610 West 110th Street

The building runs fourteen stories over a two-story stone base, with a penthouse level above that was originally servants' quarters and now contains three apartments. It is 100 feet wide on Cathedral Parkway and roughly 78 feet deep, on a 100-by-100 lot, with a rear courtyard reached by an iron stair and a passageway out to West 110th Street.

Because the conversion inherited a 1922 rental layout, apartment types are wide-ranging rather than uniform, and the drift between the offering plan's 72 units and today's 67 is the record of two decades of combinations: Department of Buildings filings since 2008 document the merger of penthouses 5 and 6, apartments 3D and 3E, 8A and 8B, 10A and 10B, and others. The practical consequence for a buyer is that there is no reliable "line" analysis in this building. Two apartments with adjacent letters may be very different sizes, and floor plans should be measured rather than assumed.

Interiors reflect the 2006–08 sponsor renovation rather than the original fit-out; the plan disclosed that the sponsor was renovating vacant units and upgrading fixtures and finishes while the offering was live. Units that were occupied by regulated tenants at conversion did not receive that work and have come to market in original condition in the years since.

The condominium is professionally managed and staffed under the 32BJ apartment-building agreement, with a live-in resident manager. Amenity space is modest and was largely created after conversion: a fitness room and a recreation room with an outdoor patio, both requiring signed waivers and key access, plus a cellar laundry room, a small assigned bike rack, and eleven licensed storage bins.

The capital picture is the most important thing on this page, and it is active. The audited financial statements for the years ended December 31, 2024 and 2023 record a sequence of special assessments rather than a reserve-funded capital program:

• December 2021 — a $300,000 assessment to replenish the reserve fund, billed over eighteen months and then extended through December 2023.
• December 2022 — a $125,000 assessment to pay gas-heat invoices that had never been billed.
• December 2023 — a $110,000 assessment funding part of the 2024 major repairs.
• December 2024 — a $1,080,000 assessment for elevator modernization, billed by common interest over forty-eight months from January 1, 2025 through December 31, 2028. This is live today and runs with the unit.
• The 2025 budget forecast additionally contemplates a $270,000 assessment outside the operating budget.

Common charges rose 8.75 percent effective January 1, 2024 and a further 4.50 percent effective January 1, 2025. The reserve fund stood at $334,101 at December 31, 2024 against a roughly $1.53 million annual operating cost — a thin cushion for a hundred-year-old building, and the reason the assessments keep coming rather than the reserve absorbing the work. Recent major repairs on the books include elevator work, security system upgrades, façade restoration under the Façade Inspection Safety Program, and a gas shutdown project.

One further item belongs in any diligence file. Following the boiler's 2019 conversion from fuel oil to gas, Con Edison and the gas supplier billed the building sporadically and incorrectly for several years. In February 2025 the condominium settled with Con Edison for $349,968 covering January 2021 through February 2025, paying $220,000 immediately and the $129,968 balance over twelve months to February 2026. The condominium had been accruing for it and set aside a dedicated account, so the settlement was funded — but it is the kind of item that shows up in a financial statement and needs to be understood rather than skimmed.

The condominium routinely protests its assessed valuations; protests were open for tax years 2019/20 through 2024/25 at the most recent year-end on file. There was no pending litigation against the condominium as of December 31, 2024.

Ownership form: Condominium. Purchases clear through a right of first refusal rather than a cooperative board approval, but the managing agent requires a full purchase package, so the timeline is not as fast as at a new-construction condominium.

Pets: Permitted with board consent — dogs, cats, caged birds and fish, no more than two per unit, per the house rules on file. Pets are not permitted on the outdoor patio.

Pied-à-terre, subletting, LLC, trust and foreign ownership: Permitted under the standard condominium framework. Minimum lease terms should be confirmed with the managing agent.

Working capital contribution: One month's common charges, payable at closing, per the offering plan.

Alterations: Board approval required, with a $300 non-refundable filing fee, contractor insurance certificates, and notice to affected residents. Work is limited to weekdays.

Flip tax: None documented. Confirm with the managing agent before pricing a sale.

Real estate taxes: No 421-a, no J-51, and no other building-wide exemption on any residential unit lot in any assessment roll from FY2011 forward. Underwrite full unabated taxes on the specific unit, and add the elevator assessment through 2028.

Rent regulation: A non-eviction conversion means some apartments in the building may still be occupied by tenants who did not purchase. A unit sold subject to such a tenancy is a fundamentally different asset from a vacant one, and the status of any specific unit should be established in writing before contract.

Recent sales

Recent closings at this building, curated by The Roebling Team research desk. 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 (2026) cleared a median $1,249/sf across 3 sales. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01893-7502) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. 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.

Jane M. Shattuck, who converted her family's Schrafft's ice cream and candy shop into the Schrafft's restaurant chain and supervised its food service and preparation, lived in the building. Her death was reported in The New York Times on September 26, 1948.

No other residents are documented in the press in connection with this address.

Search both addresses. 610 West 110th Street and 610 Cathedral Parkway — and 608 Cathedral Parkway for older recordings. Title, tax and permit searches under one name return an incomplete file.

The elevator assessment is real money and it runs to 2028. $1,080,000 across the building, billed by common interest, with a further $270,000 contemplated. Get the per-unit figure in writing and put it in the carrying-cost math.

Read the reserve, not the amenity list. A $334,101 reserve against a $1.5 million operating budget in a 1922 building means the next capital item will most likely be assessed rather than absorbed.

Ask whether the unit is vacant. This was a non-eviction conversion with thirty-five regulated tenancies at the outset. Most have turned over, but the question has to be asked and answered on paper.

Measure the apartment. Combinations have scrambled the original line logic. Adjacent letters do not imply comparable footprints.

There is no abatement and never was. Full taxes from the first closing, unchanged.

Lead with the conversion date, not the year built. 1922 architecture with a 2008 condominium structure is a specific and desirable combination — prewar rooms, condominium rules, no cooperative board interview.

Disclose the assessment up front. Sophisticated buyers will find it in the financial statements anyway, and a surprise in diligence costs more than a disclosure in the listing.

Landmark status is a selling point and a constraint. Contributing status in the Morningside Heights Historic District protects the streetscape; it also means exterior work requires Landmarks approval.

Price against Morningside Heights, not against the West 90s. The comparable set is small and specific; building averages are less useful here than same-size, same-exposure comparables.

If you're considering 610 West 110th Street, also evaluate:

• 300 West 109th Street (The Manhasset) — the other condominium on the same tax block; a landmarked 1901 Broadway apartment house converted to condominium, and the closest direct comparison in the neighborhood
• 600 West 115th Street (The Luxor) — prewar Morningside Heights apartment house a few blocks north, in the Columbia orbit
• The Hendrik Hudson — the 1907 Riverside Drive landmark at Cathedral Parkway; the neighborhood's grandest prewar building and the high end of the local market
• 395 Riverside Drive (The Matincote) — prewar Riverside Drive alternative at 112th Street
• 100 Claremont Avenue (Claremont Hall) — the new-construction condominium alternative in Morningside Heights, with an entirely different tax and amenity profile
• 272 West 107th Street (The Straus Park Condominium) — smaller prewar conversion condominium a few blocks south
• 241 West 108th Street — prewar Upper West Side alternative in the same price band
• 285 West 110th Street (Circa Central Park) — the contemporary condominium at the Cathedral Parkway end of the street, on Frederick Douglass Circle
• 320 Riverside Drive — prewar Riverside Drive at 104th Street
• 300 West 108th Street — prewar Broadway-corridor alternative between Morningside Heights and the West 90s