84 Forsyth Street
84 Forsyth Street, between Hester and Grand streets, Lower East Side
BBL 1003067501 · BIN 1003955
- Year built
- 1900
- Type
- Condominium
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
Every recorded sale at this building, 2013–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,325
- floor-adjusted, 2 sales
- Listing discount
- 5.1%
- Recorded sales
- 13
- On record
- 2013–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 84 Forsyth Street 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.
About the building
84 Forsyth Street faces Sara D. Roosevelt Park across the street. The five-story building retains masonry walls, tall windows and loft interiors with tin ceilings and exposed structural details. Its condominium conversion became effective in 2013, following renovation work by architect David Paz. The residential floors sit above a separately owned commercial space.
Two apartments occupy each residential floor. Front homes have western park exposures; rear homes have a different orientation within the deep building footprint. Layouts include broad open living areas with one- and two-bedroom arrangements, and ceiling heights around ten feet. Individual renovations have added split air conditioning and laundry while retaining older loft features. Access to the upper homes is by stairs.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $569 per room a monthMedian of 3 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $1.45 per square foot a monthMedian of 3 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $0.49 per square foot a monthMedian of 3 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $0.96 per square foot a monthMedian of 3 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jun 11, 2026 | 2F | 1 BR · 1.5 BA · 1,176 sf | $1,750,000 | $1,488/sf | -2.5% |
| Apr 7, 2026 | 4F | 1 BR · 2 BA · 1,584 sf | $1,840,000 | $1,162/sf | -7.8% |
| Oct 11, 2024 | 5R | 2 BR · 1 BA · 1,250 sf | $1,900,000 | $1,520/sf | -15.6% |
| Nov 7, 2022 | 5R | 2 BR · 1 BA · 1,250 sf | $1,995,000 | $1,596/sf | +0.0% |
| Apr 7, 2020 | 2R | 2 BR · 2 BA · 1,334 sf | $1,150,000 | $862/sf | -29.4% |
| Aug 6, 2014 | 3F | 1,286 sf | $1,311,862 | $1,020/sf | — |
| May 23, 2014 | 5F | 1,553 sf | $1,311,862 | $845/sf | — |
| Mar 24, 2014 | 2F | 1 BR · 1,176 sf | $1,286,634 | $1,094/sf | +0.9% |
Market read. Most recent trades (2026 to date) cleared a median $1,325/sf (floor-adjusted) across 2 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 5.1% 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 1-00306-7501; 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.
What would your apartment rent for?
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Buying here? Condo closing costs with a mortgage typically run 3 to 6% 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
The upper lofts require a substantial stair climb. With residential space extending to the fifth floor and no elevator, daily access and the route for moving large furnishings are material differences between floors.
Comparable buildings
- 328 Grand Street — A nearby small prewar condominium with a similarly limited residential inventory.
- 18 Orchard Street — A smaller condominium in an older low-rise building near the southern Lower East Side.
- The Library — A historic conversion with a somewhat larger association and a distinct former institutional use.
- 75 Allen Street — A larger prewar condominium alternative near the same park corridor.
More Lower East Side buildings
- 71 Ludlow Street — 1900 condominium
- 75 Allen Street — 1900 condominium
- 78 Ridge Street (The River Ridge) — 1930 condominium
- 100 Norfolk Street — 2016 condominium
- Blue (103 Norfolk Street) — 2007 condominium by SLCE Architects
- 115 Allen Street — 1889 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Lower East Side — read The Roebling Team Guide to Lower East Side.
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.
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646.939.7375 · c.cohen@compass.com