100 Remsen Street

The 1949 construction gives 100 Remsen a different apartment vocabulary from the brownstone co-ops around it: steel-and-masonry construction, an elevator core, foyer-plan one- and two-bedroom layouts, and the larger window openings of the immediate postwar period. The offering plan's schedule covers 78 residential apartments and 2 professional units at the street, with a basement superintendent's apartment outside the share allocation — the source of the 78/79/80 unit-count variation across the plan, the certificate of occupancy, and DOF records. The building sits on an approximately 11,600-square-foot lot, and the plan documents garages on the property historically rented separately — a scarce commodity in the district; current garage arrangements should be confirmed during diligence.

The window stock was replaced building-wide under a capital program financed in 2010, and the co-op's filings document an ongoing façade restoration funded by assessments — the right capital priorities for a 1949 masonry building inside a historic district, where exterior work runs through the LPC.

Remsen Street Owners, Inc. has operated the building since the 1985-era closing. The conversion-era budget carried a staff of superintendent, porter, and doorman under the 32B-J contract; the 25th amendment documents professional management engaged in 2016, ongoing capital and operating assessments, and income diversification from sublet fees, storage and bicycle rentals, laundry, and a rooftop antenna license. Sponsor-successor interests still held a block of unsold shares as of the 25th amendment — a standard diligence item for financing and board dynamics. Current staffing, management, and assessment status should be confirmed at offer stage; the Roebling Research Library holds the offering plan, proprietary lease, and amendments including the 25th.

Ground lease: The controlling policy fact — see above. Review the lease, its remaining term and renewal status, and any extension or fee-purchase discussions with counsel before contract.

Flip tax: 7.5 percent of the seller's profit (sale price over the shareholder's original purchase price), per the resale-fee note in the co-op's audited financial statements. Profit-based flip taxes cut very differently from flat or per-share fees on long-held apartments; model it early.

Subletting: Permitted in practice with board approval and fees — sublet fee income recurs in the co-op's financials. Terms and time limits should be confirmed.

Professional units: The plan allocated shares to 2 professional apartments, a legacy of Remsen Street's lawyer-and-doctor corridor.

Pets, pied-à-terre, washer-dryer, financing limits: Not publicly documented — confirm against current house rules and the purchase application.

Recent sales

Recent transfers at this building, from The Roebling Research Library. 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.

Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $568/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2026. Median listing discount 3.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00254-0062). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage on co-ops is not officially recorded, figures shown are approximate.

Underwrite the lease first. Remaining term to the 2043 horizon, renewal mechanics, rent resets, and any extension or fee-purchase discussions drive everything — financeability, carrying-cost trajectory, and resale. Have your attorney read the lease itself, not a summary.

Confirm lender appetite early. The pool of banks writing share loans in leasehold co-ops is narrower; a lender with history in the building saves weeks.

Model the flip tax as a seller-side cost you will eventually pay. 7.5 percent of profit compounds against long holds in an appreciating market; it belongs in your total-return math alongside the maintenance.

The value is real. Elevator living, larger postwar rooms, and a protected district streetscape at a discount to fee co-ops — for a buyer who prices the lease properly, the trade can be excellent.

Location is the quiet-side Heights. Remsen between Henry and Clinton is institutional and calm; Borough Hall's 2/3/4/5 and R trains are two blocks east, the Promenade three blocks west.

Lead with transparency on the lease. Every serious buyer's attorney will find it; a seller who packages the lease status, board posture, and lender history up front keeps deals from dying in diligence.

Price against leasehold comps, not the neighborhood at large. Anchoring to fee-simple Heights per-room figures produces stale listings; the building's own recent trades are the honest baseline.

Quantify the flip tax before you list. This building's stated fee is 7.5 percent of the defined profit, a material cost on a long-held apartment. Calculate it from the current governing definition before estimating proceeds; our seller closing cost calculator takes a flip tax only as a percentage of sale price, so add the fee separately.

Document the capital story. Completed window replacement, ongoing façade work, and diversified co-op income are underwriting positives — put the paper trail in the deal room.

If you're considering 100 Remsen Street, also evaluate:

• 60 Remsen Street — larger prewar co-op two blocks west on the same street; fee-simple alternative
• 76 Remsen Street — boutique prewar co-op on the Remsen corridor
• 68 Remsen Street — mid-scale prewar Remsen Street co-op peer
• 75 Henry Street — postwar tower co-op in the north Heights; the other side of the postwar-in-the-Heights trade
• 130 Clinton Street — prewar elevator co-op one block south at Clinton Street
• 2 Grace Court — large south-Heights prewar co-op near the Promenade
• 57 Montague Street (The Breukelen) — full-service prewar Heights co-op benchmark one block north