Wyckoff House (88 Wyckoff Street)
88 Wyckoff Street, Brooklyn, NY 11201
BBL 3003917501 · BIN 3006148
- Year built
- 1905
- Type
- Condominium
- Units
- 42
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Wyckoff House (88 Wyckoff 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.
Wyckoff House is an early Boerum Hill condominium conversion, finished almost two decades before the neighborhood's 2000s wave of new-construction condominiums. Wyckoff House Associates bought the two corner buildings in 1985. The offering plan went out in June 1986, and the condominium began operating on May 1, 1987. It has been self-governing since, and it is now approaching its fortieth year.
The six-story Wyckoff Street wing and the four-story Smith Street wing were built as a furniture showroom and warehouse, per historical and listing records, and the conversion put 42 apartments into them around one lobby. That produced something rare in a neighborhood of rowhouses and small walk-ups: an elevator building of 1980s lofts and one- and two-bedrooms, with a gym, a roof deck, and a majority of apartments fitted with wood-burning fireplaces.
The finances are the other story. The condominium carries no debt — the 2018–19 audited statements show interest expense at or near zero — and rents space on the roof to wireless carriers. That antenna income ran about $67,000 in fiscal 2019, roughly 14 percent of revenue, which lowers what owners pay in common charges. Cash on hand at April 30, 2019 was about $436,000. Buyers should get current statements; the leases the 2019 statements describe had renewal terms running to late 2023.
Architecture and unit composition
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.
Building operations
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
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent closings at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Feb 11, 2026 | 2D | $1,300,000 |
| Jun 22, 2022 | 3F | $1,750,000 |
| Sep 27, 2021 | 4E | $1,340,000 |
| Oct 15, 2020 | 3C | $849,000 |
| Apr 30, 2019 | 4F | $1,375,000 |
| May 17, 2018 | 2-C | $1,010,000 |
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 3-00391-7501) 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.
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
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.
What to know if you’re selling
Lead with the building's history and its books. A 1905–1910 furniture-row building, an early Boerum Hill conversion, no building debt 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.
Comparable buildings
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
More Boerum Hill buildings
- 58 Saint Marks Place — 2019 condominium by Isaac & Stern Architects
- 610 Warren Street — 2015 condominium by Isaac & Stern Architects
- 71 Smith Street (The Boerum), The residential entrance is 265 State Street — 2016 condominium
- 8 St. Marks Place, Brooklyn — 2015 condominium
- 87 Smith Street (The Smith) — 2007 condominium
- The Atlantic (457 Atlantic Avenue) — 2004 condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Boerum Hill.
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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