66 Clinton Street (Sixty Six Clinton)

The lot is 46 feet wide and 100 feet deep, irregular, with a 75-foot building depth — an interior lot with no corner and no protected exposures on either flank. That governs the massing entirely. Glass is concentrated on the Clinton Street elevation; the side walls are largely solid. On an interior Lower East Side site this is a conservative and correct choice, because the low-rise buildings on either side are themselves developable and lot-line windows can be lost to a neighboring project without recourse.

Above the second story the façade is clad in pale gray long-format brick with a punched-window system; the ground floor is a wood-paneled entry flanked by tall narrow windows. Glass handrails wrap the terrace level above the sixth floor, and the building tops out in a flat parapet with rooftop landscaping rather than a bulkhead-heavy crown. The building is built to a floor-area ratio of 3.78 against an R7A maximum of 4.00, so there is effectively no unused development right on the lot.

The unit mix is twelve residences: six one-bedrooms, five two-bedrooms, and a three-bedroom penthouse. Floors two through six carry an A and a B line; the first floor holds a single residence; the penthouse occupies the top. A pair of corner terraces sits at the top floor. Interiors, credited to TalliTien, run wide-plank floors, recessed lighting, open kitchens with marble islands and white oak cabinetry, and baths with full-height showers, soaking tubs and marble vanities. Ceiling heights and specific room dimensions vary by line and should be confirmed against the floor plan for the specific residence rather than against the building's marketing program.

66 Clinton runs as a doorman condominium with a compact amenity set: attended lobby, fitness room, a communal lounge that opens onto a landscaped ground-level garden, a rooftop terrace, and bicycle storage. There is no commercial unit in the building, which means no retail income to offset the operating budget and no retail tenant to manage — a cleaner structure than most new Lower East Side condominiums, and one that puts the full cost of doorman coverage on twelve residences.

That denominator is the operating fact to underwrite. Compare the actual front-desk cost, total budget, measured areas and allocation rules with larger buildings; twelve units alone do not establish a higher per-square-foot charge. The building is also young enough that its first operating years are still establishing the expense and reserve baseline. Ask for the current operating budget, the reserve position, the schedule of any remaining sponsor-held units, and the current certificate-of-occupancy status before contract.

Ownership form: Condominium. Purchases close through the standard right-of-first-refusal mechanism rather than a cooperative board approval.

Pied-à-terre, subletting, LLC, trust and foreign ownership: Not documented; confirm in the declaration, bylaws and house rules. Minimum lease terms and any sublet application process should be confirmed with the managing agent.

Pets: Not documented in the public record. Confirm the house rules.

In-unit washer/dryer: Residences are equipped.

Flip tax: Not documented in public records. Any resale capital contribution should be confirmed with the managing agent before pricing a sale.

Real estate taxes: No exemption or abatement appears on the condominium billing lot or on any residential unit lot in the Department of Finance exemption and abatement detail. Underwrite full unabated taxes on the specific unit and run True Monthly Carrying Cost analysis against the current bill.

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 (2026 to date) cleared a median $1,205/sf (floor-adjusted) across 4 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 4.0% 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 1-00344-7502; 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.

Do not read PLUTO's year-built as delivery. City data says 2021. The initial certificate of occupancy was issued April 18, 2025 and the first closings were recorded that month. Distinguish the 2021 administrative field from those 2025 occupancy and conveyance milestones; they do not establish one replacement date for every valuation, insurance or warranty purpose.

Ask for the current certificate of occupancy. The DOB NOW record shows an initial certificate and five renewals through mid-2026. A building operating on a renewed temporary certificate is financeable and closeable, but the status affects lender review and is worth confirming in writing.

Underwrite taxes without an exemption. The assessment roll shows no 421-a, no 485-x and no other exemption; confirm on the apartment's tax bill that no abatement applies. This is the fact most likely to change your monthly number relative to abated new construction elsewhere.

Test the exposures. The side walls are largely blind by design, and the neighboring low-rise buildings are developable. Understand which windows in a specific residence are lot-line windows and what could be built next door.

Twelve units is a small denominator for a doorman building. Read the operating budget rather than the amenity list, and ask how many residences remain sponsor-held.

Lead with scarcity of type, not with finishes. New ground-up condominium construction on this stretch of Clinton Street is close to unrepeatable, because the sites are institutional, tenement-occupied or already built to their floor-area limit. That is an argument no competing building on the block can copy.

Be direct about the tax posture. Sophisticated buyers will find it themselves. Presenting the full unabated number up front, paired with True Monthly Carrying Cost analysis, produces better outcomes than letting it surface in diligence.

Price against new construction, not against the converted stock. The buildings surrounding 66 Clinton are prewar walk-ups and loft conversions with entirely different cost structures and buyer pools.

Same-building comparables are thin. With twelve residences and a sellout that began in 2025, resale pricing depends on line-specific and floor-specific analysis rather than a building average.

If you're considering 66 Clinton, also evaluate:

• 50 Clinton Street — the 2016 boutique condominium two blocks south on the same street; the nearest direct peer by type and corridor
• 20 Clinton Street — an Art Deco building and one of the Lower East Side's earliest condominium conversions; the prewar alternative on the same street
• 287 East Houston Street — an eleven-story 2019 condominium; the closest peer by vintage and scale
• 154 Attorney Street — a 32-residence boutique condominium two blocks east; larger denominator, similar buyer pool
• 148 Attorney Street — a six-residence boutique condominium; the smaller-building alternative with a very different operating structure
• 100 Norfolk Street — ODA's cantilevered condominium; the architecturally assertive alternative in the same submarket
• 103 Norfolk Street — Bernard Tschumi's Blue, the faceted glass condominium; the design-led comparable
• 115 Norfolk Street — the Norfolk Atrium, a Grzywinski + Pons boutique condominium; comparable unit count and amenity scale
• 150 Rivington Street — GLUCK+'s condominium on the former Streit's Matzo Factory site, one block north
• 196 Orchard — a 2018 Ismael Leyva condominium; the larger full-amenity alternative in the same corridor