10 Lenox Avenue Condominium
10 Lenox Avenue, Manhattan, NY 10026
Overview
- Units
- 29 residential · 1 commercial
- Subway
- 1 min walk to 110 St-Malcolm X Plaza 2 3116 St 2 3, 5 min
- Developer
- Level One Holdings Corp.
- Principals
- Shlomo Avdoo
- Average $/sf
- $1,379Homes in Schedule A, as first offered
- Common charges
- $406–$1,678 a monthSponsor's first-year estimate in Schedule A, January 1, 2019 - December 31, 2019
- Offering price
- $38.8 million total
- Floor plans
- Page 13 of the plan
The sponsor of record is 10 Lenox Development Ventures LLC, represented by Marans Weisz & Newman LLC. The offering plan runs 341 pages. The sponsor has filed 11 amendments, the latest in July 2020. The nearest other condo plan on file is 111 Central Park North Condominium, next door.
Plan CD180161 · New · accepted Jan 22, 2019 · AG record ↗
Compare
| Figure | This building1 | 99 Morningside222 units · 0.8 miaccepted 2019 | Parc North325 units · 0.2 miaccepted 2020 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.91Below peers | $1.04 | $1.05 |
| Average Offering PricePer Apartment | $1.25MIn line | $1.91M | $904,000 |
| Average PricePer Square Foot | $1,379Above peers | $1,364 | $1,171 |
| Property TaxesPer Square Foot / Month | $0.61Lowest | $1.12 | $1.27 |
| Average Unit SizeSquare Feet | 910 SFIn line | 1,403 SF | 772 SF |
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Unit mix, closings, budgets, finishes and the team, against 99 Morningside and Parc North, cited to the offering plans. No credit card required.
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- Comps: the closest Manhattan plans on size, $/SF and launch date, within 2 miles when possible.
- Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
- Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
- Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.
Units & Prices
Closings Pro
| Homes closed100% of the homes in Schedule A | 29 of 29 |
| Closing prices vs. Schedule A29 homes: $36,349,453 at closing against $36,390,000 in Schedule A (p. 40) | −0.1% |
| Average closing price29 homes, on their Schedule A square feet | $1,377 / SF |
| Closingsfirst and latest recorded | Dec 31, 2019 – Aug 3, 2022 |
Sales recorded with the Department of Finance (ACRIS) through Mar 31, 2026: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.
All 29 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 5D | Dec 31, 2019 | $967,338 | $905,000 p. 40 | +6.9% |
| 6B | Dec 31, 2019 | $656,771 | $625,000 p. 40 | +5.1% |
| 4A | Jan 9, 2020 | $895,000 | $865,000 p. 40 | +3.5% |
| 7A | Jan 10, 2020 | $962,246 | $935,000 p. 40 | +2.9% |
| 7C | Jan 10, 2020 | $1,950,000 | $1,875,000 p. 40 | +4% |
| 4D | Jan 13, 2020 | $927,225 | $885,000 p. 40 | +4.8% |
| 5B | Jan 13, 2020 | $633,098 | $610,000 p. 40 | +3.8% |
| 6D | Jan 14, 2020 | $1,050,000 | $925,000 p. 40 | +13.5% |
| 4C | Jan 17, 2020 | $1,600,000 | $1,500,000 p. 40 | +6.7% |
| 5C | Jan 17, 2020 | $1,650,000 | $1,550,000 p. 40 | +6.5% |
| 4F | Jan 29, 2020 | $795,000 | $795,000 p. 40 | 0% |
| 4B | Jan 31, 2020 | $605,859 | $595,000 p. 40 | +1.8% |
| 6C | Feb 14, 2020 | $1,700,000 | $1,600,000 p. 40 | +6.3% |
| 6A | Mar 11, 2020 | $941,881 | $905,000 p. 40 | +4.1% |
| 3C | Mar 31, 2020 | $1,069,163 | $1,025,000 p. 40 | +4.3% |
| 5F | Jun 23, 2020 | $840,056 | $815,000 p. 40 | +3.1% |
| 3B | Aug 14, 2020 | $738,231 | $715,000 p. 40 | +3.2% |
| 5A | Dec 22, 2020 | $936,790 | $885,000 p. 40 | +5.9% |
| 6F | Dec 22, 2020 | $860,421 | $835,000 p. 40 | +3% |
| 3D | Mar 1, 2021 | $850,250 | $865,000 p. 40 | −1.7% |
| 4E | Jun 30, 2021 | $1,501,919 | $1,525,000 p. 40 | −1.5% |
| 3A | Sep 23, 2021 | $1,250,000 | $1,325,000 p. 40 | −5.7% |
| 6E | Nov 9, 2021 | $1,662,500 | $1,625,000 p. 40 | +2.3% |
| PHA | Nov 19, 2021 | $2,650,000 | $2,950,000 p. 40 | −10.2% |
| 5E | Dec 7, 2021 | $1,550,000 | $1,575,000 p. 40 | −1.6% |
| 3E | Jan 6, 2022 | $650,000 | $685,000 p. 40 | −5.1% |
| PHB | May 20, 2022 | $2,800,188 | $3,100,000 p. 40 | −9.7% |
| 7B | Jun 17, 2022 | $2,199,420 | $2,350,000 p. 40 | −6.4% |
| 7D | Aug 3, 2022 | $1,456,098 | $1,545,000 p. 40 | −5.8% |
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Closings are for subscribers
Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.
Budget
From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size
Team
- Sponsor
- 10 Lenox Development Ventures LLC
- Developer
- Level One Holdings Corp.
- Principals
- Shlomo Avdoo
- Counsel
- Marans Weisz & Newman LLC
- Tax estimate
- Tuchman, Korngold, Weiss, Liebman & Lindemann, LLPPrepared the first-year real estate tax projection
- Construction lender
- Bank Leumi$17.5 million recorded
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
- 111 Central Park North Condominiumnext door · 47 units · 40 parking · 2006
- 125 Central Park North Condominiumnext door · 17 units · 2005
- 128 West 111th Street Condominium0.1 mi · 3 units · 2008
- Park Lane Condominium0.1 mi · 24 units · 2009
- Parc Vues Condominium0.1 mi · 15 units · 2005
- Lantern Condominium0.1 mi · 0 units · 2009