532 West 111th Street (The Charlemagne)

The LPC report describes a tripartite façade: a limestone base, an asymmetrically placed Tudor-arched entrance with an elaborate surround and granite steps, individual windows with label moldings, two-story terra-cotta surrounds with decorative metal railings, a balcony, and a quatrefoil frieze with colonnettes. The report lists the alterations: the parapet has been removed, and the door and windows have been replaced.

Apartments are numbered by floor and line, with up to seven lines on a floor and a handful of ground-level apartments numbered separately. The unit mix has moved over time. DOB filings record combinations of apartments 53 and 54 (2003), 85 and 87 (2004), and 43 and 45 (2013), and a 2018 filing that separated a previously combined 73 and 74 back into two apartments. That is why unit counts differ from source to source, and why a line number alone is not a reliable comparable.

Capital work on record. DOB filings show parapet and repointing work in 2000, façade campaigns in 2007 and 2011 (lintels, sills, brickwork, pointing, window caulking and parapet maintenance), a gas and oil burner conversion in 2014, a new laundry installation in early 2019, and façade and roof repairs filed later in 2019. As a landmarked building, any future façade cycle carries LPC review on top of Local Law 11. Ask where the current cycle stands.

Underlying mortgage. The most recent building-level mortgage instruments in ACRIS date to 1998: two mortgages from a cooperative bank, assigned to Fannie Mae in 2000. ACRIS shows no later mortgage and no satisfaction of those loans. The current debt position — lender, balance, rate and maturity — is not in the public record and has to come from the financial statements.

J-51. The building has used the program repeatedly. DOF's historical records show grants starting in 1969 (twelve years), 1986 (the conversion year, on about $163,000 of qualifying work), 2001, 2007 and 2010 (each fourteen years). DOF's current abatement detail still lists two J-51 cases on the lot, with benefit windows running to December 2027 and September 2030, but both show a remaining benefit pool of zero. A zero remaining abatement pool does not establish the separate exemption schedule. Reconcile both components against the original certificates and current tax bills before stating that all benefits have ended.

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.

Financing, liquidity, sublets, pied-à-terre, trusts and the flip tax. None is published and none is documented in any record available to us. Get the financing ceiling, post-closing liquidity expectation, sublet rules, flip tax, pied-à-terre position and trust or LLC policy from the managing agent, in writing, before the offer.

Alterations. Combination and renovation work here has been routine, but window replacement and other exterior alterations need the applicable LPC permission as well as board approval; eligible work may receive staff approval and ordinary maintenance may be exempt. Interior work requiring a DOB permit also needs LPC permission.

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 (2025) cleared a median $896/sf (recorded) across 1 sale. Median listing discount 3.1% 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 1-01882-0054). 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.

Settle the debt question. The last recorded mortgage instruments are from 1998. Ask for the audited statements and confirm the current loan, its maturity and any line of credit.

Price in landmark status. Designation protects the block, and it also adds review time and cost to window replacement and façade work.

Get the policy stack in writing. Financing, subletting, the flip tax and pied-à-terre rules are not public here.

Use the pedigree. A named Mulliken & Moeller building in a designated district is a concrete selling point. Cite the LPC record rather than general claims.

Have the capital history ready. The façade, roof and laundry work since 2011 provides specific records for a buyer's attorney to review alongside the current budget and capital plan.

• 535 West 110th Street — prewar co-op on the same block, also in the historic district
• 545 West 111th Street — The Rockfall, 1909–10 co-op across the street
• 603 West 111th Street — 1908–09 Morningside Heights co-op a block west
• 600 West 111th Street — 1920s co-op at Broadway and 111th
• 520 West 110th Street — 1911 Schwartz & Gross building on Cathedral Parkway
• 600 West 115th Street — The Luxor, prewar co-op in the same historic district
• 320 West 86th Street — a later Mulliken & Moeller co-op on the Upper West Side