THE CONDO BOOK PROJECT

Harrison Condominium

205 West 76th Street, Manhattan, NY 10023

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Overview

Units
133 residential · 2 commercial
Subway
4 min walk to 79 St 172 St 1 2 3, 5 min
Principals
Jeff T. Blau, Stephen M. Ross, Bruce A. Beal, Jr., Gregory Gushee, David J. Wine, Bryan Cho
Average $/sf
$1,797Homes in Schedule A, as first offered
Offering price
$301.9 million total

The sponsor of record is Amsterdam & 76 Associates, LLC, represented by Ganfer Shore Leeds & Zauderer, LLP. The offering plan runs 584 pages. The sponsor has filed 20 amendments, the latest in February 2011. The nearest other condo plan on file is Two Ten West 77 Condominium, next door.

Plan CD060868 · New · accepted Dec 11, 2007 · AG record ↗

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FigureThis building1Plaza Hotel - Condominiums2181 units · 1.2 miaccepted 2006260 Park Avenue South3110 units · 1.8 miaccepted 2004
Common ChargesPer Square Foot / Month$1.29 ⚠In line$12.89$0.81
Average Offering PricePer Apartment$2.46MAbove peers$2.41M$1.52M
Average PricePer Square Foot$1,797In line$3,138$1,013
Average Unit SizeSquare Feet1,371 SFIn line767 SF1,501 SF

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Unit mix, closings, budgets, finishes and the team, against Plaza Hotel - Condominiums and 260 Park Avenue South, 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.

⚠ Read from a partly legible Schedule B.

Closings Pro

Homes closed94% of the homes in Schedule A124 of 132
Closing prices vs. Schedule A101 homes: $201,743,651 at closing against $209,865,000 in Schedule A (p. 5, p. 6, p. 7)−3.9%
Average closing price101 homes, on their Schedule A square feet$1,602 / SF
Closingsfirst and latest recordedJun 24, 2009 – May 16, 2011

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 124 closings
HomeRecordedClosing priceSchedule ADifference
404Jun 24, 2009$3,121,342$3,050,000 p. 5+2.3%
5BJun 25, 2009$1,561,539$1,740,000 p. 6−10.3%
502Jun 26, 2009$1,511,933$1,475,000 p. 5+2.5%
401Jun 29, 2009$1,726,407$1,785,000 p. 5−3.3%
4DJul 21, 2009$998,572$1,100,000 p. 6−9.2%
302Jul 21, 2009$1,591,077$1,600,000 p. 5−0.6%
4AJul 31, 2009$3,065,346$975,000 p. 6+214.4%
6GAug 3, 2009$1,416,054$1,520,000 p. 6−6.8%
602Aug 5, 2009$1,513,664$1,535,000 p. 5−1.4%
6HAug 7, 2009$1,711,434$2,045,000 p. 6−16.3%
5FAug 10, 2009$2,889,379$3,000,000 p. 6−3.7%
6FAug 10, 2009$2,940,308$3,050,000 p. 6−3.6%
4CAug 12, 2009$947,740$1,150,000 p. 6−17.6%
5GAug 13, 2009$1,454,476$1,490,000 p. 6−2.4%
5EAug 14, 2009$1,842,580$2,010,000 p. 6−8.3%
8CAug 14, 2009$806,320$1,190,000 p. 7−32.2%
5KAug 20, 2009$701,885$745,000 p. 6−5.8%
5LAug 20, 2009$1,296,358$1,395,000 p. 6−7.1%
701Aug 20, 2009$2,072,661$2,025,000 p. 5+2.4%
7GAug 21, 2009$1,617,429$1,580,000 p. 7+2.4%
7JAug 21, 2009$1,274,628$1,355,000 p. 7−5.9%
8HAug 24, 2009$1,996,576$2,150,000 p. 7−7.1%
804Aug 24, 2009$4,419,224$4,300,000 p. 5+2.8%
8LAug 25, 2009$1,606,971$1,450,000 p. 7+10.8%
4LAug 26, 2009$1,459,323$1,610,000 p. 6−9.4%
604Aug 31, 2009$4,236,336$4,775,000 p. 5−11.3%
8KSep 1, 2009$732,480$775,000 p. 7−5.5%
8JSep 2, 2009$1,407,017$1,375,000 p. 7+2.3%
603Sep 2, 2009$958,848$1,035,000 p. 5−7.4%
5CSep 3, 2009$957,939$1,160,000 p. 6−17.4%
6CSep 3, 2009$968,138$1,170,000 p. 6−17.3%
PH1DSep 9, 2009$2,106,087——
5HSep 10, 2009$1,640,649$2,025,000 p. 6−19%
903Sep 10, 2009$1,040,357$1,215,000 p. 5−14.4%
6JSep 11, 2009$1,101,509$1,160,000 p. 6−5%
6KSep 11, 2009$712,083$755,000 p. 6−5.7%
4JSep 14, 2009$1,717,722$1,785,000 p. 6−3.8%
601Sep 14, 2009$1,714,475$1,825,000 p. 5−6.1%
6BSep 15, 2009$1,587,012$1,765,000 p. 6−10.1%
9JSep 16, 2009$1,351,028$1,410,000 p. 7−4.2%
304Sep 22, 2009$2,929,385$2,950,000 p. 5−0.7%
503Sep 22, 2009$948,650$1,025,000 p. 5−7.4%
901Sep 22, 2009$2,047,236$2,075,000 p. 5−1.3%
5DSep 23, 2009$957,859$1,160,000 p. 6−17.4%
8BSep 23, 2009$1,858,600$1,850,000 p. 7+0.5%
5ASep 30, 2009$2,711,842$2,800,000 p. 6−3.1%
1004Sep 30, 2009$4,245,345$4,400,000 p. 5−3.5%
702Oct 1, 2009$1,486,662$1,545,000 p. 5−3.8%
PH2AOct 1, 2009$4,675,934——
7FOct 2, 2009$2,712,625$3,105,000 p. 7−12.6%
8AOct 2, 2009$3,322,841$3,175,000 p. 7+4.7%
902Oct 2, 2009$1,837,838$1,795,000 p. 5+2.4%
6EOct 6, 2009$1,868,053$2,040,000 p. 6−8.4%
904Oct 13, 2009$4,448,979$4,350,000 p. 5+2.3%
1003Oct 14, 2009$1,060,739$1,235,000 p. 5−14.1%
1203Oct 14, 2009$1,285,957$1,295,000 p. 5−0.7%
4GOct 15, 2009$1,587,395$1,670,000 p. 6−4.9%
9COct 15, 2009$1,222,749$1,250,000 p. 7−2.2%
703Oct 16, 2009$969,047$1,045,000 p. 5−7.3%
7COct 21, 2009$2,286,429$1,180,000 p. 7+93.8%
9FOct 21, 2009$4,640,000$3,250,000 p. 7+42.8%
PH4COct 22, 2009$5,084,876——
6DOct 27, 2009$968,057$1,170,000 p. 6−17.3%
8FOct 27, 2009$3,123,625$3,165,000 p. 7−1.3%
1401Oct 28, 2009$2,914,721$2,950,000 p. 5−1.2%
1501Oct 28, 2009$9,953,358——
PH3DOct 28, 2009$2,099,708——
9DOct 29, 2009$1,278,672$1,250,000 p. 7+2.3%
PH4DOct 29, 2009$2,201,549——
6LNov 3, 2009$1,311,646$1,410,000 p. 6−7%
803Nov 3, 2009$1,019,976$1,125,000 p. 5−9.3%
9HNov 4, 2009$2,162,057$2,195,000 p. 7−1.5%
8DNov 5, 2009$1,049,549$1,190,000 p. 7−11.8%
9KNov 5, 2009$803,774$785,000 p. 7+2.4%
7LNov 10, 2009$1,295,000$1,430,000 p. 7−9.4%
801Nov 13, 2009$1,970,852$2,050,000 p. 5−3.9%
7ANov 16, 2009$3,322,825$2,920,000 p. 6+13.8%
7KNov 16, 2009$734,336$765,000 p. 7−4%
7ENov 18, 2009$1,944,438$2,075,000 p. 7−6.3%
PH2BNov 19, 2009$3,476,829——
PH2ENov 23, 2009$3,061,061——
PH2DNov 24, 2009$2,048,779——
1204Nov 25, 2009$4,398,115$4,600,000 p. 5−4.4%
PH1FNov 30, 2009$4,701,458——
1103Dec 2, 2009$1,106,743$1,255,000 p. 5−11.8%
PH1EDec 2, 2009$2,607,924——
PH3FDec 3, 2009$5,097,577——
PH3BDec 8, 2009$3,680,495——
4HDec 14, 2009$1,895,480$2,250,000 p. 6−15.8%
301Dec 14, 2009$1,604,649$1,775,000 p. 5−9.6%
PH1BDec 16, 2009$4,266,675——
1001Dec 22, 2009$1,860,560$2,250,000 p. 5−17.3%
5JDec 23, 2009$1,068,654$1,135,000 p. 6−5.8%
8EJan 5, 2010$2,173,561$2,125,000 p. 7+2.3%
PH1AJan 5, 2010$5,191,362——
PH3EJan 6, 2010$2,760,694——
501Jan 8, 2010$1,736,606$1,795,000 p. 5−3.3%
1101Jan 8, 2010$1,860,576$2,350,000 p. 5−20.8%
PH3AJan 11, 2010$4,345,019——
PH4BJan 14, 2010$3,935,073——
PH1CJan 27, 2010$5,523,456——
7BFeb 1, 2010$1,710,000$1,805,000 p. 7−5.3%
8GFeb 16, 2010$1,637,810$1,615,000 p. 7+1.4%
1601Feb 23, 2010$2,111,166$2,600,000 p. 6−18.8%
PH2FMar 5, 2010$4,395,396——
9GApr 19, 2010$1,683,472$1,705,000 p. 7−1.3%
4FApr 20, 2010$4,604,646$2,950,000 p. 6+56.1%
1602Apr 21, 2010$5,111,722$5,775,000 p. 6−11.5%
402Apr 22, 2010$1,496,828$1,470,000 p. 5+1.8%
1102Apr 26, 2010$1,720,489$1,895,000 p. 5−9.2%
9LApr 27, 2010$1,413,185$1,530,000 p. 7−7.6%
1002Apr 27, 2010$1,609,915$1,870,000 p. 5−13.9%
1402May 3, 2010$6,275,323$7,125,000 p. 5−11.9%
704May 26, 2010$4,019,744$4,425,000 p. 5−9.2%
802Jun 25, 2010$1,559,883$1,650,000 p. 5−5.5%
504Aug 3, 2010$4,171,320$4,675,000 p. 5−10.8%
303Aug 17, 2010$1,318,392$1,400,000 p. 5−5.8%
1202Aug 30, 2010$1,699,947$1,935,000 p. 5−12.1%
6AOct 21, 2010$2,513,254$2,850,000 p. 6−11.8%
1104Nov 9, 2010$4,394,272$4,550,000 p. 5−3.4%
9ADec 27, 2010$990,761$3,275,000 p. 7−69.7%
PH2CMar 24, 2011$9,152,389——
PH4AApr 7, 2011$2,703,245——
RETLMay 16, 2011$230,000——

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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
Amsterdam & 76 Associates, LLC
Principals
Jeff T. Blau, Stephen M. Ross, Bruce A. Beal, Jr., Gregory Gushee, David J. Wine, Bryan Cho
Tax estimate
Marcus & Pollack LLPPrepared the first-year real estate tax projection
Construction lender
Rcc Credit Facility IILender on the mortgage and building loan agreement recorded November 2005 in ACRIS; $47.3 million recorded

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

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