- Year built
- 1915
- Type
- Cooperative
- Units
- 29
- Pets
- Set by the cooperative's house rules
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Subletting by shareholders
- Permitted with conditions
- Pied-à-terre
- Permitted with conditions
Every recorded sale at this building, 2004–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2021
- $922
- 1 sale
- Listing discount
- 0.8%
- Recorded sales
- 22
- On record
- 2004–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 80 Warren would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
80 Warren Street is a boutique prewar loft cooperative on the Tribeca / Financial District border, a short walk from City Hall and the heart of downtown's transit. For buyers who want authentic loft character in a cooperative ownership structure, 80 Warren is a structural target: a small, prewar building of 29 residences with the deep floor plates and generous window lines of the early-20th-century loft tradition, governed by a cooperative board.
Architectural significance. The original building dates to roughly 1915, built as a commercial loft in the masonry tradition that defines the City Hall edge of Lower Manhattan. That building stock — column-grid interiors, tall windows, deep manufacturing floor plates — is exactly what the loft-conversion market has spent decades reinterpreting for residential use. 80 Warren's conversion preserved the bones of that architecture while adapting the interior for cooperative living.
Cooperative ownership. 80 Warren is a co-op, not a condominium — a distinction that shapes the buying process. Cooperatives require board approval, including a board package and an in-person board interview; here subletting and pied-à-terre use are permitted with conditions, and financing and down-payment terms should be confirmed from the governing documents. Review the current budget, audited statements, debt and any assessments rather than assuming the co-op form brings lower carrying costs. Buyers who can accommodate the board process find the co-op structure a feature, not an obstacle.
Scale and location. At 29 units, 80 Warren is genuinely boutique — the low-density format that downtown loft buyers consistently prize. The City Hall location places it at the seam of Tribeca and the Financial District, with exceptional transit access and walkability to downtown's dining and park amenities, on a quieter stretch than the avenues nearby.
Architecture and unit composition
The 29 residences occupy a prewar loft building whose original commercial floor plates — deep, column-supported, and generously windowed — are the conversion's foundational asset. Loft apartments of this vintage typically feature high ceilings, large window openings, and open floor plans inherited from the original manufacturing use, with apartment-level renovation states that vary unit to unit. Buyers should expect heterogeneity in finish and configuration across the building.
Room count and verified interior area can both inform cooperative comparisons, alongside maintenance and total price. Confirm the counting convention used in each source, including treatment of kitchens and bathrooms, before comparing per-room figures. Because loft apartments often have open, unconventional layouts, the room count assigned to a given unit can itself be a point of analysis — buyers and sellers should confirm the cooperative's room count for any specific apartment.
The conversion preserved the building's prewar architectural envelope while introducing the systems, kitchens, and bathrooms that contemporary buyers expect. Specific original-detail preservation (exposed brick, columns, timber where present) varies by residence and should be confirmed unit by unit.
Building operations
80 Warren operates as a boutique prewar cooperative. The small unit count makes for a low-density building. Boutique loft co-ops of this scale vary in their service models, from a part-time superintendent arrangement to attended-lobby staffing.
Monthly maintenance in a cooperative covers the building's underlying operating costs and the unit's share of the building's underlying mortgage and real estate taxes — compare the actual total with condominium charges, taxes and financing; any tax treatment depends on the statement allocation and the buyer's circumstances. Buyers should model maintenance per room and confirm the building's underlying mortgage status and any planned assessments during due diligence.
As with any prewar loft conversion, due diligence should include review of the cooperative's financial statements, the underlying mortgage and reserve position, engineering and façade condition, and the board minutes. The co-op category's governance is a genuine asset here — careful boards protect building finances — but it also means the board's policies on financing, subletting, pied-à-terre use, pets, and renovations govern the apartment, and those policies should be confirmed in writing before an offer.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- Permitted with conditionsRestrictedSource: The Roebling Team's building profile
- Pied-à-terre ownership
- Permitted with conditionsCase by case, board discretionSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Own an apartment here? Request an apartment-specific pricing review.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Recent sales
Review 80 Warren's dated sales by condition, light, configuration, room count and verified interior area. The 29-unit count does not establish turnover or the size of the usable comparable sample, and a single trade should be assessed before treating it as a building benchmark. Co-op resale pricing also reflects the building's financial profile — a strong balance sheet and modest maintenance per room support pricing, while a large underlying mortgage or pending assessment weighs on it.
The cooperative structure shapes liquidity and timing as much as price. The board approval process requires package preparation and an in-person interview; board financing and sublet policies narrow the buyer pool to qualified, owner-occupant-oriented purchasers. The result is a market that rewards well-prepared buyers and well-priced, board-ready apartments; pacing and presentation matter more than in high-volume buildings, and comparable analysis has to be done per room, unit by unit, with adjustments for condition and the building's financial position.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| May 6, 2021 | 48 | 3 BR · 2 BA · 2,060 sf | $1,900,000 | $922/sf | -11.6% |
| Jul 1, 2020 | 68 | 2 BR · 2 BA · 2,086 sf | $2,370,000 | $1,136/sf | -19.7% |
| Sep 13, 2016 | 10 | 2 BR · 2,970 sf | $2,800,000 | $943/sf | -20.0% |
| Jul 8, 2011 | 49 | 3 BR · 2,100 sf | $2,525,000 | $1,202/sf | +7.4% |
| May 12, 2008 | 52 | 2 BR · 2,000 sf | $1,900,000 | $950/sf | -11.6% |
| Aug 7, 2007 | 53 | 3 BR · 1,645 sf | $1,895,000 | $1,152/sf | +0.0% |
| Jan 17, 2007 | PH | 3 BR | $1,995,000 | +0.0% | |
| Jan 12, 2007 | 67 | 2 BR · 1,740 sf | $1,900,000 | $1,092/sf | -24.0% |
Market read. $/sf is measured on the latest sales with reliable square footage (2021): a median $922/sf (recorded) across 1 sale. The building has traded as recently as 2026. Median listing discount 0.8% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00137-0005). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 80 Warren and nearby.
Buying here? Co-op closing costs typically run 2 to 3% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
This is a co-op — plan for the board. Cooperative purchase requires a board package and an in-person board interview. Board policies on financing minimums, down-payment requirements, subletting, pied-à-terre use, pets, and renovations govern the apartment. Specific board policy detail to be confirmed at offer stage.
Confirm comparison inputs. Check the room-count convention and reliable interior area for each apartment, and compare total price and maintenance as well as any per-room or per-foot figures.
Subletting and pied-à-terre are typically restricted. As is standard for cooperatives, investment and part-time use are generally limited and board-discretion. If your use case depends on subletting or pied-à-terre ownership, confirm the specific policy before proceeding.
Underwrite the building's finances. Review the cooperative's financial statements, underlying mortgage, reserves, recent assessments, and engineering and façade condition. Maintenance per room and the building's balance sheet are central to value in a co-op.
Underwrite the prewar building. A circa-1915 conversion carries an older-building maintenance profile. Confirm façade, roof, and systems condition during due diligence.
What to know if you’re selling
Price per room, to your apartment. Building averages mislead in a 29-unit co-op. Price to your apartment's room count, condition, light, and configuration, supported by the most relevant per-room comparables — adjusted, not raw.
Prepare for the board process. A board-ready buyer is essential. Qualified, owner-occupant purchasers who can satisfy the board's financing and down-payment requirements clear; under-qualified buyers stall at the package or interview. Vet financial readiness early.
Plan for the board process. Include board package preparation and the in-person interview when setting the closing schedule.
Present the loft character. The building's prewar architecture and downtown location are the marketing story. Photography and staging that read the floor-plate generosity and light are material to achieving the top of the per-room range.
Comparable buildings
If you're considering 80 Warren, also evaluate:
- 145 Hudson Street — Tribeca loft-conversion building with authentic prewar floor plates
- 155 Franklin Street — boutique Tribeca loft-conversion building
- 195 Hudson Street — Tribeca loft building with substantial floor-plate scale
- 108 Leonard Street — landmark conversion in the Tribeca core near City Hall
- 25 Park Row — Lower Manhattan building near City Hall and the Financial District
- 20 Pine Street — Financial District loft-style conversion
More Tribeca buildings
- 77 Warren Street — 1905 condominium
- 79 Laight Street — 1853 condominium
- 79 Worth Street — 1859 condominium
- 80 West Broadway — condominium by COOKFOX Architects
- 81 White Street — 1861 condominium
- 83 Walker Street — 2014 condominium by Morris Adjmi Architects
The neighborhood
For the full corridor — architecture, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at 80 Warren?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com