110 Warren Street (Columbia Commons)

A brick, six-and-four-story infill scheme built to read against the district's nineteenth-century row-house fabric rather than against the waterfront. Exterior walls are brick veneer over concrete masonry with precast sills and coping; windows are aluminum double-glazed. Structure C rises six stories with roof and fifth-floor terraces; Structure B is four. Each has its own ground-floor lobby, and the two are separated by the landscaped inner courtyard shared with the affordable building.

The apartments run from one-bedrooms to three-bedroom layouts reaching roughly 1,333 square feet, per listing records, with wide-plank oak or walnut floors, in-unit washer-dryers, central air conditioning and oversized windows. Terraces are the differentiator — private terraces along the street elevations and into the inner court, and terraces of their own on the fifth floor of Structure C. Structure C's upper floors also include lot-line windows that the plan expressly records as not being required means of light and air, meaning a neighbouring owner could build to the line and close them. In a district with no landmark jurisdiction and no protected streetscape, that is a real and checkable exposure: establish what sits on the adjoining lots and what the zoning would permit there before paying for an outlook.

This is a four-dozen-apartment condominium run by a five-member board of managers under a managing agent, with no attended lobby. Sponsor control ended long ago, under a by-law that ran it until the later of the third anniversary of the first closing or 120 days after 75 percent of units sold.

The operating agenda is unusually interdependent for a building this size. Common charges cover the condominium's own elements — the façades, roofs, windows and doors of Structures B and C, the two lobbies, elevator shafts, utility and refuse rooms — while the courtyard, the garage, the fitness room and the laundry sit under the master condominium or under licence from Structure A. Ask for three separate things: this condominium's audited financials and reserve position, the master condominium's budget and this condominium's share of it, and the two Structure A licences. An assessment can originate in any of the three.

The building is now in its sixteenth year, the point at which new construction stops being new. The plan's own construction description — brick veneer, precast coping, membrane roofing across multiple terrace levels, and a below-grade garage under an occupied courtyard with a detention tank beneath the Warren Street forecourt — points at where the money goes. Waterproofing over occupied space is the line to interrogate.

Purchaser review: Standard condominium right of first refusal. No board approval, no interview; the board may fix and collect application and processing fees.

Leasing: Permitted. The right of first refusal applies to leases as well as sales, leases must forbid subletting by the tenant without written board consent, and the by-laws carry the statutory mechanism directing rent to the condominium where a non-occupying owner falls sixty days behind on common charges.

Transfer fee: No standing flip tax; the 5 percent Transfer Fee reaches only a resale within one year of an original purchase from the declarant. Fifteen years past sell-out this is effectively spent — confirm it has not been amended.

Alterations: Board consent required, with the owner bearing the cost of any independent architectural or engineering review the board commissions plus any resulting increase in taxes or insurance. Home occupations are permitted with board consent, subject to zoning and the certificate of occupancy.

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.

Market read. Most recent trades (2024) cleared a median $1,361/sf across 2 sales. Median listing discount 0.7% 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 3-00304-7502) 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.

Pull the tax bill and count the years. Run True Monthly Carrying Cost at the current abated figure and again fully phased out before deciding what the apartment is worth.

Ask for both licence agreements. The gym and the laundry are in the adjoining building and used under licence — common elements in practice, contractual rights in law.

Ask for the master condominium budget too. The courtyard, the garage and the shared systems sit above your condominium, and an assessment can originate there.

Check the lot lines. Structure C's upper-floor lot-line windows are not required light and air, and nothing in this district is landmarked.

Walk the crossing at the hour you would actually walk it. There is no subway station in the district; the F and G at Carroll Street and Bergen Street are east of the trench.

Get in front of the Cobble Hill comparison. Your buyer is running it whether you raise it or not. Present the equivalent apartment across the expressway alongside yours and let the spread work.

Lead with the abatement — precisely. Remaining term and phase-out schedule, not a vague "tax abatement." Buyers will verify it, and a specific number persuades where a general claim does not.

Explain the structure once, clearly, and move on. Master condominium, Structures B and C, licensed amenities. Buyers who find it in the diligence file get nervous; buyers who hear it first do not.

Photograph the terrace and the courtyard. Private outdoor space and harbour light are why buyers choose this strip.

If you're considering 110 Warren Street, also evaluate:

• 401 Hicks Street (The Arches at Cobble Hill) — the church conversion diagonally across Hicks Street at Warren; the nearest condominium of any kind
• 417 Hicks Street and 439 Hicks Street (Cobble Hill Towers) — the 2010 conversion of Alfred Tredway White's model housing, directly across the trench
• 501 Hicks Street (Cobble Hill School Condominium) — converted school condominium with on-site parking
• 174 Pacific Street (Cobble Heights) — converted school cooperative; the tenure-discount comparison
• 200 Congress Street — the largest Cobble Hill cooperative; the accessible end across the seam
• 291 Union Street (Sackett Union) — 32-unit 2013 Carroll Gardens condominium; the closest new-development peer
• 145 President Street — 17-unit ground-up Carroll Gardens condominium
• 344 Degraw Street — Carroll Gardens condominium with parking and storage units; a comparable ownership structure
• 1 Tiffany Place, 29 Tiffany Place and 60 Tiffany Place — the district's three most-traded addresses, all loft conversions
• 75 Columbia Street and 653 Hicks Street — small infill condominiums of 2010 and 2004