J Condominium (100 Jay Street)
100 Jay Street, Brooklyn, NY 11201
DUMBO, Brooklyn
BBL 3000537501 · BIN 3391186
- Year built
- 2007
- Type
- Condominium
- Units
- 267
- Floors
- 33
- Landmark
- No
- Pets
- Not publicly documented; confirm with management at application
- Financing
- Standard condominium; no financing contingency at initial offering (offering plan)
- Subletting
- Permitted via lease application (building lease application in Roebling Research Library)
- Pied-à-terre
- Permitted (condo)
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2005-07-25). Reported and subject to confirmation. Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2007–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,399
- Listing discount
- 0.9%
- Recorded sales
- 531
- On record
- 2007–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at J Condominium would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
J Condominium was DUMBO's first high-rise — the building that established that the neighborhood could support tower-scale new development at all. When the project broke ground in 2005 on a Jay Street parcel assembled under an M1-5/R9-1 rezoning approved in 2002, the surrounding district's residential stock consisted almost entirely of Gair-era loft conversions. A 33-story concrete tower two blocks from the bridge anchorage was a genuine departure, and the neighborhood debate it provoked — the rezoning had been granted against renderings of a shorter twin-building scheme called Light Bridges that was never built — is part of the district's development history. What rose instead was the J: 267 residences on floors 4 through 33, a four-level parking garage, five retail units, and, at its completion in 2007, the tallest residential building in the neighborhood.
The development team gives the building durable credibility. The sponsor, 100 J LLC, was a joint venture led by The Hudson Companies — the Brooklyn-based developer that would later build One Clinton in Brooklyn Heights — with the site's long-time owners, and constructed by Monadnock Construction, the borough's dominant residential builder. Gruzen Samton LLP designed a poured-concrete tower with masonry elevations and a window-wall western façade whose curved "sail" plane addresses the Manhattan Bridge directly; upper-floor west- and north-facing units carry bridge, skyline, and harbor views that the mid-rise loft district cannot produce. The project took the Brooklyn Chamber of Commerce's Building Brooklyn Award for large-scale residential work in 2008.
Nearly two decades on, the J occupies a specific and useful position in the DUMBO market: it is the neighborhood's established, fully absorbed tower — pre-dating the Front & York era, priced below it, and offering the two assets the loft stock structurally lacks: elevator-tower views and in-building parking. Its 2005-vintage initial offering of $210.9 million across 267 units — an average near $790,000 — is a reminder of how early the building's owners bought into the neighborhood; the district's subsequent two decades of appreciation have accrued largely to them.
For sellers, the building's story is the practical one: proven views, garage, full staff, and the York Street F station a block away — a commuter's building in a district whose subway access is otherwise a real constraint.
Architecture and unit composition
Why three different unit counts are all correct. Published sources give 267, 266 and 273 for this building, and the difference is one of definition rather than accuracy:
- 267 — residential units in the offering plan, which includes the resident manager's unit.
- 266 — the same count in city records with the resident manager's unit excluded. This is the figure to use when the subject is apartments.
- 273 — condominium tax lots carrying the 421-a exemption on the Department of Finance roll, running as a contiguous block from unit lot 1001 through 1273 with no gaps. The tax roll counts lots, not apartments, and this condominium's lots include separately deeded non-residential units alongside the apartments.
The practical rule: cite 266 or 267 when counting homes, and 273 only when describing how many tax lots the abatement touches. A reader comparing an apartment count against a tax-lot count will find a difference that is not an error in either source.
The building's floor plate carries residences from the 4th floor (where the amenity suite and the 3,000-square-foot landscaped common terrace also sit) through the 33rd. Configurations run from studios and one-bedrooms through larger two- and three-bedroom lines, with loft-inflected interiors — the offering plan's unit descriptions emphasize open layouts and high ceilings consistent with the district's register rather than prewar-style room counts. Many 4th-floor, 27th- through 32nd-floor, and east-facing units carry private terraces as limited common elements; a second common terrace of approximately 460 square feet sits on the 32nd floor.
Exposure drives the building's internal hierarchy. West-facing units above the district's loft rooflines take the Manhattan Bridge, East River, and skyline directly through the window-wall façade; north exposures pick up the bridge and the Brooklyn Bridge Park waterfront; east and south exposures face the quieter Bridge Street blocks and Downtown Brooklyn. In resale, high-floor west and north lines have consistently commanded the building's premium.
Building operations
The J operates as a full-service condominium: 24-hour concierge (two at prime hours per the original staffing budget), live-in resident manager, and a staff plan budgeted at fifteen full-time union employees in the offering plan — substantial infrastructure for a 267-unit building and a meaningful differentiator against the district's self-contained loft conversions. The four-level garage within the building is separately owned and operates with a public-parking special permit; residents can drive from the garage to either bridge or the BQE without touching the neighborhood's cobblestone grid, a practical advantage the offering plan itself advertises.
The building's financial statements, budget, alteration agreement, and sale and lease applications are maintained in The Roebling Research Library and shared with clients during diligence.
Policy framework
Pied-à-terre / investors: Permitted; the building has carried a meaningful investor and rental component since the sponsor era, consistent with its standard condominium framework.
Subletting: Permitted, via lease application to the managing agent.
LLC purchases / foreign buyers: Permitted (standard NYC condominium).
Flip tax / transfer fee: None documented.
Property taxes: The offering plan describes a 421-a application. The Department of Finance exemption roll records a fifteen-year 421-a benefit from 2009 through 2024, last live on the 2023 roll, so the abatement has run its term. Underwrite the 421-a line at zero and verify the current bill during diligence.
Pets / washer-dryer: Building-specific rules are documented in the house rules rather than public records; confirm at application.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $162,794/yr
- Per unit / month range
- $0 – $51
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
421-a Tax Abatement
- Last year of benefit
- FY2023
- Fully taxed from
- FY2024 (2023–24)
- Program
- 421-a (15-year)
The 421-a benefit has run its term. Taxes on these units have stepped up toward the full assessed amount, so the low carrying cost this building once carried is no longer available. Price from the current tax bill, and treat any comparable sale made while the abatement was still running as a different asset.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill. Years shown are NYC tax years, which start July 1 — FY2024 runs July 1, 2023 to June 30, 2024. The benefit last appears on the 2023 assessment roll, which is what dates the end of the term.
Recent sales
Recent closings at this building, curated by The Roebling Team research desk. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 4, 2026 | 26H | 3 BR · 2.5 BA · 1,592 sf | $2,312,000 | $1,452/sf | -6.6% |
| Jul 14, 2026 | 28F | 3 BR · 2 BA · 1,601 sf | $2,500,000 | $1,562/sf | +0.2% |
| Jul 1, 2026 | 11H | 1 BR · 1 BA · 801 sf | $890,000 | $1,111/sf | -6.3% |
| May 26, 2026 | 15C | 2 BR · 2 BA · 1,183 sf | $1,735,000 | $1,467/sf | -3.6% |
| May 14, 2026 | 19B | 1 BR · 1 BA · 791 sf | $1,088,000 | $1,375/sf | -13.0% |
| Apr 10, 2026 | 10J | 1 BA · 582 sf | $647,500 | $1,113/sf | -1.1% |
| Jul 14, 2025 | 14H | 3 BR · 2.5 BA · 1,555 sf | $2,150,000 | $1,383/sf | -2.1% |
| Apr 21, 2025 | 4J | 1 BA · 580 sf | $713,800 | $1,231/sf | -1.5% |
Market read. Most recent trades (2026) cleared a median $1,399/sf across 6 sales. Median listing discount 0.9% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00053-7501) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage from recorded condo declarations and offering plans.
What to know if you’re buying
You are buying the views and the infrastructure. Above the loft district's rooflines, the J's west and north exposures own the Manhattan Bridge and skyline; the in-building garage and full staffing complete the case. The trade against the loft stock is architectural character for altitude and service.
The 421-a benefit has ended. The Department of Finance roll carries a fifteen-year term from 2009 running through 2024, live through the 2023 roll — so the step-up to unabated 421-a taxes is behind these units rather than ahead of them. Model the current tax bill, and run the True Monthly Carrying Cost calculator before committing.
Check the floor-numbering convention. Residences begin on the 4th floor and the schedule skips 13; a "33rd-floor" unit sits roughly 31 stories above grade. This matters for view diligence — verify sightlines in person rather than by floor number.
Terrace lines are their own market. The 4th-floor and 27th–32nd-floor terraced units, and east-facing terrace lines, price on outdoor space as much as interior square footage.
Condominium mechanics are standard. Right of first refusal, 30–45 day closings, LLC and foreign purchasers accommodated.
What to know if you’re selling
Position against both tiers. The J undercuts DUMBO's new development on price while offering what the lofts cannot — views, garage, staff. Marketing that frames the building as the district's proven tower, rather than competing on finish level with 2020s sponsor product, converts better.
Lead with the exposure. Bridge-and-skyline photography from the actual unit is the listing; west and north lines should be marketed at the times of day the view performs.
Price on the line. Building-wide averages blur a real spread between view floors, terrace lines, and interior mid-tower stock; recent same-line comparables anchor correctly.
Have the building file ready. Financial statements, budget, and applications move quickly from the Research Library; transparent documentation shortens condo timelines that are already fast.
Comparable buildings
If you're considering J Condominium, also evaluate:
- Front & York (85 Jay Street) — the district's current-generation full-amenity condominium, one block east; higher amenity tier and pricing
- 70 Washington Street — DUMBO's largest loft conversion; the character alternative at comparable scale
- 1 Main Street (The Clock Tower) — the trophy Gair loft conversion at the waterfront
- The Beacon Tower (85 Adams Street) — the J's closest contemporary, a 2000s tower at the bridge anchorage
- 30 Main Street (The Sweeney Building) — refined mid-size loft conversion nearby
- 98 Front Street — recent boutique new development two blocks west
- 51 Jay Street — loft-styled boutique new construction on the same street
- 205 Water Street — modern boutique condominium on the district's eastern blocks
- 1 John Street — Alloy's park-front 42-unit condominium at the district's waterfront edge
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
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