128 Willow Street

The building is a six-story elevator house over a full basement. Department of Finance records carry 33 residential units against the plan's 34-plus-super configuration — a one-unit gap most plausibly explained by a post-conversion apartment combination, and worth reconciling against the share ledger during diligence. The plan's Schedule A organizes the building into lettered lines with share allocations in the 600s for the A-line tier, and distinguishes the line structure floor by floor; the share allocation sets each apartment's ownership interest and maintenance, and how closely it tracks size depends on the allocation basis stated in the plan. Line-by-line layouts and share loads are maintained in The Roebling Research Library and shared with clients during diligence.

Interiors follow the 1920s Heights template — foyer entries, separated kitchens, prewar room proportions — at the compact-to-middle scale typical of the six-story tier rather than the grand layouts of the Pierrepont Street elevator houses. The building's position gives west-side apartments the deep-lot quiet of the Willow/Columbia Heights block interior, one block from the Clark Street entrance to the Promenade.

128 Willow Apartments Corp. operates the building with an elevator, central laundry, and a live-in superintendent — the standard service package for the Heights' six-story co-op tier, without doorman staffing. The conversion-era service contracts disclosed in the plan (elevator maintenance, laundry concession) describe the operating model that persists in buildings of this class. The corporation's audited financials run in an unbroken series through the 2010s in The Roebling Research Library; current management, financials, and any assessment history should be reviewed during diligence, and The Roebling Team remains the contact of record for transaction questions.

Pets: The house rules filed with the offering plan permit birds and animals only with the corporation's written permission, expressly revocable; dogs must be carried or leashed in public areas. Confirm current practice at offer stage.

Subletting: Sales and sublets require compliance with the proprietary lease and board process; the corporation maintains a formal sublet application. Confirm current term limits and fees at offer stage.

Alterations: Work runs through the corporation's alteration agreement with architect review; window air-conditioners and any exterior-touching work require approval, and Landmarks Preservation Commission jurisdiction applies to regulated fabric.

Carpeting: The house rules require noise-reducing floor covering over at least 80 percent of most rooms — a standard prewar rule buyers planning bare-floor renovations should note.

Recent sales

Recent transfers 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. $/sf is measured on the latest sales with reliable square footage (2009): a median $667/sf (recorded) across 1 sale. The building has traded as recently as 2025. Median listing discount 1.3% 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 3-00234-0059). 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.

The block is the premium. Willow between Clark and Pierrepont is among the two or three most photographed streetscapes in Brooklyn. You are buying the district's core fabric, one block from the Promenade, with the Clark Street 2/3 station three blocks east.

Read the house rules before the board package. The pet-permission, carpeting, and alteration frameworks date to the 1981 plan and remain the governing defaults. None is unusual; all are enforceable.

Reconcile the unit count. Public records and the plan differ by one unit (33 versus 34 plus super). The share ledger answers the question; ask for it.

Underwrite like a small co-op. Thirty-odd shareholders carry the building's capital program, and the masonry façade requires condition and maintenance review under the applicable LPC rules. FISP applies to buildings higher than six stories; confirm DOB’s classification before assigning a mandatory cycle to this six-story building. Review reserves and the assessment history.

Market the architecture by name. Slee & Bryson carries genuine recognition among Brooklyn-literate buyers, and the Gothic façade separates the building from every red-brick peer in the district. The Appellate courthouse connection is a closing-table story worth telling.

Anchor pricing to the rowhouse-block co-op set. Willow, Columbia Heights, and the quiet Pierrepont cross-blocks are the comparables; Montague corridor buildings price on different fundamentals.

Have the governance file ready. Buyers' attorneys will ask for financials, the alteration agreement, and the sublet framework. The building's long, orderly document trail is an asset — use it.

If you're considering 128 Willow Street, also evaluate:

• 135 Willow Street — the larger co-op diagonally opposite; confirm its construction date from primary records
• 115 Willow Street — 39-unit prewar co-op across the street
• 149 Willow Street — boutique 20-unit co-op toward Pierrepont
• 35 Pierrepont Street — Freehof's 1929 nine-story co-op around the corner; the staffed-building step up
• 1 Pierrepont Street — prewar co-op at the Promenade end of the same block
• 129 Columbia Heights — prewar co-op on the waterfront-facing spine one block west
• 15 Clark Street — the 1904 corner co-op at the north end of the block; earlier vintage, larger classic layouts
• 160 Columbia Heights — prewar co-op with Promenade proximity