422 West 49th Street

The building occupies a standard 25-by-100-foot interior lot, rising seven stories to 65 feet as filed. The massing is dictated by the lot: glazing on the West 49th Street elevation and at the rear, solid masonry on both flanks.

The recorded unit roster is 1A and 1B at the base, then 2A through 7A running one to a floor. The base pair are meaningfully different from one another and from the stack above — recorded sellout consideration for 1A was a small fraction of what the upper floors carried, which is consistent with a compact ground-level residence rather than a garden duplex, though nothing in the public record establishes its configuration. Everything above is a full plate.

Interior specifications, ceiling heights and outdoor-space allocations were not established in the filings reviewed, and no offering plan for the building was located in either document library. This page will not invent them. Confirm private outdoor space, roof rights, and storage assignment against the unit deed and the recorded declaration.

Eight residences is a very small denominator, and it drives the whole operating picture. There is no documented doorman, no documented amenity program, and no documented on-site staff. Insurance, water and sewer, elevator service and inspection, common electricity, and façade compliance are all divided eight ways, so a single elevator modernization or a Local Law 11 cycle lands with a force a 100-unit building never feels. That is the ordinary economics of a boutique building, not a warning. But no financial statements or board communications for this condominium are on file in The Roebling Research Library, so the diligence burden shifts entirely onto the buyer's own document request: the current operating budget, the reserve balance, the last two years of minutes, the insurance certificate, and the façade compliance status, read before contract rather than after.

Ownership form: Condominium. Purchases clear through the board's right of first refusal rather than a cooperative admissions process, which produces the shorter and more predictable closing timeline condominium buyers expect.

Other policies were not established for this profile. No offering plan, house rules or management-sourced policy record was located in the libraries reviewed; that does not establish availability elsewhere. Pet rules, sublet terms and minimum lease periods, pied-à-terre use, LLC and trust purchasing, minimum down payment, and any resale capital contribution or transfer fee should be confirmed in writing with the managing agent before an offer goes in. Obtain the current rules and any recorded amendments from management or counsel.

Real estate taxes: No exemption of any kind appears on the residential unit lots. Underwrite full unabated taxes on the specific unit against the current bill.

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.

Market read. Most recent trades (2023) cleared a median $1,187/sf (floor-adjusted) across 1 sale. 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 2.2% 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 1-01058-7504; 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.

Fix the vintage before you underwrite. City data says 2019; the certificate of occupancy record says December 2021 through January 2023.

There is no abatement. Full taxes from the first closing. Run the True Monthly Carrying Cost analysis against the actual bill for the unit.

Eight units is the operating story. Request the budget, reserve, minutes, and façade status, and read them.

Get the policy stack in writing. The sources reviewed did not establish pet, sublet or transfer-fee terms; obtain them from the current governing documents.

Test the exposures. Front and rear only; both flanking lots are developable. Establish which windows in the specific unit are lot-line windows.

If you're considering 422 West 49th Street, also evaluate:

• 424 West 52nd Street — the closest structural analogue in Manhattan: a seven-residence floor-through condominium on an identical 25-foot Hell's Kitchen lot from the same delivery window. No sponsor, architect, or ownership in common — the similarity is lot geometry and the Special Clinton District, nothing more
• 344 West 49th Street — cooperative on the same street closer to Eighth Avenue; the co-op alternative with a different financing and approval framework
• 425 West 50th Street — Art Deco conversion condominium one block north; prewar character at larger scale
• 547 West 47th Street — ground-up new-construction Hell's Kitchen condominium; the larger, serviced alternative
• 447 West 45th Street — purpose-built Hell's Kitchen condominium with a documented policy stack and minimum down payment
• 416 West 52nd Street (Nine52) — 156-residence adaptive reuse; the deep-amenity end of the corridor
• 350 West 50th Street — full-service condominium alternative nearby
• 800 Tenth Avenue — new-construction condominium on the avenue; the high-rise comparison point