18 Morningside Avenue, 3rd Floor, New York, NY, 10026

Property Details: • Type: Single Family Residence • Bedrooms: 3 • Bathrooms: 2 • Square Footage: 1,560 sq ft

Description: Treehouse views, Full-Floor Condo with Rare Tax Advantage Near Columbia University SoHa

Unit 3 at 18 Morningside Avenue offers something increasingly rare in Manhattan: a full-floor home with stunning park views, real architectural presence, true privacy, practical livability, wood burning fireplace, and a meaningful financial advantage.

This full-floor condominium opens directly from the elevator into a private residence with a layout that feels both expansive and functional. The heart of the home is a loft-style open living, dining, and kitchen space anchored by a dramatic 30-foot wall of floor-to-ceiling windows that fills the apartment with natural light and frames beautiful green, tree-level views. Unlike many city apartments that face brick, traffic, or distant rooftops, this home feels immersed in the trees, creating a distinctive urban treehouse experience that is difficult to replicate.

The apartment combines that visual appeal with features that matter in daily life: a working fireplace, private balcony off the primary bedroom, in-unit washer/dryer, intercom security, and the privacy and quiet of a small boutique building. The room configuration is straightforward and functional, with open entertaining space balanced by private bedroom areas, making the home equally attractive for full-time living, part-time city use, or long-term rental ownership.

For an owner-occupant, this is a home with genuine character and comfort. It has scale, light, and a sense of arrival from the moment the elevator opens directly into the apartment. The open plan supports modern living, the primary suite has the added benefit of private outdoor access, and the overall feel is warm, airy, and unusually serene for Manhattan. It stands apart from generic inventory because its appeal is not only about square footage, but about how it actually lives.

For an investor, the opportunity is also compelling. The unit is well suited for rental demand because it offers the combination tenants respond to most strongly: three real bedrooms, two baths, open entertaining space, strong natural light, in-unit laundry, boutique privacy, and a location with enduring appeal. The Offering Plan also contemplates leasing and investment ownership, making this an asset that can function as both a residence and an income-producing property.

What makes the investment case especially interesting is the 421-a tax benefit through 2033. Based on current public figures and todays NYC Class 2 tax rate, the projected tax advantage versus a comparable non-abated condo is estimated at approximately $214,000 in projected aggregate savings over five years. These figures are illustrative estimates based on current public information, current tax rates, and the Offering Plan structure, not guarantees, but they help show the unusually favorable carrying-cost profile of this apartment relative to many competing properties.

That means this property offers two forms of value at once: the emotional value of a distinctive and highly livable home, and the financial value of lower projected carrying costs than many similarly priced Manhattan condos.

For the buyer who plans to live here, Residence 3 offers privacy, light, architectural interest, and a rare connection to greenery. For the buyer who thinks like an investor, it offers strong rental appeal, flexible ownership use, and a tax profile that may materially improve the economics of ownership during the remaining benefit period.

HOW DOES THIS COMPARE? Unit 3 is not cookie-cutter condo inventory. It is a boutique, full-floor residence with a rare park view, tree-house-in-the-city with wood burning fireplace and design appeal, practical family function, and a quantifiable financial advantage. Comparing NON-ABATED properties, Unit 3s tax-advantage is a factor adding quantifiable value.

Direct sale by owner. Direct buyers only. Discounted For-Sale-By-Owner (buyer/seller agent fees not included.) Priced below intrinsic value for a quick sale and buyer who recognizes this rare opportunity and is comfortable with some added closing coordination (lien satisfaction at closing the result of divorce.)

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