120 Boerum Place (Skytrack Condominium)

The offering plan describes three buildings after renovation. The largest holds 50 residences plus the superintendent's apartment. It was assembled from several earlier structures: a three-story building on Bergen Street without a cellar, three-story buildings with cellars on Dean Street and at the Dean–Boerum corner, and a one-story building on Boerum Place. The sponsor added penthouse levels to the latter two. The main entrance is at 120 Boerum Place, with separate doors at 122 Boerum Place (two units) and 15 Bergen Street (six units). The corner building at 130–134 Boerum Place is four stories over a basement and holds six units with its own entrance. The one-story garage at 128 Boerum Place holds 15 deeded spaces, originally offered first to residential buyers.

Interiors are loft product. Listing records describe ceilings from about 10 to more than 13 feet, exposed brick, duplex layouts with interior stairs, and private terraces or roof decks on upper units. The plan made all balconies, terraces and courtyards reached from a unit into limited common elements of that unit. Owners have exclusive use, but the condominium keeps them as common property, which matters for repair responsibility. DOB alteration filings list anywhere from 49 to 55 dwelling units for the building, and none of those counts matches the declaration's 56. Confirm the declared unit and its common-interest percentage against the tax lot for any specific apartment.

The site is outside every historic district, so exterior work answers to the board and the Department of Buildings, not to Landmarks.

The condominium is owner-governed and professionally managed. Listing records describe a live-in superintendent and weekend porter service. The documents on file are old. They include operating budgets and audited statements from 1999 to 2004, and 2004 board materials recording a six-month special assessment to close an operating shortfall and rebuild a depleted reserve. The assessment itself is two decades past. What it shows is that a non-fireproof, walk-up building with this many roofs, terraces and parapets runs heavy on exterior maintenance, and the roof amenities add their own upkeep. Ask for the current budget, the reserve balance, any open assessment, and the status of the track and hot tub.

DOB filings since 2008 are mostly unit alterations: kitchen and bath renovations, HVAC installations, new windows in existing openings, a skylight replacement, and a 2019 reinforcement of an existing steel terrace on the south elevation. Structural work tied to terraces is worth checking in any unit that has one.

Sales and leases: Owners may sell or lease without restriction on the buyer or tenant, subject only to the board of managers' right of first refusal at the offered price and terms. Transient, hotel and motel rentals are prohibited.

Home occupation: A residence may be used for any home occupation that zoning permits. A resident may also use it as a professional office with the board's prior written consent, with signage limited to a small non-illuminated shingle.

Pets: Any animal requires written board permission under the rules and regulations in the offering plan. Confirm how the current board applies that rule.

Mortgages: The original plan limited first and second mortgages to institutional lenders, the sponsor or a selling owner, and barred third mortgages. Confirm whether those by-law limits remain in force.

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 $1,025/sf (floor-adjusted) across 2 sales. 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 1.2% 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 3-00280-7501; 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.

There is no elevator. Confirm the floor and the stair run for any unit, including to the penthouse levels.

Terraces are common property with exclusive use. Ask who repairs what, and ask for DOB sign-offs on any terrace or roof-deck work.

Confirm the unit you're buying. With 56 declared residences, a superintendent's apartment and city records that disagree on the count, match the declared unit, common interest and tax lot before you sign.

Price parking separately. The garage units are their own lots. Check whether one is included, and its common charges.

Ask about the roof amenities. The track and hot tub are the building's identity. Confirm they are open, insured and funded in the budget.

Lead with the loft. Ceiling height, brick, duplex volume and outdoor space are what buyers are paying for. Photograph them and measure them.

Market the condominium advantages. No board interview, and leasing limited only by a right of first refusal: in a neighborhood thick with co-ops, that flexibility is worth stating plainly.

Correct the record in the listing. The building is not landmarked and has no elevator. Getting that right up front avoids a re-trade later.

If you're considering 120 Boerum Place, also evaluate:

• 1 Tiffany Place: factory-loft condominium conversion on the Columbia Street Waterfront, with deeded parking
• 505 Court Street (Court Street Lofts): Carroll Gardens loft condominium; the larger loft alternative
• 423 Atlantic Avenue (The Ex-Lax Building): 1979–81 factory conversion, the same era of Brooklyn loft conversion, held as a co-op
• 501 Hicks Street: mid-1980s condominium conversion of a parochial school in Cobble Hill
• 110 Livingston Street: institutional-to-condominium conversion a few blocks north
• 96 Schermerhorn Street (Boerum Court): institutional conversion held as a co-op
• 60 State Street: small condominium with separately deeded parking units
• The Atlantic (457 Atlantic Avenue): newer Boerum Hill condominium on the Atlantic Avenue corridor