines that give the apartments their character. The original architect of record is not reliably surfaced in public sources; buyers who care about attribution should confirm against building filings.
In residential condominium use, the building delivers the converted-loft qualities buyers prize: ceiling heights and window lines above the postwar norm, loft-style layouts, and a boutique apartment count. With 22 units across nine floors, the building runs to roughly two to three homes per floor, and a communal rooftop deck with barbecue grills adds shared outdoor amenity to the boutique program.
Apartment-level features — floor, exposure, light, ceiling height, square footage, and finish package — vary unit by unit and are the primary drivers of value. Evaluate each home on its specific configuration.
Building operations
The Bullmoose operates as a self-contained residential condominium. As a boutique loft building with a rooftop amenity, it carries the operating profile typical of the small converted condominium: common charges supporting building services and the roof deck, with governance through the condominium's board of managers and by-laws.
The building is pet-friendly, and condominium use permits broad financing, pied-à-terre, and investment flexibility, accommodating a wide range of ownership cases. Prospective buyers should review the building's financial profile, the common-charge and assessment history, and the status of building systems and the roof deck directly against current materials during due diligence.
Recent sales
Sales at The Bullmoose are best read on a condominium basis — on price per square foot and on apartment-specific configuration. The building sits in the upper-mid tier of Flatiron–Gramercy boutique loft condo pricing, reflecting the converted-loft character, the rooftop amenity, and the central, historic location; larger homes have transacted in the multi-million-dollar range characteristic of the area's boutique loft condos.
Value tracks the usual condo variables — floor, exposure, light, ceiling height, square footage, layout, and finish condition — with the loft premium attaching to homes that retain genuine volume and character. Larger, higher, better-lit, well-finished apartments command the building's premium. Because the building is small, in-building comparable sales are episodic; pricing any individual apartment requires reading both in-building history and the broader Flatiron–Gramercy boutique loft condo market. Recent specific transactions should be confirmed against current public records at the time of any inquiry.
Recent closings at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jan 6, 2026 | 2C | 2 BR · 2 BA · 1,606 sf | $2,100,000 | $1,308/sf | off-mkt |
| Jul 31, 2023 | 5C | 2 BR · 2 BA · 1,602 sf | $2,175,000 | $1,358/sf | -14.7% |
| Apr 4, 2022 | 7A | 2 BR · 2 BA · 1,469 sf | $2,510,000 | $1,709/sf | +4.6% |
| Mar 2, 2018 | 6C | 2 BR · 1,602 sf | $2,450,000 | $1,529/sf | -1.8% |
| Aug 15, 2016 | PHA | 5 BR · 4,500 sf | $8,700,000 | $1,933/sf | -10.1% |
| Apr 1, 2016 | 2A | 3 BR · 2.5 BA · 2,256 sf | $3,400,000 | $1,507/sf | -8.0% |
| Dec 18, 2015 | PHC | 3 BR · 2,368 sf | $4,679,244 | $1,976/sf | -2.4% |
| May 30, 2014 | 2C | 2 BR · 2 BA · 1,606 sf | $2,334,000 | $1,453/sf | -10.1% |
Market read. Most recent trades (2026) cleared a median $1,335/sf across 1 sale. Median listing discount 4.0% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Mar 30, 2006 | 3A | $3,495,000 |
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 1-00848-7503) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
This is a converted loft condominium — underwrite the volume and the conversion. Value tracks square footage, ceiling height, light, and the quality and age of the 2003 finishes and systems. Confirm as-built square footage and layout, and price per square foot against comparable Flatiron loft condos.
Condominium flexibility is a real advantage. The structure supports higher financing percentages, pied-à-terre and investment use, and a faster, less selective approval process than a comparable cooperative. Our Co-op vs Condo guide covers the distinction.
Diligence the building's finances and systems age. Review the common-charge history, the reserve position, any assessments, and the status of building systems and the roof deck — a 2003 conversion is now beyond two decades of service life on its post-conversion mechanicals.
The block is central, historic, and park-adjacent. The Roosevelt Birthplace site gives the block real texture, and the location sits between Madison Square Park and Gramercy Park with excellent transit. Visit at multiple times to confirm fit.
Closing timelines are condominium-standard. Plan for 45–60 days from contract through closing under typical financing and due diligence circumstances.
What to know if you’re selling
Lead with loft character, the roof deck, and the historic block. The building's structural selling points are converted-loft volume, shared rooftop amenity, and a genuine, historic Flatiron–Gramercy address. Apartment-specific marketing should foreground the home's exposure, light, ceiling height, and finish condition.
Price on apartment-level comparables. With a small in-building sample, anchor pricing to recent comparable Flatiron loft condo sales in the building and across the district on a per-square-foot basis.
Board approvability is procedural. The condominium's review of prospective purchasers is procedural rather than substantive, which broadens the buyer pool relative to a comparable co-op.
Comparable buildings
If you're considering The Bullmoose, also evaluate:
- 29 East 22nd Street — a comparable boutique prewar loft condominium two blocks north
- 33 East 22nd Street — a Flatiron / Gramercy cooperative for buyers weighing the ownership-structure trade-off
- 21 East 22nd Street — a Flatiron condominium nearby
- 23 East 22nd Street — a Flatiron condominium nearby
- 45 East 22nd Street — the Madison Square Park new-development condominium for buyers comparing the boutique loft register against the tower tier
The Roebling Team at The Bullmoose
The Roebling Team at Compass works the Manhattan condominium and cooperative market across Flatiron, Gramercy, and the broader Madison Square area, with substantive engagement in the boutique loft condominium segment. We publish this building profile because buyers and sellers of boutique loft condos deserve building-specific intelligence — architecture, operating reality, and the apartment-level pricing considerations that a generic market read cannot provide.
If you're considering a purchase or sale at The Bullmoose, a 30-minute consultation is the right starting point. We'll bring the full context this page provides plus the transactional specifics your situation requires.
Corey Cohen · The Roebling Team at Compass 646.939.7375 · c.cohen@compass.com
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Flatiron — read The Roebling Team Guide to Flatiron.
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