20 Henry Street
20 Henry Street, Brooklyn, NY 11201
Brooklyn Heights, Brooklyn
BBL 3002117501 · BIN 3413890
- Year built
- 1885
- Type
- Condominium
- Floors
- 4
- Amenities
- Boutique-scale service model — no full-time doorman is documented; shared landscaped garden between the two buildings with green-roof plantings; select penthouses have private roof decks; specific amenity and storage inventory should be confirmed with the managing agent
- Pets
- Not publicly documented — confirm current condominium rules during diligence
- Landmark status
- Not an individual landmark; in the Brooklyn Heights Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Leasing by owners
- Permitted with conditions
- Pied-à-terre
- Permitted
- Doorman
- Requires confirmation
- Subletting
- Permitted; condo board 20-day right of first refusal; $400 processing fee + $125/applicant credit fee + $500 refundable move deposit + $200 lease renewal fee per application package
- Pied-à-terre
- No restriction documented; confirm occupancy rules in the by-laws and house rules
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated documents dated c. 2014-2019). Reported and subject to confirmation. Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2007–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,249
- floor-adjusted, 3 sales
- Listing discount
- -1.0%
- Recorded sales
- 67
- On record
- 2007–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 20 Henry would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
20 Henry Street carries the most complete industrial-to-residential arc in Brooklyn Heights. The brick factory at Henry and Middagh Streets was built in the early 1890s for the Mason, Au & Magenheimer Confectionery Manufacturing Company — the candy maker whose Mason Mints, Mason Peaks, and Dots were household names for half a century, and whose brands eventually passed into the Tootsie Roll portfolio. Brownstoner's building history credits the design to Theobald Engelhardt, among the busiest Brooklyn architects of the era, who delivered a sturdy Romanesque Revival factory with the oversized arched window openings that light-industrial work demanded. Candy production ran here until 1949, when the company moved to Long Island.
The second act is nearly as distinctive. In the 1970s the factory became government-financed artists' housing under the Mitchell-Lama program — reported at the time as Brooklyn's only such artists' building — in a renovation associated with architect Lee Harris Pomeroy. The building left the Mitchell-Lama program in 2004 and was emptied ahead of a planned conversion that stalled through Landmarks design review and the 2008 financial crisis. In 2010 Canyon-Johnson Urban Fund — the urban-investment platform co-founded by Earvin "Magic" Johnson — took the project forward with site assembler Urban Realty Partners, and PKSB Architects completed the restoration and designed a new companion building on Poplar Street. Sales launched in 2012 and the 38-unit condominium was completed by 2013, with the "Peaks Mason Mints" ghost sign restored on the facade.
The result is a rare product type for the Heights: genuine loft fabric — exposed timber beams, arched industrial windows, ceilings running to roughly 12 feet in the factory units — inside the Brooklyn Heights Historic District, paired with clean-lined contemporary units in the new building. DUMBO has this vocabulary in quantity; Brooklyn Heights largely does not. For buyers who want loft character with Heights scale and the Promenade within a few blocks, 20 Henry Street is effectively the neighborhood's core answer, with the Eagle Warehouse cooperative at 28 Old Fulton Street the closest peer at the foot of the Heights.
The location argument is the north Heights itself: Middagh and Poplar are among the quietest blocks in the district, wood-frame-house territory at the seam between the Heights and the bridge, minutes on foot from Brooklyn Bridge Park's Squibb Bridge entrance, the High Street A/C station, and the DUMBO waterfront.
Architecture and unit composition
The condominium comprises two structures around a shared landscaped garden. The restored factory building (the Middagh Building) holds the loft inventory: corner exposures, exposed brick and heavy-timber structure, rows of large arched windows, and ceiling heights reported up to about 12 feet. The new Poplar Street building carries a contemporary industrial-influenced vocabulary with a more conventional new-construction unit mix. Across the 38 residences the mix runs from studios through four-bedroom configurations; six penthouse units have private roof decks, and the garden extends to green-roof plantings above.
Original offering pricing in 2012 ran from approximately $450,000 for the smallest units to roughly $2.6 million at the penthouse tier — a range that spanned studios through four-bedroom configurations. PKSB's scope — facade restoration, window replacement, and the new building's massing — was executed under full Landmarks Preservation Commission review, which governs any future exterior work as well.
Building operations
20 Henry Street operates as a boutique condominium without the staffing weight of a full-service tower; buyers should model a self-sufficient service level typical of sub-40-unit Heights condominiums. The condominium's application materials on file document Solstice Residential Group as managing agent, along with the building's leasing mechanics: board waiver of a 20-day right of first refusal on leases, a $400 application processing fee, $125-per-person credit fees, $500 refundable move deposits, and a $200 lease-renewal fee. Current fee schedules and any staffing changes should be confirmed during diligence.
Policy framework
Ownership flexibility: Pied-à-terre use is permitted and leasing by owners is permitted with conditions. Confirm LLC and other entity ownership rules in the declaration, bylaws and house rules. The board's mechanism is right of first refusal rather than cooperative-style approval.
Subletting: Permitted subject to the 20-day right-of-first-refusal review documented in the building's application package; leases run on the standard REBNY condominium form.
Pets, alterations, and house-rule specifics: Not publicly documented — confirm current rules with the managing agent before contract.
Flip tax: None documented.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- Permitted with conditionsPermitted; condo board 20-day right of first refusal; $400 processing fee + $125/applicant credit fee + $500 refundable move deposit + $200 lease renewal fee per application packageSource: The Roebling Research Desk's building record
- Pied-à-terre ownership
- PermittedSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Own an apartment here? Request an apartment-specific pricing review.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $784 per room a monthMedian of 5 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $2.30 per square foot a monthMedian of 6 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Requires confirmationSources differ. Confirm with building management.
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- GardenSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $16,387/yr
- Per unit / month range
- $0 – $36
- Modeled exposure split equally across 38 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
421-a Tax Abatement
- Last year of benefit
- FY2027
- Years remaining
- ~2 yrs
- Program
- 421-a (15-year)
The tax benefit ends within a couple of years. As it phases out, the property's real-estate taxes step up toward the full assessed amount — a rising monthly carrying cost worth pricing in now rather than at closing.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill. Years shown are NYC tax years, which start July 1 — FY2028 runs July 1, 2027 to June 30, 2028.
The 421-a Expiration Wave — our study of when these benefits expire citywide, and what the resale record shows about pricing as they do.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 21, 2026 | 4BCS | 3 BR · 2.5 BA · 2,681 sf | $4,999,999 | $1,865/sf | +0.0% |
| Jul 16, 2026 | 1AS | 1 BA · 732 sf | $730,000 | $997/sf | — |
| Feb 24, 2026 | PH3S | 3 BR · 2.5 BA · 1,987 sf | $3,316,000 | $1,669/sf | -1.0% |
| Jan 28, 2026 | 1BN | 2 BR · 2 BA · 1,904 sf | $2,360,000 | $1,239/sf | +4.9% |
| Aug 23, 2024 | 2CS | 2 BR · 2 BA · 1,846 sf | $2,210,000 | $1,197/sf | -3.7% |
| May 1, 2024 | 1DN | 1 BA · 595 sf | $785,000 | $1,319/sf | -5.8% |
| Feb 9, 2024 | 3AS | 3 BR · 2 BA · 1,530 sf | $2,339,000 | $1,529/sf | +0.0% |
| Jun 15, 2022 | 3CS | 2 BR · 2 BA · 1,276 sf | $1,900,000 | $1,489/sf | +0.0% |
Market read. Most recent trades (2026 to date) cleared a median $1,249/sf (floor-adjusted) across 3 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 -1.0% over ask.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00211-7501; 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.
Closed rents at 20 Henry, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| Studio | 3 | $3,800 |
| 3 bedroom | 3 | $13,000 |
8 closed leases, October 2023 to September 2026. Most recent lease June 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at 20 Henry and nearby.
At the recent median sale of $2.84M (4 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $114,986 to close, or 4.1% of the price.
- Mansion tax: $35,475
- Mortgage recording tax: $40,974
- Title insurance: $12,771
- Attorneys, lender, building fees, reserves and filings: $25,767
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
Decide which of the two buildings you are buying. The factory lofts and the Poplar Street new-construction units are different products with different pricing logic; comparables should be drawn from the same side of the garden.
The industrial history is real and specific. Mason, Au & Magenheimer built the factory; candy production ran here until 1949. The Eagle Warehouse at 28 Old Fulton Street is a different building with a different history — worth keeping straight in any marketing or appraisal narrative.
Boutique staffing means boutique carrying costs — and boutique service. No full-service amenity load keeps common charges contained, but buyers accustomed to doorman buildings should walk the service model before contract.
Landmarks governs the envelope. The building sits in New York's first historic district; exterior alterations, penthouse-deck changes, and window work require LPC signoff.
The Mitchell-Lama chapter is history, not a current restriction. The building left the program in 2004 and the condominium trades on the open market; no income or resale restrictions carry over.
What to know if you’re selling
Lead with the loft fabric and the sign. The Peaks Mason Mints facade, arched windows, timber beams, and 12-foot ceilings are the building's signature assets; they photograph and market better than any amenity list in this tier.
Price against conversion comparables, then the north Heights. The right comp set is Heights and DUMBO conversion stock, adjusted for the historic-district location and the two-building split.
Prepare the board package early even though it's a condo. The right-of-first-refusal process is a waiver mechanism, but the documented application requirements are extensive enough that organized files shorten timelines.
Condo closings run fast. With the waiver in hand, 30–45 day contract-to-close pacing is typical.
Comparable buildings
If you're considering 20 Henry Street, also evaluate:
- Eagle Warehouse (28 Old Fulton Street) — Frank Freeman's 1893 landmark warehouse cooperative; the Heights' other great industrial conversion
- The Clock Tower (1 Main Street) — the flagship Gair reinforced-concrete loft condominium in DUMBO
- The Sweeney Building (30 Main Street) — early DUMBO loft condominium conversion
- Kirkman Lofts (37 Bridge Street) — soap-factory conversion condominium at the DUMBO/Vinegar Hill seam
- 168 Plymouth Street — recent DUMBO loft conversion with comparable timber-and-brick fabric
- 205 Water Street — boutique DUMBO condominium with industrial-influenced design
- 55 Poplar Street — north Heights condominium neighbor
- 75 Poplar Street — north Heights condominium alternative at similar scale
- Love Lane Mews (9 College Place) — the Heights' other landmark-district adaptive-reuse condominium
More Brooklyn Heights buildings
- 199 State Street (The Lookout Hill Condominium) — 2006 condominium
- 2 Grace Court — 1916 co-op
- 2 Montague Terrace — 1927 co-op
- 20 Pierrepont Street — 1934 co-op
- 200 Hicks Street (Casino Mansions) — 1911 co-op
- 205 Hicks Street — 1919 co-op
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Brooklyn Heights.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at 20 Henry?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com