THE CONDO BOOK PROJECT

John James Condominium

775 Riverside Drive & 156-08 Riverside Drive, Manhattan, NY 10032

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Overview

Units
133 residential · 2 parking · 57 storage
Subway
4 min walk to 157 St 1155 St C, 11 min
Principals
Joel Wiener, Sherry Wiener
Common charges
$296–$1,104 a monthSponsor's first-year estimate in Schedule A, July 1, 2015 - June 30, 2016
Offering price
$76.1 million total $75 million when first offered

The sponsor of record is 775 Realty Co. LLC And 156-08 Realty Co. LLC, represented by Pryor Cashman LLP. The offering plan runs 627 pages. The sponsor has filed 21 amendments, the latest in April 2026. The nearest other condo plan on file is Riverside Heights Condominium, next door.

Plan CD130326 · Conversion · accepted Feb 19, 2015 · AG record ↗

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FigureThis building148-54 West 138th288 units · 1.4 miaccepted 2012Fifth Avenue3150 units · 2.6 miaccepted 2018
Common ChargesPer Square Foot / Month$0.67Below peers$0.76$1.08
Average Offering PricePer Apartment$564,105In line$228,202$1.07M
Average PricePer Square Foot$614In line$578$1,123
Average Unit SizeSquare Feet921 SFIn line395 SF951 SF

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Unit mix, closings, budgets, finishes and the team, against 48-54 West 138th and Fifth Avenue, 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 closed52% of the homes in Schedule A70 of 134
Closing prices vs. Schedule A34 homes: $17,856,520 at closing against $19,160,000 in Schedule A (p. 41, p. 42, p. 43, p. 44)−6.8%
Average closing price34 homes, on their Schedule A square feet$570 / SF
Closingsfirst and latest recordedDec 4, 2015 – Mar 31, 2023

Sales recorded with the Department of Finance (ACRIS) through Aug 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 70 closings
HomeRecordedClosing priceSchedule ADifference
5ADec 4, 2015$408,642$403,000 p. 43+1.4%
5KDec 8, 2015$451,230$445,000 p. 44+1.4%
6BDec 9, 2015$612,987——
3HDec 10, 2015$890,969$904,000 p. 43−1.4%
1CDec 21, 2015$505,986$482,000 p. 42+5%
6FDec 21, 2015$325,494$430,000 p. 44−24.3%
2ADec 22, 2015$339,690$357,000 p. 43−4.8%
4ADec 23, 2015$369,096$387,000 p. 43−4.6%
4FDec 23, 2015$301,158$398,000 p. 43−24.3%
1ADec 29, 2015$345,774$341,000 p. 42+1.4%
2FDec 29, 2015$218,000$366,000 p. 43−40.4%
6CDec 30, 2015$590,585$591,000 p. 44−0.1%
1KJan 11, 2016$376,194$371,000 p. 43+1.4%
1JJan 15, 2016$440,076$434,000 p. 43+1.4%
2CJan 15, 2016$513,198$504,000 p. 43+1.8%
5HJan 28, 2016$980,000$980,000 p. 440%
1HFeb 2, 2016$492,804$828,000 p. 43−40.5%
4GFeb 5, 2016$770,815$757,000 p. 42+1.8%
1FFeb 9, 2016$354,900$350,000 p. 41+1.4%
5FFeb 11, 2016$247,000$414,000 p. 44−40.3%
5CFeb 12, 2016$575,311$569,000 p. 43+1.1%
3DMar 16, 2016$753,505$758,000 p. 41−0.6%
3AMar 30, 2016$400,530$372,000 p. 43+7.7%
3FAug 25, 2016$380,250$382,000 p. 43−0.5%
4BOct 6, 2016$446,000$534,000 p. 43−16.5%
5EMar 29, 2017$908,213$840,000 p. 44+8.1%
2KJun 27, 2017$420,000$394,000 p. 43+6.6%
6AJun 27, 2017$420,000$418,000 p. 44+0.5%
4JOct 11, 2017$575,000$533,000 p. 43+7.9%
2GDec 28, 2017$559,000$697,000 p. 41−19.8%
5IJun 12, 2019$602,500——
1LOct 9, 2020$465,000——
1IJul 7, 2021$490,000$509,000 p. 43−3.7%
4HSep 22, 2021$875,000$942,000 p. 43−7.1%
6EDec 6, 2021$750,000$873,000 p. 44−14.1%
3EApr 11, 2022$762,500$776,000 p. 43−1.7%
2JSep 30, 2022$505,000——
5DOct 20, 2022$619,600$821,000 p. 42−24.5%
3GMar 10, 2023$855,000——
01Mar 31, 2023$8,779,497one deed, 34 homes$372,000 p. 42—
1BMar 31, 2023$8,779,497one deed, 34 homes$490,000 p. 41—
1DMar 31, 2023$8,779,497one deed, 34 homes$503,000 p. 41—
1EMar 31, 2023$8,779,497one deed, 34 homes$710,000 p. 42—
1GMar 31, 2023$8,779,497one deed, 34 homes$0 p. 42—
2BMar 31, 2023$8,779,497one deed, 34 homes——
2DMar 31, 2023$8,779,497one deed, 34 homes$492,000 p. 43—
2EMar 31, 2023$8,779,497one deed, 34 homes$743,000 p. 43—
2HMar 31, 2023$8,779,497one deed, 34 homes$867,000 p. 43—
2IMar 31, 2023$8,779,497one deed, 34 homes$532,000 p. 43—
3BMar 31, 2023$8,779,497one deed, 34 homes——
3CMar 31, 2023$8,779,497one deed, 34 homes$526,000 p. 43—
3IMar 31, 2023$8,779,497one deed, 34 homes——
3JMar 31, 2023$8,779,497one deed, 34 homes——
3KMar 31, 2023$8,779,497one deed, 34 homes$411,000 p. 43—
4CMar 31, 2023$8,779,497one deed, 34 homes$547,000 p. 43—
4DMar 31, 2023$8,779,497one deed, 34 homes——
4EMar 31, 2023$8,779,497one deed, 34 homes$808,000 p. 43—
4IMar 31, 2023$8,779,497one deed, 34 homes——
4KMar 31, 2023$8,779,497one deed, 34 homes$428,000 p. 43—
5BMar 31, 2023$8,779,497one deed, 34 homes$555,000 p. 43—
5GMar 31, 2023$8,779,497one deed, 34 homes$788,000 p. 42—
5JMar 31, 2023$8,779,497one deed, 34 homes$554,000 p. 44—
6DMar 31, 2023$8,779,497one deed, 34 homes$578,000 p. 44—
6GMar 31, 2023$8,779,497one deed, 34 homes$818,000 p. 42—
6HMar 31, 2023$8,779,497one deed, 34 homes$1,017,000 p. 44—
6IMar 31, 2023$8,779,497one deed, 34 homes$625,000 p. 44—
6JMar 31, 2023$8,779,497one deed, 34 homes$601,000 p. 42—
6KMar 31, 2023$8,779,497one deed, 34 homes$462,000 p. 44—
GAR1Mar 31, 2023$8,428,478one deed, 35 homes——
GAR2Mar 31, 2023$8,779,497one deed, 34 homes——

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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
775 Realty Co. LLC And 156-08 Realty Co. LLC
Principals
Joel Wiener, Sherry Wiener
Construction lender
New York Community BankLender on the mortgage and building loan agreement recorded May 2012 in ACRIS; $8.66 million recorded

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

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