A pricing and demand assessment for a 6,152 sq ft single-family townhouse, benchmarked against 14 comparable properties within a six-block radius.
The submarket for South Harlem townhouses trading in the $3.0M–$3.5M band is thinly populated by qualified buyers and priced-in inventory. Holding the current ask exposes the seller to further days-on-market drift in a segment already averaging 202 days to contract at a 97% list-to-sale ratio.
The offer on the table reflects — and in some respects outperforms — the clearing price the data supports. The rest of this report shows the numbers behind that conclusion.
Across a six-block radius of 228 Lenox we identified 15 comparable listings in the $3.0M–$4.85M range. Only one has closed in the tracking window — 32 West 119th Street at $3.10M — while eleven remain active, several past 200 days on market and two beyond a year. The three properties currently in contract carry an average of 220 days on market before securing a buyer.
The ratio of standing supply to absorbed transactions is roughly 15 to 1. A buyer looking for a South Harlem townhouse under $5M today has more than a dozen options and no urgency — the opposite of the environment that supports holding out for asking price.
| Status | Avg Price | $/ft² | DOM | Count |
|---|---|---|---|---|
| Sold | $3,100,000 | — | 24 | 1 |
| In contract | $3,216,667 | $728 | 220 | 3 |
| Active | $3,679,091 | $750 | 213 | 11 |
| Subject (228 Lenox) | $4,295,000 | $698 | 111 | 1 |
Removing the multi-family stock — two- to four-family income properties trade against a different buyer profile — the true single-family / townhouse comp set in South Harlem at $3.0M–$5.0M narrows to eight listings. Of those:
In other words, at the price band a rational buyer is likely to counter into — $3.3M to $3.6M — there is essentially no proven clearing price for a South Harlem townhouse in 2026. A closed transaction anywhere in that range would immediately become the market's reference point.
228 Lenox has out-performed the active-listing average (709 views / 33 saves / 24 shares) over 111 days, and its engagement profile mirrors that of the three properties that ultimately went into contract (avg 1,297 views). The market has seen the listing. The buyer that materialized is the buyer the market produced.
| Address | Type | BD/BA | Sq Ft | Price | $/ft² | DOM | Status |
|---|---|---|---|---|---|---|---|
| 32 West 119th Street | House | 5 / 6 | — | $3,100,000 | — | 24 | SOLD |
| 146 West 119th Street | House | — / — | 4,000 | $3,450,000 | $862 | 109 | IN CONTRACT |
| 22 West 120th Street #THS | Two-family | 5 / 3.5 | 4,685 | $3,100,000 | $661 | 228 | IN CONTRACT |
| 22 West 120th Street #THS | Two-family | 5 / 4 | 4,685 | $3,100,000 | $661 | 324 | IN CONTRACT |
| 11 West 121st Street | House | 7 / 5.5 | 7,180 | $4,500,000 | $626 | 13 | ACTIVE |
| 87 West 119th Street | House | 5 / 6 | — | $3,795,000 | — | 33 | ACTIVE |
| 32 West 120th Street #1 | Townhouse | 7 / 6 | — | $4,850,000 | — | 43 | ACTIVE |
| 353 West 120th Street | House | 7 / 4.5 | 4,878 | $3,450,000 | $707 | 48 | ACTIVE |
| 391 Manhattan Avenue | House | 3 / 3.5 | 3,200 | $3,100,000 | $968 | 73 | ACTIVE |
| 387 Manhattan Avenue | Townhouse | 4 / 3 | 2,900 | $3,000,000 | $1034 | 76 | ACTIVE |
| 105 West 118th Street | Three-family | 5 / — | 5,648 | $3,500,000 | $619 | 80 | ACTIVE |
| 228 Lenox Avenue (subject) | Townhouse | 7 / 7 | 6,152 | $4,295,000 | $698 | 111 | ACTIVE |
| 114 West 124th Street | Four-family | 8 / 4 | 4,000 | $3,285,000 | $821 | 213 | ACTIVE |
| 347 West 121st Street | Three-family | 5 / 4 | 4,640 | $3,295,000 | $710 | 378 | ACTIVE |
| 260 West 123rd Street | Four-family | 10 / 5 | 6,000 | $3,400,000 | $566 | 1270 | ACTIVE |