84 Front Street (The Nexus)
84 Front Street, Brooklyn, NY 11201
DUMBO, Brooklyn
BBL 3000517501 · BIN 3389054
- Year built
- 2006
- Type
- Condominium
- Units
- 56
- Floors
- 12
- Landmark
- No
- Subletting
- Permitted under the condominium framework; board right of first refusal, minimum lease term and application procedure not documented - confirm from by-laws and house rules
- Pied-à-terre
- Permitted (standard NYC condominium); units in the building are held by trusts and by ownership entities per DOF owner records
- Washer / dryer
- In residences
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated declaration June 2, 2006; amended declarations 2007, 2014, 2021). Reported and subject to confirmation. Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2006–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,296
- Listing discount
- 0.0%
- Recorded sales
- 131
- On record
- 2006–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Nexus 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.
There is a straightforward way to understand where The Nexus sits in DUMBO: the Landmarks Preservation Commission built its historic district around it. On the same tax block stand the 1877 Carl Eisenach warehouses at 100 and 104 Front Street and the Mercein Thomas loft blocks at 75 and 81–91 Washington Street, all of them inside the DUMBO Historic District designated on December 18, 2007. 84 Front Street is not. The building was finished in 2006, in the last window before designation, and the boundary was drawn to exclude it.
That timing explains everything about the building's architecture. Meltzer Mandl Architects designed a twelve-story condominium with an asymmetrical façade of yellow brick and metal panels in blue, green, and metallic silver, a heavy run of corner windows, a major setback at the eighth floor, and a curved center section with deeply inset top-floor glazing. It is a composition that could not be built on this block today, and one that no Landmarks-reviewed application would have produced. Whether a given buyer reads that as confidence or as a period artifact of the mid-2000s Brooklyn boom is a matter of taste; what is not in dispute is that the design bought its residents a great deal of light, a great many corner exposures, and the setback terraces and roof-deck inventory that the neighborhood's converted loft stock structurally cannot offer.
The development entity of record was 84 Front Street, LLC, and the project is attributed in Brooklyn development records to Boymelgreen Developers — Shaya Boymelgreen's firm, which in the same years was building at scale across Brooklyn and Lower Manhattan. The condominium declaration was recorded June 2, 2006, and the sponsor's first closings followed that August. Twenty years of resales have followed, entirely to individual owners, trusts, and family entities.
What the building actually delivers is the fullest service package on its blocks. A full-time doorman with video security, a fitness center, a landscaped garden, a furnished common sun terrace, a water feature in the lobby, central air, in-unit laundry, and — the scarcest item in DUMBO — a full-service garage whose spaces are separately deeded condominium units. Eight parking units, three ancillary terrace and storage units, and two ground-floor commercial units round out the condominium alongside the 56 apartments. In a neighborhood where the marquee addresses are converted daylight factories with limited staff and no parking, that combination defines a distinct and durable buyer segment.
The counterweight is the tax line. Department of Finance records show the residential units carrying a 421-a exemption from the building's earliest assessment years, and a benefit granted on a 2006 completion is at or near the end of its life. The consequence is the same one that governs every mid-2000s condominium in Brooklyn: the monthly number a buyer sees on a listing may not be the monthly number they will pay in two or three years. That is a diligence item, not a defect — but it is the diligence item at this building, and it should be run against the current bill on the specific unit rather than against a building average.
Architecture and unit composition
Twelve stories, 56 apartments, and a plan driven by the façade's geometry rather than by a repeating floor plate. The eighth-floor setback and the curved central section mean the upper floors carry a different mix from the lower ones — larger units, more private outdoor space, and the building's deepest views toward the bridges and Lower Manhattan. Apartments run from roughly 600 square feet at the small end to approximately 2,000 in the main inventory, with a penthouse tier above that: the largest documented residence runs approximately 2,191 square feet, configured as a three-bedroom expandable to four with 2.5 baths, a double-sided gas fireplace, two balconies, and a planted private roof deck with irrigation and a grilling area.
Corner windows are the through-line. The asymmetrical composition puts glazing at the corners on most floors, which in practice means that a large share of the inventory has two exposures — a meaningful advantage over the deep floor plates of DUMBO's converted warehouses, where interior light can be the limiting factor. The trade-off is that the building's units vary substantially line to line, so per-square-foot comparisons within the building need to be drawn against the same line and floor band rather than the building average. Line-by-line layouts, square footages, and common-interest allocations are maintained in The Roebling Research Library and shared with clients during diligence.
Building operations
The Nexus operates as a full-service condominium under a board of managers, with a doorman staffing model and video security, an attended garage, and the amenity set described above. No managing agent is named in the public record; confirm current management, the common-charge schedule, the reserve position, and any assessment history from the condominium's own financial statements during diligence. The Roebling Team remains the contact of record for transaction questions.
Three operating themes deserve attention in a building of this vintage. The first is the envelope: a mixed brick-and-metal-panel façade at twenty years old is at the point where sealant, panel attachment, and window-perimeter work typically appear in a Local Law 11 cycle, and the setbacks and terraces multiply the waterproofing detail. The second is mechanical: central air and in-unit laundry in a 2006 building mean condenser, compressor, and appliance replacement cycles are now current, at the unit level and at the building level. The third is the parking and commercial structure: with eight parking units, three terrace units, and two commercial units separately deeded, the declaration and by-laws govern how those interests share common charges and what use restrictions apply — documents worth reading before contract.
Local Law 97
- 2024–2029 annual penalty
- $4,338/yr
- 2030–2034 annual penalty
- $50,141/yr
- Per unit / month range
- $6 – $75
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2010–15 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
421-a Tax Abatement
- Last year of benefit
- FY2022
- Fully taxed from
- FY2023 (2022–23)
- Program
- 421-a (15-year)
The 421-a benefit has run its term. Taxes on these units have stepped up toward the full assessed amount, so the low carrying cost this building once carried is no longer available. Price from the current tax bill, and treat any comparable sale made while the abatement was still running as a different asset.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill. Years shown are NYC tax years, which start July 1 — FY2023 runs July 1, 2022 to June 30, 2023. The benefit last appears on the 2022 assessment roll, which is what dates the end of the term.
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 |
|---|---|---|---|---|---|
| Apr 27, 2026 | 7F | 2 BR · 2 BA · 1,130 sf | $1,475,000 | $1,305/sf | +1.7% |
| Oct 24, 2025 | 8F | 2 BR · 2 BA · 1,130 sf | $1,500,000 | $1,327/sf | +0.0% |
| Jun 11, 2024 | 4C | 2 BR · 2 BA · 1,047 sf | $1,400,000 | $1,337/sf | +0.0% |
| Jun 7, 2024 | 2B | 2 BR · 2 BA · 1,098 sf | $1,430,000 | $1,302/sf | -2.7% |
| Jan 10, 2024 | 11D | 2 BR · 2 BA · 921 sf | $1,197,000 | $1,300/sf | +0.0% |
| Nov 14, 2023 | 2A | 1 BR · 1 BA · 603 sf | $955,000 | $1,584/sf | -4.0% |
| Nov 1, 2023 | 8E | 2 BR · 2 BA · 1,071 sf | $1,300,000 | $1,214/sf | -6.8% |
| May 16, 2022 | 3A | 1 BR · 1 BA · 786 sf | $999,000 | $1,271/sf | -0.1% |
Market read. Most recent trades (2026) cleared a median $1,296/sf across 1 sale. Median listing discount 0.0% from the last ask.
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 3-00051-7501) 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.
What to know if you’re buying
Run the tax analysis first. The 421-a exemption on a 2006 building is at or near the end of its schedule. Pull the current tax bill on the specific unit, establish where it sits, and model the fully assessed number into your carrying cost before you set a price.
Establish whether parking conveys. The garage spaces are separately deeded condominium units, not a building amenity allocated by the board. Deeded parking in DUMBO is scarce and it carries real value; confirm in the contract whether a space is included and how its common charges are billed.
Buy the line, not the building. Corner glazing, the eighth-floor setback, and the curved upper section mean exposure and outdoor space vary sharply by unit. Two apartments of the same square footage in this building can be very different assets.
Ask about the façade and the systems. A mixed brick-and-panel envelope with multiple setbacks, at twenty years old, is squarely in Local Law 11 territory. Review the current cycle status, the reserve, and the assessment history.
Understand the landmark geography. The building itself is unregulated, but its immediate neighbors on the same block are inside the DUMBO Historic District. That protects the streetscape and the low-rise context around it — a quiet but real support for light and views.
What to know if you’re selling
Lead with service and parking. A full-time doorman, a fitness center, a garden, a sun terrace, and an attended garage is a package the neighborhood's converted lofts cannot match. For the buyer who wants DUMBO without a walk-up-scale service model, this is the argument.
Be transparent about 421-a. Sophisticated buyers will model the phase-out themselves, and a listing that quotes a stale tax figure invites a renegotiation. Disclose the current position and let the buyer price it.
Market the exposures. Corner windows, setback terraces, and roof-deck inventory are the design's payoff. Photograph the light and name the exposures; per-square-foot comparisons alone understate what the building's geometry provides.
Price against post-2000 ground-up condominiums. The right comparables are DUMBO's newer full-service buildings, not the loft conversions on Water and Washington Streets whose per-square-foot averages reflect a different product entirely.
Have the governance package ready. Parking units, commercial units, and terrace units all sit in the same declaration. A complete document set in the deal room shortens diligence and reduces the questions that stall a mid-market condominium contract.
Comparable buildings
If you're considering 84 Front Street, also evaluate:
- 98 Front Street — the 2019–21 ODA-designed condominium at the Adams Street corner of the same block; the newer, larger, deeper-amenity alternative next door
- 85 Adams Street (The Beacon Tower) — 2004–06 ground-up condominium tower at the bridge approach; the closest contemporary in vintage and format
- 133 Water Street — 52-unit 2006–07 new construction with 16 deeded parking units, inside the DUMBO Historic District
- 205 Water Street — 65-unit condominium of the turn of the 2010s; one of the few new buildings the Commission approved inside the district
- 100 Jay Street (J Condominium) — the 267-unit 2007 tower over a parking garage; the large-scale full-service comparison
- 70 Washington Street — the 259-unit 2005–06 loft conversion a block west; the converted-warehouse alternative at scale
- 51 Jay Street — 2015–17 loft conversion; the newer conversion tier
- 30 Front Street — 76-unit 2023 ground-up condominium; the current-generation new construction on the same street
- 85 Jay Street (Front & York) — the 2021 full-block development; the neighborhood's deepest amenity program
- 37 Bridge Street (Kirkman Lofts) — 45-unit conversion of a 1915–16 industrial building to the east
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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