84 Forsyth Street
84 Forsyth Street, between Hester and Grand streets, Lower East Side
Lower East Side
BBL 1003067501 · BIN 1003955
- Year built
- 1900
- Type
- Condominium
- Landmark
- No
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
- $1,325
- Listing discount
- 5.1%
- Recorded sales
- 14
- On record
- 2013–2026
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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.
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.
| 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 | off-mkt |
| May 23, 2014 | 5F | 1,553 sf | $1,311,862 | $845/sf | off-mkt |
| May 9, 2014 | 1 | 2,827 sf | $1,908,435 | $675/sf | off-mkt |
Market read. Most recent trades (2026) cleared a median $1,325/sf across 2 sales. 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) 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.
At the recent median sale of $1.84M (3 sales since 2024), a buyer putting 25% down would pay about $75,419 to close, or 4.1% of the price.
- Mansion tax: $18,400
- Mortgage recording tax: $26,565
- Title insurance: $8,280
- Attorneys, lender, building fees, reserves and filings: $22,174
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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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
- 75 Allen Street — 1900 condominium
- 78 Ridge Street (The River Ridge) — 1930 condominium
- The Royal Elizabeth, 80 Elizabeth Street — 1929 condominium
- 86 Canal Street — 2012 condominium
- 95 Madison Street — 1900 condominium
- 100 Norfolk Street — 2016 condominium
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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