Lenox Manor (176 East 77th Street)

Lenox Manor operates as a full-service cooperative under Gumley Haft Real Estate, with the transfer department directed by James Stasio and day-to-day life run through the BuildingLink portal (repair requests, notices, community-room reservations). The staffing stack is complete: 24-hour doorman, concierge, live-in resident manager, three elevators including dedicated service, the renovated ground-floor laundry (new machines 2023), bike storage, and the building-owned, commercially operated garage.

Governance. A 7-director board, elected annually at the October Annual Meeting of Shareholders (held at the Birch Wathen Lenox School auditorium at 210 East 77th Street; the 2023 meeting ran via Zoom). Officer composition follows the standard cooperative framework, with annual Treasurer reports reviewing the financial profile.

Capital project posture (2021–2025). The board completed the cycle's major required projects in 2021–2022, levying capital assessments for Local Law 11 facade work and elevator updates. The 2023 mechanical project was a boiler upgrade to a variable-vacuum system — an operating-efficiency improvement with a multi-year payback. Plumbing maintenance runs in-house through the resident manager and staff, a cost-discipline approach unusual in the cohort. Hallway-facelift work sits on the board's near-term docket. The building was heated by No. 6 fuel oil at conversion; the 2023 boiler work modernized the plant — confirm current fuel and plant status in the financials during diligence.

Financial profile (per the 2024 audit, PKF O'Connor Davies, opinion issued October 30, 2025). Cash position holding near $2.1M at year-end 2024, supporting normal operating liquidity; property and equipment representing the substantial majority of total assets (~$5.2M of $7.7M); and the two NCB mortgages totaling approximately $2.8M — 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), with 6 apartments still held by holders of unsold shares at end-2024 — a small and declining sponsor footprint. The building relies on annual operating assessments ($3.25/share, roughly $531,000 in 2024, billed to coincide with tax-abatement credits) plus special capital assessments for major projects; there is no separate working-capital contribution at closing.

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.

Recent sales

Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.

Market read. Most recent trades (2025) cleared a median $1,106/sf across 2 sales. Median listing discount 3.6% 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 1-01411-0040) 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.

Underwrite the income base, not just the apartment. The Third Avenue retail, professional suite, and 79-car garage are structural offsets to maintenance — the building's economic engine. Your attorney should review the commercial posture in the financial statements on file.

The framework is strict by design. 70 percent maximum financing, no pieds-à-terre, no subletting, full board package, mandatory ACH. Prepare accordingly — run the Co-op Board Qualification Calculator before offering, and budget the documented move-in costs ($2,500 fee plus $2,000 refundable deposit).

The building is at a clean point in the capital cycle. Local Law 11 facade work and elevator updates cleared via the 2021–2022 assessments; the 2023 boiler upgrade addressed the major mechanical project. Confirm nothing new is pending, but the heavy required work of this cycle is behind the building.

Both building mortgages mature January 2028. The corporation will refinance roughly $2.8M of NCB debt (3.77% and 4.35% interest-only) within the next two years, into a higher-rate environment. The supplemental income and asset base should support favorable terms, but model the maintenance sensitivity in your multi-year carry projection.

In-unit laundry is possible but framework-intensive. Locationally constrained to former wet areas, engineering-heavy, and revocable. Budget for filed plans, licensed trades, and a multi-month approval timeline.

Buy the line, not the building average. The spread between estate-condition and renovated apartments is wide, the terrace lines (D, F, H, K, L) and the 17–18th-floor setback combinations trade in their own market, and same-line history — which we maintain — is the honest pricing anchor.

Lead with the operating record. Moderate maintenance increases through an inflationary cycle, audited financials, a complete amendment history, and a cleared capital cycle are credibility assets that survive attorney review. We provide the underlying documents from the Research Library to serious buyers' counsel.

Renovated units clear; estate units price to the math. The buyer pool is deliberate and primary-residence-driven. Price estate condition honestly against the renovation budget — run the Renovation Cost Calculator against your strategy.

State the fee stack plainly. The seller-paid 1.5 percent flip tax, the $750 transfer agent fee, and move-out costs are documented; building them into net-proceeds math early avoids renegotiation later. Run the Seller Closing Cost Calculator before listing.

If you're considering Lenox Manor, also evaluate:

• 175–177 East 77th Street — the Boak & Paris Art Moderne condominium directly across the street; the flexibility alternative at a per-foot premium
• 200 East 74th Street — the closest like-for-like comparison: a postwar co-op on a Third Avenue corner with retail income, three blocks south
• 205 East 77th Street (Dover House) — postwar full-service co-op across Third Avenue
• 160 East 65th Street (The Phoenix) — Emery Roth & Sons postwar co-op; the southern-corridor peer
• Manhattan House (200 East 66th Street) — the landmarked postwar benchmark, now a condominium
• 130 East 75th Street — 1928 pre-war co-op; the character step-up at Lexington
• 180 East 79th Street — Schwartz & Gross pre-war co-op two blocks north; the scale step-up
• 255 East 77th Street — the street's new-development condominium; the price ceiling for the corridor

The Roebling Team at Compass works Lenox Hill and the broader Upper East Side as a core practice area, and Lenox Manor is one of the best-documented buildings in our library — offering plan, Schedule A, forty-one amendments, financials, house rules, terrace rules, alteration agreement, and transfer requirements on file. We publish this building profile because buyers and sellers here deserve building-specific intelligence, not generic neighborhood commentary.

If you're considering a transaction at Lenox Manor, a 30-minute consultation is the right starting point.