The Paterno
440 Riverside Drive, at West 116th Street and Claremont Avenue · Riverside Drive, Manhattan
BBL 1019900001 · BIN 1059817
- Year built
- 1909
- Type
- Cooperative
- Units
- 106
- Floors
- 14
- Amenities
- Full-time doorman, resident superintendent, porte-cochère, central laundry, bicycle room, storage and roof deck
- Landmark status
- Not an individual landmark; in the Morningside Heights Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Pets
- Pets permitted; species and limits not stated
- Flip tax
- 1.5% of the purchase price, paid by the seller
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median, 2024
- $1M
- 2 qualifying sales
- Recent range
- $380K – $1.1M
- Listing discount
- 0.1%
- Recorded transfers
- 67
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The Paterno's curved façade follows the meeting of West 116th Street and Claremont Avenue, giving this Riverside Drive cooperative a distinctive shape. Schwartz & Gross designed the building for the Paterno Brothers in 1909–1910, using a stone base and Renaissance Revival ornament. Its covered entrance and large marble lobby carry the scale of an early twentieth-century apartment house into the experience of arriving home.
The building contains 106 residences, ranging from smaller apartments to substantial multi-room homes. A studio and a large park-facing apartment participate in the same cooperative and use the same staffed entrance. The building's market therefore includes several apartment categories within one historic address.
Riverside Park provides the western setting, while Claremont Avenue shapes the eastern side of the site. The curve creates different room orientations around the building. Park frontage belongs to particular apartments and rooms; it should not be assumed from the Riverside Drive address alone.
Architecture and unit composition
LPC identifies limestone, brick and terra cotta as the principal exterior materials. The curved corner and Renaissance ornament distinguish the building's massing, while its substantial base anchors the streetscape. The porte-cochère creates a sheltered arrival area before the interior entrance.
Inside, the marble lobby and stained-glass ceiling provide a large shared reception space. These common interiors remain a recognizable part of the building even where individual apartments have been modernized. Their scale reflects the original apartment-house program, with an emphasis on a formal entrance sequence.
The residential mix includes compact studios, conventional one- and two-bedroom apartments and larger prewar configurations. Some homes have additional dining or study space beyond the principal bedrooms. Period wood floors and other original interior details survive in parts of the inventory, alongside later renovations.
The curved façade changes the geometry of rooms and their views around the corner. An apartment facing the park has a different outlook from one facing the avenue or an interior area. Exposure should be considered room by room, especially in homes whose living and sleeping spaces occupy different sides of the building.
Recorded transfers include both small apartments and much larger homes. The high end of the historical total-value range is associated with substantial residences, while the smaller inventory provides a separate entry point. Comparing apartments by size and configuration is more informative than treating the entire cooperative as a single uniform market.
Building operations
The Paterno has a full-time doorman and resident superintendent, with central laundry, bicycle storage and additional storage facilities. A roof deck adds shared exterior space above the building. The covered entrance is an arrival feature; it should not be confused with an on-site parking garage.
Historic-district designation applies to exterior work. The building's masonry ornament, curved façade and visible windows therefore carry preservation considerations when repairs or replacements are planned. An alteration affecting an apartment's exterior appearance needs to align with the cooperative's building-wide approach and any required LPC approval.
The property is tax class 2, without an annual statutory cap on assessment growth. No building-wide tax abatement is identified. The cooperative pays the property's taxes as part of its overall operating obligations, with owners contributing through maintenance.
The built FAR exceeds the current residential allowance shown for the R8 zoning district. That comparison describes an existing, substantial apartment house. It does not assign additional building rights to a shareholder or establish that an apartment can expand beyond its present boundaries.
The building's shared responsibilities include the elevators, large common interiors, roof and extensive decorated exterior. Those obligations are spread across a sizeable cooperative inventory, while apartment-specific renovations remain separate projects. The distinction is especially relevant in an older home where an interior upgrade and building-level façade work may occur during the same ownership period.
Application and transaction fees
Fees below are from building management's published schedule, as of October 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.
- Terms
- 1.5% of the sales price paid by the seller
- Rate
- 1.5% of the purchase price
- Paid by
- Seller
Source: building management's published schedule, as of October 2026
Purchase
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application processing Fee | Paid by Buyer | When With the application | Amount $700 | Refundable Non-refundable |
| Credit Check FeePer applicantRequired | Paid by Buyer | When With the application | Amount $120 per applicant | Refundable Non-refundable |
| Financing feeConditional | Paid by Buyer | When With the application | Amount 400.00 (only applicable if financing from buyer) | Refundable Not stated |
| Closing Fee | Paid by Seller | When At closing | Amount $850 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move in Deposit | Paid by Buyer | When With the application | Amount $100 | Refundable Not stated |
| Move out Deposit | Paid by Seller | When With the application | Amount $100 | Refundable Not stated |
Sublet
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move out fee | Paid by Shareholder | When With the application | Amount $100 | Refundable Not stated |
| Application Processing Fee | Paid by Subtenant | When With the application | Amount $700 | Refundable Not stated |
| Background and Credit Check FeePer applicantRequired | Paid by Subtenant | When With the application | Amount $120 per applicant | Refundable Not stated |
| Move in fee | Paid by Subtenant | When With the application | Amount $100 | Refundable Not stated |
| Sublet FeeRecurringRequired | Paid by Shareholder | When Upon approval | Amount 18% of the monthly maintenance | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Security DepositRequired | Paid by Shareholder | When With the application | Amount Equal to one month of shareholder's maintenance | Refundable Not stated |
Refinance
2 items
Management's “less refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $450 | Refundable Not stated |
Management's “more refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $450 | Refundable Not stated |
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: The Roebling Team's building profile
- 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
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Roof deck, garage, bike storage, laundry roomSource: 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
- $0 (under cap)
- 2030–2034 annual penalty
- $37,576/yr
- Per unit / month range
- $0 – $30
- Modeled exposure split equally across 106 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
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).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jul 1, 2024 | 97 | 2 BR · 1 BA · 1,100 sf | $1,100,000 | $1,000/sf | -4.3% |
| Jun 10, 2024 | 6 | 1 BA | $380,000 | +8.9% | |
| Feb 13, 2024 | 105 | 2 BR · 1 BA | $939,000 | -1.1% | |
| Oct 25, 2023 | 114 | 1 BR · 1 BA | $655,000 | +0.8% | |
| Aug 22, 2022 | 58 | 2 BR · 1.5 BA | $1,200,000 | +20.1% | |
| Feb 25, 2022 | F | 1 BR · 1 BA · 600 sf | $475,000 | $792/sf | +11.8% |
| Jul 6, 2021 | 116 | 2 BR · 1 BA | $1,290,000 | -4.4% | |
| May 12, 2021 | 23 | 2 BR · 1 BA · 1,250 sf | $1,265,000 | $1,012/sf | -0.8% |
Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $1,000/sf (recorded) across 1 sale. The building has traded as recently as 2026. Median listing discount 1.0% 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 1-01990-0001). 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.
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Comparable buildings
- The Hamilton — A nearby prewar cooperative with a similar overall scale and Riverside Drive setting.
- The Matincote — A later prewar cooperative with a comparable residential inventory along the same avenue.
- 390 Riverside Drive — Another substantial prewar cooperative for comparing room proportions and park-facing apartments.
- The Luxor — A smaller prewar cooperative close by, with a more contained ownership inventory.
- The Strathmore — An earlier Riverside Drive cooperative with a smaller number of homes and related period architecture.
- The Hendrik Hudson — A larger prewar cooperative comparison with a lower-rise form and a different architectural composition.
More Riverside Drive buildings
- 390 Riverside Drive — 1924 co-op by Gaetano Ajello
- 395 Riverside Drive (The Matincote) — 1925 co-op by Gaetano Ajello
- 404 Riverside Drive (The Strathmore) — 1908 co-op by Schwartz & Gross
- 420 Riverside Drive (The Hamilton) — 1911 co-op by Gaetano Ajello
- 552 Riverside Drive — 1910 co-op
- The Huntingfield, 615 West 113th Street — 1906 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Riverside Drive — read The Roebling Team Guide to Riverside Drive.
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. 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 Paterno?
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646.939.7375 · c.cohen@compass.com