- Year built
- 1855
- Type
- Cooperative
- Floors
- 4
- Landmark
- No
- Pets
- Permitted with board approval. Maximum two cats and/or dogs per apartment with a limit of one dog; traditionally aggressive breeds excluded absent unanimous board consent; a 50-pound average full-grown breed weight used as a guideline; a pet interview, signed pet agreement and veterinary documentation required; $100 application fee and $50 per month for dogs regularly using the common hallway. Only shareholders may keep pets absent a board exception
Every recorded sale at this building, 2004–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,754
- Listing discount
- 2.1%
- Recorded sales
- 11
- On record
- 2004–2025
Two Anglo-Italianate row houses went up on this stretch of West 22nd Street in 1855, built by Morgan Pindar on speculation as the Chelsea grid filled in west of Ninth Avenue. They are still standing, still stuccoed brownstone, still four stories, and since 1981 they have been protected inside the Chelsea Historic District Extension. What changed is that in 1984 a sponsor conveyed the pair to a cooperative corporation and eight apartments came onto the market as shares.
Almost everything that distinguishes this building follows from its size. Eight apartments and 2,010 shares is not an institution; it is a small partnership that happens to own two houses. There is no managing agent — maintenance is paid to the corporation's treasurer, and the board handles purchases, sublets, alterations, pets and enforcement itself. There is no doorman, no elevator, no amenity program. There is a superintendent, rear gardens, and two roof terraces on the top floor that the shareholders who use them pay to maintain.
The financial posture that comes with that scale is unusually clean and unusually exposed at the same time. The cooperative carries no underlying mortgage — the balance sheet at the end of 2023 shows about $19,000 of total liabilities, essentially prepaid maintenance and accrued fees, against roughly $362,000 of cash. For a buyer that is a genuine advantage: no blanket debt service inside your maintenance, no refinancing risk, no maturity date to underwrite. The exposure is the mirror image. Real estate taxes alone consume about 71 percent of the building's operating expenses, the accountants note that no reserve study exists and no formal funding plan has been adopted, and there are only eight shareholders to absorb the cost of a roof, a boiler, a façade or a Landmarks-compliant window replacement when one arrives. A special assessment ran in 2023, and flip tax receipts that year exceeded the special assessment — which tells you how much a single trade matters to this building's finances.
The governance is correspondingly hands-on, and prospective buyers should read the house rules before deciding whether it suits them. The board holds a right of first refusal on any sale of shares, exercisable within 48 hours of learning the seller's best offer. Corporate and LLC ownership is flatly prohibited. Pieds-à-terre are permitted but limited to two apartments at a time and surcharged at half of maintenance. This is a building run by people who live in it, and it screens for buyers who want to live in it too.
Architecture and unit composition
Two seventeen-foot-wide houses on a 33-foot lot, four stories over cellars, roughly 10,500 gross square feet between them. The elevation is stucco over brownstone in the Anglo-Italianate manner — the mid-1850s Chelsea idiom, with the flat-arched openings and bracketed detail that separate it from the round-arched Italianate on the blocks to the east. Both houses have been altered over their history, as the LPC record notes, but the designation governs everything visible from the street today.
Eight apartments across four floors means two per floor across the two houses — one apartment per floor in each. That layout produces something rare: full-floor-width homes, roughly seventeen feet wide with front and rear exposure and no interior corridor, at a scale that is a genuine family apartment rather than a floor-through carve-up. The garden-level apartment at 1B is a duplex running into the cellar, renovated under a 2016 alteration filing. The top-floor apartments, 4G and 4H, carry the roof terraces. Lot depth of 98.75 feet against a building depth of 52 feet leaves substantial rear yard, and outdoor space is the most price-relevant variable here after floor.
Building operations
Self-administered, with a superintendent and a set of standing rules a buyer will actually be governed by. Renovation noise is confined to weekdays between 8:30 a.m. and 5:30 p.m., with limited minor work permitted on weekend afternoons. Alterations divide into cosmetic work — notice to the board and proof of insurance — and everything else, which requires plans, board review, a Landmarks permit where the exterior is involved, an alteration agreement, an optional independent professional review at the shareholder's expense, and as-built drawings on completion. Water shut-offs run through the cooperative's own plumbing contractor on five days' notice. Smoking is prohibited in the vestibule, the halls and the outdoor areas inside the front gate. Utilities and heat arrangements, the superintendent's scope and current insurance requirements should be confirmed with the board during diligence.
Policy framework
The full stack is set out under At a glance above and is drawn from the cooperative's amended house rules of April 23, 2023 and the notes to its financial statements, both on file. The four terms that most often change a buyer's plan:
Twenty percent cash minimum. The purchaser certifies in writing that at least a fifth of the price is unencumbered cash. Post-closing liquidity is not fixed in the rules and is a board judgment — ask what the board has required recently.
Seller-paid flip tax of 1 percent, or 2 percent inside two years. There is no cap for anyone who bought after January 1999. Build it into your net-proceeds math from the first conversation.
No LLCs, no corporate entities. If your purchase structure depends on an entity, this building is not available to you. Trusts are not addressed in the rules on file; raise it early rather than late.
A 48-hour board right of first refusal. It is rarely exercised in buildings of this kind, but it is a real contractual step in the sale sequence and both sides' attorneys should account for it.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
See full Local Law 97 analysis →Recent sales
Eight apartments means resale supply is close to zero in most years, and pricing is set by the specific apartment far more than by any building-level average — floor, width, garden or terrace, and the state of the renovation. Full-floor row-house apartments inside the Chelsea Historic District Extension compete with the district's other small walk-up cooperatives and with row-house condominium conversions on the same blocks; they do not compete with elevator buildings on Ninth Avenue. Buyers who need a doorman or an elevator screen this building out early, which narrows the pool but concentrates it. The zero-debt balance sheet and the modest cash position both belong in a pricing conversation, because a well-advised buyer's attorney will read them. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jul 25, 2025 | 3E | 2 BR · 2 BA · 1,055 sf | $1,850,000 | $1,754/sf | -1.3% |
| Feb 28, 2025 | 3F | 2 BR · 2 BA | $1,655,000 | -2.6% | |
| Dec 5, 2024 | 4G | 2 BR · 2 BA | $2,330,000 | -2.7% | |
| Jul 19, 2023 | 4H | 2 BR · 2 BA | $2,300,000 | -2.1% | |
| Jul 15, 2022 | 4G | 2 BR · 2 BA | $2,100,000 | +5.3% | |
| Mar 8, 2022 | 1B | 2 BR · 2 BA | $3,450,000 | -1.4% | |
| Mar 10, 2021 | 1A | 3 BR · 3 BA · 1,650 sf | $2,495,000 | $1,512/sf | -10.7% |
| Jan 25, 2017 | 4G | 2 BR · 2 BA · 1,250 sf | $1,750,000 | $1,400/sf | -2.5% |
Market read. Most recent trades (2025) cleared a median $1,754/sf across 1 sale. Median listing discount 2.1% 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 1-00720-0034) 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.
What to know if you’re buying
Read the financials as a compilation, not an audit. The numbers are management's, unverified, and there is no reserve study. Ask the board directly what capital work is contemplated over the next five years, what the last three assessments were for, and how the roof, boiler and façade are being tracked.
No underlying mortgage is worth more than it looks. Your maintenance is operating expenses and taxes, nothing else. Compare that honestly against a leveraged cooperative's number using the True Monthly Carrying Cost Calculator rather than comparing headline maintenance figures.
Taxes are the building's dominant expense — roughly 71 percent of operating costs in the most recent year on file, with no abatement and no J-51 history. Assessment increases pass straight through to maintenance.
Expect a real board process. A financial package, an interview, a 20 percent cash certification, a 48-hour right of first refusal, and a board of neighbors rather than an agent's file clerk. Prepare with the Co-op Board Qualification Calculator. And price the Landmarks constraint into any renovation plan: windows, ironwork, stoop and façade all require a permit here.
What to know if you’re selling
Scarcity is your strongest argument. A full-floor apartment in an 1855 landmarked row house, with outdoor space, in a building that carries no debt, comes to market a few times a decade. Market it against the specific alternative — the district's other small cooperatives and row-house condominiums — not against Chelsea generally.
Put the balance sheet in front of buyers' counsel early. No mortgage, positive operating result, cash on hand. It answers the questions a small self-managed cooperative usually raises, and answering them before they are asked keeps a deal moving.
Budget the flip tax and screen for structure. One percent uncapped, or two percent inside two years, plus the $500 closing attendance fee — run it through the Seller Closing Cost Calculator. And confirm a buyer's ownership structure before contract: no LLCs, and only two pieds-à-terre permitted in the building at any time.
Comparable buildings
If you're considering 429 West 22nd Street, also evaluate:
- 333 West 22nd Street — small Chelsea cooperative on the same street, comparable scale and governance
- 458 West 20th Street — landmarked row-house cooperative two blocks south, the closest like-for-like
- 445 West 20th Street — condominium alternative inside the same landmarked fabric
- 365 West 20th Street (Chelsea Court Tower) — the full-service cooperative alternative in the historic district
- 360 West 22nd Street (London Towne House) — elevator cooperative on the same block, for buyers weighing services against character
- 228 West 21st Street — small walk-up cooperative one block south
- 344 West 23rd Street (The Cheyney) — prewar condominium conversion nearby
- 410 West 23rd Street (London Terrace Towers) — the large full-amenity cooperative comparison
- 420 West 23rd Street — boutique condominium alternative a block north
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Chelsea — read The Roebling Team Guide to Chelsea.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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.
Considering a move at Anderson House?
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A Private Pricing Opinion — what your apartment at Anderson House 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.