Son Dinh Tran pays $4.8M to Ramer & Saperstein for two UWS walkups

Son Dinh Tran through the entity 316-318 West 104 St LLC paid $4.8 million to Ramer & Saperstein through the entity 316-318 Realty Corp. for the eight-unit residential walkup building (C5) at 316 West 104th Street and the eight-unit residential walkup building (C5) at 318 West 104th Street in Upper West Side, Manhattan. The expected use is cash flowing.
The deal closed on December 12, 2025 and was recorded on December 23, 2025. The two properties have 10,294 square feet of built space and 5,852 square feet of additional air rights for a total buildable of 16,144 square feet according to a PincusCo analysis of city data. The sale price per built square foot is $466 and the price per buildable square foot is $297 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 Ramer & Saperstein was Michael Saperstein . The signatory for Son Dinh Tran was Benjamin Brash . The contract date was June 7, 2025.

Because multiple properties have been transacted, some of the following sections will follow the property with the largest assessed value, which in this case, is the property on 318 West 104th Street.

Prior sales, articles and revenue

Prior to this transaction, PincusCo has records that the buyer Son Dinh Tran purchased three properties in two transactions for a total of $18 million and has no record it sold any properties over the past 24 months.
The seller Ramer & Saperstein had not purchased any other properties and sold one property in one transaction for a total of $1.9 million over the same time period. The former owners according to the Department of Housing Preservation and Development includes Magdalena Kosz, head officer and Kosha Diaz, agent. The business entities are A.J. Clarke Real Estate Corp and 316-318 Realty Corp. Out of the two properties, one with a total of 10,294 square feet of built space generated revenue of $238,181 per year.

The property

The residential walkup buildings with 16 residential units in Upper West Side has 10,294 square feet of built space and 5,852 square feet of additional air rights for a total buildable of 16,144 square feet according to a PincusCo analysis of city data. Each parcel has frontage of 20 feet and is 100 feet deep with a total lot size of 4,036 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.

Violations and lawsuits

There were no lawsuits or bankruptcies filed against the properties for the past 24 months. In addition, according to city public data, the properties have received $2,500 in ECB penalties and $4,905 in OATH penalties 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 the tax block of 318 West 104th Street, PincusCo has identified the owners of nine of the 13 commercial properties representing 388,970 square feet of the 408,602 square feet. The largest owner is Richard Eisenberg, followed by Michael S. Young and then Ramer & Saperstein.
There are no active new building construction projects on this tax block.

The majority, or 88 percent of the 408,602 square feet of built space are elevator buildings, with walkup buildings next occupying 12 percent of the space.

The seller

The PincusCo database currently indicates that Ramer & Saperstein owned at least six commercial properties with 52 residential units in New York City with 55,304 square feet and a city-determined market value of $28.7 million. (Market value is typically about 50% of actual value.) The portfolio has $5.2 million in debt, borrowed from Dime Community Bank. Within the portfolio, the bulk, or 68 percent of the 55,304 square feet of built space are walkup properties, with elevator properties next occupying 32 percent of the space. They are all located in Manhattan.

The buyer

The PincusCo database currently indicates that Son Dinh Tran owned at least 41 commercial properties with 552 residential units in New York City with 525,268 square feet and a city-determined market value of $120.9 million. (Market value is typically about 50% of actual value.) The portfolio has $249.2 million in debt, with top three lenders as Ready Capital, ACRES Capital, and Citibank respectively. Within the portfolio, the bulk, or 56 percent of the 525,268 square feet of built space are walkup properties, with elevator properties next occupying 22 percent of the space. The bulk, or 81 percent of the built space, is in Manhattan, with Bronx next at 17 percent of the space.

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