9 East 96th Street
9 East 96th Street, also of record as 9–11 East 96th Street, New York, NY 10128
Upper Carnegie Hill, Upper East Side
BBL 1016020009 · BIN 1051439
- Year built
- 1926
- Type
- Cooperative
- Units
- 47
- Floors
- 15
- Landmark status
- Not an individual landmark; in the Expanded Carnegie Hill Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Flip tax
- Tiered or formula; see fees
- Doorman
- Doorman (hours not stated)
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median, 2023
- $1.9M
- 2 qualifying sales
- Recent range
- $445K – $2.1M
- Listing discount
- 6.5%
- Recorded transfers
- 51
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Pierpont would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
East 96th Street between Fifth and Madison is one of the strangest and best blockfronts in Carnegie Hill. Within a few hundred feet it holds two individually landmarked Ogden Codman townhouses — his own house at No. 7 and the Lucy Dahlgren house at No. 15 — a J.E.R. Carpenter apartment house on the Fifth Avenue corner, and, wedged between the Codman houses, a fifteen-story apartment building from 1926. That building is No. 9, and its position is the point: it is a full-service prewar cooperative standing inside a block of mansions, on the last cross street before the Upper East Side's traditional northern boundary.
Gronenberg & Leuchtag designed it for the 1861 University Avenue Corporation in 1926, and it is one of the very few examples of the firm's work east of Central Park. The partnership specialized in apartment houses and is better represented in the Greenwich Village, Riverside–West End and Upper West Side/Central Park West historic districts; on East 96th Street they produced a seventy-two-and-a-half-foot-wide elevation of textured tan brick over a stone base, worked with neo-Medieval ornament — a foliate entrance surround under a dentil-like band and acanthus molding, cast-stone and terra-cotta window surrounds banding the second and third stories and again at the thirteenth and fourteenth, wrought-iron balustrades at the third floor, cast-stone balconies at the seventh, ninth and thirteenth, and a cornice with an arched frieze at the top. The LPC's own description is unusually admiring for a report entry, and it records that at designation no openings had been cut in the East 96th Street facade for through-the-wall air conditioners.
That last detail is the practical heart of this building. The lot is inside the Expanded Carnegie Hill Historic District, designated in December 1993. Exterior alterations such as windows, air-conditioner sleeves and balcony railings generally require LPC approval; qualifying maintenance may be exempt and some work can receive staff approval. The filings since designation show exactly how that plays out: through-wall air-conditioner openings cut at side elevations rather than the street front, a single street-facade window replacement filed under landmark review, and each façade cycle running through LPC before it runs through DOB. Buyers who intend to renovate should budget the review time, not just the construction time.
The ownership structure is a 1980 conversion of a rent-regulated building, and the plan on file makes the arithmetic visible: 18,654 shares allocated to 45 apartments, offered to sitting tenants at $300 per share, in a building that then held eight rent-controlled and thirty-one rent-stabilized apartments plus six in professional use. Forty-six years later the building trades as an ordinary prewar cooperative, but the conversion vintage still shapes it — the 1980 plan does not establish all current operations and policies; request current governing documents and management records, and review available public filings.
Architecture and unit composition
The building occupies a mid-block lot of roughly 7,317 square feet, about 72.5 feet wide and 101 feet deep, carrying some 73,000 square feet of building at about 9.99 times the lot area against a 10.0 residential maximum in an R10 district. That simple comparison does not establish legal zoning floor area or whether any enlargement is permitted.
The elevation is the argument, and the LPC's description is the best account of it: a stone base, now painted, carrying grouped window openings with neo-Medieval ornament; a secondary cornice setting off the second and third stories as a transition; cast-stone or terra-cotta surrounds at the third and again at the thirteenth and fourteenth; iron balustrades and cast-stone balconies at intervals up the facade; historic multi-paned double-hung wood sash and multi-paned French doors opening onto the balconies; a wrought-iron service gate at the east end of the base. The east and west party elevations are faced in the same brick with eight-over-eight sash — a courtesy that most mid-block buildings of the period did not extend.
Interior composition follows a 1926 plan: classic prewar apartments with defined entry, separate dining and windowed kitchens, in a stack that runs A, B and C lines through fifteen floors with a penthouse above. Combinations have occurred — Department of Buildings filings record apartments merged across floors and across lines since 2002 — so the practical unit count is lower than the forty-five that carried shares in 1980. Upper floors take Central Park light and outlooks west over the low Codman houses and the mansion blockfront, which is a rare condition on a mid-block lot.
Building operations
The offering plan records the operating spine as it stood at conversion: a resident superintendent plus four building service employees under a 32B-32J contract, a laundry room, storage, and a ground-floor professional tenancy generating rental income to the corporation. Listing records describe a canopied, one-step-up entrance with doorman coverage that is not twenty-four hours, and the building has no garage and no roof deck. All of that should be confirmed with the managing agent rather than assumed from a forty-six-year-old plan and a listing description.
Two operating facts do carry through and matter now. First, apartment gas and electricity are separately metered and are not included in maintenance — a real difference when comparing carrying costs against buildings that bundle them. Second, the corporation holds a small commercial tenancy at the base, which offsets maintenance but also means the building's income is not purely shareholder-sourced.
The capital picture is legible only through Department of Buildings records, because no audited financial statements for this cooperative were located in either the Compass Offering Plan Library or The Roebling Research Library. What DOB shows is a masonry building in a long relationship with Local Law 11: brick replacement in 2008, a chimney rebuilt in 2009, façade repairs and shed in 2011–2012, limestone repairs in 2013, scaffold in 2014, a new chimney liner and boiler gas conversion mid-decade, and a fresh cycle beginning in May 2023 with façade repairs, a sidewalk shed that July, and outrigger and hoist filings that December and the following January. All of it ran through landmark review, and none of it is offset by a tax exemption — the lot carries no J-51 and no other building-level benefit in the FY2021 through FY2027 rolls.
Request current loan statements, audited financials and two years of board minutes to establish debt balances, maturities, reserves and assessments. Recorded corporate mortgages and related instruments in ACRIS may supply terms and history, though they do not establish current balances or replace the cooperative’s financial records.
Policy framework
The reviewed plan is from 1980 and does not establish all current policies; obtain the present governing documents.
Ownership form: Cooperative. A purchaser buys shares in the apartment corporation together with a proprietary lease for a specific apartment — not real property. ACRIS records apartment transfers on this lot as SP share transfers to individual purchasers, which is the confirmation that apartments here trade to separate buyers in the ordinary way. Approval is by the board at its discretion, after a full board package and an interview, and a board is not obliged to give a reason for a rejection.
Financing ceiling: Not established in the reviewed material. Establish the maximum permitted loan-to-value with the managing agent in writing before making an offer.
Post-closing liquidity: Not established in the reviewed materials. Prewar Carnegie Hill cooperatives commonly expect liquid assets after closing measured as a multiple of the purchase price or of annual maintenance. Ask what standard this board applies; the reviewed evidence does not rank reasons for rejected applications.
Sublet policy: Not established in the reviewed material. Obtain the current rule, including any ownership period, term limit and approval requirement.
Pied-à-terre, trust and LLC ownership: Not established in the reviewed material. Resolve all three before contract if the purchase is to be structured through an entity or used part-time.
Flip tax: Tiered or formula; see fees. It does not appear in the 1980 plan; whether it charges on gross price, on profit or per share, and who pays it, changes seller net materially — confirm the terms with the managing agent.
Pets: Not documented in any source we treat as authoritative. Confirm.
Alterations: Because the lot is inside a historic district, exterior alterations — including windows, air-conditioner sleeves and balcony ironwork — generally require LPC approval; qualifying maintenance may be exempt and some work can receive staff approval, alongside applicable board and DOB requirements. Budget for the sequence.
Real estate taxes: Paid at the corporate level and passed through in maintenance. No building-level exemption appears in the FY2021 through FY2027 rolls.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- Prior to ownership of 3/17/06 - Flip Tax is $20.00 per share; After 3/17/06, the Flip Tax is the GREATEER AMOUNT: $30.00 per share or 1.5% of the selling price
- Paid by
- Seller
Source: building management's published schedule, as of September 2026
Purchase
26 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Additional Processing FeeConditionalPaid to management | Paid by Buyer | When With the application | Amount $200 if there is a 2nd Applicant or Guarantor | Refundable Non-refundable |
| Application FeePaid to management | Paid by Buyer | When With the application | Amount $700 | Refundable Non-refundable |
| Credit Report FeePer applicantPaid to managementRequired | Paid by Buyer | When With the application | Amount $125 per applicant | Refundable Non-refundable |
| Credit Report Rerun FeeConditional · Per applicantPaid to management | Paid by Buyer | When With the application | Amount $100 per applicant (if required for time due) | Refundable Not stated |
| LL58 Compliance FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Package Resubmission FeeConditionalPaid to management | Paid by Buyer | When With the application | Amount $150 (if applicable) | Refundable Not stated |
| Rush Package Review FeeConditionalPaid to management | Paid by Buyer | When With the application | Amount $500 (if applicable) | Refundable Not stated |
| Adjournment Fee - applies to closings cancelled within 48 hours before the scheduled closing. After office hours, holidays and weekends do not count towards the 48 hours.ConditionalPaid to management | Paid by Buyer | When Before closing | Amount $500.00 (if applicable) (paid by Buyer or Seller) | Refundable Non-refundable |
| Expedited Closing Fee within 7 business days of receiving both the new closing documents and approval to closeConditionalConditions: In-office (if available) or remote; If applicable; Whichever comes later not including weekends or holidaysPaid to management | Paid by Buyer | When Before closing | Amount $500.00 (if applicable) (paid by Buyer or Seller) | Refundable Non-refundable |
| Financing FeeConditionalPaid to management | Paid by Buyer | When Before closing | Amount $400.00 (if applicable) | Refundable Non-refundable |
| Power of Attorney Review FeeConditional · Per applicantPaid to management | Paid by Buyer | When Before closing | Amount $200.00 per power of attorney (if applicable) | Refundable Non-refundable |
| Adjournment Fee - applies to closings cancelled within 48 hours before the scheduled closing. After office hours, holidays and weekends do not count towards the 48 hours.ConditionalPaid to management | Paid by Seller | When Before closing | Amount $500 (if applicable) | Refundable Non-refundable |
| Closing FeePaid to management | Paid by Seller | When Before closing | Amount $850 | Refundable Non-refundable |
| Closing FeeConditionalConditions: Closing in another location, mail closingPaid to management | Paid by Seller | When Before closing | Amount $1,100 | Refundable Non-refundable |
| Estate Sale FeeConditionalPaid to management | Paid by Seller | When Before closing | Amount $500.00 (if applicable) | Refundable Non-refundable |
| Expedited Closing Fee within 7 business days of receiving both the new closing documents and approval to closeConditionalConditions: In-office (if available) or remote; If applicable; Whichever comes later not including weekends or holidaysPaid to management | Paid by Seller | When Before closing | Amount $500.00 (if applicable) (paid by Buyer or Seller) | Refundable Non-refundable |
| Lost Stock & Lease FeeConditionalPaid to management | Paid by Seller | When Before closing | Amount $600.00 (if applicable) | Refundable Non-refundable |
| Power of Attorney Review FeeConditional · Per applicantPaid to management | Paid by Seller | When Before closing | Amount $200.00 per power of attorney (if applicable) | Refundable Non-refundable |
| Additional Closing FeeConditionalConditions: WITHOUT a Bank Attorney presentPaid to management | Paid by Buyer | When At closing | Amount $500 if applicable | Refundable Non-refundable |
| Closing Overtime Fee - paid by Buyer or SellerConditional · Per hourConditions: If applicablePaid to management | Paid by Buyer | When At closing | Amount $250.00 per hour after 2 hours from scheduled time ($250.00 minimum) | Refundable Non-refundable |
| Estate Transfer Additional Closing FeeConditionalConditions: WITHOUT the Attorney presentPaid to management | Paid by Buyer | When At closing | Amount $200 if applicable | Refundable Non-refundable |
| Messenger FeeConditionalConditions: If applicablePaid to the building | Paid by Buyer | When At closing | Amount $50 | Refundable Not stated |
| Postponement FeeConditionalConditions: Less than 48 Hours' NoticePaid to management | Paid by Buyer | When At closing | Amount $500 if applicable | Refundable Non-refundable |
| Trust Transfer Additional Closing FeeConditionalConditions: WITHOUT the Attorney presentPaid to management | Paid by Buyer | When At closing | Amount $200 if applicable | Refundable Non-refundable |
| Undertaking FeePaid to management | Paid by Buyer | When At closing | Amount $100 | Refundable Non-refundable |
| Closing Overtime Fee - paid by Buyer or SellerConditional · Per hourConditions: If applicablePaid to management | Paid by Seller | When At closing | Amount $250.00 per hour after 2 hours from scheduled time ($250.00 minimum) | Refundable Non-refundable |
Sublet
10 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application FeePaid to management | Paid by Shareholder | When With the application | Amount $650 | Refundable Non-refundable |
| Credit Report FeePer applicantPaid to managementRequired | Paid by Shareholder | When With the application | Amount $125 per applicant | Refundable Non-refundable |
| Credit Report Rerun FeeConditional · Per applicantPaid to management | Paid by Shareholder | When With the application | Amount $100 per applicant (if required for time due) | Refundable Not stated |
| Package Resubmission FeeConditionalPaid to management | Paid by Shareholder | When With the application | Amount $150 (if applicable) | Refundable Not stated |
| Rush Package Review FeeConditionalPaid to management | Paid by Shareholder | When With the application | Amount $500 (if applicable) | Refundable Not stated |
| Sublet FeePaid to the building | Paid by Shareholder | When With the application | Amount 10% of the rent or 30% of maintenance, whichever is greater | Refundable Not stated |
| Additional Processing FeeConditionalPaid to management | Paid by Subtenant | When With the application | Amount $200 if there is a 2nd Applicant or Guarantor | Refundable Non-refundable |
Sublet renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Package Resubmission FeeConditionalPaid to management | Paid by Shareholder | When With the application | Amount $150 (if applicable) | Refundable Not stated |
| Processing FeePaid to management | Paid by Shareholder | When With the application | Amount $250 | Refundable Non-refundable |
| Sublet FeePaid to the building | Paid by Shareholder | When With the application | Amount 10% of the rent or 30% of maintenance, whichever is greater | Refundable Not stated |
Refinance
8 items
Management's “less refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Package Resubmission FeeConditionalPaid to management | Paid by Shareholder | When With the application | Amount $150 (if applicable) | Refundable Not stated |
| Processing FeePaid to management | Paid by Shareholder | When With the application | Amount $250 | Refundable Non-refundable |
| Rush Package Review FeeConditionalPaid to management | Paid by Shareholder | When With the application | Amount $500 (if applicable) | Refundable Not stated |
Management's “more refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Credit FeePer applicantPaid to managementRequired | Paid by Shareholder | When With the application | Amount $125 per applicant | Refundable Non-refundable |
| Credit Report Rerun FeeConditional · Per applicantPaid to management | Paid by Shareholder | When With the application | Amount $100 per applicant (if required for time due) | Refundable Not stated |
| Package Resubmission FeeConditionalPaid to management | Paid by Shareholder | When With the application | Amount $150 (if applicable) | Refundable Not stated |
| Processing FeePaid to management | Paid by Shareholder | When With the application | Amount $400 | Refundable Non-refundable |
| Rush Package Review FeeConditionalPaid to management | Paid by Shareholder | When With the application | Amount $500 (if applicable) | Refundable Not stated |
Alteration
1 item
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Alteration Security DepositPaid to the building | Paid by Resident | When Upon approval | Amount Decorative $1000, Standard and Major an amount equal to 5% of the total contracted work price or $5000 | Refundable Refundable |
Ownership transfer
13 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Credit Report FeePer applicantPaid to management | Paid by Buyer | When With the application | Amount $125 per applicant | Refundable Non-refundable |
| Estate TransferConditionalPaid to management | Paid by Buyer | When With the application | Amount $250 if applicable | Refundable Not stated |
| LL58 Compliance FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Name change/spouse add/removalConditionalPaid to management | Paid by Buyer | When With the application | Amount $250 if applicable | Refundable Not stated |
| Transfer into a TrustConditionalPaid to management | Paid by Buyer | When With the application | Amount $500 if applicable | Refundable Not stated |
| Transfer to a Family Member and a Third PartyConditionalPaid to management | Paid by Buyer | When With the application | Amount $500 if applicable | Refundable Not stated |
| Closing FeePaid to management | Paid by Shareholder | When Before closing | Amount $850 | Refundable Non-refundable |
| Closing FeeConditionalConditions: Closing in another location, mail closingPaid to management | Paid by Shareholder | When Before closing | Amount $1,100 | Refundable Non-refundable |
| Expedited Closing FeeConditionalConditions: Within 10 business days of approvalPaid to management | Paid by Shareholder | When Before closing | Amount $500.00 (if applicable) | Refundable Non-refundable |
| Financing FeeConditionalPaid to management | Paid by Shareholder | When Before closing | Amount $400.00 (if applicable) | Refundable Non-refundable |
| Lost Stock & Lease FeeConditionalPaid to management | Paid by Shareholder | When Before closing | Amount $600.00 (if applicable) | Refundable Non-refundable |
| Power of Attorney Review FeeConditional · Per applicantPaid to management | Paid by Shareholder | When Before closing | Amount $200.00 per power of attorney (if applicable) | Refundable Non-refundable |
| Closing Fee for all TransfersPaid to management | Paid by Buyer | When At closing | Amount $850 | Refundable Not stated |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
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Monthly carrying charges in recent sales
- Maintenance, per room
- $675 per room a monthMedian of 3 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Doorman (hours not stated)Source: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Laundry roomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $13,398/yr
- Per unit / month range
- $0 – $24
- Modeled exposure split equally across 47 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed September 2026.
Recent sales
The building trades regularly but not heavily — the pattern of a mid-size prewar cooperative where apartments turn over every decade or two and combinations remove inventory permanently. Recorded share transfers on this lot number a few dozen across the ACRIS era, spread thinly across the A, B and C lines and the penthouse.
Use consistent room counts, reliable interior areas and condition-adjusted sales; cooperative tenure and combinations do not prescribe an exclusive pricing metric. Compare matched sales from a stated period to establish the position of this full-service prewar building, accounting for its district setting, actual outlooks and present condition; a 1980 conversion does not establish current renovation needs. The absence of any tax abatement and the separately metered apartment utilities should both be confirmed on current bills and built into a carrying-cost comparison against newer Carnegie Hill inventory. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 17, 2026 | PH | 4 BR · 4 BA · 2,560 sf | $5,300,000 | $2,070/sf | -11.7% |
| Oct 24, 2024 | 16A | 3 BR · 2.5 BA | $2,150,000 | -6.5% | |
| Oct 3, 2023 | 16B | 2 BR · 3 BA | $1,850,000 | — | |
| Jan 11, 2023 | 7A | 2 BR · 3 BA · 1,600 sf | $2,024,925 | $1,266/sf | +1.5% |
| Sep 9, 2022 | 11C | 3 BR · 2 BA | $1,495,000 | +0.0% | |
| Jul 18, 2022 | 15B | 2 BR · 2 BA | $2,395,000 | +0.0% | |
| Mar 18, 2019 | 6A | 2 BR · 3 BA | $1,850,000 | -7.3% | |
| Aug 29, 2018 | 5B | 3 BR · 2.5 BA · 1,600 sf | $2,385,000 | $1,491/sf | -4.4% |
Market read. Most recent trades (2026 to date) cleared a median $2,070/sf (recorded) across 1 sale. Median listing discount 2.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Aug 7, 2003 | 12A | $2,175,000 |
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01602-0009). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at The Pierpont and nearby.
At the recent median sale of $2.15M (3 transfers in the past 24 months, since October 21, 2024), a buyer putting 25% down would pay about $41,425 to close, or 1.9% of the price.
- Mansion tax: $26,875
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $14,550
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
The lot is landmarked, and that is a real constraint on renovation. Block 1602, Lot 9 is inside the Expanded Carnegie Hill Historic District, designated December 1993. Exterior changes involving windows, through-wall air-conditioner sleeves and balcony railings generally require LPC approval; confirm the specific scope, including any maintenance exemption or staff-level permit. Ask your architect to price the review sequence, and note that the street facade was preserved free of through-wall air-conditioner openings at designation, which constrains where a sleeve can go.
You are buying shares, not real estate. The purchase conveys stock and a proprietary lease. Title insurance and mortgage recording tax do not apply; a UCC-1 filing and a recognition agreement do. ACRIS records these transfers as SP share transfers.
Get the entire policy stack in writing. Financing ceiling, post-closing liquidity, sublet rules, pied-à-terre, flip tax and who pays it, and whether trusts or entities are entertained. The reviewed materials do not establish all current terms; the 1980 offering plan is not a substitute for the present rules.
Ask for financials we do not have. No audited statements for this corporation were located in either document library. The underlying mortgage balance and maturity, the reserve balance, the assessment history and the current Local Law 11 status are matters to establish from current financial and management documents, with recorded loan instruments and DOB filings supplying supporting evidence.
Read the façade history before you underwrite maintenance. DOB shows exterior work in 2008, 2009, 2011, 2012, 2013, 2014, 2016 and a live cycle from 2023 into 2024. There is no tax exemption offsetting any of it.
Check the unit count assumption in any automated valuation. The building has 47 apartments including the superintendent's, but only 45 ever carried shares, and combinations have reduced the practical count since. Check the identified valuation model’s actual inputs, treatment of combinations and comparable sales before concluding that a count difference changes or invalidates its estimate.
Price the utilities separately. Apartment gas and electricity are not in maintenance per the offering plan. Confirm that this remains true, and add it to the monthly comparison.
What to know if you’re selling
Lead with the landmark district, not around it. Buyers looking in Carnegie Hill are buying the block as much as the apartment, and the Expanded Carnegie Hill Historic District regulates alterations and demolition but does not guarantee that neighboring houses remain unchanged for twenty years. State it accurately — designated district, not individual landmark — and let it do the work.
Assemble the document package before you list. Financials, house rules, proprietary lease, current underlying mortgage terms, assessment schedule and current façade project status. In a building with no financials in general circulation, the seller who supplies them quickly controls the pace of the deal.
Be direct about the capital picture. A live façade cycle with no tax exemption offsetting it is a fair question and is better answered by you, with documents, than discovered by a buyer's attorney.
Compare actual size, layout and condition. Review the dated in-building sample; four decades of combinations do not establish thin comparables or misleading averages. The right frame is the Carnegie Hill prewar cooperative set, adjusted for floor, exposure and renovation state. Run the Renovation Cost Calculator against your asking strategy, and factor the Landmarks review into any renovation narrative you present.
Comparable buildings
If you're considering 9 East 96th Street, also evaluate:
- 8 East 96th Street — the Rosario Candela cooperative directly across the street; the blockfront's prestige comparison
- 16 East 96th Street (The Queenston) — prewar cooperative on the south side of the same block at Madison
- 14 East 96th Street — the 1981 "sliver" building on the south blockfront; the postwar alternative at very different scale
- 1150 Fifth Avenue — J.E.R. Carpenter's 1922–24 neo-Georgian cooperative on the Fifth Avenue corner of this blockfront, also of record as 1–5 East 96th Street
- 1148 Fifth Avenue — Walter B. Chambers's 1922–23 building at Fifth Avenue and 96th Street, also of record as 2–4 East 96th Street
- 70 East 96th Street — Rosario Candela cooperative east of Park; the same street, a different market
- 49 East 96th Street — Art Deco cooperative on the same tax block east of Madison, outside the historic district and therefore under no Landmarks review
- 65 East 96th Street (The Gatsby) — 1924 building converted to condominium in 2000–01, also on block 1602 and also outside the district; the condominium alternative on the same street
- 58 East 96th Street — prewar cooperative on the south side east of Madison
- 4 East 95th Street — prewar cooperative one block south, inside the same historic district
More Upper East Side buildings
- 6–8 East 68th Street — co-op
- 8 East 83rd Street — 1963 co-op
- 8 East 96th Street — 1928 co-op by Rosario Candela
- 9 East 97th Street — 1925 co-op
- 10 East 70th Street — 1960 co-op by Emery Roth & Sons
- 10 East 85th Street — 1925 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
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