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481 Washington Street (Spice Warehouse)Recorded sales & closing prices
481 Washington Street, New York, NY 10013
23 recorded closings, 2012–2025. Sortable and searchable below.
- Recorded closings
- 23
- Date range
- 2012–2025
- Median $/sf
- $1,579
- Listing discount
- 2.8%
- Monthly carry/sf
- $2.51
- Price range
- $2.9M – $5.99M
Change in the building’s median $/sf over each window, on a floor-adjusted basis — standardized to the building’s average floor, so it reflects price rather than which floors happened to sell. This is a different method from The Roebling Index, which publishes plain medians and applies no floor adjustment; the two are not interchangeable. Floor adjustment standardizes for floor only. It does not control for condition, size, exposure, renovation or the mix of what happened to trade. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.
The Spice Warehouse prices as boutique Hudson Square loft product: large floor plates, low unit count, minimal staffing, and a full unabated tax bill. Per square foot, the building sits in the band occupied by converted warehouse condominiums between Canal and Houston rather than in the band set by full-service Tribeca new construction, and that distinction should drive the comparable set.
Three adjustments matter in analysis here. First, unit sizes vary widely across only thirteen residences, so a building average carries almost no information; price the specific plate. Second, compare actual common charges, included services and assessments, using the declaration's allocations across the thirteen residences and two commercial units; unit count alone does not establish higher carrying costs per square foot. Third, review the specific unit's current tax bill and any benefit schedule. The exemption search does not establish an unchanging bill or a higher starting cost than every nearby abated unit.
Comparables should come from converted loft condominiums in Hudson Square, western SoHo and northern Tribeca of similar vintage and scale. New-development towers in Tribeca and Hudson Square are a different product with different economics and a different buyer, and using them will misprice the unit. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The complete recorded-sale history for Spice Warehouse, compiled from NYC Department of Finance transfer records, with apartment-by-apartment detail from The Roebling Research Library. Across sales with a public asking price, the building carries a median listing discount of 2.8% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.
Price per square foot over time
18 sales with a known square footage, by closing date.
Premium by line
Time-adjusted price per square foot by line, against the recent median. Line groups are not floor-controlled and do not isolate the value of light, outlook, layout or condition.
Recent closings
The building’s 10 most recent market sales.
| Date | Unit | Apartment | Price | $/sf | vs. Ask |
|---|---|---|---|---|---|
| Sep 11, 2025 | 5N | 3 BR · 3 BA · 2,953 sf | $4,800,000 | $1,625 | -2.9% |
| Apr 23, 2025 | 6N | 3 BR · 3 BA · 2,953 sf | $4,832,000 | $1,636 | -3.1% |
| Feb 24, 2025 | PHS | 2 BR · 2 BA · 3,052 sf | $5,146,000 | $1,686 | -6.4% |
| Feb 10, 2025 | 1S | 3 BR · 3.5 BA · 4,106 sf | $4,250,000 | $1,035 | — |
| May 29, 2024 | 3N | 3 BR · 3 BA · 2,953 sf | $4,600,000 | $1,558 | -3.2% |
| May 23, 2023 | PHC | 1 BR · 2 BA · 1,127 sf | $2,900,000 | $2,573 | -17.0% |
| Feb 28, 2023 | 6S | 3 BR · 3 BA · 2,948 sf | $5,187,000 | $1,759 | -5.7% |
| Oct 7, 2021 | 5S | 3 BR · 3 BA · 2,948 sf | $5,100,000 | $1,730 | -7.2% |
| Feb 13, 2017 | 2S | 3 BR · 3 BA · 2,919 sf | $4,550,000 | $1,559 | -17.2% |
| Mar 14, 2016 | 4S | 3 BR · 2,948 sf | $5,985,000 | $2,030 | -7.7% |
The retrade record
Lines that have changed hands more than once in the public record — the building’s appreciation arc, apartment by apartment.
Every recorded sale
Sort any column; filter by unit or keyword. Prices are the recorded transfer amount at the NYC Department of Finance. Every sale sits in one of three states: counted in the building’s medians and trend; shown but excluded as a non-arms-length or nominal transfer; or shown and ⚑ flagged for review — a possible duplicate filing or an extreme $/sf outlier, held out of the statistics pending manual verification rather than allowed to move them.
| Apartment | ||||||
|---|---|---|---|---|---|---|
| Sep 11, 2025 | 5N | 3 BR · 3 BA | 2,953 | $4,800,000 | $1,625 | -2.9% |
| Apr 23, 2025 | 6N | 3 BR · 3 BA | 2,953 | $4,832,000 | $1,636 | -3.1% |
| Feb 24, 2025 | PHS | 2 BR · 2 BA | 3,052 | $5,146,000 | $1,686 | -6.4% |
| Feb 10, 2025 | 1S | 3 BR · 3.5 BA | 4,106 | $4,250,000 | $1,035 | — |
| May 29, 2024 | 3N | 3 BR · 3 BA | 2,953 | $4,600,000 | $1,558 | -3.2% |
| May 23, 2023 | PHC | 1 BR · 2 BA | 1,127 | $2,900,000 | $2,573 | -17.0% |
| Feb 28, 2023 | 6S | 3 BR · 3 BA | 2,948 | $5,187,000 | $1,759 | -5.7% |
| Oct 7, 2021 | 5S | 3 BR · 3 BA | 2,948 | $5,100,000 | $1,730 | -7.2% |
| Feb 13, 2017 | 2S | 3 BR · 3 BA | 2,919 | $4,550,000 | $1,559 | -17.2% |
| May 25, 2016 | 1S | 3 BR · 3.5 BAnon-market transfer (excluded from $/sf & trends) | 4,106 | $2,100,000 | — | — |
| Mar 14, 2016 | 4S | 3 BR | 2,948 | $5,985,000 | $2,030 | -7.7% |
| Oct 30, 2015 | 3S | 3 BR · 3 BA | 2,948 | $5,500,000 | $1,866 | -1.8% |
| Jun 18, 2013 | PHA | 4 BR | 3,120 | $5,916,032 | $1,896 | +22.0% |
| Mar 18, 2013 | 6N | 3 BR | 2,953 | $4,174,825 | $1,414 | +14.4% |
| Feb 12, 2013 | 6S | 3 BR · 3 BA | 2,948 | $4,698,714 | $1,594 | -2.1% |
| Feb 7, 2013 | 5S | 3 BR · 3 BA | 2,948 | $4,273,644 | $1,450 | -2.8% |
| Jan 23, 2013 | 4NSponsor Sale | 3 BRoutside the market statistics (eligibility screen) | 2,953 | $3,050,000 | $1,033 | -10.3% |
| Jan 22, 2013 | 5NSponsor Sale | 3 BRoutside the market statistics (eligibility screen) | 2,953 | $3,431,025 | $1,162 | -0.5% |
| Jan 10, 2013 | 3S | 3 BR · 3 BA | 2,948 | $4,238,325 | $1,438 | -0.5% |
| Jan 7, 2013 | 2NSponsor Sale | 3 BRoutside the market statistics (eligibility screen) | 2,939 | $3,283,856 | $1,117 | -0.5% |
| Jan 3, 2013 | 4SSponsor Sale | 3 BRoutside the market statistics (eligibility screen) | 2,948 | $4,280,596 | $1,452 | +9.9% |
| Dec 27, 2012 | 3N | 3 BR | 2,953 | $3,011,000 | $1,020 | +3.8% |
| Dec 27, 2012 | 2S | 3 BR | 2,942 | $4,100,000 | $1,394 | -0.5% |
Sources, exclusions and how these figures are computed
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00595-7507; 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. Storage, parking, and commercial units are excluded from all figures. Floor- and line-level $/sf are time-controlled (each sale measured against the building’s going rate at the time of sale) and expressed at today’s pricing, so they isolate the floor or line premium rather than blend two decades of market movement.
Put this data to work.
Know what’s fair before you offer — we’ll show you where each line trades, the building’s discount-to-ask pattern, and where the value sits right now.
Price to the building’s real trajectory, not a guess — we’ll position your line against its true comps to maximize the outcome.
646.939.7375 · c.cohen@compass.com