THE CONDO BOOK PROJECT

Kent Condominium

200 East 95th Street, Manhattan, NY 10128

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Overview

A 104-unit Extell tower at East 95th Street and Third Avenue. Floors 3 and 4 hold 21 income-restricted affordable condos sold by lottery. The tower homes above share a subcellar pool and pay for the amenities through a separate $300,000 assessment. The offering plan specifies hardwood floors, stone kitchen countertops, Miele appliances, a washer and dryer in each apartment and ducted heat pumps for heating and cooling.

  • Address: 200 East 95th Street, Upper East Side, Manhattan (Block 1540, Lot 2)
  • Plan: CD150238, accepted for filing in April 2016
  • Residences: 104 in a 30-floor building about 353 feet tall. There are 83 tower homes, from two-bedrooms of about 1,280 square feet to a four-bedroom penthouse of about 4,930 square feet, including a duplex for the resident manager. There are also 21 affordable studios, one-bedrooms and two-bedrooms of about 440 to 940 square feet.
  • Other units: a Retail Unit of about 23,300 square feet on the ground floor and cellar, and a development-rights unit in the subcellar. Neither was offered for sale.
  • Storage: 61 subcellar storage bins of about 19 to 62 square feet, sold as licenses to tower buyers for $37,800 to $124,800. There's no parking.
  • First offering: 104 residences at about $531.9 million, plus about $3.4 million in storage bins. The 82 tower homes for sale to the public ran from about $2.46 million to $19.5 million (sponsor offering prices, not sales). The Attorney General's record now lists about $568.7 million for the offering.
  1. SubmittedJanuary 2017
  2. AcceptedApril 2016
  3. 18 amendments
  4. First sale
  5. Latest sale

Sales

80 of 105homes sold (76%)
Every sale: 80 homes, with price and dateSee it free →

From city records (ACRIS), through Jul 31, 2026.

First-Year Budget

From our research: NYC Co-op and Condo Tax Abatement: Is It Worth Paying Prevailing Wage? (Board Calculator)

Ask Claude or ChatGPT: How do Kent's common charges compare with similar buildings? →

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills.

Each home's estimate, city bills and tax breaksSee it free →

Closing Costs

The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.

All 4 closing costs in the plan, with their pagesSee it free →

The Building

Finishes

Tower and affordable homes have separate finish schedules (compare with our NYC condo finishes guide).

Kitchen

  • Tower: wood cabinets with a wood veneer finish and natural stone countertops.
  • Miele appliances, including a 36-inch cooktop, a speed oven, a convection oven, a coffee machine and a warming drawer. The schedule also lists Miele wok, teppanyaki and barbecue modules, but the chart showing which units get which appliances is illegible in the filed copy.
  • Blanco stainless sinks with a Dornbracht faucet and side spray.
  • Affordable: wood cabinets with a melamine finish and quartz solid-surface countertops.
  • Cooking gas isn't metered by apartment. It's budgeted at about $24,000 and paid through common charges.

Baths

  • Tower primary baths: stone slab floors and walls, Hansgrohe shower fittings and electric radiant floor heat.
  • Tower secondary baths: stone mosaic floors and walls with Dornbracht thermostats, shower heads and hand showers. Powder rooms get stone slab floors.
  • Affordable baths: porcelain tile floors, ceramic tile walls, an American Standard sink and a Kohler shower with a hand shower.

See how these names rank in our bathroom brands guide.

Floors, Ceilings and Windows

  • Hardwood floors in tower homes. The plan makes no promise about how many times they can be sanded. Affordable homes get composite vinyl floors.
  • Ceilings of about 10 feet on floors 8 to 26, about 14 feet 11 inches on floor 27, and about 10 feet 9 inches to 14 feet 11 inches in the penthouses. Some 6th- and 7th-floor homes reach 12 to 15 feet. Floor 3 has 8-foot ceilings, and floor 4 has 10-foot ceilings.
  • Thermally broken aluminum windows by Skyline Windows with 1-inch insulated low-E glass and out-swing casements, set in a brick facade with a limestone base.
  • Gas fireplaces in PH-B and PH-C.
  • Walls between apartments are rated STC-50, and floors are rated IIC-50 (see soundproofing).

Laundry, Heating and Cooling

  • Every tower home has an electric washer and dryer vented to a central exhaust. Tower owners also share a subcellar laundry room, and affordable owners have their own on the 4th floor. Both use Speed Queen machines.
  • ClimateMaster water-source heat pumps provide heating and cooling all year. Tower homes get stacked or ducted units, and affordable homes get floor-mounted console units. Fresh air comes from a central energy-recovery unit on the roof (see heating and cooling systems).
  • Gas boilers make the hot water, and its cost is paid through common charges. Each apartment's electricity is metered separately.

Amenities, Staffing & Transportation

Most amenities are in the subcellar, with a family floor on 3 (compare with amenities by building size).

Subcellar

  • A swimming pool about 15 by 55 feet, 3.5 to 4.5 feet deep.
  • A fitness center with leased equipment, open by key fob 24/7, plus men's and women's locker rooms with saunas.
  • A music practice room and lounge, a dog-wash room and a stroller room.
  • A bike room for about 42 bikes and two storage-bin rooms.

Third Floor and Lobby

  • A residents' lounge with a ventless fireplace and a children's playroom.
  • An outdoor children's roof terrace with a splash pad and planters.
  • A lobby lounge and a package room with refrigerated storage.

Good to know: an outside operator is expected to staff the gym, provide lifeguards and run programs for about $300,000 in year one, billed only to tower owners. Affordable owners don't get the amenities unless they pay the $250 monthly fee. Amenities may not open until 12 months after the first closing or until half the tower homes have closed, whichever is later. Because the sponsor can rent instead of sell, the plan warns that may never happen.

Staffing and Services

The year-one budget plans a Local 32BJ union staff:

  • A resident manager, living in duplex unit 5A, at a $110,000 base salary.
  • Two handymen.
  • A concierge around the clock (about 4.2 full-time) and a doorman 16 hours a day (about 2.8 full-time).
  • Five porters.

Wages and benefits come to about $1.38 million, about 42% of the budget. Two elevators serve the tower floors and the subcellar, and a third, a hydraulic elevator, serves floors 1 to 4 for the affordable homes. Our doorman cost guide puts these numbers in context.

Tip: tower buyers pay a share of the resident manager's apartment at closing. Schedule A lists these payments, from about $20,500 for a two-bedroom to about $92,900 for PH-C. Affordable buyers don't pay them.

Transportation

  • Subway: 3 min walk to 96 St 6; 96 St Q, 4 min
Amenities, Staffing & TransportationSee it free →

Amendments

Amendment 17 Oct 21, 2025

Transfer of 30 unsold residential units and 43 storage bin licenses from Original Sponsor to two successor sponsors, with financial and organizational details for ET Sponsor.

  • 95 unsold units transferred: 5 residential units and 8 storage bin licenses to EX 95th and Third LLC (ET Sponsor); 25 residential units and 35 storage bin licenses to 1683 Third Avenue Residential LLC (CL Sponsor)
  • ET Sponsor principal is Gary Barnett; ET Sponsor formed October 21, 2025 with office at 805 Third Avenue, New York, NY
  • One unsold ET Sponsor Unit rented for $37,000.00 monthly
  • ET Sponsor monthly Common Charges approximately $25,022.00 for unsold units
  • ET Sponsor monthly real estate taxes approximately $2,519.00
  • Mortgage held by Customers Bank with remaining principal balance $19,600,000.00 and monthly payment approximately $90,000.00
  • ET Sponsor Units offered at prices set forth in Exhibit C
  • Purchasers required to deliver Premium Payment of 25% of Purchase Price

Amendment 15 May 14, 2024

Financial disclosure for 32 unsold residential units and 43 unsold storage bins, resident manager's unit sale, and updated Geographic Targeting Order requirements.

  • Sponsor owns 32 unsold residential units and licenses 43 unsold storage bins; total residential offering price $281,193,000
  • 7 unsold units currently rented by Sponsor; monthly rental income $218,825.00
  • Monthly common charges for unsold units approximately $131,208.33; monthly real estate taxes approximately $13,210.67
  • Resident Manager's Unit (5A) sold to Condominium Board January 16, 2024 for $3,386,000.00 with 3-year interest-free note, maturing January 15, 2027
  • Working Capital Fund approximately $289,392.45; Reserve Fund approximately $508,309.43; RM Account $104,514.70 as of May 10, 2024
  • First annual meeting shall be held approximately 30 days following the later of: second anniversary of First Closing or closing of Tower Units representing at least 50% of all Tower Units
  • Condominium Board consists of Alan Oppenheimer (President), Ahuva Genack (Vice President), Elysa Goldman (Secretary), all designated by Sponsor
  • Updated Geographic Targeting Order effective April 19, 2024 requires purchasers to comply with title insurance company information requests for certain transactions

Amendment 14 May 4, 2023

Financial disclosure as of April 27, 2023 showing 36 unsold residential units with total offering price of $310,213,000, 45 unsold storage bins, sponsor's rental income and expenses, and 2023 condominium budget.

  • 36 unsold residential units (including Resident Manager's Unit) offered at prices from $3,386,000 to $19,500,000
  • 45 unsold storage bins offered at prices from $41,400 to $124,800
  • 6 unsold residential units currently rented generating $182,045.00 monthly rental income
  • Monthly common charges payable by sponsor approximately $143,987.50
  • Working Capital Fund approximately $241,919.34
  • Reserve Fund approximately $400,979.20
  • Resident Manager's Unit account balance $1,551,797.38
  • 2023 condominium budget projected at $3,335,267 income and expenses

Amendment 13 Oct 26, 2022

Thirteenth amendment updates financial disclosures, sponsor's common charges and tax obligations, condominium board composition, budget for 2022, and removes NY State real estate transfer tax gross-up references.

  • Sponsor owns 39 unsold residential units and 47 unsold storage bins as of May 23, 2022
  • Monthly common charges for unsold units approximately $151,050.00
  • Monthly real estate taxes for unsold units approximately $15,423.17
  • Working Capital Fund approximately $232,850.00
  • Reserve Fund approximately $322,217.00
  • Resident Manager's Unit account approximately $1,491,810.00
  • Remove all references to grossed-up consideration for NY State Real Estate Transfer Tax
  • Condominium Board consists of Alan Oppenheimer (President), Ahuva Genack (Vice President), Elysa Goldman (Secretary)

Amendment 12 Jun 23, 2021

Financial and operational updates for The Kent Condominium as of June 1, 2021, including unsold unit list, board members, budget, and escrow account changes.

  • Sponsor owns 48 unsold units (4 affordable, 44 market rate) as of June 1, 2021
  • Monthly common charges for unsold units approximately $185,896.92; monthly real estate taxes approximately $18,952.84
  • Working Capital Fund approximately $164,498.18; Reserve Fund approximately $243,695.07; Resident Manager's Unit account $1,053,954.33
  • Condominium board members: Alan Oppenheimer (President), Ahuva Genack (Vice President), Elysa Goldman (Secretary)
  • First annual meeting to be held approximately 30 days after later of second anniversary of first closing or closing of 50% of tower units
  • New escrow signatories designated: Cori Leonard Young, Esq., Marla Bell, Esq., Matthew Jordan, Esq., Daniel J. Flanigan, Kraig M. Kohring, Ingrid F. VanBiber, Brett D. Anders
  • 2021 budget total income and expenses $3,334,184
  • Annual monitoring fee for affordable unit resales $5,000 commencing with first closing, adjusted annually for inflation

Amendment 11 May 21, 2020

This eleventh amendment updates financial disclosures, condominium board membership, budget, and reserve fund information as of April 2020.

  • Tower Unit 24A currently rented with monthly rental income of $35,000
  • Monthly Common Charges for unsold units approximately $195,879
  • Monthly real estate taxes for unsold units approximately $19,558
  • Working Capital Fund balance approximately $153,043.66 as of April 27, 2020
  • Reserve Fund balance approximately $158,629.57 as of April 27, 2020
  • Resident Manager's Unit purchase account holds $1,009,301.33
  • Final Certificate of Occupancy issued May 8, 2020
  • 2020 budget projects $3,334,089 in income and expenses

Amendment 10 Sep 26, 2019

Affordable unit restrictions removed, financing contingency terms revised, transfer tax disclosure updated, and common charges waiver period extended.

  • Affordable Unit Restrictive Declaration and Agreement deleted entirely; purchasers no longer required to execute it
  • Financing contingency revised: 90% maximum loan-to-value ratio, 30-year maximum term, 45-day initial period to obtain commitment (extendable to 60 days by Sponsor)
  • Purchaser must submit loan application within 10 Business Days of agreement date
  • Transfer tax disclosure updated regarding Mansion Tax rates (1% at $1,000,000 to 3.9% at $25,000,000) and aggregation rules for storage bin purchases
  • Common Charges waiver period expires December 31, 2019; collection begins January 1, 2020 per 8th Amendment budget

Amendment 9 Sep 4, 2019

Sponsor offers three retail units for sale with specified prices, square footages, and carrying charges.

  • Retail Unit 1: 9,746 sq ft, $4,000,000, 3.9590% common interest, $2,929.70 projected total monthly carrying charges
  • Retail Unit 2: 11,820 sq ft, $30,500,000, 4.8016% common interest, $3,626.22 projected total monthly carrying charges
  • Retail Unit 3: 1,403 sq ft, $2,000,000, 0.5699% common interest, $382.16 projected total monthly carrying charges
  • Projected charges effective July 1, 2019 - June 30, 2020

Amendment 8 Jun 3, 2019

Amendment updates financial disclosures, building staffing details, board composition, budget and reserve fund information, and transfer tax rates effective July 1, 2019.

  • Monthly real estate taxes for unsold units approximately $20,653
  • Working Capital Fund approximately $112,725 as of amendment date
  • Reserve Fund $98,190 for period April 24, 2018 to July 1, 2019; Sponsor's share to be deposited by October 1, 2019
  • Temporary Certificate of Occupancy issued May 21, 2019; estimated PCO work cost approximately $762,875
  • Escrow account balance $1,681,898.29 as of May 29, 2019
  • Building staff consists of resident manager, 4 concierges/lobby attendants, 1 handyman and 3 porters
  • New York State Transfer Tax and Mansion Tax rates modified effective July 1, 2019 for contracts executed after April 1, 2019
  • Board members: Raizy Haas (President), Ahuva Genack (Vice-President), Alan Oppenheimer (Treasurer)

Amendment 7 Dec 4, 2018

This amendment establishes a building-wide smoking prohibition, updates common charges procedures, and adds FinCEN Geographic Targeting Order compliance requirements for purchasers.

  • Smoking prohibited in all units and common areas (General Common Elements, Residential Common Elements, Tower Limited Common Elements)
  • Sponsor to assess unit owners' proportionate share of Waiver Period Operating Expenses based on Common Interest percentage
  • Purchaser must comply with FinCEN Geographic Targeting Order for certain residential real estate transactions ($300,000+ without bank financing, using currency or specified payment methods)
  • FinCEN GTO compliance obligations apply to closings on or after September 22, 2017 through May 15, 2019 (subject to FinCEN changes)
  • Purchaser failure to comply with GTO requests does not relieve obligation to close on scheduled Closing Date

Amendment 6 2018

Amendment updates unit sales status, budget, certificates, and closing costs as of July 2018.

  • First Unit Closing held April 24, 2018; 15 units sold, 89 unsold as of July 25, 2018
  • Temporary Certificate of Occupancy issued July 12, 2018; estimated $4,539,886 cost for Permanent Certificate
  • Escrow account balance $6,599,694.62 as of July 25, 2018
  • Schedule A-1 and Schedule B amended with updated budget for July 1, 2018 through June 30, 2019
  • Sponsor waiving Common Charges collection and paying actual operating expenses
  • Real estate taxes separately assessed starting July 1, 2018; 421-a partial tax exemption implemented
  • Working Capital Fund approximately $64,803.45 as of July 20, 2018
  • Title insurance first condo bulk sale rate no longer available; endorsements increased from $25 to $50

Amendment 5 Mar 12, 2018

Schedules A and B amended to update projected first year of condominium operation to April 1, 2018–March 31, 2019, with new common charges, real estate taxes, and carrying charges.

  • Projected first year of condominium operation changed to April 1, 2018–March 31, 2019
  • Schedule A updated with new common charges and real estate taxes for all units
  • Real Estate Tax Projection Opinion dated March 5, 2018 from Marcus and Pollock, LLP attached
  • Schedule B and updated budget certifications amended

Amendment 4 Feb 28, 2018

Retail Unit 1 subdivided into three separate units; real estate tax projections updated; income tax deduction information clarified due to Tax Cuts and Jobs Act of 2017; affordable unit prices revised.

  • Retail Unit 1 subdivided into Retail Units 1, 2, and 3
  • Real estate tax projections updated (Marcus and Pollock opinion dated December 20, 2018)
  • Income tax deductions capped at $10,000 for real estate and state/local taxes combined
  • Mortgage interest deduction capped at $750,000 (or $375,000 for married filing separately)
  • Affordable unit offering prices revised in Schedule A-1
  • Floor plans updated to reflect subdivided retail units
  • Common Interest percentages recalculated; residential units unaffected
  • Declaration and By-Laws amended for subdivided retail units

Amendment 3 Dec 4, 2017

Plan declared effective based on 17 unit purchase agreements representing approximately 16% of units offered for sale.

  • Plan declared effective
  • 17 units with executed purchase agreements counted toward effectiveness

Amendment 2 Aug 2, 2017

Amendment clarifies unit upgrade and special work fund payment terms, adds working capital fund contribution on tower unit resales, establishes $500 charge for offering plan copies, updates affordable unit income limits and prices, and adds limitation on purchaser claims against sponsor to three years.

  • Unit Upgrade Package Costs and Special Work Funds are non-refundable and not held in escrow
  • Tower unit resales require two months' common charges contribution to Working Capital Fund
  • $500 non-refundable charge to obtain copy of offering plan
  • Closing notice can be served by overnight delivery service
  • Default by Tower Unit Purchaser interest rate changed from 0.03% to 0.05%
  • Purchaser claims against sponsor must commence within three years or applicable statute of limitations, whichever is earlier
  • Hot tub installation approved for Unit 8A with conditional permanent authorization
  • 2017 affordable unit income limits and offering prices updated per HPD guidelines
  • Schedule A prices increased for 21 homes (median +7.5%): 3A $428,500 → $461,500; 3B $424,500 → $457,500; 3C $380,000 → $406,000; 3D $440,500 → $474,000; ...

Amendment 1 Mar 15, 2017

Amendment updates Schedule A-1 prices and common charges, adds amenity access for Affordable Units, modifies emergency generator specs, and makes minor floor plan adjustments.

  • Schedule A-1 updated with new unit prices, common charges, and real estate tax projections
  • Affordable Unit prices updated; common charges and RE taxes recalculated
  • Affordable Unit owners granted free access to third floor amenities including children's playroom and residential lounge
  • Emergency generator modified to provide backup power to refrigerator and one electrical circuit in each Affordable Unit
  • Real estate tax projections updated per Marcus & Pollack LLP opinion
  • Minor square footage changes and percentage of common interest adjustments due to construction conditions
  • Description of Property updated with additional windows in units on 17th through 28th floors
  • New 339-i letter and updated budget certifications included
  • Schedule A prices increased for 21 homes (median +7.6%): 3A $397,500 → $428,500; 3B $393,500 → $424,500; 3C $354,500 → $380,000; 3D $409,500 → $440,500; ...
What each amendment changed, line by lineSee it free →

Fine Print

What's Specific to It

  • Two kinds of condos in one building: 21 affordable units on floors 3 and 4 are priced from $340,000 to $409,500 and sold by a Housing Partnership Development Corporation lottery. They have their own elevator, laundry room and bike room. Their resale price stays capped for an expected 25 years.
  • A 421-a exemption for everyone: the affordable set-aside is how the building qualifies for a 20-year 421-a exemption (12 years in full, then phasing out). Schedule A puts year-one taxes at about $158 a month for a $2.46 million two-bedroom, against about $1,780 without the benefit.
  • Tower owners pay for the amenities: the pool, gym and lounges run on a $300,000 assessment charged only to tower owners. Affordable owners can opt in for $250 a month.
  • Owners wash their own windows: every window opens inward for cleaning, the bylaws make cleaning them your job, and the budget has no window-washing contract. Window treatments must have a white backing.
  • No floors 2 or 13: the marketing floors run 3 to 12, 14 to 28, then PH-1 and PH-2 (floors 29 and 30). The building has 28 construction levels above grade.
  • Optional upgrade packages: door casings and crown molding from about $12,800 to $21,400 depending on bedroom count, a ziricote-veneer powder room for about $11,000, and stone kitchen floors at $90 a square foot.

The Kent sits on East 95th Street at Third Avenue on the Upper East Side, with its residential lobby on 95th Street and retail entrances on Third Avenue. Its offering plan tells you how the affordable and tower homes split the costs, what's in the apartments and what it should cost to run.

Fine Print Worth Knowing

  • The sponsor can rent most homes: it keeps the unconditional right to rent 85% of the residences and only promises to try to sell 15%. The plan warns that owner-occupants may never control the board and that lenders may hesitate in a building with few sales.
  • Affordable-unit rules: the 421-a exemption and the affordable lottery depend on a $25,000-per-unit state AHC grant. Affordable owners must live in the unit for 10 years and can't rent it during that time. For an expected 25 years they can resell only to qualifying buyers at a capped price. After that, the sponsor gets 60% of the net proceeds of the first sale. If the grant or exemption falls through, the plan describes fallback options, and tower buyers can't cancel.
  • Resale and leasing limits: you can't list or advertise a tower home before closing, or resell it within a year of buying from the sponsor, until the sponsor has sold every tower unit. Leases must run 12 months to 5 years.
  • Option agreements, not contracts: tower buyers put down 15% at signing and another 10% later, held by Polsinelli as escrow agent. The purchase isn't contingent on financing. Buyers also pay transfer taxes and a $4,000 closing fee to Extell's legal department.
  • Backup power: a 400 kW gas-fired generator runs life-safety systems and, in tower homes, the refrigerator and one light circuit. Affordable homes get no dedicated circuit.
  • Retail and air rights: the Retail Unit can be used for almost any lawful business except a long list of banned uses, including sports bars, nightclubs and houses of worship. It gets a board seat, and so does the development-rights unit. The sponsor keeps unused air rights and can sell them to neighbors, which could affect views, but it can't use them to add floors on top.
  • No warranty beyond the plan: the sponsor won't warrant materials or workmanship, apart from building to the plan's specifications, and it can use common areas for sales events for 10 years after the first closing.

FAQ

Does The Kent have a pool?

Yes. The subcellar has a swimming pool about 15 by 55 feet, next to a fitness center with saunas and locker rooms. An outside operator is expected to provide lifeguards, paid for by tower owners through a roughly $300,000 amenity charge.

Are there affordable apartments at The Kent?

Yes. The 21 homes on floors 3 and 4 were offered by lottery to households earning up to 125% of the area median income, at $340,000 to $409,500. Owners must live there for 10 years, and resale prices stay capped for an expected 25 years.

Is the staff union?

Yes. The year-one budget assumes a Local 32BJ staff of a live-in resident manager, two handymen, a concierge around the clock, a doorman 16 hours a day and five porters, at about $1.38 million a year.

Where this comes from: the building's offering plan (CD150238) as filed with the New York Attorney General, including its Special Risks, Description of Property and Improvements, The Affordable Units, Schedules A-1, A-2 and B, Identity of Parties and the architect's Description of Property and Specifications. Prices are the sponsor's offering prices, not sales, and budget figures are the sponsor's first-year projections. Later amendments may change them. Updated October 2026.

Team

The plan doesn't name an interior designer; fieldcondition.com reports Champalimaud Design.

Zoning

Zoning district
C2-8

Today's zoning, from city data (PLUTO 26v2).

Nearby

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The Condo Book Project Are Kent's common charges high for the area? No, they're on the low side. Kent budgets $1.24 per square foot a month, against a $1.34 median for the 10 most similar Manhattan plans.Schedule A Do you want to see the list of similar buildings?
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