84 Front Street (The Nexus)

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.

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.

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.

Market read. Most recent trades (2026 to date) cleared a median $1,296/sf (floor-adjusted) across 1 sale. 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 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00051-7501; 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.

Run the tax analysis first. Department of Finance records last list the 421-a exemption on the residential lots for the 2023 tax year. 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.

Lead with service and parking. A full-time doorman, a fitness center, a garden, a sun terrace, and an attended garage is a combination to compare against specific converted lofts and their actual services. 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 check the expired exemption 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.

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