- Type
- Condominium
- Floors
- 6
- Landmark
- No
Every recorded sale at this building, 2004–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,177
- Listing discount
- 4.8%
- Recorded sales
- 11
- On record
- 2004–2025
Five residences. That is the whole building above the restaurant, and it is the entire investment case.
A five-unit condominium is a different asset from a fifty-unit one in ways that show up on the first page of a financial statement. There is no staff. There is no lobby to run. There is no elevator operator, no amenity floor, no service contract stack. Common charges are correspondingly small, which is why the building's monthlies read as low relative to its price point — and it is also why a single capital event, a facade cycle or a roof or an elevator modernization, lands on five owners rather than fifty. The ground-floor commercial unit contributes its share of common charges, which helps, but it is one unit, not a portfolio of retail. Buyers underwriting here should read the reserve balance and the most recent Local Law 11 filing before they read anything else.
The building itself is a 1915 commercial loft, twenty-five feet wide and a hundred deep, converted in 2000–2002. The plan that fell out of that geometry is the reason the building trades the way it does: one residence per floor, keyed elevator opening into the apartment, windows front and rear, and nothing between them but the width of the lot. Full-floor living in Tribeca is normally a $6-to-$10-million proposition in a converted warehouse of three or four times this footprint. Here it is available in a 2,000-square-foot envelope, which is a genuinely different — and smaller — product than most of the Tribeca loft market, and it prices accordingly.
The third thing to know is the tax position, because it changed. The five residences carried a fourteen-year J-51 exemption that began in 2007 and expired with the FY2020/21 roll. Anyone comparing this building's carrying cost to a listing history that runs back a decade is comparing two different tax regimes. The residences are now taxed at full assessment. That is not a defect — it is simply the settled state, and it means there is no further step-up coming.
Architecture and unit composition
The building is a narrow masonry loft of the 1915 type — the fabric predates the conversion, and the conversion left the structure and the street wall intact. Fourteen thousand eight hundred square feet of gross building area on a 2,504-square-foot lot, of which DOF assigns roughly 9,000 square feet to residential use and 5,800 to the commercial unit and its cellar. That produces five residential floors of a little under 2,000 square feet each.
The residences are full-floor, entered from a keyed elevator, with the light and air characteristic of a through-lot loft: windows at the Warren Street elevation and at the rear, and long uninterrupted spans in between because there is no interior corridor to feed. Ceiling heights in the thirteen-to-fourteen-foot range are described consistently in listing records. Alteration filings across 2015–2018 show routine interior renovation work, cellar floor replacement and sidewalk vault restoration — an ordinary maintenance history for a masonry loft of this age.
Building operations
There is no doorman, no attended lobby, and no staff. This is a self-managed-scale building operated through a managing agent, with a video intercom and keyed elevator access in place of front-desk service. Package handling, deliveries and service access are the buyer's problem to solve, which for a five-unit house on a busy commercial block is a real consideration rather than a footnote. In exchange, the common-charge line is small.
Capital posture is the open question and the one we cannot answer from public records: no offering plan, financial statement or board communication for this building sits in either library. Reserves, assessment history, the facade cycle and the elevator's age all need to come from the managing agent.
Warren Street on this block: three condominiums, and more
Block 135 is one of the densest condominium blocks in Lower Manhattan, and address-based research on it goes wrong routinely. ACRIS records at least ten separate condominium unit-lot series on the block, addressed variously to Warren Street, Chambers Street and Broadway. Four of them sit within a few doors of each other on the north side of Warren: 8 Warren Street (the Trinity Stewart Condominium, fourteen residences in a pair of 1860s lofts with an added upper section), 16 Warren Street, 12 Warren Street (thirteen residences behind a bluestone facade, a loft conversion with a vertical enlargement), and 22 Warren. They share a block, a zoning district and a landmark status — which is to say, none — and they share nothing else. Their unit counts, ceiling heights, conversion dates, tax positions and common-charge structures are all different. A price per square foot pulled from one is not evidence about another.
The distinguishing facts for 22 Warren, all from ACRIS and DOB: unit tax lots 1401 through 1406, sponsor 22 Warren Street LLC, subdivision filed January 2002, first closings February 2002, six stories, one residence per floor, one commercial unit at grade, and a J-51 benefit that no neighbor on the block shares.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
See full Local Law 97 analysis →Recent sales
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| May 20, 2025 | 6 | 1,800 sf | $4,175,000 | $2,319/sf | off-mkt |
| May 20, 2025 | PH6 | 3 BR · 2.5 BA · 2,053 sf | $4,175,000 | $2,034/sf | -23.4% |
| Jun 30, 2022 | 5 | 3 BR · 2 BA · 2,000 sf | $3,000,000 | $1,500/sf | -4.8% |
| Nov 16, 2021 | 4 | 2 BR · 2 BA · 2,000 sf | $2,850,000 | $1,425/sf | -4.8% |
| Sep 27, 2019 | 1 | 5,834 sf | $4,700,000 | $806/sf | off-mkt |
| Apr 21, 2017 | 3 | 3 BR · 2 BA · 2,000 sf | $2,995,000 | $1,498/sf | +0.0% |
| Sep 1, 2015 | 2 | 3 BR · 2,000 sf | $3,008,000 | $1,504/sf | +0.4% |
| Jun 27, 2013 | 6 | 1,800 sf | $3,550,000 | $1,972/sf | off-mkt |
Market read. Most recent trades (2025) cleared a median $2,177/sf across 2 sales. Median listing discount 4.8% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-00135-7505) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. 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.
What to know if you’re buying
Underwrite the five-unit math. Read the reserve balance, the last two years of financials, and the Local Law 11 status before anything else. In a building this size, one facade cycle is an assessment, not a budget line.
The tax picture is settled. The J-51 exemption ended with the FY2020/21 roll. Pull the current tax bill and use it — do not model from a listing history that predates the burn-off.
Confirm the policy stack in writing. Pets, subletting, pied-à-terre use and entity purchasers are not documented anywhere in the public record for this building. Get the by-laws and house rules from the managing agent before you sign.
Ask about the commercial unit. The ground floor is separately owned and has been in restaurant use. Ask about venting, hours, refuse, and whether the by-laws restrict use — the answers matter more in a six-unit building than in a sixty-unit one.
What to know if you’re selling
Lead with the floor, not the square footage. The product here is a private full-floor residence with keyed elevator entry. That is what separates it from the two-bedroom condominium inventory it will otherwise be compared against.
Get ahead of the tax question. Buyers who have looked at abated new construction downtown will ask. Show the current bill and the fact that there is no future step-up.
Have the building documents ready. With no offering plan on public file, buyers' counsel will ask the managing agent for everything. Assembling the by-laws, house rules, financials and Local Law 11 status in advance shortens the contract period materially.
Comparable buildings
If you're considering 22 Warren Street, also evaluate:
- 8 Warren Street — the Trinity Stewart, fourteen residences in the 1860s lofts four doors west; the same block, a very different building
- 12 Warren Street — thirteen bluestone-clad residences, a loft conversion with a vertical enlargement on the same block
- 37 Warren Street — Warren Lofts; the boutique loft conversion one block west
- 38 Warren Street — the Keystone Building; small-house Tribeca loft ownership
- 41 Warren Street — inside the Tribeca South Historic District Extension, one block west; the landmarked alternative
- 56 Warren Street — mid-block loft conversion at similar scale
- 80 Warren Street — Tribeca loft conversion with a larger unit count
- 101 Warren Street — the full-service, amenitized condominium alternative in the same corridor at a very different operating cost
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
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.
Considering a move at 22 Warren Street?
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