43-42 45th Street (Plymouth Hall)
43-42 45th Street, Sunnyside, NY 11104
BBL 4001617501 · BIN 4435590
- Year built
- 1936
- Type
- Six-story prewar elevator apartment building with ground-floor retail
- Units
- 88
- Floors
- 6
- Landmark
- No
- Amenities
- Two elevators; central laundry room; live-in superintendent; bicycle and general storage per listing records
Every recorded sale at this building, 2004–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median
- $398K
- Recent range
- $340K – $579K
- Listing discount
- 1.3%
- Recorded transfers
- 70
Plymouth Hall is the only ownership building on its block. Every other apartment house within sight of its front door — the six-story buildings at 43-06 45th Street (82 apartments, 1928) and 43-22 45th Street (70 apartments, 1928), the 67-unit 43-05 44th Street around the corner, the 1931 walk-ups on 44th Street — carries a conventional apartment-building tax class in city records, not a cooperative or condominium one. On a block of 1928-to-1931 Sunnyside rental stock, this 1936 building is the one you can buy into. That scarcity, not the architecture, is the first thing to understand about it.
The second is the structure, and it is not what a Sunnyside buyer expects. In May 1991 the property was divided into a condominium of two units: the cooperative corporation took the residential unit — all 88 apartments — and a separate commercial unit was carved out for the ground-floor storefront space. Apartments have traded ever since as shares in the corporation, recorded against a single unit lot as transfer-tax filings rather than deeds, which is why a title search here returns almost no apartment deeds and why aggregator sources sometimes mislabel the building a condominium.
The consequence worth money is what happened next. In January 1996 the cooperative corporation conveyed the commercial unit away to a private limited-liability company. The storefront rent at the base of this building does not offset maintenance. In a Sunnyside co-op with retail frontage the near-universal assumption is that the commercial rent roll subsidises the residential budget; here it was sold off thirty years ago. That changes how the operating budget should be read, and it is disclosed nowhere a buyer would ordinarily look.
There is some ancillary income. DOB filings record a rooftop telecommunications installation in 2019, modified in 2022, and a second carrier's rooftop site decommissioned in 2022. Antenna licences are a durable revenue line for a building this size, and also a roof-access and liability question. Ask what the current licence pays and when it expires.
Architecture and unit composition
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 — an average near 540 square feet, which places the mix firmly in studio and one-bedroom territory with a modest number of larger lines. That is the Sunnyside prewar norm, and it is why the building sits in the borough's most liquid price band rather than its family-sized one.
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.
Building operations
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 active Local Law 11 cycle in progress as of this writing. 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. On this block the neighbours run F, D, D and C, so a D is unremarkable locally, but it sits on the wrong side of the Local Law 97 caps that step down in 2030. Ask 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.
Reserve balance, assessment history and underlying-mortgage maturity are not in the public record here. Request the audited financial statements before an offer, not after.
Policy framework
Pets are reported as permitted, and pied-à-terre use, co-purchasing and gifting as allowed, in listing and brokerage records. For a Queens cooperative that is an unusually permissive combination and, if accurate, a genuine part of the value here — most Sunnyside boards allow one or two of those, not all three.
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
Price this building per room, not per square foot: prewar Sunnyside cooperative stock generally has no offering-plan square footage, so per-foot figures quoted in listings here are derived rather than documented.
The recorded transfer history on the residential unit lot runs back to the early 2000s and is steady: at 88 apartments the corporation turns over enough each year to produce a usable same-line comparable set, which the smaller Sunnyside walk-up corporations cannot. Recorded consideration on individual share transfers has clustered predominantly in the low $200,000s to low $500,000s, with the upper part of that band reached in the last three years. A small number of larger recorded figures sit well outside the cluster; those should not be treated as single-apartment comparables without pulling the underlying instrument, because transfer-tax filings against a single unit lot capture multi-unit and non-arm's-length transactions as readily as ordinary sales. Market statements here are indexed to the last complete year.
Three variables drive the internal spread: floor and exposure; renovation state, where original kitchens and baths trade at a clear discount; and the all-in monthly read net of the city's cooperative and condominium tax abatement.
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 |
|---|---|---|---|---|---|
| Aug 4, 2026 | 4H | 1 BR · 1 BA · 800 sf | $449,568 | $562/sf | -2.1% |
| Aug 3, 2026 | 5B | 1 BA · 350 sf | $220,000 | $629/sf | -7.9% |
| Oct 16, 2025 | 4O | 1 BR · 1 BA · 850 sf | $448,115 | $527/sf | -2.4% |
| Sep 25, 2025 | 3J | 2 BR · 1 BA · 950 sf | $579,000 | $609/sf | +0.0% |
| Dec 16, 2024 | 3N | 1 BR | $347,415 | -0.5% | |
| May 19, 2023 | 5B | 1 BA · 290 sf | $184,000 | $634/sf | -11.5% |
| Nov 30, 2022 | 4 | 1 BR · 1 BA | $350,000 | +9.4% | |
| Nov 22, 2022 | 3O | 1 BR · 1 BA · 720 sf | $380,000 | $528/sf | +5.6% |
Market read. Most recent trades (2026) cleared a median $596/sf across 2 sales. Median listing discount 0.6% 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 4-00161-7501) 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 at Plymouth Hall
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. Shed and scaffold are up. 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.
Comparable buildings
- 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
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.
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