Sevenberry (120 North 7th Street)

Fischer's four-story building wraps the corner with large windows and ceiling heights that listing records emphasize, and many units have private terraces. The top floor has four units, half the count of the floors below, and listing records market them as penthouses.

The plan is simple: seven residences on the ground floor, eight each on the second and third, and four on the fourth. Unit sizes vary widely across that stack. Ground-floor apartments are the largest residences in the building on the Department of Finance roll, and the smallest are on the second and third floors. Ground-floor units on a corner at the street trade differently from upper floors: more space and often outdoor space, less light and privacy. Ask for the floor plan and the certificate of occupancy for any ground-floor unit.

Parking is deeded, and there is roughly one space for every two apartments. Fourteen parking units serve 27 residences. Each is its own condominium unit with its own deed and tax bill. The roof cabanas are not separate condominium units, so they are held some other way, most likely as space assigned to particular apartments. Ask what conveys with a given apartment.

A 27-residence, four-story building runs on a small budget: no doorman, a garage, a fitness room and a roof. We have no financial statements on file. Ask for the latest statements, the reserve balance and any assessment history.

At four stories, Sevenberry is not subject to Local Law 11, the city's façade inspection program, which applies only to buildings over six stories. That removes a recurring cost that the taller Northside condominiums carry. It does not remove the ordinary maintenance of a building now nearly twenty years old: roof membranes under the cabanas, terrace waterproofing and garage drainage are the likely capital items.

Department of Finance records show a 15-year 421-a exemption on the residences (code 5113, "421A 15 YR NO CAP"). 421-a is the state program that exempted the added value of new construction from property tax for a fixed term. Here it began in 2009/10, ran at full value for eleven years, and stepped down over four. It has been zero since 2024/25. Owners now pay fully assessed taxes, and no further step-up is coming.

That matters for comparison. A newer Northside building still inside its 421-a term shows a lower tax bill today that will rise. The bill here has no phase-out left, though it still changes with assessments, rates and other benefits. Compare carrying costs on a fully taxed basis before comparing prices.

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 $1,769/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 -0.3% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02326-7501; 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.

The abatement has run out. The abatement ended in 2024, so there is no remaining phase-out; future bills still change with assessments and rates. Use the current bill for the specific unit.

Price parking separately. Fourteen deeded spaces serve 27 apartments.

Confirm what outdoor space is yours. Terraces and roof cabanas are not separately deeded units here; they are most likely limited common elements assigned to particular apartments. Get the assignment documented in the declaration or the unit deed.

Get the governing documents. We have not reviewed the offering plan, by-laws or house rules. Pets, leasing and alterations should be confirmed from them, and from the managing agent.

Lead with the corner and the L. The location a block from the Bedford Avenue station is the building's strongest selling point.

Use the tax bill as a selling point. Your taxes are fully phased in; buyers comparing abated buildings are looking at bills that will rise.

Sell parking or cabana rights with the apartment if you have them. Both are scarce here, and buyers price them in.

If you're considering Sevenberry, also evaluate:

• NV (101 North 5th Street) — Karl Fischer's 40-residence condominium two blocks south between Wythe and Berry, also fully taxed
• North8 (49 North 8th Street) — a 40-residence brick condominium on Kent Avenue with deeded parking and cabanas
• 100 North 3rd Street — a 24-residence loft-format condominium from the same post-rezoning cycle, fully taxed since 2024/25
• 144 North 8th Street — a fully taxed 41-residence condominium between Bedford and Berry
• 125 North 10th Street — an 86-unit condominium of the same vintage with a 15-year 421-a that has also run off
• The Rialto (150 North 5th Street) — a 31-residence loft conversion nearby, the conversion alternative
• The Edge — North Tower (34 North 7th Street) — the full-service waterfront tower at the west end of North 7th Street