545 West 110th Street

The massing does two jobs at once. The precast concrete and limestone base runs eleven bays of street wall at the scale of the neighboring 1909 and 1923 apartment houses, and the glass setback above releases the upper four floors from that datum, producing terraces and long open outlooks toward Central Park to the east and the Hudson to the west. Windows run floor to ceiling throughout, which in a building with ceilings near nine and a half feet means a genuine glass wall rather than an oversized punched opening.

Apartments are lettered A through G on the lower and middle floors and A through D on the upper floors as the plate narrows into the setback, with penthouse residences at the top. The mix runs studios through four-bedrooms. Every apartment has a washer/dryer. Storage is deeded rather than assigned — roughly three dozen storage units carry their own condominium lot numbers and transfer separately, which is worth confirming for any specific apartment, because a unit sold without its storage locker is not the same product as a unit sold with one.

The recorded unit-lot schedule is the authority on what this building actually contains. Ninety-three condominium lots cover the apartments, the storage units, the parking spaces, the garage and the retail space. PLUTO's 186-unit figure has no counterpart in that schedule and should be disregarded.

The building runs as a full-service condominium: 24-hour doorman, live-in superintendent, fitness center, children's playroom, landscaped residents' terrace, bicycle storage, and an on-site parking garage held as a separate condominium unit. Façade work has been filed on a normal cycle, including a seventh-cycle Local Law 11 inspection and repair program in 2016 with an accompanying sidewalk shed, and a rooftop gas barbecue installation the same year.

Because the retail and garage are separate condominium units rather than common elements, the residential common charge does not carry their operating costs — but it also does not capture their income. Buyers should read the current budget to understand how the commercial units participate in shared expenses, since the split determines what the residential per-foot common charge actually funds.

This is the fact that most changes the monthly number here, and the public record is unambiguous.

Residential units carried a ten-year 421-a exemption, and it is gone. The Department of Finance assessment rolls record the residential unit lots under exemption code 5110 — 421-a, ten-year, no cap. The exemption ran at its full value through the fiscal 2010/11 roll, then stepped down by twenty percentage points every two years: the exempt value falls again on the 2011/12–2012/13 rolls, again on 2013/14–2014/15, again on 2015/16–2016/17, and reaches its final tier on 2017/18–2018/19. It does not appear on any roll from fiscal 2019/20 forward, and no 421-a exemption appears for these lots in the fiscal 2021 through 2024 exemption detail. Apartments here have been taxed at full assessment since fiscal 2019/20. There is nothing left to phase out, and nothing left to lose.

The commercial units carried a separate benefit, also expired. The garage and retail condominium lots carried a fifteen-year Industrial and Commercial Incentive Program exemption (DOF code 1985) with a 2008 benefit start. It phased down through the fiscal 2021/22 roll and reached zero on the fiscal 2022/23 roll.

The expired benefits described above create no remaining scheduled phaseout increase. That does not fix future taxes: assessments, rates and other benefits can change. Underwrite the current bill for the specific unit and run True Monthly Carrying Cost against it.

Recent sales

Recent closings 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 $1,495/sf (floor-adjusted) across 3 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 2.6% 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 1-01882-7502; each condominium apartment is its own tax lot). 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 from recorded condo declarations and offering plans.

Search by BBL, not by address. 1018827502. City records use both "Cathedral Parkway" and "545 West 110th Street." Search both aliases and the parcel identifier, and deduplicate overlapping records; the aliases alone do not establish how much a single-address search would omit. This affects tax records, PLUTO lookups, and any automated valuation that keys on address text.

The reported 421-a exemption has expired. It ended after fiscal 2018/19, so that exemption has no remaining scheduled phaseout. Confirm the current unit tax bill and model possible assessment and rate changes separately.

Confirm whether storage conveys. Storage lockers are separate deeded condominium units with their own lot numbers. They do not automatically follow the apartment.

Ask how the commercial units share expenses. The retail and the garage are separate condominium units, not common elements. The allocation between residential and commercial is set in the declaration and by-laws and determines what your common charge is actually funding.

Test the exposures against the block. Light and outlook depend on floor and position, and no view is protected without a recorded instrument; confirm what the neighbors on either side could build and what sits behind the south elevation.

Ignore the PLUTO unit count. 186 is not the number of apartments. Ninety-three condominium lots exist; roughly 54 are apartments.

Lead with scarcity. Modern condominium construction of this size is rare on this block: the Morningside Heights Historic District makes demolition and new construction on most neighboring lots subject to Landmarks Preservation Commission approval. That is a structural argument, not a promotional one.

Show the current tax bill and the expired-benefit history. Distinguish an exemption phaseout from other possible tax increases when comparing monthly costs with abated inventory; the expired exemption does not guarantee a fixed future bill.

Correct the address in your own materials. Public-records searches on this building fail routinely. Give the buyer's attorney the BBL up front.

Price the setback floors separately. The top four floors are a different product from the base. Check a building-wide per-foot figure against actual views, outdoor space, plans and condition before using it for either the upper floors or the base.

If you're considering 545 West 110th Street, also evaluate:

• 610 West 110th Street — Schwartz & Gross, 1921–22, converted to condominium; the prewar condominium alternative two blocks west on the same street
• 600 West 115th Street (The Luxor) — Gaetano Ajello, 1911, structured as a cooperative within a condominium; the Morningside Heights prewar option with a more complex ownership form
• 285 West 110th Street (Circa Central Park) — FXCollaborative, 2016; the nearest new-construction condominium on the same street, at the Central Park end
• The Vandewater — 2021 new-development condominium at 543 West 122nd Street; the current-generation Morningside Heights alternative, taller and with a deeper amenity program
• 241 West 108th Street — George and Edward Blum, 1911 cooperative; the prewar co-op alternative with carrying costs and policies to compare from current documents
• 300 West 108th Street — Rosario Candela, 1924, converted to cooperative in 1982; the architecturally significant prewar co-op nearby
• 2721 Broadway — Gronenberg & Leuchtag, 1925 cooperative; the Broadway-frontage prewar comparison
• The Parkmor (308–312 West 113th Street) — Isaac & Stern Architects; small-scale condominium delivered in 2021, without full-service staffing