The Bullmoose at 42 East 20th Street
42 East 20th Street, New York, NY 10003
BBL 1008487503 · BIN 1016177
- Year built
- 1899
- Type
- Condominium
- Units
- 22
- Floors
- 9
- Subletting
- Permitted under the condominium framework
- Pied-à-terre
- Generally allowed in condominiums; not confirmed for this building
- Landmark status
- Not an individual landmark; in the Ladies' Mile Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Pets
- Pets permitted; species and limits not stated
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, 2026 to date
- $1,857
- floor-adjusted, 4 sales
- Listing discount
- 2.4%
- Recorded sales
- 32
- On record
- 2005–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Bullmoose 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 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 LPC's property record for this building identifies Neville & Bagge as architect, Seaboard Realty Company as developer and 1898–99 as the construction period.
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; financing limits, pied-à-terre and investment use should be confirmed in the current declaration and bylaws. 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.
Application and transaction fees
Fees below are from building management's published schedule, as of August 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.
Purchase
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Buyer | When With the application | Amount $100 | Refundable Non-refundable |
| Application Processing Fee | Paid by Buyer | When With the application | Amount $495 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Buyer | When With the application | Amount $100 per applicant | Refundable Not stated |
| Reserve Fund Contribution from Purchaser | Paid by Buyer | When Upon approval | Amount *Equal to 4 months contribution | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move in Deposit | Paid by Buyer | When Upon approval | Amount $1,000 | Refundable Refundable |
| Move Out Deposit | Paid by Seller | When Upon approval | Amount $1,000 | Refundable Refundable |
Rental or lease
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Tenant | When With the application | Amount $100 | Refundable Non-refundable |
| Application Processing Fee | Paid by Tenant | When With the application | Amount $495 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Tenant | When With the application | Amount $100 per applicant | Refundable Not stated |
| Lease FeePer year | Paid by Landlord | When Upon approval | Amount $1,000 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Deposit | Paid by Landlord | When Upon approval | Amount $1,000 | Refundable Refundable |
| Move in Deposit | Paid by Tenant | When Upon approval | Amount $1,000 | 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.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: building management's published schedule, as of August 2026
- 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
- Virtual or video entry
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Roof deckSource: 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
- $122,739/yr
- 2030–2034 annual penalty
- $183,453/yr
- Per unit / month range
- $465 – $695
- Modeled exposure split equally across 22 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 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 October 2026.
Management & transfer contacts
- Policies and fees
- Condo. Pets allowed. Buyer reserve fund contribution = 4 months common charges (non-refundable); app processing $495; credit $100/applicant; move-in/out deposits $1,000 each
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, 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 |
|---|---|---|---|---|---|
| Sep 17, 2026 | 4AD | 3 BR · 2.5 BA · 2,219 sf | $4,275,000 | $1,927/sf | +8.2% |
| Aug 27, 2026 | 7A | 2 BR · 2 BA · 1,470 sf | $2,800,000 | $1,905/sf | -5.1% |
| Aug 24, 2026 | 4A | 3 BR · 2.5 BA · 2,222 sf | $4,275,000 | $1,924/sf | — |
| Jan 6, 2026 | 2C | 2 BR · 2 BA · 1,606 sf | $2,100,000 | $1,308/sf | — |
| 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% |
Market read. Most recent trades (2026 to date) cleared a median $1,857/sf (floor-adjusted) across 4 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 2.4% 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 1-00848-7503; 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 The Bullmoose and nearby.
At the recent median sale of $3.54M (4 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $148,339 to close, or 4.2% of the price.
- Mansion tax: $53,063
- Mortgage recording tax: $51,073
- Title insurance: $15,919
- Attorneys, lender, building fees, reserves and filings: $28,285
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
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 structure. There is no co-op board admission; purchases run through the condominium's application and right-of-first-refusal process. Confirm financing, pied-à-terre and investment use in the current declaration and bylaws. 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
More Flatiron buildings
- 40 West 17th Street — 1909 co-op by Schwartz & Gross
- 40 West 22nd Street — 1909 co-op
- 40 West 24th Street — 1905 co-op
- Madison Square Park Tower at 45 East 22nd Street — condominium by Hill West Architects
- 49 East 21st Street — 1913 condominium
- 50 Lexington Avenue (Gramercy North) — 1987 condop
The neighborhood
For the full corridor — architecture, transit, and pricing across Flatiron — read The Roebling Team Guide to Flatiron.
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 Bullmoose?
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