61 North Henry Street

The sales launch in September 2022 described six full-floor and duplex residences from 1,107 to 1,865 square feet, with keyed elevator access, private outdoor space for each home, floor-to-ceiling windows, built-in closets, multi-zone central heating and cooling, and white oak plank floors. Kitchens were described with integrated Fisher & Paykel refrigeration, Bosch gas ranges and quartz counters; baths with freestanding tubs and radiant heated floors.

Two homes stand out in the launch material. The 1,865-square-foot garden duplex has a roughly 500-square-foot private yard and a lower recreation level. The 1,392-square-foot penthouse has double-height ceilings and a private roof deck of about 1,146 square feet. Listing records give monthly common charges near $660 and real estate taxes near $861 for one of the duplexes, which are low for the size because there is no staff and little shared space.

Per the offering plan filed with the New York State Attorney General (plan CD220003), the plan was submitted January 4, 2022, accepted August 16, 2022 and declared effective November 1, 2023, with NH Real Beauty LLC as sponsor. The record lists seven units, six of them residential. The initial total offering price was $12,223,000; the current figure is $13,850,000, an increase of $1,627,000. The amendments themselves were not reviewed for this page because the Attorney General's plan record did not load; the figures come from the database extract on file.

The database still records one unit sold. ACRIS shows five residential sponsor deeds, so the database count is out of date.

The offering total and the recorded prices do not reconcile. The five deeds total $7,465,000. If the plan's schedule were current, the remaining residence and the non-residential unit would carry $6,385,000 between them, which is not plausible for one home and a small storage-type unit: at the garden residence's $1,695,000 ask, the storage unit would have to carry about $4.69 million (our arithmetic). The more likely reading is that the price schedule was raised by amendment and not cut back to actual sale prices. Ask for the latest amendment before relying on the plan's prices.

Published asks have included $1,999,999 for the garden residence in January 2024, cut to $1,899,999 before it was withdrawn at the end of June 2024; $1,835,000 for a duplex in July 2024; and $1,695,000 (about $909 per square foot on 1,865 square feet) for the three-bedroom garden residence, relisted September 8, 2025 and still shown as available in November 2025. Unit 1, which appears to be that garden residence, has no recorded deed. The September 2022 launch quoted a starting price with a typographical error, so the true opening price is not documented here.

ACRIS shows these sponsor deeds:

• Unit 5: $1,475,000, deed dated December 5, 2023
• Unit 2: $1,200,000, deed dated January 12, 2024
• Unit 6: $2,115,000, deed dated January 19, 2024
• Unit 3: $1,300,000, deed dated March 1, 2024
• Unit 4: $1,375,000, deed dated May 23, 2024

Unit 6 is the top-floor home. If it is the 1,392-square-foot penthouse from the launch material, the price works out to about $1,519 per square foot (our arithmetic; the unit-to-plan mapping is not confirmed). Unit 6 was transferred again without consideration by a deed dated August 7, 2024; that $0 deed is not a sale price. No sponsor deed was found for unit 1 or for the seventh unit. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.

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 (2024) cleared a median $1,208/sf (recorded) across 4 sales. Median listing discount 8.0% 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 3-02728-7501; 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.

Sponsor unit. If the garden residence is still offered by the sponsor, the plan is effective, so a contract is binding under its terms. Compare the ask with the five recorded deeds, not with the plan's price schedule.

Resales. Five homes are now owned individually. A resale buyer reads the condominium's budget and the reserve position, which in a six-unit building with no staff is usually thin.

Altered building. The structure combines an existing one-story base with a five-story addition. Ask for the certificate of occupancy and any open Department of Buildings items before contract.

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. Every recorded price here is above the mansion-tax line.

Board control. Five of six residences have closed, so control should have passed or be passing from the sponsor to the owners. Confirm with the managing agent.

• 17 North Henry Street — five-residence condominium at the north end of the same street, in pre-launch
• 205 Java Street — six full-floor residences with keyed elevator, delivered in 2024
• 69 Java Street — seven-residence condominium completed in 2017
• 112 Huron Street — four-residence condominium in sales on a plan accepted in 2026
• 151 Freeman Street — seven-residence condominium in sales on a plan accepted in January 2026