22 Warren Street

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.

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. Verify current common charges and included services rather than inferring low costs from staffing.

Capital posture is the open question, and the records we hold do not answer it: 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.

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.

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 (2025) cleared a median $2,177/sf (recorded) across 2 sales. Median listing discount 4.8% 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 1-00135-7505; 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.

Check allocation and capital needs. Read the reserve balance, two years of financials, façade condition and planned repairs, and the declaration’s allocations between the five residences and commercial unit. Confirm FISP applicability rather than assuming a cycle from the six-story description; establish how any work will be funded.

Update the tax picture. 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. Use the management schedule dated September 22, 2026 alongside the declaration, by-laws and current house rules. Confirm pet approval, leasing terms and corporate-purchase approval, reconcile the differing pied-à-terre and secondary-residence categories, and establish LLC and trust treatment before signing.

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.

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 documented J-51 expiry, while making clear that assessments, rates and other costs can change.

Have the building documents ready. With no offering plan located in either library, buyers' counsel will ask the managing agent for everything. Assemble the by-laws, house rules, financials and façade-maintenance records, including any applicable FISP filing, for counsel’s review; preparation does not establish a particular closing timetable.

If you're considering 22 Warren Street, also evaluate:

• 8 Warren Street — the Trinity Stewart, fourteen residences in the 1860s lofts, east along the same block toward Broadway; 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