Lenox Manor

Lenox Manor operates as a full-service cooperative, managed by Gumley Haft Real Estate — one of the established Manhattan cooperative-management firms, with the transfer department directed by James Stasio. The building runs the BuildingLink resident portal for repair requests, building notices, surveys, and community-room reservations.

The amenity package:

• 24-hour doorman
• Live-in resident manager
• Concierge
• On-site attached parking garage (building-owned)
• Modern ground-floor laundry room
• Bike storage
• BuildingLink resident portal
• Building wired for both Spectrum and Fios

The building owns its ground-floor retail space and the on-site attached parking garage, producing a supplemental income stream that supports the operating budget and underwrites the notably low maintenance posture relative to the broader Lenox Hill post-war cooperative cohort. The building does not maintain a contemporary amenity suite (pool, fitness center, residents' lounge) — consistent with the broader post-war Lenox Hill cooperative cohort, where the practical-luxury operational standard supports the primary-residence buyer pool without the amenity-stack overhead of newer condominium construction.

Governance. A 7-director board, elected annually at the Annual Meeting of Shareholders (held in October at the Birch Wathen Lenox School Auditorium, 210 East 77th Street). Recent annual meetings have been held in person; the 2023 meeting was held via Zoom video conference. Board officer composition (President, Vice President, Treasurer, Secretary, and three additional Directors) follows the standard cooperative governance framework, with Treasurer reports reviewing the building's financial profile annually.

Recent maintenance trend. The 2023 maintenance increase was 3.6%, and the 2026 maintenance increase is 2.9% — both moderate adjustments relative to broader NYC cooperative-cohort norms in the current inflationary environment. The Board has consistently cited real estate taxes, insurance, and employee wages as the primary cost drivers.

Capital project posture (2021–2025). The Board completed the major required capital projects of the cycle in 2021–2022, levying capital assessments to fund the building's Local Law 11 (facade inspection and safety repair) work and elevator updates. The 2023 mechanical-systems project was a substantial boiler upgrade to a variable-vacuum system — operating-efficiency improvement with a multi-year payback. Plumbing maintenance is performed in-house through the live-in resident manager and building staff, a cost-discipline approach that distinguishes the building's operating posture from cohort norms. New laundry-room machines were installed in 2023. Hallway-facelift work is on the Board's near-term consideration docket. The 2022 Treasurer's report characterized the building's systems as continuing to operate in good condition.

Financial profile (per the 2024 audit). Audited by PKF O'Connor Davies, LLP (income tax basis; opinion issued October 30, 2025). The building's 2024 balance sheet reflects:

• Cash position holding near $2.1M at year-end 2024 (modestly below year-end 2023), supporting normal operating liquidity
• Property and equipment, net representing the substantial majority of total assets (~$5.2M of ~$7.7M)
• Two NCB mortgages totaling approximately $2.8M (Corporation share) — primary at 3.77%, second at 4.35% interest-only — both maturing January 2028

Capital stock. 165,772 shares issued and outstanding (of 171,270 authorized); 6 apartments owned by holders of unsold shares (the original sponsor / successor) as of end-2024, a small and declining sponsor footprint.

Neighborhood context. A Northwell outpatient facility under construction near the building is slated to open November 2025, contributing to the broader Lenox Hill medical-and-residential infrastructure. Active Saving Lenox Hill neighborhood advocacy works to protect the area's residential character.

For broader context on what cooperative operating posture and financial profile actually mean for buyers, see How to read a co-op board's financials.

Lenox Manor's 2024–2026 transaction set reflects active turnover across the building's full apartment-type range from studios to three-bedroom combinations. The defining 2026 closing — 15E at $1,750,000 in January — sets the recent two-bedroom ceiling and confirms appreciable headroom above $1.7M for high-floor E-line configurations. The July 2024 transaction at 4LA ($1,746,298, 1,300 sqft, 2 BR / 2 BA) and December 2023's high-floor combination at 17JK ($2,495,000, 2,275 sqft, 3 BR / 2.5 BA) anchor the recent upper range across configurations. The May 2019 transaction at 10JK ($2,950,000, 2,300 sqft, 3 BR / 3 BA combination) remains the building's documented combination ceiling. Across the broader 2023–2026 transaction set, closings cluster within 1–4% of ask with several at-ask sales — 8L (December 2025, $728K), 9L (July 2025, $775K), 17E (May 2023, $1,450,000) — consistent with disciplined offer-and-package processes when pricing is calibrated to the building's tier.

Sales context at Lenox Manor:

• Apartment-type pricing corridors: studios approximately $400K–$500K; one-bedrooms $600K–$1.06M; two-bedrooms $1.14M–$1.90M; three-bedrooms and combinations $1.55M–$2.95M.
• The high-floor premium is meaningful — December 2024's 15H ($1,057,000) represents the recent one-bedroom high-floor ceiling; January 2026's 15E ($1,750,000) represents the recent two-bedroom high-floor ceiling.
• Inventory turnover is active relative to the broader post-war Upper East Side cooperative cohort, with consistent annual closings across the full apartment-type stack and post-2018 transaction depth running 50+ documented closings.
• Larger discount-to-ask transactions (3–6% under ask) typically reflect apartment-level renovation status, exposure, or specific apartment-line variation rather than building-level pricing pressure.

For the curated Roebling Team recent sales feed across all covered buildings, see /sales.

The financial posture is structurally above the cohort average. The building's supplemental income from owned ground-floor retail and the on-site parking garage, combined with the reserve posture, produces a more substantive financial profile than the broader 1950s post-war Upper East Side cooperative cohort. Recent maintenance increases — 3.6% (2023), 2.9% (2026) — are moderate relative to current NYC cooperative-cohort norms, consistent with the disciplined budget management associated with the building's supplemental-income posture.

The building is at a relatively clean point in the major-capital cycle. Local Law 11 facade work and elevator updates were completed via 2021–2022 assessments; the 2023 boiler upgrade to a variable-vacuum system addressed the most substantial recent mechanical-systems project. Buyers should confirm no imminent assessment is pending, but the building has cleared the major required-capital obligations of the current 5-year cycle.

In-unit washer/dryer is possible but framework-intensive. Case-by-case board approval with a comprehensive engineering, plumbing, electrical, waterproofing, and acoustic-isolation framework. Buyers planning to install in-unit laundry should budget for the design, DOB-filed plans, licensed contractors at every trade, and the multi-month lead time to clear board approval. Installation is also locationally constrained — only former wet areas qualify. The board reserves the right to require removal at any time.

The no-pied-à-terre policy is structurally meaningful. The primary-residence-only posture defines the buyer pool, the daily resident demographic, and the long-term building dynamics. Buyers should evaluate the policy as a community-character signal, not just a procedural rule.

The 70% financing cap is typical for the cohort and applies through the life of ownership. Refinancing above 70% requires board approval and the board will not consider amounts above 70% of appraised value — a constraint buyers structuring around longer-horizon equity extraction should plan for.

Smoking policy is comprehensive and substantively current. All common areas (interior + exterior + 15 feet of entrances) are smoke-free. Apartment smoking is permitted only if smoke does not migrate. Policy covers cannabis and vaping. Buyers sensitive to neighbor-smoking risk should evaluate the policy as a meaningful protection.

Move-in costs are substantial and predictable. $2,500 move-in fee + $2,000 refundable move-in deposit per move, payable at closing. Renovation work itself is permitted only weekdays 9 a.m.–5 p.m. with restrictions on heavy equipment.

Application processing runs through Gumley Haft. Standard purchase package + $400 non-refundable processing fee + mandatory ACH debit authorization for monthly maintenance. Financing purchases require Loan Commitment and the Aztech Recognition Agreement in triplicate.

Apartment-line variation is substantial. 1956-period post-war floor-plate variation produces meaningful differences between apartment lines on light, exposure, layout, and scale. Some lines feature terraces; some feature corner-window configurations. Apartment-level diligence should be apartment-line-specific.

Flip tax is 1.5% of gross sale price. Moderate within the NYC cooperative cohort. Sellers typically absorb the fee at closing in current market practice.

Both building mortgages mature January 2028. The Corporation will be refinancing both mortgages within the next ~2 years. The 2018 primary mortgage carries a 3.77% rate; the 2020 second mortgage carries a 4.35% interest-only rate. Refinancing into the current rate environment (NCB Prime + spread, with Prime at 7.75% as of end-2024) is a meaningful diligence consideration for multi-year carrying-cost projection — though the building's healthy supplemental income and substantial property-and-equipment base should support favorable refinance terms.

Still to verify against the by-laws and proprietary lease. The specifics of the alteration-agreement processing framework, the precise board-approval timeline for purchase packages, and any board-interview procedural specifics should be confirmed against the proprietary lease and the by-laws during diligence.