110 North 1st Street

The building occupies a roughly 11,350-square-foot interior lot and carries about 47,100 square feet of construction across seven stories on a reinforced concrete frame. Isaac & Stern Architects carried every Department of Buildings filing for the project, from the November 2018 new-building application through the 2023 condominium subdivision; DXA Studio designed the interiors, per its own project record.

The elevation is masonry with punched openings and deep window reveals — a contemporary reading of the industrial-loft vocabulary that surrounds it, rather than either a literal warehouse pastiche or the glass idiom of the waterfront towers. The upper floors step back, which produces the terraces and keeps the mass off the street wall.

Inside, the mix runs from one-bedroom residences through two-bedroom homes, with garden-level units carrying private outdoor space at grade, full-floor residences in the middle and upper stack, and penthouses at the top. Ceiling heights and finish specification vary by tier and should be checked against the specific unit rather than the building. On an interior lot, exposure is the variable that matters most between two otherwise similar layouts: some residences look out over low-rise neighbors that are themselves developable, and understanding which windows are lot-line windows is a real piece of diligence here.

110 North 1st runs as a full-service condominium at boutique scale. Thirty-eight residences supporting a dedicated wellness floor, a library, co-working rooms, a maker's space, a roof terrace with cabanas, a parking garage and bicycle storage is a favorable amenity ratio to use and an unfavorable one to fund. Common charges here should be evaluated against the operating budget and the reserve position, not against the amenity list.

The building is also young: first closings in April 2024, sales continuing through 2025, a short operating history and a reserve baseline still being established. Ask for the current budget, the reserve balance, the sponsor's remaining unsold inventory, and the status of any punch-list or construction-defect items before contract. The absence of an offering plan in our library at the time of writing makes those requests more important, not less.

Ownership form: Condominium. Transfers close through the standard right-of-first-refusal mechanism rather than a cooperative board approval, which produces faster and more predictable closing timelines.

Pied-à-terre, subletting, LLC, trust and foreign ownership: Not documented; confirm in the declaration, bylaws and house rules, including minimum sublet lease terms and any board notice requirements.

Pets: Not documented in the records reviewed. Confirm weight, count and breed rules in the house rules before contract.

Parking and storage: Separately deeded condominium units with their own tax lots, common charges and taxes. Confirm in writing whether a specific residence conveys with one, and price it separately.

In-unit washer/dryer: Residences are equipped.

Flip tax: Not documented in public records. Confirm any resale capital contribution with the managing agent before pricing a sale.

Real estate taxes: No building-wide exemption or abatement of any kind appears on the residential unit lots through the FY2027 rolls. Underwrite full unabated taxes on the specific unit, and run True Monthly Carrying Cost analysis against the current bill.

Recent sales

Recent closings 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. Most recent trades (2026 to date) cleared a median $1,899/sf (floor-adjusted) across 1 sale. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount -1.8% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02379-7502; each condominium apartment is its own tax lot). 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 from recorded condo declarations and offering plans.

Check the vintage behind any automated figure. City data carries a 2022 year built. DOB issued the first certificate of occupancy on April 9, 2024, and the first closings recorded that month. Keep those occupancy and closing milestones distinct from the construction date in any valuation. Insurance and warranty periods follow the applicable policy, contract and offering plan; confirm the final certificate's status with the managing agent.

Underwrite full taxes from day one. There is no 421-a, no 485-x and no J-51. This is the fact most likely to change your monthly number relative to abated new construction elsewhere in the neighborhood.

Confirm the parking and storage in writing. They are separate deeded units with separate tax lots. A listing that mentions parking is not the same as a contract that conveys it.

Test the exposures. This is an interior lot in a low-rise block. Understand which windows in a specific residence are lot-line windows and what the neighboring lots could support.

Read the budget before the amenity list. A wellness floor, co-working rooms, a garage and a cabana roof across 38 residences is a lot of serviced square footage per unit. Ask for the operating budget and the reserve balance.

Ask for the offering plan directly. No plan for this building was located in The Roebling Research Library at the time of writing. Request it, along with the current budget and any amendments, from the sponsor or managing agent early.

Lead with the private outdoor space. Every residence has a balcony, terrace or garden. On an interior Northside lot that is a durable advantage over a comparable unit whose selling point is a view that a future neighbor can take.

Be direct about the tax posture. Sophisticated buyers will find it. Presenting the full unabated number up front, paired with True Monthly Carrying Cost analysis, produces better outcomes than letting it surface in diligence.

Price against inland Northside new construction. The Kent Avenue and waterfront towers carry a view premium this building does not have and does not need to defend against.

Same-building comparables are thin. With 38 residences and first closings in April 2024, resale pricing depends on line-specific and floor-specific analysis, on whether the sale includes a parking or storage lot, and on the sponsor's remaining inventory, which should be confirmed before you price.

If you're considering 110 North 1st Street, also evaluate:

• 125 North 10th Street — inland Northside condominium of comparable scale and amenity ambition; the closest peer on positioning
• 49 North 8th Street (North8) — 40-residence mid-rise condominium with separately deeded parking and cabana units; the closest structural analogue on unit-lot composition
• Warehouse 11 (214 North 11th Street) — Northside loft-idiom condominium; the ceiling-height and character comparison
• The Mill Building (85 North 3rd Street) — converted industrial condominium farther north; the character alternative at similar scale
• 127 Kent Avenue (The Sixth) — boutique Northside condominium; the small-building alternative
• The Oosten (429 Kent Avenue) — low-rise courtyard condominium organized around private outdoor space rather than height
• One Northside Piers — the waterfront-tower alternative two blocks west; the view-premium comparison
• The Edge — South Tower (22 North 6th Street) — the large full-amenity waterfront condominium; the scale and common-charge comparison
• 330 Wythe Avenue (The Esquire Building) — nearby Wythe Avenue conversion of a different vintage