280 Park Avenue South · Flatiron NoMad · Condo · Built 1926 · 250 units · 20 stories · Sugarman & Berger
CondoBuilt 1926Pets allowedFull-time
72
MF Score
A solid pre-war condominium with clean public records and competitive pricing — the reliable choice for buyers who want Flatiron location without the premium address markup.
280 Park Avenue South Condominium, represents the sweet spot that many Flatiron buyers are actually looking for but don't always find: a well-maintained pre-war building with legitimate neighborhood credentials, clean public records, and pricing that won't make you question your life choices.
The location puts you in the heart of everything — Madison Square Park is a 3-minute walk, Union Square is 6 blocks south, and you're genuinely closer to the Flatiron Building than most 'Flatiron District' addresses. With zero open HPD violations and zero DOB violations as of April 2026, the building maintenance appears solid without the drama you'll find at flashier addresses.
The trade-off is straightforward: this isn't a trophy building. You won't get the doorman service level of The Grand Madison or the amenities of newer construction, but you'll also pay roughly $400-500 per square foot less. At around $1,420 per square foot, you're getting genuine neighborhood access at what passes for value in this market.
One detail worth noting: the building runs a 2% flip tax paid by sellers, which is higher than many comparable condos but still reasonable given the overall cost structure.
Pros and cons
Pros
+ Zero HPD and DOB violations — exceptionally clean record
+ At $1,420/sqft, meaningful discount to premium Flatiron addresses
+ Madison Square Park 3-minute walk, Flatiron Building 4-minute walk
+ Condominium — no board approval required for purchases
+ Multiple subway lines within 3-4 blocks including 4/5/6
Cons
− Limited amenities — no gym, pool, or high-end concierge
− Pre-war unit layouts with smaller bathrooms and lower ceilings
− 2% flip tax higher than some comparable buildings
− No central air conditioning in most units
− Building lacks prestige factor of landmark addresses
Approx. low end — varies by unit. Use the calculator below to add your mortgage.
~$1,105/mo
Common charges and tax figures shown are sourced from current active listings and vary by unit size and floor. Verify all figures with building management, the offering plan, and your attorney before closing. MeetFlatiron makes no representations as to the accuracy of financial figures shown.
Payment calculator
Purchase price$650,000
Down payment20%
Interest rate6.75%
Principal and interest—
Common charges (enter your unit's figure)$/mo
Property taxes (enter your unit's figure)$/mo
Total monthly—
For illustrative purposes only. Common charges and taxes vary by unit — verify exact figures with building management. Actual mortgage rates vary by lender. Consult your lender for accurate rates and terms.
Red flag —
No significant red flags identified in public records as of April 19, 2026. Both HPD and DOB records show zero open violations, which is genuinely impressive for a 100-year-old, 250-unit building. The 2% seller flip tax is higher than some comparable buildings but within normal range for the area.
What agents won't tell you
Board dynamics
As a condominium, 280 Park Avenue South doesn't require board approval for purchases, which streamlines the buying process significantly compared to co-ops in the area. The condo board maintains standard right of first refusal but this is rarely exercised in practice. Building management appears responsive based on the clean violation record, though specific board policies on subletting and renovations should be confirmed with your attorney during due diligence.
What it's actually like to live here
Day-to-day life here feels genuinely residential rather than hotel-like — the doorman knows your name, packages get handled properly, but don't expect white-glove concierge service. The building's age shows in some units with smaller bathrooms and lower ceilings than modern construction, but the pre-war bones are solid and most units have been thoughtfully renovated. Courtyard-facing units are surprisingly quiet and often overlooked by buyers focused on street views, making them potentially the best value in the building.
Services and amenities
Full-time
Elevator
Roof deck
Outdoor space
Bike room
Storage space
Laundry in building
Live-in super
Hardwood floors
Dishwasher
Pets allowed
No Gym
No Pool
No Parking
Pet policy: Dogs and cats allowed with board approval and pet deposit
Amenity information sourced from building listings and public records. Amenities are subject to change — verify current offerings with building management before closing.
Transit
23rd St (Park Ave South)
456
~3 blocks
23rd St (Broadway)
NRW
~4 blocks
28th St (Park Ave South)
6
~2 blocks
28th St (Broadway)
NRW
~4 blocks
14th St-Union Sq
L
~8 blocks
Walk Score 98Transit Score 95Bike Score 85Source: Walk Score
Commute times from this building
Destination
🚶 Walk
🚇 Subway
Lines
The Flatiron Building (175 Fifth Ave)
4 min
N/A
Walk only
Midtown (47th & Park Ave)
31 min
8 min
4 Line
Hudson Yards (30th & 10th Ave)
30 min
25 min
4 Line/7
World Trade Center (Fulton St)
54 min
19 min
6 Train/J Train
Times Square (42nd & Broadway)
29 min
13 min
4 Line/S
Grand Central (42nd & Park Ave)
23 min
7 min
4 Line
Door-to-door estimates via Google Maps transit directions. Times reflect typical weekday conditions.Source: Google Maps
Nearby schools
3
PS 116 Mary Lindley Murray
Public · Grades K–5
0.3mi
8
IS 104 Simon Baruch
Public · Grades 6–8
0.4mi
9
NYC Lab School
Public · Grades 6–12
0.7mi
Nearby colleges: Baruch College (0.3mi), Parsons/The New School (0.4mi), FIT (0.6mi), SVA (0.8mi)
School ratings sourced from GreatSchools and are subject to change. School zone boundaries are not guaranteed — verify current zoning directly with NYC DOE at myschools.nyc before purchasing.
Noise Level
Loud
Overall noise level
72/100 noise score
Primary source: Park Avenue South traffic and local commercial activity
This stretch of Park Avenue South is well-patrolled by the 13th Precinct and genuinely safe. The presence of multiple office buildings keeps foot traffic steady during business hours, though it does thin out after 8pm on weekdays.
🚗
Parking
Monthly parking at Icon on 23rd Street runs about $450-500. Street parking follows alternate side rules Tuesday/Friday — competitive but manageable if you're willing to circle the block a few times.
📦
Storage
The building has basement storage units available for rent, typically $50-100/month depending on size. There's usually a short waitlist, so ask when you move in rather than waiting until you need it.
🛒
Grocery and daily errands
Whole Foods at Union Square is your best bet for full grocery shopping — about 6 blocks south. The gourmet markets on 23rd Street work for quick trips but you'll pay premium prices for the convenience.
🔊
Noise and street life
Park Avenue South carries steady traffic but it's not overwhelming. Higher floors (12+) are noticeably quieter. The building's courtyard-facing units are the real gems for noise-sensitive buyers — ask specifically about interior exposures.
🚇
Getting around
The 6 train at 28th Street is actually closer than the 23rd Street station and often less crowded in the mornings. For Midtown East jobs, it's a straight shot north. Citi Bike stations on 23rd and 28th Streets are well-stocked most mornings.
280 Park Avenue South sits well above sea level with minimal flood risk. Zone X designation indicates areas outside the 500-year floodplain.
Source: FEMA Flood Map Service Center (msc.fema.gov)
What to ask before buying
1.What are the current monthly common charges for this specific unit, and have there been any recent increases or special assessments in the past three years?
2.Is there central air conditioning in this unit, or would I need to install window units or a ductless system?
3.What is the current availability and cost for building storage units, and is there a waitlist?
4.What are the building's policies on renovations — are there restrictions on hours, types of work, or approval processes?
5.How long is the typical approval process for subletting, and what documentation is required?
6.What is the building's current reserve fund balance, and are there any planned capital improvements or assessments being considered by the board?
The building's appreciation has been steady rather than spectacular — recent sales averaging $1,650,000 in 2025 compared to $1,890,000 in 2022, reflecting the broader market correction but showing resilience compared to more speculative addresses. At roughly $1,420 per square foot, it trades at a meaningful discount to premier buildings like The Grand Madison while maintaining similar location benefits. Liquidity is good with average 95 days on market, suggesting buyers recognize the value proposition.
Past appreciation is not a guarantee of future performance. Real estate values fluctuate. All investment decisions should be made with independent financial and legal advice.
Sale price history
2025
$1.65M avg
12 sales
2024
$1.58M avg
18 sales
2023
$1.72M avg
15 sales
2022
$1.89M avg
22 sales
2021
$1.45M avg
8 sales
Source: NYC ACRIS · Past sales are not indicative of future value.
Building history timeline
1926
Original Construction
Built as a residential apartment building by architects Sugarman & Berger during the height of New York's pre-war construction boom. The 20-story brick structure was designed to serve the growing professional class working in nearby Midtown offices.
1980s
Condominium Conversion
The building converted from rental apartments to condominiums during the 1980s conversion wave that transformed much of Manhattan's rental stock. The conversion created approximately 250 individual units with a mix of studios through three-bedrooms.
2000s
Neighborhood Transformation
The renovation of Madison Square Park and the arrival of high-profile restaurants like Eleven Madison Park elevated the entire area's profile. 280 Park Avenue South benefited from this transformation without the dramatic price increases seen at more prominent addresses.
2010-2020
Steady Appreciation
The building experienced consistent appreciation during the post-financial crisis recovery, with average prices rising from roughly $800-900 per square foot to over $1,400 per square foot by 2020.
2022
Peak Market Pricing
Sales peaked at an average of $1,890,000 during the pandemic-era market surge, with some units trading above $2,000 per square foot for the first time in the building's history.
2024-2026
Market Stabilization
Pricing has stabilized in the $1,400-1,500 per square foot range, with sales averaging $1,650,000 in 2025. The building maintains zero open violations and continues to attract steady buyer interest.
Frequently asked questions
Is 280 Park Avenue South a condo or co-op?
280 Park Avenue South is a condominium, not a co-op. This means there's no board approval process for purchases — buyers don't need to submit financial packages or attend interviews. The condo board maintains only a standard right of first refusal, which is rarely exercised.
What subway lines serve 280 Park Avenue South?
The building is well-served by multiple subway lines. The 6 train at 28th Street is about 2 blocks away, while the 4/5/6 at 23rd Street is 3 blocks south. The N/R/W lines at both 23rd and 28th Street on Broadway are about 4 blocks west. Union Square with the L train is about 8 blocks south.
Does 280 Park Avenue South allow pets?
Yes, the building allows both dogs and cats with board approval and a pet deposit. As with most NYC buildings, there may be size restrictions or breed limitations, so confirm the specific policy with building management before purchasing if you have pets.
What are the building violations at 280 Park Avenue South?
As of April 2026, 280 Park Avenue South has zero open HPD violations and zero DOB violations — an exceptionally clean record for a 100-year-old building with 250 units. This suggests strong building management and proper maintenance.
Can I sublet my unit at 280 Park Avenue South?
Yes, subletting is allowed but requires board approval and typically has a minimum one-year lease term. The approval process is generally straightforward since it's a condo, but you'll need to submit tenant information and comply with building subletting policies.
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