- Year built
- 1915
- Type
- Cooperative
- Units
- 29
- Pets
- Set by the cooperative's house rules
- Subletting
- Typically restricted under cooperative rules; sublet permission and terms are board-discretion and vary — specific policy to be confirmed at offer stage
Every recorded sale at this building, 2004–2021
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $922
- Listing discount
- 11.6%
- Recorded sales
- 19
- On record
- 2004–2021
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 — with the lower carrying costs and stronger owner-occupancy culture that co-ops are known for — 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 both the buying process and the resident culture. Cooperatives require board approval, including a board package and an in-person board interview, and they typically impose financing and down-payment minimums and restrict subletting and pied-à-terre use. The trade-off is a building with strong owner-occupancy, careful financial governance, and — characteristically — lower monthly carrying costs and lower transaction friction on the tax side than comparable condominiums. Buyers who value a stable, owner-occupied building and 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.
Pricing in prewar cooperatives is read on a price-per-room basis — the cooperative metric — rather than on the price-per-square-foot logic that governs condominiums. A "room" in co-op parlance counts the apartment's living and bedroom spaces under the building's room count convention (kitchens and bathrooms are generally not counted as full rooms), and pricing, maintenance, and comparable analysis at 80 Warren are framed in those terms: what a four-room or five-room loft commands, and how that translates against the building's maintenance per room. 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 produces a low-density, owner-occupied building character — a feature for buyers who prefer the intimacy and stability of a small co-op. 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 — a structure that typically produces lower out-of-pocket carrying costs than a comparable condominium, with a portion of maintenance often tax-deductible. 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.
Recent sales
80 Warren's resale market behaves like the boutique prewar loft cooperative category generally: thinly traded, apartment-specific, and priced on a per-room basis that reflects condition, light, and configuration alongside the building's room count convention. With only 29 units, individual transactions are infrequent, and a single well-renovated loft trading at a strong per-room number can reset the building's perceived pricing for a marketing cycle; an unrenovated or compromised-light unit will clear below that figure. 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 — package preparation plus the in-person interview — lengthens closings relative to condominiums, and 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, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| 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 30, 2013 | 67 | 2 BR · 1,740 sf | $2,850,000 | $1,638/sf | off-mkt |
| 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 | off-mkt |
| Jan 12, 2007 | 67 | 2 BR · 1,740 sf | $1,900,000 | $1,092/sf | -24.0% |
Market read. Most recent trades (2021) cleared a median $922/sf across 1 sale. Median listing discount 11.6% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Jun 30, 2020 | 66 | $2,500,000 |
| Jul 26, 2017 | 31 | $2,090,000 |
| Jan 17, 2007 | PH | $1,995,000 |
| Jun 23, 2005 | 16 | $1,700,000 |
| May 6, 2005 | 26 | $675,000 |
| Feb 15, 2005 | 29 | $1,595,000 |
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) 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 on co-ops is not officially recorded, figures shown are approximate.
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, and closings run longer than condominiums as a result. 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.
Pricing is read per room. Confirm the cooperative's room count for any apartment you consider, and analyze pricing and maintenance on a per-room basis — the co-op metric — rather than per square foot.
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.
Closings run longer than condos. Budget for board package preparation and the in-person interview — the cooperative timeline is materially longer than a condominium's 30–45 days.
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
The Roebling Team at 80 Warren
The Roebling Team at Compass covers the full Manhattan luxury residential market — including the Tribeca and Lower Manhattan cooperative corridor. We publish this building profile because boutique co-op buyers and sellers deserve building-specific intelligence — architecture, operational reality, board mechanics, and the realities of pricing per room at the apartment level — not generic market commentary.
If you're considering a purchase or sale at 80 Warren, a 30-minute consultation is the right starting point. We'll bring the full context this page provides plus the transactional specifics your situation requires — per-room comparable analysis, co-op board-package strategy, due diligence priorities for a prewar cooperative, and the pacing strategy that fits your timeline.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Financial District — read The Roebling Team Guide to Financial District.
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