73 Remsen Street

The house is brick with a brownstone-faced front wall, party walls on both sides, and wood-joist framing on a brick foundation. The lot runs 25 feet 6 inches by 100 feet, the building occupies 55 feet of the depth, and a 25-by-36-foot rear yard sits behind it, entered from the garden-level back bedroom. The roof was originally pitched at the front and flat behind; a wide dormer has since leveled most of the front pitch. Two chimneys run the west party wall, one for the boiler flues and one for four fireplace flues, all clay-tile lined at the rehabilitation.

The apartments are large by district standards — seventeen rooms and seven and a half baths across three units is a documented total to compare with individual alternatives. The Building Department room counts of four, six and seven understate apartments with three, three and five bedrooms. Windows are original wood double-hung sash with counterweight-and-chain hardware. All of it is protected fabric.

73 Remsen Street Corp. has run the building since the 1984 closing. With three apartments there is little management layer to evaluate; the governance question replaces it, and it is the central diligence item. Votes and shares come from the offering plan and bylaws, so confirm how capital decisions are made and whether a single owner can block them; the cost of a roof, a façade cycle, or a stoop repair is split three ways by share allocation rather than across eighty. The corporation's financial statements in The Roebling Research Library run from 2000 forward and are short enough to read end to end — do it, and read the reserve line specifically. Common expense is very low, since heat, hot water, and electricity are separately metered and there is no payroll. The recurring capital items to price are the roof and skylight, the chimneys, the stoop and areaway, and the window sash.

Subletting: Under the plan as filed, a shareholder may sublet subject to approval of a majority of the board or of shareholders owning at least 50 percent of the outstanding shares. In a three-owner corporation that is a live provision; confirm how it is applied today.

Alterations: Interior decoration is unrestricted; alterations require the corporation's consent, which under the plan may not be unreasonably withheld or delayed. Exterior work runs through the LPC.

Pets, pied-à-terre, washer-dryer, financing limits, flip tax: Not documented in the plan or the standard-form house rules as filed. Confirm each with the corporation and get the answers in writing.

Recent sales

Recent transfers 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 $1,800/sf (recorded) across 1 sale. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00248-0011). 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 on co-ops is not officially recorded, figures shown are approximate.

Verify the unit count and the certificate of occupancy first. The plan created three apartments; city records still show a higher figure. Confirm the operative C of O and the current share allocation before anything else.

Price the governance, not just the apartment. Three shareholders means near-unanimity in practice and every capital cost is split three ways, in proportion to shares. Read the financials, the reserve, and any assessment history in full.

Your heat is your bill, and your outdoor rights are unit-specific. Each apartment has its own boiler and gas meter; the garden belongs to the floor-through and the roof to the upper duplex. Model carrying cost accordingly, and confirm what attaches to your apartment.

Sell the scale. Three-bedroom floor-throughs and five-bedroom duplexes with wood-burning fireplaces are the scarcest configuration in the district. Lead with room counts and ceiling heights, which the plan documents precisely.

Document the 1983–84 rebuild. ALT 115 of 1983 rebuilt the house from the systems out — heating, electrical, sprinklers, kitchens, baths, relined chimneys. That is a real advantage over unrenovated 1840s stock, and buyers reward a paper trail.

Anticipate the records question. Buyer's counsel will notice the unit-count discrepancy. Assemble the C of O, the alteration file, and the share ledger before going to market so counsel can evaluate and resolve the discrepancy without assuming the documents will eliminate every objection.

Comp against townhouse floors. The right precedent set is large duplex and floor-through prewar inventory in the Heights, adjusted for the absence of services.

If you're considering 73 Remsen Street, also evaluate:

• 58 Remsen Street — the 1844 corner house down the block, ten apartments and a garden; the other end of the rowhouse-conversion spectrum
• 44 Remsen Street — 1844 Greek Revival walk-up co-op on the same stretch
• 134 Remsen Street — a nineteenth-century pair cut into small apartments; the opposite conversion instinct
• 10 Montague Terrace — a nineteenth-century mansion converted to apartments; the closest peer in fabric
• 45 Pineapple Street (Hamilton House) — 1883 building converted in 1987
• 87 Hicks Street — small self-governed walk-up co-op of the same vintage
• 68 Remsen Street — the full-service prewar cooperative across the street, for contrast
• 76 Remsen Street — the block's small elevator co-op, converted in 1963