Tribeca Green (210 Warren Street)

Twenty-four stories in masonry and glass, with the tower massing set back above a lower block and a photovoltaic curtain-wall element that reads as a dark vertical band on the south elevation. Robert A.M. Stern Architects designed it in a restrained contemporary register rather than the firm's more familiar historicist mode — the Battery Park City design guidelines, and the building's sustainability program, drove the elevation.

Apartments begin on the third floor. Floors three through sixteen carry a large floor plate of roughly seventeen to eighteen apartments per floor, running from studios at about 486–638 square feet through one-bedrooms in the 611–925 range, two-bedrooms from roughly 1,003 to 1,260 square feet, and combined three-bedroom H/I-line apartments at about 1,914 square feet. Floors seventeen through the penthouse level are a smaller tower plate of three to four apartments per floor — two-bedrooms at roughly 1,159 square feet, three-bedrooms at 1,573–1,624, and the four-bedroom B line at about 1,840 square feet. The tower floors carry the Hudson River and harbor exposures; the lower floors look into the neighborhood and toward Rockefeller Park. Apartments were offered in renovated and as-is condition during the conversion, and condition varies accordingly across the building today.

Full-service, with an amenity program of roughly 30,000 square feet built for a family building: fitness center and yoga studio, children's playroom, teen lounge with kitchen, co-working business center, landscaped roof terrace, bicycle room, dog wash, and an on-site parking garage. The corporation's obligations under the ground lease — collection of maintenance, payment of Rental and PILOT to the Authority, compliance with the lease's terms, and administration of the Transaction Payment and its security — sit at the center of board practice here in a way they do not at a fee-simple building. The by-laws on file are expressly subordinate to the ground lease, and where they conflict, the ground lease controls.

The plan also records the corporation's intent to enter a long-term retail lease for the building's commercial space, and discloses that the sponsor funded the reserve fund directly rather than through a maintenance line item — which is why the first-year budget carries no capital reserve line. Buyers should ask the managing agent for the current reserve position and the status of any assessment; the building is now several years past conversion and the operating history is real rather than projected.

Ownership form: Shares and a proprietary lease in a leasehold cooperative. Marketed as a condop; underwrite it as a cooperative sitting on a ground lease.

Ground lease term: The proprietary lease form on file terminates June 17, 2069, consistent with the Battery Park City Authority master lease. 2022 New York State legislation directs extension of the Authority's master lease to June 18, 2119; building-level lease terms are negotiated separately, and a prospective purchaser's attorney should confirm the current position with the corporation.

BPCA Transaction Payment: One percent of gross sales price to the Authority on every transfer, resales included, and in addition to any flip tax. A condition precedent to closing.

Flip tax: Set by board resolution under the by-laws. Sponsor and holders of unsold shares are exempt. Confirm the current amount and formula with the managing agent.

Maintenance and PILOT: Maintenance embeds ground rent and PILOT. Model both the current figure and the projected figure without the 421-a Exemption Equivalent.

Rent-stabilized apartments: Some apartments remain occupied by rent-stabilized tenants; the plan discloses continuing stabilization for certain apartments and amends the latest stabilized-lease extension date to September 30, 2027. This affects both the building's owner-occupancy ratio and its income profile.

Board approval, sublets, pets and pied-à-terre: The building is run on condominium-style rules, which in practice means a materially lighter approval process than a conventional cooperative. The specific current terms are not reliably documented in public records — verify the house rules, sublet policy and financing minimum with the managing agent at offer stage.

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. Most recent trades (2026) cleared a median $1,721/sf (floor-adjusted) across 10 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 -2.2% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00016-0195). 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 on co-ops is not officially recorded, figures shown are approximate.

Underwrite the ground lease before anything else. You are buying shares in a corporation that holds a leasehold estate from a public authority, terminating June 17, 2069. Your attorney should read the Agreement of Lease and the plan's Transaction Payment disclosures rather than assume standard co-op mechanics.

Budget the 1 percent on the exit, not the entry. The BPCA Transaction Payment is owed on transfer. It will be your cost when you sell, on top of brokerage, transfer taxes and any board flip tax. Build it into your hold-period math now.

Model maintenance without the 421-a Exemption Equivalent. The plan gives you both numbers. Use the higher one for any hold longer than the exemption.

Confirm lender treatment early. Leasehold cooperatives in Battery Park City are a recognized but distinct underwriting category, and lender appetite varies on lease term and on cooperative-versus-condominium form. Get the building approved before you write an offer, not in week three of contract.

Ask about remaining rent-stabilized tenancies and sponsor-held shares. Both affect the owner-occupancy ratio, which affects financing.

The neighborhood is a genuine amenity. Rockefeller Park, the ball fields, the esplanade, Brookfield Place, PS 89 and Stuyvesant High School are all within a short walk, and the parcel sits in a designated flood zone per city records — diligence should cover the building's resiliency and flood protocols.

Disclose the Transaction Payment up front. A buyer's attorney will find it. Leading with it, alongside the fixed lease term and the amenity program, produces a cleaner deal than letting it surface in contract review.

Sell the product, which is new. Twenty-year-old construction with a LEED Gold pedigree, 30,000 square feet of amenities and a Robert A.M. Stern exterior is a different offering from the corridor's 1980s Rector Place stock, and it should not be priced against it.

Condition is the biggest controllable variable. Apartments came out of the conversion renovated and unrenovated. Know which you have and price to the matching comparable — the Renovation Cost Calculator is the right first step if you are weighing work before listing.

Anchor to the line. With a short resale history and a wide exposure premium, building averages will mislead. The last closed sale on your line, adjusted for floor, is the number that matters.

If you're considering Tribeca Green, also evaluate:

• 20 River Terrace (The Solaire) — the corridor's other landmark green building, one block west; the closest like-for-like on sustainability and neighborhood position
• 2 River Terrace (Riverhouse) — the north-neighborhood condominium alternative with a full amenity program and direct river frontage
• 200 North End Avenue (Liberty Luxe) — LEED Gold condominium immediately adjacent; among the last condos built in Battery Park City
• 300 North End Avenue (Liberty Green) — its sister building, with a pool and garage
• 212 Warren Street (River & Warren) — the condominium conversion directly across the street; the sharpest fee-versus-leasehold and condo-versus-co-op comparison available
• 101 Warren Street — the fee-simple Tribeca alternative one block east, at a materially higher price tier
• 200 Rector Place (Liberty Court) — the corridor's large full-amenity leasehold tower in the southern neighborhood
• 250 South End Avenue (Hudson View East) — 1980s Rector Place leasehold condominium; the corridor's value tier
• 300 Rector Place (Battery Pointe) — boutique-scale leasehold condominium with a documented fixed ground-rent schedule
• 225 Rector Place (Rector Square) — post-war-scale Rector Place condominium alternative
• Claremont Hall (100 Claremont Avenue) — a very different market, but the other recent Robert A.M. Stern Architects building where an institutional landowner shaped the ownership structure