102 Gold Street (Ironwood)

The building is contemporary low-rise infill on a Vinegar Hill lot scaled to the row houses around it. There is no loft-conversion inheritance here and it does not pretend otherwise — the architecture is calibrated to R6A envelope rules and to a block whose older neighbors are three-story brick houses.

The value inside is in the vertical apartments and the outdoor space. The Declaration's final schedule records ten units from roughly 654 to 1,361 square feet, with common interests from about 7.6 to about 15.8 percent — a spread that maps onto the difference between the single-floor one-bedrooms and the duplex and triplex apartments. Nearly every unit carries a terrace as a limited common element; the ground-floor rear unit carries the yard; the two sixth-floor triplexes carry exclusive access to the attic-level paved roof, and a 2013 amendment converted the hallway and closet between them into a limited common element serving those apartments. Eight of the ten units come with a cellar storage bin, and one parking space is appurtenant to a single apartment — in a neighborhood with essentially no residential parking, a quantifiable asset attached to one unit and not the others.

Ironwood runs the way a ten-unit condominium has to: lean, board-governed, without staff. The plan's first-year budget carried utilities, water and sewer, repairs and supplies, insurance, a management fee, legal and audit, elevator maintenance, a contingency and the virtual concierge — no superintendent line. The plan flagged the reason directly: if at least nine units were rented rather than owner-occupied, the administrative code could require superintendent services, with a substantial increase to the budget and common charges. Not a live issue in an owner-occupied building, but a provision that rewards reading the current rental mix during diligence.

The by-laws require that a majority of the Board of Managers be owner-occupants unrelated to the sponsor. The condominium's audited financial statements are held in The Roebling Research Library and shared with clients during diligence; reserve position and assessment history deserve a careful read, because ten owners share every capital cost. Current management should be confirmed at offer stage — The Roebling Team remains the contact of record for clients.

Recent sales

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00055-7505) 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.

Read what is appurtenant to your specific unit. Terraces, the rear yard, roof access, a storage bin and one parking space attach to particular apartments; two units of similar size can be materially different assets. Have counsel confirm the schedule in the Declaration as amended.

Assume full taxes. For a building whose first year of operation was 2012–13, any remaining 421-a benefit is at the end of its life.

Understand the service model. Virtual concierge, no doorman, no superintendent line in the original budget — low common charges, but package handling and building oversight run differently than in a staffed building.

Ten owners share every capital cost. Read the reserve, several years of financials, and the elevator and roof history before you commit.

The neighborhood is the amenity. Vinegar Hill's quiet, the York Street F two and a half blocks away, Brooklyn Bridge Park a short walk west — and very little retail on these blocks themselves.

Lead with the appurtenances. Terrace, roof rights, yard, storage, parking — enumerate precisely what conveys, with documents. In a ten-unit building that specificity is what separates your apartment from the last one that traded.

Sell in-unit laundry and outdoor space. Against DUMBO loft inventory, those are the two things this building has that the conversions frequently do not.

Be clear about the tax picture. Buyers will pull the current bill themselves; disclosing where the 421-a schedule stands beats leaving it to discovery.

Anchor to the right comps. Small post-2005 condominiums in Vinegar Hill and the DUMBO fringe, from 2025 forward — not waterfront new development, and not the loft conversions.

If you're considering 102 Gold Street, also evaluate:

• 100 Gold Street — the ten-unit 2009 condominium immediately next door; the closest possible comparable
• 185 York Street — small 2009 condominium on the same tax block
• 206 Front Street — 2006 condominium on the same block, at larger scale
• 79 Bridge Street (The Bridges) — the block's loft-style conversion condominium
• 37 Bridge Street (Kirkman Lofts) — boutique soap-factory conversion on the Vinegar Hill–DUMBO seam
• 50 Bridge Street — mid-size DUMBO condominium a few blocks west
• 133 Water Street (One Three Three) — the terrace-and-parking boutique alternative inside the DUMBO Historic District
• 4 Water Street — very small DUMBO condominium at the Fulton Ferry end