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73Units
12Stories
2007Year Built
$771K - $1.8MValue Range
Available Units
For Sale
For Rent
Highlights
Concierge
Rooftop Deck
City View
Clubhouse
Balcony
2 min walk to Lafayette Square
West Harlem’s template for 21st-century condos
The Livmor came on the market in 2010 as part of a wave of condominium development along Frederick Douglass Boulevard. “There are probably 15 or 20 new condo or co-op buildings that have popped up between 110th and 125th along Frederick Douglass Boulevard in the past six or seven years,” Eric McLendon, then a senior sales associate at Corcoran, told the New York Times in late 2009. “Any buyer that comes up here is going to spend much less than in other parts of the city and get more.” In 2024, that remains mostly true, as similarly aged condos just south in Manhattan Valley and the Upper West Side have units with the same number of bedrooms selling for $500,000 to $2 million more than at The Livmor. This building also delivers on amenities, with a private movie theater and on-site parking (so residents can reach their car without going outside). As newer condominiums with swimming pools have moved in nearby, The Livmor may not be the area’s most exciting residence. But for having the high-end touches of full-service staff and private outdoor spaces, and being one block from Morningside Park, it holds a high bar for condo expectations in West Harlem.
More than half The Livmor’s residences are two bedrooms, providing many options for growing families and buyers looking for a home office. Ranging from around 1,000 to 1,500 square feet, these units have open-concept living areas with breakfast bar-equipped kitchen islands or peninsulas. They all have two bathrooms and walk-in closets in the primary bedroom, and larger floor plans have a sliding-door study nook off the living room, or staircases that lead to either a second floor or a rooftop patio. One bedrooms, sized between 800 and 825 square feet, employ similar open-kitchen designs and are comfortable for multiple occupants by having bathrooms with two sinks and both a tub and walk-in shower. Most three bedrooms are either 1,800-square-foot corner units with double-exposure windows and semi-circle kitchen islands, or 2,100-square-foot duplexes with private balconies.
Minor aesthetic updates to tasteful interiors
Original finishes remain in most units, including plank flooring, white stone kitchen countertops and translucent-seafoam green tile backsplashes; many bathrooms also have their original dark green mosaic tiles and fixtures. When previous residents have updated their spaces, they’ve changed out the tile color scheme in the bathrooms or added new countertops and appliances, such as high-powered cooking ventilators, to the kitchens. Some penthouses with private roof patios have also been decked out with gas grills and outdoor bars for entertaining.
Competitive pricing with a time-sensitive deal
Although The Livmor is priced well below Upper West Side condos, compared to other developments on Frederick Douglass Boulevard, it falls somewhere in the middle. Up through the first half of 2024, one bedrooms have sold for between $770,000 and $860,000, and two bedrooms have sold for between $1.1 million and $1.5 million. The low price for three bedrooms has been around $1.4 million, while duplexes and units with private roof patios have sold for up to $3 million. And thanks to the building’s 421a tax abatement, residents have reduced taxes until 2035 — as of 2024, some of the most expensive units only pay $60 per month.
Play, party and park without leaving home
Living up to its name, The Livmor offers more lifestyle amenities than middle-range NYC condominiums. The shared patio, partway up the building on the backside, has grills, seating and landscaped planters that create a semi-private space hidden from the street. A mini movie theater with recliners is fun for big kids, while younger ones can enjoy the playroom adjacent to the fitness center. Plus, the publicly accessible underground garage gives car owners convenient parking.
Harlem eateries meet iconic green spaces
Proximity to parks is one of The Livmor’s major draws. Less than half a mile south, Central Park has playgrounds, a picnic-friendly hill and forested trails for birdwatching in the North Woods. Down the street, Morningside Park adds a dog run and waterfall to the mix, and farther west is four mile-long Riverside Park, with a skatepark, soccer pitches and waterfront views. The local food scene includes excellent options for Southern cuisine at Melba’s and famously large cookies at Levain Bakery. Nearby Minton’s Playhouse has been a jazz hot spot since the ‘30s, and next door, St. Stephen Community Church has service on Sundays.
From door to subway in 1 minute
Traveling along the west side is easy thanks to the local B and C trains around the corner and the express 2 and 3 trains a few blocks over. There’s also a CitiBike station directly in front of the building for residents who prefer a more active commute. Car owners can hop on the West Side highway to get downtown or head up to the George Washington Bridge for trips into New Jersey.
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Quantarium
Current List Price
Sold Price
Area Factors
Moderate Crime
Crime Score®
5/ 10
Very Bikeable
Bike Score®
83/ 100
Walker's Paradise
Walk Score®
95/ 100
Rider's Paradise
Transit Score®
100/ 100
Sources: WhatIsMyCrimeRisk.com, Walk Score
Sources: WhatIsMyCrimeRisk.com, Walk Score
WhatIsMyCrimeRisk.com, Powered by CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks. Walk Score® measures the walkability of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Sound Score® measures the noise level of any address. Environmental risk data is provided by First Street Foundation® and is designed to approximate risk and not intended to include all possible scenarios.
Parks in this Area
Lafayette Square
2 min walk
Morningside Park
4 min walk
Baseball/Softball
Basketball
Bike Trails
Samuel Marx Triangle
4 min walk
A. Philip Randolph Square
5 min walk
Electric Ladybug Garden
6 min walk
Picnic Area
Events
Botanical Gardens
Martin Luther King, Jr. Playground
8 min walk
Playground
Hancock Park
9 min walk
Picnic Area
Booker T Washington Playground
10 min walk
Baseball/Softball
Basketball
Soccer
Julia Gabriel People's Garden
11 min walk
Trails
Schools
Source:
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