600 West 115th Street (The Luxor)

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.

This is a modestly staffed, house with a financial position to assess from current records rather than a full-service one: part-time door coverage, a live-in superintendent, central laundry, bike room, and storage. The documents on file describe a historical 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.

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. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,038/sf (recorded) across 3 sales. The building has traded as recently as 2026. Median listing discount 1.3% 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 1-01896-7501). 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.

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 renovation constraint; it does not protect views. Exterior alterations generally require LPC permits following the 2017 designation; eligible work may receive staff approval and ordinary maintenance may be exempt. Interior work follows the co-op alteration process and also needs LPC permission when it requires a DOB permit.

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.

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.

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; a corridor-versus-price comparison farther south