Wyckoff House (88 Wyckoff Street)

The conversion, designed by Castro-Blanco Piscioneri & Feder per the plan, kept the two original structures and joined them at the ground floor. Residential floors run from part of the first floor through the sixth, and the plan's key plans show a fifth-floor terrace. New double-hung aluminum windows with thermal breaks and double glazing went in throughout, and the parapets were rebuilt, per the architect's report.

The plan's unit schedule shows the typical apartment range. One-bedroom lines run from about 790 to about 1,010 square feet, two-bedroom lines from about 1,270 to 1,340 square feet, and the duplexes from about 1,750 to 2,300 square feet. The largest are the two garden duplexes and the three maisonettes, which pair a ground floor with a cellar-level study and have their own street doors. Several apartments have been combined through Department of Buildings filings since 2002.

A superintendent is on payroll, per the audited financial statements. The 1986 plan provided only part-time staff and no superintendent's apartment. The condominium is professionally managed. In fiscal 2019 it replaced its hot-water storage tanks, cleaned chimneys and ducts, and put down deposits on a new access-control system and a required elevator lock-out system, per the statements. Its by-laws don't require a funded reserve. Capital work is paid from operating surplus, assessments or borrowing, so ask for the current budget and any assessment history.

One disclosure item belongs in every buyer's diligence. The 2019 statements describe light-and-air easements over the neighboring properties at 90 Wyckoff Street and 175 Smith Street, granted when all three were under common ownership. According to the statements, filings for the 175 Smith Street easement had been recorded incorrectly with the Department of Buildings, and the board was working to correct them. Ask the managing agent where that stands, particularly for south- and east-facing apartments.

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 $1,418/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 1.3% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00391-7501; 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.

There is no abatement to lose. Unlike most Brooklyn condominium stock of the 2000s and 2010s, this building's taxes are already at full value. The J-51 benefit from the 1986 conversion is long off the roll.

Read the antenna leases. Rooftop rent covers a meaningful share of the budget. Ask for the current lease terms, renewal dates and any carrier notices. A lost lease would show up in common charges.

Ask about the easement. Get the board's current account of the 175 Smith Street light-and-air issue, and factor in what it could mean for the specific apartment's windows.

Confirm the pet rule in writing. The by-laws require consent and listing records disagree with each other. Get the current house rule before contract if it matters to you.

Lead with the building's history and its books. A 1905–1910 furniture-row building, an early Boerum Hill conversion, near-zero interest expense in the 2019 statements and roof income are facts buyers can check and will value.

Market the fireplace, duplex or private entrance directly. Those features separate a unit here from the neighborhood's newer condominium supply and should lead the listing.

If you're considering Wyckoff House, also evaluate:

• 120 Boerum Place — 1983 conversion of low-rise buildings into lofts at Dean and Bergen; the closest peer in era and structure
• 505 Court Street (Court Street Lofts) — 1918 factory converted to a 124-unit condominium in 2005; the larger loft conversion in Carroll Gardens
• 1 Tiffany Place — factory-loft condominium with parking in the Columbia Waterfront
• 422 State Street — 1912 apartment house converted to a co-op in 1980–81; the same conversion generation in Boerum Hill, co-op tenure
• 40 Dean Street (The Dean Boerum Condominium) — 21-residence 2002 condominium with deeded garage two blocks northwest
• 457 Atlantic Avenue — 21-residence ground-up condominium from 2004 over commercial space in Boerum Hill
• 71 Smith Street — 128-unit new-construction condominium at the north end of Smith Street; the new-development alternative