43-42 45th Street (Plymouth Hall)

A single six-story brick mass on a 14,505-square-foot lot, built in 1936 at the end of Sunnyside's prewar apartment-building cycle, with commercial frontage at the base and residential floors above. PLUTO records roughly 47,450 square feet of residential floor area across the 88 apartments. Dividing aggregate residential area by the unit count does not establish interior apartment sizes, bedroom mix or resale liquidity; use individual plans and dated sales for those questions.

One documented conflict is worth flagging: the Department of Finance carries a gross floor area of 81,570 square feet for the lot in the city's energy file, against PLUTO's 51,600. Local Law 97 emissions caps are calculated per square foot, so the two figures produce materially different compliance math. Resolve which is right from the building's own benchmarking submission before modelling any carbon-penalty exposure.

A single-building, live-in-superintendent operation with two elevators and a central laundry room — no doorman, which is the main reason the maintenance line here is competitive against the doorman stock on Queens Boulevard. Two capital items are live right now and should govern any offer.

The façade. DOB records show an exterior repair application filed in September 2025 covering brick repointing and damaged lintel replacement, a heavy-duty sidewalk shed filed in May 2026, and pipe scaffold filed in June 2026 — an exterior repair program. The six-story count alone does not establish a FISP filing obligation; confirm DOB's building classification and any required filing. Ask for the engineer's report, the contract sum, the shed rental, and whether the work is funded from reserves, from an assessment, or from a new draw on the underlying mortgage.

Energy. The building carries a D grade with an ENERGY STAR score of 46 under Local Law 33. That grade is an energy-efficiency rating, not a Local Law 97 result (and an F on a neighbouring building means benchmarking was not filed, not a worse rating). Whether the building clears LL97's limits, which step down in 2030, depends on its reported emissions, fuel and floor area: ask for its LL97 report and what the board has scoped and budgeted; a façade cycle and a decarbonisation cycle landing within five years of each other is the standard way a modest co-op ends up with a large assessment.

The sources reviewed for this profile do not establish the current reserve balance, assessment history or underlying-mortgage maturity. Request the audited financial statements before an offer, not after.

Pets are reported as permitted, and pied-à-terre use, co-purchasing and gifting as allowed, in listing and brokerage records. If accurate, that is a genuine part of the value here; confirm co-purchasing and gifting terms with the managing agent.

Subletting is reported as permitted after two years of ownership with board approval. The duration cap, renewal rules and sublet fee are not documented, and those three decide whether an apartment has any exit other than resale.

Flip tax, minimum down payment, financing ceiling and post-closing liquidity requirements are not documented in any source on file. All four are deal-determining. Get them in writing from the managing agent before you write an offer, and treat the permissive policies above as unverified until the same source confirms them.

Recent sales

Recent transfers 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 (2026 to date) cleared a median $596/sf (floor-adjusted) across 2 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 0.6% 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 4-00161-7501). 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 on co-ops is not officially recorded, figures shown are approximate.

Confirm the structure in writing. A cond-op is not a co-op with a nickname. The condominium declaration, the proprietary lease and the by-laws all govern, and they were drafted in 1991 for a building whose commercial unit the corporation no longer owns.

Ask what the commercial unit's separation costs the budget. The storefront income is gone; find out what replaced it.

Underwrite the façade cycle. Records show a shed and scaffold; confirm whether they are still up, and get the engineer's report and the funding plan.

Verify the permissive policies. Pets, pied-à-terre, gifting and co-purchase are reported, not documented. If they hold, they are a real marketing asset; if they do not, the buyer pool is narrower than the listing implies.

• 43-06 45th Street — 82 apartments, 1928, six stories, same block; conventional apartment class in city records, not an ownership building
• 43-22 45th Street — 70 apartments, 1928, same block, and the F energy grade against this building's D
• 43-30 46th Street — a 1930 prewar Sunnyside building held in condominium form, 93 residential units; the structural alternative two blocks east
• 43-33 46th Street — 175-unit 1932 cooperative; the larger prewar Sunnyside corporation with a deeper comparable set
• 41-15 45th Street — 320-unit 1943 cooperative, the largest on the street and a different operating scale entirely
• 45-08 40th Street — 113-unit 1922 walk-up cooperative; the lower-carrying-cost, no-elevator alternative
• 73-12 35th Avenue (Washington Plaza) — the large Jackson Heights cooperative, for a sense of how scale changes the budget
• 107-40 Queens Boulevard (Lane Towers) — the Forest Hills cond-op; the closest structural analogue we publish