89 South 4th Street

The Department of Buildings permitted the work in October 2020 as an alteration with horizontal and vertical enlargement. The filing takes an existing two-story, 22-foot building with two apartments to four stories, 54 feet and four apartments, adding about 3,586 square feet of floor area at an estimated cost of $1.12 million. A builder's pavement plan covers 129 feet of frontage on South 4th and Berry Streets, which confirms the corner position. The condominium subdivision into tax lots 1101 through 1104 was completed in March 2023.

PLUTO still gives 1994 as the year built, the date of the original structure, and records 4,861 square feet. Listing records describe three three-bedroom homes and one two-bedroom, a rooftop terrace, and a parking space offered for sale with unit 4.

Per the offering plan filed with the New York State Attorney General (plan CD220025), the plan was submitted January 31, 2022, accepted December 16, 2022 and declared effective May 17, 2023, with 89 S 4 LLC as sponsor. The initial total offering price was $5,850,000; the current total is $7,400,000, a 26% increase across amendments. The Attorney General's online record returned no data when checked for this page, so these figures come from the database's summary export and the amendments themselves were not reviewed. The database records three units sold; ACRIS shows all four deeded.

Three deed amounts equal a round price times 1.01825, the combined state and city transfer tax rate. That pattern usually means the buyer paid the transfer taxes and the deed states the grossed-up figure; the net prices are our arithmetic and match the listed prices for units 1, 2 and 4. Unit 3 was listed at $1,795,000 and the deed states $1,860,000; the record does not say whether parking or another item accounts for the difference. Sizes are from listing records. The four net prices total $7.2 million, about 97% of the plan's current total.

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 (2024) cleared a median $1,292/sf (recorded) across 1 sale. Median listing discount -1.8% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02429-7502; 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.

Resale only. Every unit has been sold by the sponsor, so purchases now are resales from individual owners, with the condominium's board approval process and right of first refusal, if any, set by the by-laws.

Small-building budget. Four owners share the roof, facade and systems of a building that is partly a 1990s structure and partly a 2020s enlargement. Ask for the reserve balance and any engineer's report.

Comparable use. For pricing a South Side resale, these deeds are cleaner comparables than asking prices; adjust for the 2023 to 2024 timing.

If you're considering 89 South 4th Street, also look at these South Side condominiums:

• 78 South 3rd Street — three-residence enlargement of an older house on the same tax block
• 101 South 4th Street — two-residence condominium completed in 2024, nearby on South 4th Street
• 251 South 3rd Street — small South Side condominium with more residences sharing costs
• 46 South 2nd Street — low-rise condominium closer to the waterfront
• 24 Dunham Place — low-rise condominium in the same South Side market