--- title: "305 West 98th Street #2ES, New York City, NY 10025" description: "305 West 98th Street #2ES, New York City, NY 10025 — Townhouse in Upper West Side, Manhattan, NY. Listing Price $625,000. In contract 7/15/2026. 1 bed, 1 bath Illustrative Buyer Commission Share of $9,375 at closing, based on a 3% buyer-broker commission." url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/305-west-98th-street-es-2ES-ny-10025" source: "Real Estate Rebate Team" status: "Pending" --- # 305 West 98th Street #2ES, New York City, NY 10025 Townhouse in Upper West Side, Manhattan, NY Courtesy of Brown Harris Stevens Residential Sales LLC ## At a Glance - **Listing Price**: $625,000 - **Status**: In contract 7/15/2026 In Contract/Lease Signed indicates an offer has been made and accepted by the seller/landlord, with the deal pending completion. - **Beds**: 1 - **Baths**: 1 - **Common Charges**: $2,309 / mo - **Brokerage Fee**: Share Eligible ## The Private Brokerage Advantage As an independent luxury buyer representative, Régis shares 50% of the buyer-side commission he actually receives on your purchase. Eligible buyers receive that Buyer Commission Share directly at closing to offset closing costs, down payments, or renovations. The figures below are illustrative, based on a **3% buyer-broker commission**; your share follows the commission offered on the transaction. - **Contract Purchase Price**: $625,000 - **Illustrative Buyer Commission Share**: -$9,375* - **Illustrative Net Cost**: $615,625 *Illustrative Buyer Savings of $9,375 — 50% of a 3% buyer-broker commission, shared at closing.* [Request a private tour](https://realestaterebatesnewyork.com/contact) · [Estimate your Buyer Commission Share](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator) ## Photos (10) ![305 West 98th Street #2ES, New York City, NY 10025 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/281d8a19-bda7-4d33-a872-1dd473575d5b.jpg) ![305 West 98th Street #2ES, New York City, NY 10025 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/4e9c6af0-021d-4a75-808b-05f2d550c5b5.jpg) ![305 West 98th Street #2ES, New York City, NY 10025 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/dd5bb0e1-027a-45d2-ba52-c622d698bde8.jpg) ![305 West 98th Street #2ES, New York City, NY 10025 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/66b6814b-d1db-49db-bb1d-439da7d3b047.jpg) ![305 West 98th Street #2ES, New York City, NY 10025 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/aa52f42d-6810-448a-849a-12e9bc54368b.jpg) ![305 West 98th Street #2ES, New York City, NY 10025 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/898c06fd-0434-4f31-9405-7932f7fad6d9.jpg) ![305 West 98th Street #2ES, New York City, NY 10025 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/ba2e1203-fdd6-4460-8419-1012821424e0.jpg) ![305 West 98th Street #2ES, New York City, NY 10025 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/7085c937-601b-473b-ab98-53aee311cb95.jpg) ![305 West 98th Street #2ES, New York City, NY 10025 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/8814255d-bcdf-47bd-90e2-a8e182fff8b3.jpg) ![305 West 98th Street #2ES, New York City, NY 10025 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/d02ee34e-9a8f-4a95-87cf-b89f0f16fc43.jpg) ## Property Overview Almost 500 sq. feet of outdoor space! JUST REDUCED! 2-level backyard/deck! Move right in to this spectacular duplex residence in a full-service prewar building. This special home offers a rare, beautifully landscaped private backyard, an extraordinary setting for seamless indoor-outdoor living. The main level features an open, large windowed kitchen, a gracious living room, and a distinct dining area with a custom built-in banquette. All overlooking your own backyard. This is all ideal for both everyday living and entertaining. The staircase leads to the bedroom level, where a serene and generously proportioned bedroom is complemented by thoughtful built-ins providing tons of storage and access to your own backyard and deck. This floor also offers an oversized walk-in closet and a windowed bathroom. The exceptional two-tiered backyard is a true sanctuary, expansive and versatile, with ample space for dining, lounging, outdoor cooking, and curated plantings. This is a truly special property with the feel of a private townhouse enjoying all the services of a full-time staff. Perfectly positioned just moments from Riverside Park, premier shopping, and convenient transportation. 305 West 98th Street is a grand landmarked pre-war cooperative convenient to Riverside Park's promenade, playgrounds, Ellington in the Park, pickle ball and tennis courts. Designed in the Beaux-Arts style and built in 1902, this full-service building features full-time doorman, a live-in resident manager, bicycle and private storage, two central laundry rooms, and a courtyard. Pets are welcome. There is a flip tax of 2%, and there is currently a capital assessment of $325 per month. The coop offers storage for $15/month and cable for $65/month. ## Property Details - **Property Type**: Duplex - **Beds**: 1 - **Baths**: 1 - **Rooms**: 3 - **Stories**: 8 - **Year Built**: 1902 - **Common Charges**: $2,309 / Monthly - **Listed On**: Apr 24, 2026 - **Days on Market**: 142 Days ### Residence Features - Garden - Private Outdoor Space Under 60 Sqft ## Sales Evidence ### Recent closed sales 19 apartments at Schulyer Arms have recorded sales since September 2021, the most recent for $920,000 in August 2026. Prices are the figures recorded with the City, not asking prices. | Unit | Beds | Sq Ft | Sold Price | $/ft² | Sold | Source | | --- | --- | --- | --- | --- | --- | --- | | [4AN](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/305-west-98th-street-an-4AN-ny-10025) (Apartment) | 1 | — | $920,000 | — | August 21, 2026 | MLS | | [3EN](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/305-west-98th-street-en-3EN-ny-10025) (Apartment) | 2 | 1,100 | $1,249,000 | $1,135/ft² | July 30, 2026 | MLS | | 1GN (Duplex) | 3 | — | $1,150,000 | — | June 25, 2026 | MLS | | 2FS (Apartment) | — | — | $1,650,000 | — | June 18, 2026 | City record | | 5A (Apartment) | Studio | — | $330,000 | — | January 20, 2026 | City record · MLS | | 2A/3A (Apartment) | 2 | — | $1,125,000 | — | December 8, 2025 | MLS | | 5AN (Apartment) | 1 | — | $615,000 | — | July 22, 2025 | City record · MLS | | 7DS (Apartment) | 2 | — | $1,250,000 | — | June 4, 2025 | City record · MLS | | 7CS (Apartment) | 3 | — | $1,220,000 | — | May 27, 2025 | City record · MLS | | 5DS (Apartment) | 2 | — | $1,415,000 | — | January 15, 2025 | City record · MLS | | 3FN (Apartment) | 2 | — | $1,112,500 | — | January 9, 2025 | City record · MLS | | 4CN (Apartment) | 3 | — | $1,650,000 | — | April 25, 2024 | City record · MLS | | 5-FS (Apartment) | 1 | 1,000 | $768,000 | $768/ft² | March 7, 2024 | City record · MLS | | 8B-S (Apartment) | — | — | $999,000 | — | January 12, 2023 | City record | | 1-EN (Duplex) | 3 | 1,404 | $1,725,000 | $1,229/ft² | October 19, 2022 | City record · MLS | | 1HN (Apartment) | — | — | $840,000 | — | May 16, 2022 | City record | | 5EN (Apartment) | — | — | $1,050,000 | — | May 10, 2022 | City record | | 3AN (Apartment) | 2 | — | $1,020,000 | — | February 28, 2022 | City record · MLS | | 5BN (Apartment) | — | — | $1,150,000 | — | February 22, 2022 | City record | Every row is a recorded transaction, including ancillary spaces such as storage and staff rooms where they were sold separately. Those are excluded from the benchmark below. ### How this price compares The median closed price for comparable co-op one-bedroom sales in Upper West Side is $740,000, based on 304 sales between September 2024 and July 2026. This home is asking $625,000, $115,000 below that median. The middle half of those sales closed between $622,250 and $880,000. - **Median closed price**: $740,000 - **Middle half**: $622,250 – $880,000 - **Based on**: 304 co-op one-bedroom sales in Upper West Side - **Period**: September 2024 – July 2026 Square footage is recorded for only 69 of these 304 sales (23%), so no price per square foot is shown for this group. Co-op sales rarely carry a floor area, and a figure drawn from a handful of them would not describe the rest. Across the 278 of these sales with a published asking price, the median closed at 97.6% of what it originally asked. 67% of them closed below the original ask. This building has not had enough comparable sales of its own in the period to support a median, so the benchmark is drawn from Upper West Side instead. ### How these sales were negotiated - **Sold vs original ask**: 97.6% of the original ask - **Closed below ask**: 67% of 278 sales - **Listed → in contract**: 61 days (about 9 weeks) - **In contract → closed**: 83 days (about 12 weeks) Across the 278 of these sales with a published asking price, the median closed at 97.6% of what it originally asked. 67% of them closed below the original ask. Half of these homes were in contract within 61 days (about 9 weeks) of coming to market, based on the 277 with a recorded listing date. Once a deal was agreed, closing took a further 83 days (about 12 weeks), based on the 277 with both dates recorded. A co-op board package and its interview account for much of that. These are two separate periods measured on different clocks — time to find a buyer, and time from agreed deal to closing. They are medians of different sets of sales and do not add together into a single "days on market" figure. Based on 304 co-op one-bedroom sales in Upper West Side, September 2024 – July 2026. Each figure counts only the sales that recorded the dates it needs, which is why the denominators differ. ### Price trend Median sold price for co-op one-bedroom sales in Upper West Side, 2016 to 2026. The series is held to one bedroom count and one ownership type for the same reason: an unfiltered median tracks which apartments sold, not what they were worth. | Year | Median sold price | Sales | | --- | --- | --- | | 2016 | $780,000 | 30 | | 2017 | $749,000 | 127 | | 2018 | $737,250 | 156 | | 2019 | $750,000 | 101 | | 2020 | $739,250 | 86 | | 2021 | $730,000 | 195 | | 2022 | $760,000 | 212 | | 2023 | $750,000 | 139 | | 2024 | $769,000 | 142 | | 2025 | $755,000 | 180 | | 2026 | $735,000 | 84 | This building does not have enough sales with a recorded floor area to chart its own price per square foot, which is usual for a co-op. The series above follows comparable homes across Upper West Side instead. Sale prices are the consideration recorded with the City in ACRIS, and each sale is dated by the day the City recorded it. A closing date reported to the MLS typically falls one to two weeks earlier. Recorded sales describe what has already happened and are not an appraisal, a valuation, or an estimate of what this home will sell for. [See every recorded sale at Schulyer Arms](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/schulyer-arms) ## Price and Property History for 305 West 98TH Street, Unit 2ES Review the recorded listing activity for 305 West 98TH Street, Unit 2ES, including asking-price changes and prior market dates. - **Latest price change**: Reduced by $74,000, or 10.6%, on June 18, 2026 - **Originally listed**: April 24, 2026 at $745,000 - **Entered contract**: July 15, 2026 | Date | Price | Listing event | | --- | --- | --- | | July 15, 2026 | $625,000 | Entered contract | | June 18, 2026 | $625,000 | Asking price reduced by $74,000, or 10.6% | | April 24, 2026 | $745,000 | Listed for sale by Brown Harris Stevens Residential Sales LLC | ## Property Taxes This apartment is part of a co-op that is taxed as one lot shared across 88 apartments. The corporation’s 2026 property tax bill was $939,519 for the whole building. Shareholders cover it through their monthly maintenance rather than a separate bill for this unit. [See the full property tax history for Schulyer Arms](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/schulyer-arms) [How we source and calculate NYC property tax data](https://realestaterebatesnewyork.com/nyc-property-tax-data-methodology) ## About The Building ### Schulyer Arms Upper West Side · Duplex 305 West 98th Street, New York, NY 10025 A building in Upper West Side, currently featuring 4 active listings. - **Year Built**: 1902 - **Total Units**: 4 - **Floors**: 8 [View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/schulyer-arms) ### Available Residences — For Sale (4) | Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | [2ES](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/305-west-98th-street-es-2ES-ny-10025) | 1 | 1 | — | — | $625,000 (-10.6%) — In contract | Brown Harris Stevens Residential Sales LLC | Apr 24, 2026 | 141 days | | [2FS](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/305-west-98th-street-fs-2FS-ny-10025) | 2 | 3 | — | — | $1,650,000 (-5.7%) | Brown Harris Stevens Residential Sales LLC | Jun 23, 2025 | 446 days | | [3EN](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/305-west-98th-street-en-3EN-ny-10025) | 2 | 2 | 1,100 sqft | $1,135 | $1,249,000 | Christies International Real Estate Group LLC | Apr 3, 2026 | 162 days | | [5CS](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/305-west-98th-street-cs-5CS-ny-10025) | 2 | 2 | — | — | $1,485,000 (-4.2%) — In contract | Compass | May 27, 2026 | 108 days | ## Estimated Monthly Payment **$5,469 / month**, assuming a 20% down payment ($125,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three. - **Principal & Interest**: $3,160 - **Common Charges**: $2,309 Estimates only. Actual payments may vary. Confirm terms with your lender. ## Upper West Side Overview of Upper West Side [Explore Upper West Side](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/upper-west-side) · [All Neighborhoods](https://realestaterebatesnewyork.com/neighborhoods) ### Nearby Upper West Side - [Central Park real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/central-park) - [Upper East Side real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/upper-east-side) - [Morningside Heights real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/morningside-heights) - [Hells Kitchen real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/hells-kitchen) - [Theater District real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/theater-district) - [East Harlem real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/east-harlem) ## Related Links - [Schulyer Arms — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/schulyer-arms) - [Upper West Side neighborhood guide](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/upper-west-side) - [Estimate your Buyer Commission Share and closing costs](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator) - [Contact Régis Roumila](https://realestaterebatesnewyork.com/contact) --- > RLS IDX Data display by Real Estate Rebate Team. This information is not verified for authenticity or accuracy and is not guaranteed and may not reflect all real estate activity in the market. ©2026 The Real Estate Board of New York, Inc., All rights reserved. IDX information is provided exclusively for consumers’ personal, non-commercial use and it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. > All information furnished regarding property for sale, rental or financing is from sources deemed reliable, but no warranty or representation is made as to the accuracy thereof and same is submitted subject to errors, omissions, change of price, rental or other conditions, prior sale, lease or financing or withdrawal without notice. All dimensions are approximate. For exact dimensions, you must hire your own architect or engineer and the number of bedrooms listed is for informational purposes and is not a legal conclusion. Please consult with your own architect or engineer for exact dimensions and legal specifications.