- Year built
- 1911
- Type
- Cooperative within a condominium structure
- Units
- 45
- Floors
- 12
- Landmark
- Designated
- Amenities
- Elevator building with central laundry, bike room, and private storage
- Pets
- Permitted per listing records
- Financing
- 80 percent permitted per recent listing records (20 percent minimum down)
The Luxor is core Morningside Heights stock in the most literal sense: it was built in 1910–11 by the Paterno Brothers — the family organization that constructed much of the apartment district around the new Columbia campus — to a design by Gaetano Ajello, the architect most identified with the neighborhood's Renaissance Revival apartment houses. The white brick, limestone, and terra-cotta facade at the corner of Broadway and 115th Street is now protected fabric: the city designated the Morningside Heights Historic District in February 2017, and the Luxor sits squarely within it, a block from the university gates.
The ownership structure is more interesting than the building's quiet market profile suggests. At the 1983–85 conversion, the property was split into a condominium of two units — residential and commercial — and the cooperative corporation, 600 West 115th Street Owners Corp., took ownership of the residential unit. The practical effect is a co-op whose shareholders are insulated from the Broadway retail base: the roughly 6,000 square feet of ground-floor commercial space is a separate condominium unit rather than co-op-owned space, which changes how retail income and retail risk flow (or don't flow) through the maintenance. Buyers' attorneys should understand the condop mechanics; the offering plan and the condominium declaration it contains are on file in The Roebling Research Library.
The market thesis is value with permanence. Morningside Heights offers genuine pre-war scale — defined foyers, four-apartments-per-floor privacy, corner light at a wide Broadway intersection — at a meaningful per-foot discount to equivalent Upper West Side inventory twenty blocks south, with Columbia University as a structural demand anchor for both resale and rental cycles. The 2017 historic-district designation added the missing ingredient: the streetscape that buyers are paying for can no longer be casually rebuilt.
Architecture and unit composition
The Luxor rises 12 stories on the southwest corner of Broadway and West 115th Street, organized around roughly four apartments per floor. Ajello's plan discipline is the selling point inside: long entry galleries, clearly separated public and private zones, windowed kitchens, and the high ceilings and plaster detail of the 1911 construction date. The marble lobby with its double-wide stair landings survives. Apartment stock runs from one-bedrooms through classic-six-scale family units and combinations, with the premium lines taking the Broadway corner light. Condition varies unit to unit in the way of any century-old co-op; renovated apartments clear at visible premiums.
Building operations
This is a modestly staffed, conservatively run house rather than a full-service one: part-time door coverage, a live-in superintendent, central laundry, bike room, and storage. The documents on file sketch the operating posture — audited financials for 2016–2017, annual budgets, a 4 percent maintenance increase taken in 2019, and a board not controlled by the holder of unsold shares. A successor holder of unsold shares (115 Associates, L.P. at the most recent amendment on file) retained a small block of apartments; buyers should confirm the current sold/unsold split with the managing agent, since it bears on lender underwriting. The original 1983 plan was an eviction plan sponsored by Coronet Properties Company — a piece of conversion-era history worth knowing, not a present-day risk.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $24,954/yr
- Per unit / month range
- $0 – $45
What to know if you’re buying
Understand the condop structure before the board package. You are buying co-op shares, with a co-op board and a proprietary lease — but the corporation owns the residential unit of a condominium, not the land-and-building fee simple alone. Your attorney should review the condominium declaration inside the offering plan (on file with us). For day-to-day ownership it is invisible; for diligence it is the first question to get right.
The financing framework is unusually permissive for a pre-war co-op. Recent listing records document 80 percent financing — looser than the 50–75 percent conventions of comparable Upper West Side co-ops. Run the Co-op Board Qualification Calculator against the actual requirement before you offer.
Verify the fee stack and the policy gaps. The flip tax documented in listing records (cited at 5 percent) needs its base confirmed — percentage of price versus profit changes the math materially. Sublet and pied-à-terre policies are thinly documented publicly; we verify against board documents during diligence.
The historic district is your view protection and your renovation constraint. Exterior work — windows, through-wall units, anything visible from the street — runs through Landmarks review since the 2017 designation. Interior renovation is conventional co-op alteration-agreement territory.
Price the location honestly. The 1 train is at the corner, Riverside Park is two blocks west, and Columbia is one block north — but Midtown is a 20–30 minute commute. The discount to the core Upper West Side reflects geography, not building quality; decide whether the geography fits your life.
What to know if you’re selling
Lead with the provenance. Ajello, the Paternos, 1911, and the historic-district designation are concrete, verifiable differentiators in a neighborhood where most listings market square footage alone. The building has a name — use it.
Market to the Columbia economy, but not only to it. Faculty, physicians, and university-affiliated buyers anchor demand here, and they value the 80 percent financing flexibility. But the value-migration buyer trading north from the West 80s and 90s is real and growing; comp the listing against both audiences.
Condition transparency wins. The spread between renovated and estate-condition units in buildings of this vintage is wide and known. Price to the renovation math — run the Renovation Cost Calculator against your asking strategy rather than hoping buyers won't.
Comparable buildings
If you're considering 600 West 115th Street, also evaluate:
- Regnor Court (601 West 115th Street) — the Ajello/Paterno sibling directly across the street; the closest like-for-like comparison
- The Paterno (440 Riverside Drive) — the family's curved-facade flagship at 116th and Riverside
- The Colosseum (435 Riverside Drive) — the Paterno's matching curved companion across 116th Street
- 420 Riverside Drive — pre-war Riverside Drive co-op stock in the same district
- 90 Morningside Drive — pre-war co-op on the district's eastern, park-facing edge
- 509 West 110th Street — Cathedral Parkway pre-war co-op; the southern-edge alternative
- 100 Riverside Drive — core Upper West Side Riverside Drive co-op; the corridor-versus-price comparison twenty blocks south
The Roebling Team at The Luxor
The Roebling Team at Compass works the Upper West Side and the Morningside Heights apartment district as part of our broader pre-war Manhattan practice. We publish this building profile because Luxor buyers and sellers deserve building-specific intelligence — condop mechanics, conversion documentation, and district-level comparables — not generic neighborhood commentary.
If you're considering a transaction at 600 West 115th Street, a 30-minute consultation is the right starting point.