74 Warren Street

Twenty-five feet by one hundred, mid-block, party walls on both flanks. Every plan decision in the building follows from that. Light comes from the Warren Street front and from the rear elevation only, which produces four full-floor residences running front to back rather than side to side — one home per floor above the commercial base, each roughly 2,000 square feet of the 8,225 square feet PLUTO records as residential.

Building records describe keyed elevator access opening directly into each residence, oversized south-facing windows on the street front, exposed brick, and restored prewar detail set against new finishes. The top residence takes the level added in the 2004 alteration, which is the only part of the building that is not original fabric and the only home with a fresh envelope at the roof.

The commercial unit at the base — lot 1701, at the cellar and first floor, converted to a music studio under the 2007 application — is separately owned and separately taxed. A buyer should read the declaration to understand how it shares in building expenses and what its permitted uses are. In a building with four residential owners, the terms governing a below-grade commercial tenancy are not a footnote.

Four owners carry a six-story masonry building. That is the entire operating story and it should be underwritten before anything else.

There is no staff and no amenity program. The building is not landmarked, which removes the LPC permitting layer from any façade or window work and is a genuine advantage on both cost and schedule against the landmarked Tribeca inventory — but the denominator is still four. Local Law 11 cycles, roof, elevator, standpipe and boiler all land on four owners.

The mechanical systems date to the 2004–2022 conversion, which is recent, and the certificates of occupancy are final, which is clean. But the condominium itself is barely two years old in its current four-unit form and has no operating history of any length. Request the declaration and by-laws, the current operating budget, the reserve balance, the first full-year financial statements once they exist, the Local Law 11 filing status, and the terms of the commercial unit's participation in common charges. Ask specifically whether the sponsor retains any unit, any board seat, or any veto right — a sellout completed this recently often still has sponsor provisions running.

One item to raise directly with the managing agent: an Alteration Type 1 was filed in July 2026 to update the building's metes and bounds in connection with an alteration certificate-of-occupancy application. It carries no work. Ask what it is for and what it changes.

Ownership form: Condominium. Purchases close through a right of first refusal rather than a cooperative board approval, which produces predictable 30-to-45-day timelines and makes financing, non-occupant ownership and resale materially simpler than in a co-op of the same size.

Pets, pied-à-terre, subletting, LLC, trust and foreign ownership: All are governed by the declaration and house rules rather than by public record, and none is documented in city data for this building. The condominium form permits all of them by default; four-unit buildings frequently narrow the default in their house rules. Read the declaration and confirm with the managing agent.

Financing: No minimum down payment is documented in public records. Note that lenders apply their own concentration tests to condominiums this small, and a four-unit building where one owner holds more than a single unit can complicate a conforming loan. Confirm the ownership breakdown early.

Flip tax: Not documented in public records. Confirm any resale capital contribution with the managing agent before pricing a sale.

Real estate taxes: No exemption appears against any lot in this condominium, in any year. There is no J-51, no 421-a and no burn-off schedule. Underwrite full unabated taxes on the specific unit.

Landmarks: The lot is not in a historic district and is not an individual landmark. Exterior work does not require an LPC permit. This is one of the few Tribeca loft addresses where that is true.

Recent sales

Recent closings at this building, curated by The Roebling Team research desk. 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) cleared a median $1,566/sf across 1 sale. Median listing discount 0.8% 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 1-00137-7507) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. 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.

Confirm which condominium you are buying into. Block 137 carries more than one condominium regime, and Warren Street runs across six tax blocks in this stretch. The declaration, by-laws, budget and financials you want are those of condominium no. 3170 on billing lot 7507 — not those of 92 Warren Street, which is lot 7503 on this same block.

Read the certificate of occupancy history, then stop worrying about it. The building ran on temporary certificates from 2012 to 2021. Final certificates issued 7 July 2022 for four dwelling units. That is a closed chapter, but a buyer's attorney will find the TCO run and should be told what it was.

Four owners carry the building. Read the reserve position, the Local Law 11 status, the declaration's treatment of the commercial unit, and any assessment history before you read the floor plan.

Ask what the sponsor still holds. The sellout finished in February 2026. Ask whether the sponsor retains a unit, a board seat, a veto right, or any obligation to fund a deficit, and get the answer in writing.

PLUTO understates the building. It still carries five floors. The building is six stories and has been since the 2004 alteration. Do not accept a valuation built on the stale field.

No abatement. Underwrite full taxes. There is no exemption of any kind on this condominium in any year, and nothing expiring.

No Landmarks process. The lot is not designated. Window replacement and façade work here do not go through LPC, which is a meaningful cost difference from most of the Tribeca loft stock.

Lead with the full floor. There is no amenity list. What there is instead is a single-owner floor with a keyed elevator, a south-facing window line and a recent gut, on a block that trades. That is the argument.

Correct the public data in the marketing. Buyers and their agents will pull PLUTO and see five floors. State the six-story condition and the 7 July 2022 final certificates of occupancy plainly and let the record do the work.

Expect the comparable question and answer it first. With no resale history in the building, buyers and appraisers will have to reach outside it. Have the neighborhood comparable set assembled before you list rather than after an appraisal comes in short.

Have the capital and governance story ready on day one. In a four-unit condominium two years old, buyers ask about reserves, sponsor provisions and the commercial unit before they ask about anything else.

Photograph the depth. A full-floor loft running front to back photographs well only when the room is shot to read its full hundred feet. Ceiling height and the window line are the value.

If you're considering 74 Warren Street, also evaluate these Tribeca and Civic Center loft buildings:

• 77 Warren Street — loft building directly across the street
• 80 Warren Street — boutique loft conversion on the same block face
• 56 Warren Street — loft conversion of comparable scale to the west
• 41 Warren Street — small-unit-count Warren Street loft building
• 38 Warren Street — boutique loft conversion; a close peer by unit count
• 37 Warren Street — Warren Lofts; converted loft building on the same corridor
• 30 Warren Street — Warren Street condominium with a larger unit count
• 12 Warren Street — full-floor loft condominium at the eastern end of the street
• 100 Reade Street — Tribeca loft building of comparable unit count one block north
• 146 Church Street — loft conversion at the Church Street edge
• 44 Lispenard Street — four-residence Tribeca loft condominium; the closest peer by scale