127 Kent Avenue (The Sixth)

Forty-three residences over six stories, with a penthouse level at the top of the setback. The building is L-shaped in plan — a Kent Avenue face at the corner and a long North 6th Street flank — which produces three distinct exposure families: corner units at Kent and North 6th, north-facing units along the side street, and interior and rear units. There is no tower here, so the floor premium that drives price at the waterfront buildings is largely absent; exposure, outdoor space and floor-plate position do the work instead.

Two design decisions shape the inventory. The first is that private outdoor space was designed into every apartment — balconies with glass railings on the lower floors, terraces created by the setbacks above. The second is the fenestration: multi-pane steel-look windows in deep brick reveals, which give the interiors a loft light pattern in a building that is not a loft. Ceiling heights, column spacing and window dimensions are those of new construction, and buyers cross-shopping the true conversions on Broadway and Kent should understand they are buying a reference rather than the thing itself.

The ground floor is a single 21,409-square-foot commercial condominium unit, separately deeded and separately assessed in tax class 4. It is a neighbor rather than a house amenity, and its future tenancy is not controlled by the residential owners. There is no parking anywhere on the site.

The service model is a part-time attended lobby with virtual-doorman coverage rather than a twenty-four-hour desk; compare actual staffing costs, common charges and included services with specific waterfront alternatives rather than infer costs from coverage alone. The amenity program is compact and residential in scale: fitness with a stretching terrace, coworking and recreation lounges, a children's playroom, a pet wash station, and a roof terrace.

Two operational facts belong at the front of any diligence file here.

The certificate of occupancy appears to be temporary. The Department of Buildings record shows an initial certificate issued January 28, 2026 followed by renewals on March 20, May 22 and July 13, 2026. That renewal pattern is characteristic of a temporary certificate rather than a final one. Confirm the current status, the outstanding items, and the projected date of the final certificate — some lenders treat a TCO differently, and unresolved sign-offs are the sponsor's obligation, not the board's.

The tax position is unresolved on the public record. The Department of Finance assessment roll for fiscal 2027 still assesses the residential portion of the condominium as a single tax lot, in tax class 2, with a zero exemption value — the individual apartment lots created by the spring 2026 amendment had not yet been separately assessed. Separately, the development is registered with the City's 421-a(16) completion-extension programme: a letter of intent filed September 3, 2024 under permit B00624212 reports the project as 44 units with 14 affordable units under Option B, with construction commencement on May 13, 2022 and anticipated completion January 1, 2027. Whether the benefit is ultimately granted, when the benefit period begins, how it phases, and how the affordable component is held within a condominium are none of them settled in any record we can see. Do not underwrite an abated tax number here on assumption. Read the offering plan's real estate tax section, obtain the sponsor's 421-a filing status in writing, and model the un-abated figure as your downside.

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 $2,001/sf (floor-adjusted) across 24 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 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02325-7501; 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.

Get the tax answer in writing before you contract. No exemption appears on the Finance roll. A 421-a(16) letter of intent is on file. Those two facts do not resolve each other. Ask the sponsor for the plan's tax opinion and the current status of the application, and run True Monthly Carrying Cost on the un-abated number as your base case.

Ask where the sell-out stands. How many units are closed, how many are in contract, how many remain, and what the sponsor is holding. In a building half sold, the answer moves the price.

Confirm the certificate of occupancy status. The record shows an initial certificate and three renewals. Establish what is outstanding and who is responsible for it.

Read the plan for the policy stack. Pets, sublets, pied-à-terre use, LLC and trust purchases, any transfer fee or capital contribution at closing — all of it is in the offering plan. The declaration recorded September 25, 2025, with its by-laws, is public and carries part of it; current house rules come from the sponsor.

Understand what the ground floor is. A 21,409-square-foot commercial condominium unit under your building, separately owned, with a tenancy you do not control. And there is no parking on site — none, for any unit.

Buy the exposure, not the floor. Six stories does very little for a view. Corner, side-street and interior are three different products, and the terraces created by the fourth-floor setback are the single largest price differentiator in the building.

You will be an early resale, and that is a position, not a problem. Until the sponsor is finished, your competition is new inventory with a sponsor's marketing behind it. Price against what has actually closed in the building rather than against the sponsor's remaining asking prices, and be candid with buyers about where the sell-out stands.

Have the tax file assembled. Whatever the benefit status is by the time you sell, the buyer's attorney will ask. A seller who can produce the current bill, the benefit status and a modeled carrying cost sets the terms of that conversation.

Lead with the outdoor space and the brick. Private outdoor space in every residence and a masonry, factory-windowed building are the two things that distinguish this address from the glass stock a few blocks away.

If you're considering The Sixth, also evaluate:

• Warehouse 11 (214 North 11th Street) — the closest structural peer: a low-rise, loft-referential Northside condominium on an interior block
• 125 North 10th Street — a six-story Northside condominium of the previous development generation, with garage parking
• 49 North 8th Street — Northside boutique condominium a few blocks north
• 80 Metropolitan Avenue — same low-rise scale, earlier vintage, different service model
• The Edge — South Tower (22 North 6th Street) — the waterfront amenity tower at the other end of the same street; infrastructure against scale
• The Edge (34 North 7th Street) — the second Edge tower on the same amenity platform
• Two Northside Piers (2 Northside Piers) — the full-service waterfront alternative with the neighborhood's deepest amenity program
• Austin Nichols House (184 Kent Avenue) — the Cass Gilbert warehouse conversion up Kent Avenue; the real loft against the reference
• The Gretsch (60 Broadway) — the Southside guitar-factory conversion; volume in place of amenity depth
• 346 Kent Avenue — the newer large-scale waterfront alternative to the south