710 West End Avenue

Sixteen stories, a 93-foot avenue frontage, a footprint of roughly 78 by 94 feet, and just under 100,000 gross square feet. The building is heavily over-built relative to current R8 zoning — a floor area ratio of 10.65 against 6.02 permitted — which is a settled, grandfathered condition and simply means the lot holds more building than it could hold today.

The apartment plan is legible from the recorded transfers: lines A through F running from the second floor to the sixteenth, a ground-floor residence, and a penthouse designated PHA. Six apartments per floor across fifteen residential floors accounts for the original ninety-two, and the drift down to eighty-nine in the current audited statements is combinations — recorded mergers include 2C with 2D, 6E with 6F, 10E with 10F, and a 2019–2020 combination joining 6E/6F with 7F across two floors. The building's larger homes are therefore made, not original, and they are made in the E and F lines more than anywhere else.

For a 1928 Pelham on West End Avenue, expect what the type delivers: entry foyers, defined rooms, real dining space, high ceilings and thick masonry between apartments. Exposures are the differentiator — the avenue-facing lines look west across West End Avenue, and the rear lines look east over the interior of a block that holds low-rise Pomander Walk rather than a wall of towers.

Full service, union staffed, with a 24-hour attended lobby and a live-in resident manager. Payroll is by far the largest line in the operating budget, which is normal for a building of this size and staffing model, and the corporation contributes to the Building Service 32BJ funds under the standard apartment building agreement.

The building carries no garage and no recreation facility — the offering plan was explicit about that in 1983 and nothing has been added. What it does carry is a bulk cable and internet arrangement, central laundry, and rentable storage, each of which shows up as its own revenue line in the audited statements. Shareholders should read the cable and internet line for what it is: a bulk contract that lowers individual bills and raises the maintenance base.

The capital record is steady rather than dramatic. West façade masonry restoration was filed in 2004; further façade repairs in 2010 and 2016; the boiler burner was converted to dual gas/oil operation with a new gas service in 2014; elevator upgrades, security cameras and lobby furniture were capitalised in 2019, alongside the elevator door lock monitoring project that the August 2019 special assessment funded.

The live item is the exterior. The building's Cycle 9 façade report, filed January 2024, is SWARMP — safe with a repair and maintenance programme — which is a commitment to specific repairs before the next cycle rather than a clean bill. Consistent with that, façade and roof work was permitted in March 2025, a heavy-duty sidewalk shed went up in April 2025, façade repairs were permitted in May 2025, and further façade repairs were approved in January 2026. Any buyer should ask for the engineer's report, the current scope and cost, the reserve balance, and whether an assessment is contemplated.

Ownership form: Cooperative. You are buying shares in 710 West End Owners Corp. and a proprietary lease, not real property, and the purchase requires board approval after a full package and an interview.

Transfer fee: 3 percent of the net profit on the resale of shares, per the audited financial statements on file. Because it is levied on profit rather than on price, the calculation depends on your basis — including, potentially, capitalised improvements — so establish with the managing agent exactly how the corporation computes "net profit" before you price a sale.

Subletting: the proprietary lease bars assignment of the lease or subletting of the apartment without board consent, and provides that the board may impose whatever conditions it desires and charge a fee determined by the board. The operating statements carry a sublet-fee revenue line, so sublets are granted. The seasoning requirement, the maximum term and the current fee are not published — get them in writing from the managing agent.

Financing ceiling, minimum down payment, post-closing liquidity, debt-to-income, pied-à-terre use, parent purchases, guarantors, trusts and LLC ownership: none of this is published, and none of it is fixed by the offering plan or the financial statements on file. Prewar West End Avenue cooperatives commonly sit somewhere between 65 and 80 percent maximum financing with a post-closing liquidity requirement expressed as a multiple of annual carrying cost, but that is a corridor generalisation and not a statement about this building. Ask the managing agent for the current requirements before you make an offer, and run the Co-op Board Qualification Calculator against the answer rather than against an assumption.

Real estate taxes and the abatement: the corporation's stated policy is to refund the New York City co-op shareholder property tax abatement at approximately the time it charges its recurring operating assessment. The abatement therefore does not reduce a shareholder's net carry the way it does in buildings that pass it through and stop there. Model the maintenance and the assessment together.

Landmark review: the lot is inside a designated historic district. Window replacement, through-wall installations, storefront or entrance changes and rooftop work require Landmarks Preservation Commission review. Anything filed before June 2015 was filed under a different regime.

Recent sales

Recent transfers 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 $813/sf across 1 sale. Median listing discount 1.7% 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 1-01242-0062) 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 on co-ops is not officially recorded, figures shown are approximate.

Budget the board process properly. This is a full cooperative approval: a complete financial package, tax returns, reference letters and an interview. Nothing about the requirements is published. Get the current package, the financing ceiling and the post-closing liquidity standard from the managing agent before you write an offer, not after.

Understand the flip tax before you buy, not before you sell. Three percent of net profit is a different animal from three percent of price. It affects your eventual exit math, and how the corporation computes basis is the whole question.

Model maintenance plus the operating assessment, and treat the abatement as recaptured. The corporation refunds the shareholder tax abatement at roughly the same time it bills the assessment. Run the True Monthly Carrying Cost Calculator on the combined number.

Ask for the façade file. Cycle 9 was filed SWARMP in January 2024 and work has been permitted through 2025 and into 2026. Request the engineer's report, the scope, the cost and the funding plan.

Note the 2030 mortgage maturity. A $3.5 million underlying loan at 3.00 percent matures August 1, 2030. That rate will not be repeated. Ask how the board is thinking about it.

Landmark review is real. Windows and anything else visible from the street require Commission approval. Price renovation accordingly.

No garage, no gym. This is a full-service prewar house, not an amenity building, and it has never claimed to be one.

Lead with the architect, the district and the plan. A landmarked Pelham on West End Avenue with prewar room proportions is a specific product, and the buyer who wants it is not shopping condominiums.

State the conversion history correctly. 1982 was the sponsor's purchase; the co-op closed in October 1984. Getting this right in your materials pre-empts a diligence question.

Present the balance sheet. A 3.00 percent underlying mortgage, a reserve fund quadrupled at the 2020 refinancing, an undrawn line of credit and a concluded 2019 special assessment are all defensible facts, and we provide the underlying documents from the Research Library to serious buyers' counsel.

Be direct about the façade programme. Buyers' attorneys pull FISP records. A scoped, funded project explained up front reads very differently from one discovered in week three.

Condition sells here. The buyer pool for prewar West End Avenue is deliberate and renovation-literate. Renovated apartments clear at premiums; estate condition clears when it is priced to the renovation math. Run the Renovation Cost Calculator against your asking strategy.

If you're considering 710 West End Avenue, also evaluate:

• 675 West End Avenue — a 1925 cooperative by the same architect, George F. Pelham; the closest like-for-like in authorship and vintage
• 720 West End Avenue — the 1927 building immediately to the north, converted to condominium; the same block front and the ownership-form alternative
• 755 West End Avenue — Rosario Candela, 1925; the corridor's prestige step-up a block north
• 760 West End Avenue — George and Edward Blum, 1926; the same decade and the same conversion era
• 685 West End Avenue — Sugarman & Berger, 1928; the closest peer by year of construction
• 680 West End Avenue — Rouse & Goldstone, 1916–1918; the earlier-generation alternative on the avenue
• 595 West End Avenue — a 1922–23 prewar rental converted to condominium; the condominium comparison further south
• 514 West End Avenue — Gaetano Ajello, 1923–24, in the Riverside–West End Historic District Extension I; the same corridor under the district's earlier expansion
• 250 West 94th Street — Sugarman & Berger, 1925; the side-street cooperative alternative a block away
• 310 Riverside Drive — a 1929 cooperative on the parkfront; the Riverside Drive alternative at the same vintage
• 336 West End Avenue — the corridor comparison in the 70s
• 215 West 95th Street — a 1986 ground-up condominium a block north; the new-construction alternative in the immediate area