THE CONDO BOOK PROJECT

254 Park Avenue South Condominium

254 Park Avenue South, Manhattan, NY 10010

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Overview

Units
203 residential · 1 commercial
Subway
2 min walk to 23 St-Baruch College 623 St R W, 4 min
Developer
Rosen Partners LLC
Principals
Alan Pines, Chuck Mamiye, Hymie Mamiye, Jack Forgash, Jack Rosen, Mark Sarna
Offering price
$168.7 million total $167.5 million when first offered

The sponsor of record is 254 Park Avenue South LLC**, represented by Kurzman Eisenberg Corbin & Lever, LLP. The offering plan runs 645 pages. The sponsor has filed 40 amendments, the latest in January 2026. The nearest other condo plan on file is Bullmoose Condominium, next door.

Plan CD060224 · Conversion · accepted Jan 4, 2008 · AG record ↗

Compare

FigureThis building1L'Ecole Condominium/211 East 46th St *2261 units · 1.3 miaccepted 2007Maison East3147 units · 3.1 miaccepted 2006
Average Offering PricePer Apartment$993,732Above peers$819,973$930,419

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Unit mix, closings, budgets, finishes and the team, against L'Ecole Condominium/211 East 46th St * and Maison East, 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 closed68% of the homes in Schedule A124 of 182
Closing prices vs. Schedule A74 homes: $79,479,005 at closing against $82,950,000 in Schedule A (p. 112, p. 113, p. 114, p. 115, p. 116, p. 117)−4.2%
Average closing price74 homes, on their Schedule A square feet$1,451 / SF
Closingsfirst and latest recordedDec 10, 2009 – Mar 3, 2025

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
9CDec 10, 2009$855,330$1,130,000 p. 114−24.3%
12DDec 10, 2009$2,350,121$2,430,000 p. 116−3.3%
11RDec 23, 2009$572,105$595,000 p. 116−3.8%
12KLDec 23, 2009$1,380,000——
6PDec 30, 2009$1,405,000$1,090,000 p. 114+28.9%
10PRJan 13, 2010$1,350,000——
6CJan 14, 2010$820,000$1,100,000 p. 113−25.5%
5GFeb 2, 2010$529,490$540,000 p. 113−1.9%
6MFeb 10, 2010$716,024$750,000 p. 114−4.5%
6BFeb 12, 2010$1,099,710$1,035,000 p. 113+6.3%
5HJFeb 16, 2010$1,100,000——
3GFeb 22, 2010$566,249$670,000 p. 112−15.5%
9KLFeb 25, 2010$1,364,455——
8JFeb 26, 2010$722,958$770,000 p. 114−6.1%
4CMar 15, 2010$916,425$1,115,000 p. 112−17.8%
12HJMar 18, 2010$1,195,153——
9NOMar 31, 2010$967,891——
PHKLApr 23, 2010$1,221,900——
PHHJApr 26, 2010$1,196,444——
10ACApr 28, 2010$1,878,671——
9DMay 3, 2010$1,837,050$2,370,000 p. 114−22.5%
9GMay 3, 2010$472,570$580,000 p. 115−18.5%
7ACMay 5, 2010$1,804,316——
10DMay 21, 2010$1,909,219$2,390,000 p. 115−20.1%
7KLMay 27, 2010$1,175,000——
8EFMay 27, 2010$1,221,900——
7DJun 17, 2010$1,806,334$2,330,000 p. 114−22.5%
3MJun 28, 2010$777,943$870,000 p. 112−10.6%
11BJun 28, 2010$514,761$790,000 p. 116−34.8%
6DJul 1, 2010$1,827,759$955,000 p. 113+91.4%
8ACJul 1, 2010$1,781,938——
PHDJul 14, 2010$2,392,888$2,355,000 p. 116+1.6%
4BAug 5, 2010$485,439$745,000 p. 112−34.8%
9BAug 5, 2010$501,728$770,000 p. 114−34.8%
11CDGAug 5, 2010$3,360,225——
3CAug 16, 2010$916,425$1,105,000 p. 112−17.1%
8PAug 27, 2010$778,961$1,110,000 p. 114−29.8%
8KLMAug 31, 2010$2,067,048——
5KSep 15, 2010$540,000$740,000 p. 113−27%
10KLSep 20, 2010$1,233,101——
11KLOct 1, 2010$1,247,356——
11MNov 19, 2010$636,406$800,000 p. 116−20.4%
12NONov 22, 2010$1,043,706——
3BNov 29, 2010$483,678$740,000 p. 112−34.6%
5MNov 30, 2010$623,678$740,000 p. 113−15.7%
10HJDec 6, 2010$1,210,950——
4DDec 13, 2010$1,816,558$2,350,000 p. 112−22.7%
11AFeb 23, 2011$1,599,463$1,940,000 p. 116−17.6%
11HJMar 17, 2011$1,301,772——
5AMar 24, 2011$1,114,000$1,820,000 p. 112−38.8%
11NOMar 28, 2011$1,018,249——
3DMay 11, 2011$1,872,562$2,330,000 p. 112−19.6%
7HJJun 24, 2011$1,333,908——
10NOJul 18, 2011$999,922——
5CDAug 10, 2011$3,295,000——
8GAug 23, 2011$500,000$570,000 p. 114−12.3%
4LSep 16, 2011$845,000$960,000 p. 112−12%
PHNOOct 31, 2011$1,142,330——
2BDec 22, 2011$560,038——
8NOFeb 15, 2012$1,081,891——
6HJMay 8, 2012$1,310,000——
10BMay 17, 2012$999,034$780,000 p. 115+28.1%
5NOMay 29, 2012$1,013,159——
6NOJun 15, 2012$1,033,524——
5PJun 20, 2012$800,000$1,080,000 p. 113−25.9%
9AJun 22, 2012$1,710,660$1,900,000 p. 114−10%
8BJul 16, 2012$775,000$1,050,000 p. 114−26.2%
7BJul 17, 2012$1,008,068$760,000 p. 114+32.6%
1PAug 23, 2012$880,000$1,010,000 p. 112−12.9%
4AAug 27, 2012$1,705,569$1,885,000 p. 112−9.5%
7NOAug 31, 2012$1,058,980——
9HJOct 15, 2012$1,400,000——
3ADec 14, 2012$1,680,113$1,860,000 p. 112−9.7%
5BFeb 20, 2013$978,851$730,000 p. 112+34.1%
4GMay 31, 2013$670,000$690,000 p. 112−2.9%
4MJun 12, 2013$873,000$890,000 p. 112−1.9%
4KJun 14, 2013$906,243$890,000 p. 112+1.8%
9RJun 14, 2013$658,808$585,000 p. 115+12.6%
4PJun 20, 2013$1,211,718$1,190,000 p. 112+1.8%
4JJun 21, 2013$916,425$900,000 p. 112+1.8%
6KLJul 12, 2013$1,570,000——
12MJul 16, 2013$824,783$810,000 p. 116+1.8%
7PRJul 26, 2013$1,613,926——
9MJul 26, 2013$787,118$780,000 p. 115+0.9%
5RAug 12, 2013$654,348$565,000 p. 113+15.8%
3JAug 23, 2013$924,571$880,000 p. 112+5.1%
3KOct 16, 2013$911,334$870,000 p. 112+4.8%
2MNov 25, 2013$832,528——
3PJan 13, 2014$1,250,000$1,170,000 p. 112+6.8%
7MMar 21, 2014$824,783$760,000 p. 114+8.5%
2PRMay 1, 2014$1,615,000——
4HJun 9, 2014$983,897$970,000 p. 112+1.4%
1NOJul 8, 2014$1,215,000——
8HJul 10, 2014$782,072$910,000 p. 114−14.1%
3HJul 31, 2014$955,000$950,000 p. 112+0.5%
3LJul 31, 2014$990,000$990,000 p. 1120%
12PSep 12, 2014$1,365,000$1,180,000 p. 116+15.7%
11POct 31, 2014$1,135,000$1,170,000 p. 116−3%
4RFeb 12, 2015$995,000$715,000 p. 112+39.2%
4NFeb 23, 2015$970,000$815,000 p. 112+19%
4OApr 21, 2015$870,604$790,000 p. 112+10.2%
3NMay 1, 2015$960,000$795,000 p. 112+20.8%
5LJun 30, 2015$941,881$810,000 p. 113+16.3%
3OJul 10, 2015$911,334$770,000 p. 112+18.4%
6AApr 22, 2016$1,475,000$1,840,000 p. 113−19.8%
8RAug 4, 2016$562,500$1,180,000 p. 114−52.3%
12RAug 4, 2016$562,500$1,510,000 p. 116−62.7%
12DGApr 27, 2017$432,978——
PHBMay 5, 2017$2,800,188$1,400,000 p. 116+100%
8KLMay 10, 2017$2,570,000——
6GMar 6, 2018$712,775$550,000 p. 113+29.6%
1RSep 14, 2018$2,250,000one deed, 7 homes$1,035,000 p. 112—
3RSep 14, 2018$2,250,000one deed, 7 homes$695,000 p. 112—
8DSep 14, 2018$2,250,000one deed, 7 homes$965,000 p. 114—
9PSep 14, 2018$2,250,000one deed, 7 homes$1,150,000 p. 115—
10GSep 14, 2018$2,250,000one deed, 7 homes$590,000 p. 115—
10MSep 14, 2018$2,250,000one deed, 7 homes$790,000 p. 116—
PHASep 14, 2018$2,250,000one deed, 7 homes$1,330,000 p. 116—
12ANov 29, 2018$3,200,000$1,035,000 p. 116+209.2%
6PRJan 5, 2021$1,675,000——
PHBCJan 12, 2021$2,325,000——
PHMFeb 4, 2022$1,550,000$1,950,000 p. 117−20.5%
PHDGJan 26, 2024$3,471,205——
PHPRMar 3, 2025$2,400,000——

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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
254 Park Avenue South LLC**
Developer
Rosen Partners LLC
Principals
Alan Pines, Chuck Mamiye, Hymie Mamiye, Jack Forgash, Jack Rosen, Mark Sarna
Tax estimate
Leitner Group Inc.Prepared the first-year real estate tax projection
Construction lender
Lehman Brothers HoldingsLender on the mortgage and building loan agreement recorded December 2005 in ACRIS; $120.5 million recorded

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

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