Celestial Capital pays $3.4M for 10-unit walkup in Upper West Side

Celestial Capital through the entity 323 West 100th Street, LLC paid $3.4 million through an estate sale to Edward Polk Tryon through the entity Tree Man LLC for the 10-unit residential walkup building (C5) at 323 West 100th Street in Upper West Side, Manhattan. The expected use is cash flowing.
The deal closed on October 28, 2025 and was recorded on November 12, 2025. The property has 6,942 square feet of built space and 1,130 square feet of additional air rights for a total buildable of 8,072 square feet according to a PincusCo analysis of city data. The sale price per built square foot is $493 and the price per buildable square foot is $424 per the PincusCo analysis. (The price per square foot analysis is the transaction price divided by square feet as reported in public records and assumes no air rights have been sold.)
The signatory for Edward Polk Tryon was Holly Kuykendall. The signatory for Celestial Capital was Hannah Kamaie . The contract date was August 4, 2025.

Prior sales and revenue

Prior to this transaction, PincusCo has records that the buyer Celestial Capital purchased one property in one transaction for a total of $3.8 million and has no record it sold any properties over the past 24 months.
The seller Edward Polk Tryon had not purchased any other properties and had not sold any properties over the same time period. The former owners according to the Department of Housing Preservation and Development includes Holly Kuykendall, head officer and Santo Osso, site manager. The business entity is Tree Man Llc. The 6,942-square-foot property generated revenue of $267,128 or $38 per square foot, according to the most recent income and expense figures.

The property

The residential walkup building with 10 residential units in Upper West Side has 6,942 square feet of built space and 1,130 square feet of additional air rights for a total buildable of 8,072 square feet according to a PincusCo analysis of city data. The parcel has frontage of 20 feet and is 100 feet deep with a total lot size of 2,018 square feet. The zoning is R8B which allows for up to 4 times floor area ratio (FAR) for residential. The property is in the Riverside-West End Historic District Extension II. The city-designated market value for the property in 2022 is $3.9 million. The property has 8 rent regulated units according to city tax records from 2023.

Violations and lawsuits

There were no lawsuits or bankruptcies filed against the property for the past 24 months. In addition, according to city public data, the property has not received any significant violations in the last year.

Development

There are no active new building construction projects or major alteration projects with initial costs more than $1 million on this tax lot.

The block

On this tax block, PincusCo has identified the owners of 16 of the 25 commercial properties representing 423,714 square feet of the 500,352 square feet. The largest owner is Richard Eisenberg, followed by Pietro Martire and then Larry Tauber.
There are no active new building construction projects on this tax block.

The majority, or 75 percent of the 500,352 square feet of built space are elevator buildings, with walkup buildings next occupying 25 percent of the space.

The buyer

The PincusCo database currently indicates that Celestial Capital owned at least one commercial property with seven residential units in New York City with 4,230 square feet and a city-determined market value of $1.6 million. (Market value is typically about 50% of actual value.) The portfolio consists of at least a single walkup property. It is located in Brooklyn.

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