The Ivonne, 444 15th Street

The apartments are designated 1L and 1R through 4L and 4R, two per floor, per the Department of Buildings filings. PLUTO records about 8,480 square feet of residential area, an average of about 1,060 square feet per apartment before common space. One 2024 filing proposed combining the two ground-floor apartments; later filings and the offering plan still count eight residences. Listing records describe the building as a townhouse, which it is not. The sponsor's listing for 2L describes a floor-through layout with a front bay window, a light well at the entry, an open kitchen with an eat-in peninsula, two bedrooms with two full baths at the rear, central air conditioning, an in-unit washer-dryer, a video intercom and private cellar storage.

Because the building is in a historic district, exterior work, including windows, the stoop and anything visible from the street, needs Landmarks Preservation Commission approval.

Per the offering plan filed with the New York State Attorney General (plan CD250048), the plan was submitted February 11, 2025 and accepted July 15, 2025, with 444 15th Owner LLC as sponsor and eight residential units, filed as a rehabilitation. The current total offering price is $11,500,000; the database extract on file does not give an initial price. No effective date is recorded. The amendments were not reviewed for this page because the Attorney General's plan record did not load.

Unit 2L is listed as a floor-through two-bedroom, two-bath sponsor unit. Floor areas for 2R and 2L were not published in the records we could open, so no price per square foot can be computed. ACRIS shows the building's last sale by a deed dated December 29, 2023 at $3,050,000, after a February 2023 deed at $2,300,000. At $3,050,000, the purchase works out to about $381,000 per apartment, against an offering average of $1,437,500 (our arithmetic); the difference covers the renovation, carrying and selling costs and the sponsor's margin.

The plan is accepted but not effective. A purchase agreement can be signed, but the plan must be declared effective before closings. Read the effectiveness conditions and the deadline in the plan.

It is a walk-up. No elevator appears in the filings reviewed. Price the upper floors against that.

Occupancy at closing. The plan is a conversion of an existing apartment building. Renovation permits cover all eight apartments, but none of the records we could open says whether every apartment will be delivered vacant. The data fields on one current listing label the building a rental building with a stabilized lease type; that may be a data-entry error, and the same listing markets the unit as a sponsor sale. Ask, and read the plan's disclosure on occupied units and any rent-regulated tenancies.

Historic district rules. Exterior changes need Landmarks approval. Ask what the sponsor's work covered on the facade and windows.

Carrying costs. Listed common charges of $819 a month are high for a building with no elevator, and taxes of $505 a month are low for a $1.35 million home; the tax figure may predate the condominium tax lots. Read the budget and the projected taxes in the plan.

Closing costs. In sponsor sales the buyer customarily pays the New York State transfer tax (0.4%) and the New York City real property transfer tax (1.425% above $500,000), plus the state mansion tax of 1% at $1 million and above.

• 423 15th Street — 16-residence prewar condominium on the same street
• 205 14th Street — five-residence conversion of a 1915 building
• 249 18th Street — five-residence new building in sales
• 248 20th Street — four-residence condominium on a plan accepted in July 2026
• 222 16th Street — 32-residence condominium on a plan accepted in November 2025