46 West 95th Street

LPC's record describes a neo-Georgian façade of brick and stone, nine stories with basement; its 1990 survey recorded eight-over-eight and paired eight-over-eight double-hung wood windows. The offering plan's Schedule A lays the building out on four lines, A through D, on the first through ninth floors, and the plan identifies a ground-floor professional apartment. Two penthouse apartments, PHF and PHR in ACRIS, sit above. At conversion the plan allocated roughly 460 to 515 shares per apartment, rising with floor, which points to apartments of broadly similar size across the lines.

Combinations have changed the count at the top and bottom of the building. DOB records a 2007 combination of a ninth-floor apartment with the duplex penthouse and roof, and ACRIS carries a combined 2D/3D. Read any comparable against a floor plan rather than a line letter.

Staffing and services. Payroll in the audited statements is small — superintendent coverage, with no doorman or porter payroll. The operating statements carry laundry income and sublet, storage and other fees.

Capital work on record. DOB filings show façade repair in 2002 and a façade restoration in 2006, a lobby renovation in 2009, and a conversion of the boiler to dual gas and oil firing in 2013–14. A rear-yard project — a new retaining wall, storm drainage and concrete paving — ran from 2014 through 2017 and was paid from reserves, per the plan amendment. As a landmarked building, any future façade cycle carries LPC review on top of Local Law 11.

Reserves. The reserve fund stood a little under $300,000 at the August 2015 year-end, after funding part of the yard project. Ask for the current balance.

The underlying mortgage. In December 2013 the corporation refinanced into a $2.8 million first mortgage at 4.125%, ten-year term on a thirty-year amortization, maturing January 1, 2024, with a $500,000 revolving line, per the audited statements on file. ACRIS shows that loan consolidated into a $3.05 million mortgage with a commercial bank in December 2020, including about $628,000 of new money. The rate and maturity of the 2020 loan are not in the documents on file. Ask for them, and ask what the new money funded.

Maintenance. Maintenance was about $2.66 per share per month as of July 2017, per the plan amendment on file. The board has also levied an annual operating assessment roughly equal to the co-op/condo tax abatement, so the abatement funds the building rather than reducing shareholders' monthly charges. Ask for the current rate and whether that practice continues.

Board package and interview. A purchaser buys shares and a proprietary lease, subject to board approval after a full package and an interview. Budget four to eight weeks from a signed contract to a board decision.

Subletting. The corporation records sublet fee income, so subletting happens here under some policy. The terms are not in the documents on file.

Financing, liquidity, pied-à-terre, trusts and the flip tax. Not documented in the materials on file. Get the financing ceiling, post-closing liquidity expectation, flip tax, pied-à-terre position and trust or LLC policy from the managing agent, in writing, before the offer.

Unsold shares. Offering plans commonly exempt purchases of unsold shares from board approval; confirm whether this plan does, and how the board treats those sales. Separately, the holder's percentage of the building affects which lenders will finance a purchase.

DOF's historical J-51 records show a grant beginning in 2006 on about $184,000 of qualifying work and a second beginning in 2008 on about $15,000, both fourteen-year abatements at 90% of certified cost. DOF's records show the larger one exhausted in fiscal 2017 and the smaller one around fiscal 2019. DOF's current abatement detail still lists the smaller case with a benefit window to March 2029, but its remaining pool is zero. The J-51 is used up and there is no burn-off ahead. At its peak the credit was about $16,500 a year against a tax bill above $200,000, so its end did not reshape the budget.

Recent sales

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01208-0052) 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.

Get the unsold-share count first. It was 11 apartments in 2017 and appears to be lower now. Your lender will ask, and the answer can narrow your financing options.

Get the 2020 mortgage terms. The corporation took on new money in December 2020. Find out the rate, the maturity, and what it paid for.

Price in landmark status. Window and façade work need LPC approval.

Lead with the architect. A Carrère & Hastings building half a block from Central Park is a concrete selling point. Cite the LPC record.

Have the structural answers ready. The current unsold-share count, the 2020 refinancing terms and the reserve balance are what a buyer's attorney will ask for. Having them in the package keeps the board timeline intact.

• 65 West 95th Street — 1928 co-op across the street, outside the historic district
• 41 West 96th Street — Emery Roth's 1926 park-block co-op on West 96th Street
• 12 West 96th Street — 1930 prewar co-op half a block from the park
• 50 West 96th Street — George F. Pelham co-op on the same stretch
• 35 West 90th Street — park-block co-op in the same historic district
• 336 Central Park West — Schwartz & Gross's 1929 co-op on the avenue a block south
• 110 West 94th Street — prewar co-op a block south, west of Columbus