- Year built
- 1931
- Type
- Condominium
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 415 Degraw Street 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.
415 Degraw Street is a six-residence condominium made from an older masonry building on a 66-foot-wide lot between Hoyt and Bond Streets, near the Gowanus Canal. Eckstrom NYC converted it and added two floors, taking it from three stories to five. The plan includes a parking unit, and listing records mention deeded parking for two cars.
The project is nearly sold. The sponsor declared the plan effective in October 2023, and ACRIS records five residential closings between January and August 2024, from $2,065,000 to $4,450,000. One residence, Unit 2, was relisted in January 2025 at $3,500,000 and has no recorded deed as of October 2026.
The Attorney General record still shows one unit sold. It has not caught up with the closings, so a buyer should rely on recorded deeds here.
Architecture and residences
City land-use records date the building to 1931 and give it five floors, about 10,777 square feet, on a lot of 66.75 by 85 feet. Listing records describe a prewar building 47 feet wide; published reporting notes a copper cornice. In 2023, construction reporting covered permits to enlarge the three-story structure to five stories and 55 feet, with about 10,292 square feet of residential space, six homes averaging about 1,715 square feet, a cellar and two open parking spaces. HPL Engineering was listed as architect of record. The Department of Buildings carries the work as an alteration that requires a new certificate of occupancy, with existing elements kept.
The condominium has seven tax lots: Units 1A, 1B, 2, 3, 4 and 5, and a parking unit. Listing records describe full-floor homes and two duplexes. Unit 2 is a four-bedroom, three-bath home of about 2,168 square feet; Unit 1A is a three-bedroom.
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD220149), the plan was submitted July 15, 2022, accepted April 28, 2023 and declared effective October 12, 2023. The sponsors are 415 Degraw LLC and Eckstrom Degraw LLC. The record lists seven units, six of them residential, at a current total offering price of $20,981,000. It shows no initial price, and the amendment history was not available in this review.
The five recorded residential sales total $14,130,000. With Unit 2 at its last ask of $3,500,000, the six residences come to $17,630,000, about $3.35 million below the plan total. Public records do not explain the difference. It may sit in the parking unit or in earlier, higher prices.
Unit 2 has been listed three times:
| Residence | Layout | Size | Ask | $/sf | Note |
|---|---|---|---|---|---|
| 2 | 4 bed, 3 bath | ~2,168 sf | $4,250,000 | $1,960 | Earlier listing record |
| 2 | 4 bed, 3 bath | ~2,168 sf | $4,195,000 | $1,935 | Earlier listing record; common charges $591 a month |
| 2 | 4 bed, 3 bath | 2,168 sf | $3,500,000 | $1,614 | Listed January 21, 2025 as the last residence |
These are asking prices, not contract prices. The drop from $4.25 million to $3.5 million is about 18%.
Recorded sales
ACRIS shows these sponsor deeds:
- Unit 4: $2,950,000, deed dated January 16, 2024
- Unit 3: $4,450,000, deed dated February 2, 2024
- Unit 1A: $2,575,000, deed dated March 29, 2024 (listed at $2,650,000)
- Unit 5: $2,090,000, deed dated June 25, 2024
- Unit 1B: $2,065,000, deed dated August 26, 2024
No deed is recorded for Unit 2 or the parking unit. Unit sizes for the closed homes were not confirmed, so no price per square foot is given for them. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →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 26, 2024 | 1B | 3 BR · 2.5 BA · 1,650 sf | $2,065,000 | $1,252/sf | -8.2% |
| Jun 25, 2024 | 5 | 2 BR · 2 BA · 1,334 sf | $2,090,000 | $1,567/sf | -12.7% |
| Mar 29, 2024 | 1A | 3 BR · 2.5 BA · 1,838 sf | $2,575,000 | $1,401/sf | -2.8% |
| Feb 2, 2024 | 3 | 4 BR · 3 BA · 2,168 sf | $4,450,000 | $2,053/sf | -1.1% |
| Jan 16, 2024 | 4 | 3 BR · 2 BA · 1,619 sf | $2,950,000 | $1,822/sf | -10.5% |
Market read. Most recent trades (2024) cleared a median $1,567/sf (recorded) across 5 sales. Median listing discount 8.2% 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 3-00416-7504; 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.
What would your apartment rent for?
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What to know if you’re buying
One residence left. Unit 2 is the remaining sponsor home on record. A sponsor's last unit is often where price is most negotiable, and the 18% cut since the first ask shows room.
Parking. Ask whether parking conveys with Unit 2 or is sold separately as the parking unit, and at what price.
Certificate of occupancy. The enlargement was filed as an alteration requiring a new certificate of occupancy. Ask whether the certificate is final or temporary.
Closing costs. In sponsor sales the buyer customarily pays the New York State transfer tax (0.4%, or 0.65% at $3 million and above) and the New York City real property transfer tax (1.425% above $500,000), plus the mansion tax of 1.5% between $3 million and $5 million. On $3.5 million that is about $72,625 in transfer taxes and $52,500 in mansion tax. Use the calculators below.
Board turnover. With five of six homes closed, control of the condominium board should be passing, or have passed, from the sponsor to owners. Ask for the current board composition and the latest budget.
Comparable buildings
If you're considering 415 Degraw Street, also look at these nearby condominiums:
- 162 Douglass Street — condominium on the same tax block, facing Douglass Street
- 436 State Street — two-residence townhouse condominium between Bond and Nevins Streets
- 93 Wyckoff Street — six-residence new development, plan accepted September 2026
- 323 Bergen Street — Bergen Brooklyn, a through-block condominium at the eastern edge of Boerum Hill
- 243 4th Avenue — Parlour, a Fourth Avenue condominium completed in 2018
More Gowanus buildings
- 21 Denton Place — condominium
- 229 9th Street (Luna) — 2018 condominium by Isaac & Stern Architects
- 251 7th Street (The Argyle) — 2009 condominium
- 450 Warren Street — 2020 condominium
- 461 Carroll Street — condominium
- 554 Fourth Avenue — 2017 condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Gowanus.
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 415 Degraw Street?
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646.939.7375 · c.cohen@compass.com