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.

The building is a Class 1 fireproof, reinforced-concrete structure — granite veneer at street level under red brick, per the offering plan — rising 18 stories with the stepped upper-floor massing of its era, producing corner windows and a scattering of private set-back terraces on the upper lines. Architectural records attribute the design to Sylvan Bien, whose mid-century Upper East Side portfolio makes the attribution plausible, though we have not confirmed it in city filings. The aesthetic is postwar pragmatism: the value is in the plans, not the facade.

The cooperative corporation, Lenox Manor Owners, Inc., was organized in April 1981; the offering plan was declared effective February 1, 1982, and cooperative operations commenced July 1, 1982. At the time of offering, 162 of the 164 offered apartments were subject to NYC rent regulation, and 62 apartments were vacant at plan presentation — an early entry in the 1980s Upper East Side conversion wave. Combinations since have brought the count to 155 residential apartments per the 2024 audited financial statements.

Apartment-line layout (per the 1982 Schedule A). Residential apartments are organized across 11 lines (A, B, C, D, E, F, G, H, J, K, L) on floors 2 through 18. The A and G lines trend smaller (one-bedroom configurations); the B, C, D, E, H, J, K lines trend mid-size (typically two-bedroom); the F and J lines include the building's larger configurations, including the substantial setback-floor combinations on floors 17 and 18. Terrace apartments are concentrated on the D, F, H, K, and L lines (the "T" suffix on the original schedule). The line-by-line variation is structurally meaningful: buyers evaluating a specific apartment should reference its original Schedule A allocation to understand its position within the building's apartment-type stack. Postwar proportions here renovate well — defined foyers, separated kitchens that open cleanly in renovation, and corner exposures on the avenue lines with open Third Avenue light on upper east and south exposures.

Specific policies, confirmed against the January 2021 House Rules, the Washer/Dryer Alteration Rules, the June 2006 Terrace Rules, and the current Gumley Haft transfer-requirements package — all on file:

Pets. Permitted with prior written board approval; permission is revocable. Dogs must be carried or on leash in public portions of the building. No feeding of birds or animals from window sills, terraces, or the public sidewalk.

Pied-à-terre. Not permitted. The building maintains a primary-residence-only posture.

Subletting. Not permitted, consistent with the owner-occupancy framework.

Financing. Up to 70% at purchase. Refinancing above 70% requires board approval; the board will not consider any amount above 70% of appraised value — a constraint to plan for if your strategy involves longer-horizon equity extraction.

Washer/dryer (in-unit). Case-by-case board approval; conditional and revocable at any time. Installation is permitted only in former wet areas — the footprint of a removed bathroom or, in combinations, the vacated kitchen. Electric-only dryers; Energy Star equipment; Laticrete 9235 waterproofing with reinforcement fleece, automatic-shutoff water sensors coupled to feed-line valves, vibration isolation to DOB code, stainless braided feed lines with back-flow preventers, copper-only branch piping with emergency shut-offs, and Resident Manager inspection at every stage.

Smoking. Prohibited in all interior common areas, all exterior common areas (roof, terraces, patios, courtyards, balconies, entrances), and within 15 feet of any entrance; permitted inside apartments only if smoke does not migrate. The policy explicitly covers tobacco, cannabis, vaping, and incense — a meaningful protection for smoke-sensitive buyers.

Quiet hours and construction windows. Amplified sound 11:00 p.m.–8:00 a.m.; construction weekdays only, 9:00 a.m.–5:00 p.m., with no work on a comprehensive 12-holiday calendar (including Rosh Hashanah and Yom Kippur eves) and no chopping hammers, hammer drills, or pneumatic tools.

Alterations. A comprehensive framework per the Gumley Haft alteration package: $2M contractor liability (reducible to $1M for minor interior work), Lenox Manor Owners and Gumley Haft as additional insureds, $2,500 refundable escrow plus $250 processing, a 180-day completion deadline (30-day extension; $100/day thereafter at board discretion), twice-monthly inspections by the corporation's engineer at shareholder expense, 24-hour Resident Manager access, written neighbor notice, full lateral-line plumbing replacement back to the risers with new shut-off valves, smoke detectors per Local Law 62, and window guards where children 10 and under reside. Outgoing shareholders must restore pre-alteration condition or secure the transferee's written assumption of the alteration obligations.

Terraces. Set-back terraces sit on the roof of the apartments below — pavers on pedestals over a waterproof membrane installed in 2006 under a 20-year warranty. The Terrace Rules govern comprehensively: no painting or covering of pavers and flashing, all objects movable for emergency membrane repair, no fences, trellises, greenhouses, spas, satellite dishes, exterior speakers, or appliances; awnings individually reviewed with city permit and wind-closure device; planters capped at 40 lbs/sq ft (150 lbs each, 18″×36″ max, fiberglass or plastic, 6 inches off the parapet, 6-foot plant height, 10% of terrace coverage, no automatic irrigation); barbecues per FDNY code; wall attachments in mortar joints only; outdoor electrical by licensed electricians in conduit. Terrace buyers inherit real operational responsibility for deck condition and the underlying roof warranty — evaluate the rules against intended use.

Board application. Processed through Gumley Haft (transfer department: James Stasio): purchase application, executed contract with lead-paint disclosure, BuildingLink form, ACH authorization, and the $400 processing fee; financed purchases add the loan commitment and Aztech recognition agreement in triplicate. Shareholder insurance certificates ($1M liability plus workers compensation, both the co-op and Gumley Haft named) go to the managing agent before closing.

Lenox Manor sits at 77th and Third — a corner with genuine retail energy on the avenue and a calm residential side street west toward Lexington. The 77th Street 6 local is half a block west; the 86th Street 4/5/6 express and the Q are a short walk; crosstown buses run 79th Street; the M1–M4 corridor is two blocks west. Lenox Hill Hospital sits one block west on Lexington between 76th and 77th — convenient, with the siren tolerance that implies; spend an evening on the corner before contract. Central Park is four blocks west, the Met four blocks northwest, the Madison Avenue gallery-and-retail corridor three blocks west, and the neighborhood's institutions — Sette Mezzo among the dining anchors, the Carnegie Hill school cluster to the north — fill out daily life. A Northwell outpatient facility near the building opened to the corridor in late 2025, extending Lenox Hill's medical-and-residential infrastructure. For the broader corridor context, see the Upper East Side corridor guide.

Recent sales

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.

Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $979/sf (floor-adjusted) across 2 sales. The building has traded as recently as 2026. Median listing discount 3.0% 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). 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.

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