50 Madison AvenueRecorded sales & closing prices

The building has traded thinly since the sellout. All nine residences were sold by the sponsor to nine separately named purchasers between September and November 2005, and ACRIS records only a modest number of resales since — several lines have changed hands once or twice in twenty years. The titleholders' names do not establish unrelated beneficial ownership or exclude common investment control; the limited sale history also needs to be considered when pricing.

Same-building comparables are thin: with nine residences and no meaningful volume, a valuation built on a building average is not worth much, and the useful work is line-specific and condition-specific. And the absence of an abatement means the headline price and the monthly carrying number sit further apart than they do in abated new-construction inventory nearby. Full-floor prewar-base conversions in NoMad and Flatiron are the right comparable set, not the recent ground-up towers on Fifth Avenue and East 22nd Street, whose amenity loads and tax postures are structurally different. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.