THE CONDO BOOK PROJECT

121 East 22nd Street Condominium

121 East 22nd Street, Manhattan, NY 10010

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Overview

Units
133 residential · 25 parking · 6 storage · 1 commercial
Subway
2 min walk to 23 St-Baruch College 628 St 6, 6 min
Principals
David Von Spreckelsen
Average $/sf
$2,255Homes in Schedule A, as first offered
Offering price
$448.9 million total $503.5 million when first offered

The sponsor of record is 122-130 East 23rd Street LLC, represented by Seiden & Schein, P.C.. The offering plan runs 465 pages. The sponsor has filed 36 amendments, the latest in October 2023. The nearest other condo plan on file is Crossing 23rd Condominium, next door.

Plan CD160137 · New · accepted Oct 24, 2016 · AG record ↗

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FigureThis building1One United Nations Park2148 units · 0.9 miaccepted 2018Centrale3124 units · 1.3 miaccepted 2018
Average Offering PricePer Apartment$3.79MIn line$3.71M$4.23M

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Unit mix, closings, budgets, finishes and the team, against One United Nations Park and Centrale, cited to the offering plans. No credit card required.

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How We Got This
  • 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.

Closings Pro

Homes closed90% of the homes in Schedule A120 of 133
Closingsfirst and latest recordedDec 6, 2016 – Aug 10, 2023

Sales recorded with the Department of Finance (ACRIS) through Sep 30, 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 120 closings
HomeRecordedClosing priceSchedule ADifference
1RU2Dec 6, 2016$143,999,840one deed, 4 homes——
CU1Dec 6, 2016$143,999,840one deed, 4 homes——
CU2Dec 6, 2016$143,999,840one deed, 4 homes——
IRU1Dec 6, 2016$143,999,840one deed, 4 homes——
N305Feb 21, 2019$1,650,000——
N303Feb 27, 2019$1,170,988——
N405Mar 5, 2019$1,787,029one deed, 2 homes——
N203Mar 6, 2019$1,094,619——
N202Mar 8, 2019$1,552,831——
N605Mar 14, 2019$1,736,116——
N403Mar 15, 2019$1,170,988——
N603Mar 15, 2019$1,359,364——
N407Mar 18, 2019$1,400,094——
N507Mar 21, 2019$1,374,638——
N206Mar 25, 2019$2,596,538——
N504Mar 28, 2019$1,630,218——
N306Mar 29, 2019$3,453,250——
N204Apr 1, 2019$1,486,645——
N804Apr 1, 2019$1,734,080——
N506Apr 4, 2019$3,568,329——
N704Apr 4, 2019$1,674,003——
N805Apr 8, 2019$1,751,390——
N502Apr 11, 2019$3,538,419——
N705Apr 12, 2019$1,700,478——
N205Apr 15, 2019$1,456,098——
N903Apr 17, 2019$1,395,003——
N803Apr 24, 2019$1,318,634——
N1205Apr 25, 2019$1,827,759——
N1005Apr 26, 2019$1,776,846——
N308Apr 29, 2019$3,065,000——
N1105Apr 29, 2019$1,802,303——
N1104Apr 30, 2019$1,786,011——
N309May 2, 2019$2,510,000——
N1203May 7, 2019$1,486,645——
N307May 10, 2019$1,374,638——
N1204May 13, 2019$1,837,941——
N1305May 16, 2019$5,941,489——
V1303May 16, 2019$2,367,431——
N304May 20, 2019$1,578,288——
N1504May 20, 2019$2,428,526——
N1403May 21, 2019$2,163,781——
N1401May 22, 2019$2,112,869——
N1705May 22, 2019$4,220,646——
N1501May 23, 2019$2,163,781——
N1603May 30, 2019$5,238,821——
N1601Jun 6, 2019$2,189,238——
N1405Jun 7, 2019$2,403,070——
N1201Jun 13, 2019$3,040,000——
N1701Jun 19, 2019$2,163,781——
N1106Jun 21, 2019$5,396,725one deed, 2 homes——
N1702Jun 25, 2019$4,811,231one deed, 2 homes——
N409Jun 26, 2019$2,637,268——
N608Jun 28, 2019$2,790,005——
N905Jun 28, 2019$1,853,215——
N1604Jul 3, 2019$2,355,212——
N1703Jul 8, 2019$5,269,444one deed, 2 homes——
NPH2Jul 30, 2019$8,044,175——
N408Aug 16, 2019$3,151,484——
N509Sep 3, 2019$2,721,986——
N703Sep 5, 2019$1,384,820——
N1704Sep 26, 2019$2,482,697——
N1103Oct 1, 2019$1,464,447——
N706Oct 3, 2019$5,147,846——
N404Oct 30, 2019$1,604,202——
N1206Nov 5, 2019$5,600,000——
N1006Nov 20, 2019$5,150,000——
N1301Dec 20, 2019$2,294,321——
N505Jan 31, 2020$1,713,200——
N508Feb 5, 2020$3,190,000——
N708Feb 12, 2020$2,790,000——
N904Feb 12, 2020$1,800,000——
N808Mar 10, 2020$2,864,541——
N607Apr 7, 2020$3,270,000——
N1502May 12, 2020$4,215,000——
N604Jun 30, 2020$1,725,000——
NPH1Jul 8, 2020$9,500,000——
N1208Jul 15, 2020$2,907,000——
N406Jul 20, 2020$3,390,625——
N906Aug 20, 2020$4,600,000——
N806Sep 24, 2020$4,752,015——
N1503Oct 29, 2020$4,459,680——
N1003Jan 7, 2021$1,325,000——
N601Feb 4, 2021$2,540,000——
N1602Feb 9, 2021$4,000,000——
N707Feb 26, 2021$3,100,000——
NPH3Mar 26, 2021$6,310,000——
N302Mar 31, 2021$2,825,644——
N602Apr 19, 2021$2,898,805——
N702Apr 20, 2021$2,990,000——
N301Apr 22, 2021$2,288,211——
N1202May 7, 2021$3,448,050——
N401May 11, 2021$2,250,000——
N402May 14, 2021$2,879,815——
N1107May 25, 2021$3,300,000——
N1004Jun 21, 2021$1,670,000——
N501Aug 31, 2021$2,400,000——
N807Sep 29, 2021$3,350,000——
N1207Oct 28, 2021$3,148,521——
N1102Dec 10, 2021$3,545,269——
N1002Dec 13, 2021$3,295,000——
N1108Dec 21, 2021$2,854,358——
N1008Dec 30, 2021$2,775,000——
N1101Jan 7, 2022$2,520,000——
N503Jan 27, 2022$1,391,500——
N1001Feb 3, 2022$2,600,000——
N606Feb 4, 2022$4,567,500——
N1605Feb 10, 2022$4,075,993——
N1302Apr 19, 2022$6,204,835——
N908May 18, 2022$2,750,000——
N1007Sep 1, 2022$3,200,000——
N801Sep 29, 2022$2,428,258——
N701Oct 6, 2022$2,400,000——
N1505Oct 11, 2022$3,158,266——
N1304Nov 4, 2022$9,450,000——
N907Dec 5, 2022$2,975,000——
N901Jan 27, 2023$2,400,000——
N802Feb 2, 2023$2,850,000——
N902Mar 10, 2023$2,999,500——
N1406Mar 15, 2023$3,075,000——
SPHAug 10, 2023$6,500,000——

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Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

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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
122-130 East 23rd Street LLC
Principals
David Von Spreckelsen
Tax estimate
Israel Schechter, PLLCPrepared the first-year real estate tax projection

From our research: Do NYC Developers Rehire the Same Firms?

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