- Year built
- 1880
- Type
- Condominium
- Units
- 12
- Floors
- 13
- Landmark
- No
- Pets
- Dogs and cats permitted per management-sourced records. Note the conflict: the condominium's house rules on file in The Roebling Research Library require prior written Board of Managers consent for any animal, and make that consent revocable at any time. Get the current position in writing
Every recorded sale at this building, 2006–2023
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,673
- Listing discount
- 3.5%
- Recorded sales
- 27
- On record
- 2006–2023
92 Warren is what happens when a loft conversion is allowed to go up as well as in.
The site held a five-story brick loft building of uncertain date — PLUTO says 1880, the city's footprint record says 1920, and neither is documented against a filing we could find. In October 2004 the property changed hands and an ALT-1 was permitted that did something more ambitious than the usual Tribeca conversion: it kept the existing masonry shell, built an entirely new structural frame inside it, and carried the building from five stories to thirteen. Sprinklers and standpipe went in during 2005 under a filing that describes the work plainly as a loft conversion. The condominium was organized in February 2006, the first residences closed in November of that year, and the sellout ran through November 2007.
The reason this was possible is a boundary. Block 137 sits below Chambers Street, outside both the Tribeca South Historic District and its Extension. We verified that by tax lot against the Landmarks Preservation Commission's own building database — the only designated property on the block is 160 Chambers Street, an individual landmark. Inside a historic district, an eight-story vertical addition on a nineteenth-century loft shell would face a Certificate of Appropriateness process it would very likely not survive. Outside one, on a C6-3 lot that permits residential use as of right, it is an engineering problem rather than a preservation problem. That single jurisdictional fact is the building's founding condition.
The product it produced is unusual for Tribeca. Twelve residences across thirteen floors means the upper stack is full-floor, and units 7 through 11 carry private terraces with unit 12 taking the roof. The lower floors keep the original building's arched openings, which on floors two through four are double-height — the residences behind them reach ceilings of roughly twenty feet. Fireplaces and central air run through the inventory. It is a small building with an amenity program — skylit gym, playroom, storage, bike room, part-time doorman — that reads as generous for twelve units and is expensive to carry for twelve units.
That is the underwriting tension, and the financial statements on file make it concrete. Common charges ran roughly $364,000 across the whole building in 2020 against operating expenses of about $332,000 — a lean operation with a single staffed position. Members' equity stood near $160,000 at year-end 2020 and cash near the same figure. The auditor noted that the condominium had not conducted a reserve study and had not developed a funding plan for future major repairs. The board raised common charges 9 percent effective June 2019, levied a six-month operating assessment that generated about $153,000 that year, and then approved a $600,000 assessment effective June 2021 running ten months, to fund Local Law 11 façade work and boiler repairs. For a twelve-unit building, $600,000 is real money — $50,000 per unit on average — and it is the clearest illustration available of how a small denominator behaves under a capital event.
Architecture and unit composition
The building occupies a mid-block interior lot of roughly 4,000 square feet with about 49 feet of Warren Street frontage. The design keeps the original brick shell at the base and rises above it in a taller, plainer volume — a legible two-part elevation that reads its own history from the sidewalk. The signature is the arched fenestration on the lower floors, doubled in height, which is the surviving evidence of the loft building underneath.
The stack sorts into three tiers. The lower floors are split into east and west half-floor residences — the ACRIS unit-lot schedule records units designated 3W, 3E, 4E, 5W and 5E — with the ground-level residence carrying courtyard access. Floors seven through eleven are full-floor plates with private terraces. Unit 12 is a duplex penthouse with roof access, over 3,000 square feet in the configuration described by listing records, with private outdoor space. Ceiling heights range from conventional on the newer upper floors to roughly twenty feet in the double-height residences behind the arched windows.
Every residence has central air conditioning and a fireplace. The mixed vintage of the structure — original masonry below, new frame above — means that acoustic and thermal performance is not uniform floor to floor, and it is worth asking specifically about window type and sound transmission on the lower floors, where the original openings were retained.
Building operations
The condominium is professionally managed but lightly staffed: a part-time doorman covering Monday through Saturday, video intercom and security cameras filling the gaps, and a payroll of roughly $93,000 to $96,000 in the years covered by the financial statements on file — one full-time position. The amenity program is a skylit fitness room, a children's playroom, private storage cages and a bike room.
The capital record on file runs through 2020 and shows a building in the middle of a façade cycle. Documented spending includes waterproofing and hot-water heater replacement in 2019, engineering fees for the exterior façade project and a new elevator door monitoring system in 2020, and elevator maintenance running $13,000 to $21,000 annually. The $600,000 assessment approved for June 2021 was directed at Local Law 11 façade work and boiler repairs. The financial statements also disclose that the board was negotiating an access agreement with a developer that had excavated and built a foundation on an adjacent site, which the condominium would need to accommodate for construction protections.
None of that is alarming for a building of this age and size; all of it is five years stale. Anyone transacting here should request the most recent two years of audited financials, the current Local Law 11 filing status, the outcome of the adjacent-site development, and the current reserve position. The absence of a reserve study is itself a diligence item — it means the building has no engineered forecast of what the next decade costs.
Policy framework
Ownership form: Condominium. Sales close through the board's right of first refusal rather than a cooperative approval, so timelines are shorter and more predictable — 30 to 45 days is typical. The application fee schedule is modest but the refundable move-in and move-out deposits are $5,000 each.
Financing: 80 percent maximum per management-sourced records.
Pied-à-terre: Recorded as not permitted — an unusual restriction for a condominium and one that would meaningfully narrow the buyer pool if it holds. A separate entry in the same records permits secondary-residence use with board approval. These two positions are difficult to reconcile, and any buyer whose plan depends on non-primary use should get the managing agent's written answer before contract.
Subletting: Permitted with board approval. Short-term rentals and Airbnb are prohibited, and the house rules on file prohibit leasing anything less than an entire unit — no room rentals.
Structures: Co-purchase, guarantors, parents purchasing for employed or student children, corporate purchase and diplomatic purchase are all recorded as permitted with board approval. That is a broadly accommodating posture, and it sits oddly beside the pied-à-terre restriction.
Pets: Management-sourced records permit dogs and cats. The house rules on file take the opposite starting position — no animal may be kept without express prior written Board of Managers consent, revocable at any time. The practical answer is probably that pets are routinely approved; the documentary answer is that consent is required and revocable. Confirm before you buy a dog.
Use: Residential, with home-occupation and professional office use permitted subject to zoning and prior written board consent. No transient or hotel use. Floors must be 80 percent covered in rugs or equivalent noise-reducing material outside kitchens, baths and foyers.
Alterations: The alteration process carries application and inspection fees and a refundable $10,000 security deposit. In a building with a new structural frame inside an old shell, alteration scope review is not a formality.
Flip tax: Not documented in the fee schedule available to us. Confirm whether a resale capital contribution exists before pricing a sale.
Real estate taxes: No abatement of any kind, and no J-51 history on the lot. This is a fully taxed building and always has been.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $19,163/yr
- Per unit / month range
- $0 – $133
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).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
The condominium's sellout ran from November 2006 through November 2007 across all twelve unit lots, to twelve separate buyers at twelve separate prices — the recorded pattern of a genuine for-sale offering rather than a bulk transfer. Resale activity has been steady since, with transactions in most years across most lines, so the building has a real transaction record for a twelve-unit house.
Pricing sorts by tier, and the tiers are far apart. The lower half-floor residences behind the arched windows are the entry point and trade on the strength of their volume — twenty-foot ceilings do more for a buyer than square footage suggests. The full-floor terraced residences on floors seven through eleven are the core product and price at a clear premium. The duplex penthouse is its own market and has repriced substantially over the building's life. Comparables should be drawn line-by-line rather than from a building average, because the three tiers do not track each other.
Two facts should be in every underwriting model here. There is no tax abatement, so the tax line is at full assessment from the first day of ownership. And the building has twelve units, no reserve study on file as of the most recent statements available to us, and a documented history of substantial assessments — including a $600,000 levy for façade and boiler work. Neither fact is disqualifying; both change the true monthly number materially. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|---|---|---|
| Jun 13, 2023 | DPLX1 | 3 BR · 3 BA · 2,219 sf | $2,800,000 | $1,262/sf | -16.4% |
| May 10, 2023 | — | 3 BR · 2.5 BA · 2,183 sf | $4,550,000 | $2,084/sf | -4.2% |
| Dec 13, 2022 | 3E | 2 BR · 2 BA · 1,641 sf | $2,925,000 | $1,782/sf | -2.0% |
| Oct 31, 2022 | 4E | 2 BR · 2 BA · 1,641 sf | $2,750,000 | $1,676/sf | -3.5% |
| Apr 1, 2022 | 5E | 3 BR · 2.5 BA · 2,845 sf | $4,850,000 | $1,705/sf | -7.6% |
| Feb 28, 2020 | 3 | 3 BR · 3 BA · 2,378 sf | $3,875,000 | $1,630/sf | -14.4% |
| Feb 28, 2020 | 2 | 2,378 sf | $3,875,000 | $1,630/sf | off-mkt |
| Sep 19, 2019 | 1 | 2 BR · 3 BA · 2,219 sf | $2,940,000 | $1,325/sf | -19.5% |
Market read. Most recent trades (2023) cleared a median $1,673/sf across 2 sales. Median listing discount 3.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-00137-7503) 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
Underwrite assessment risk, not just common charges. Twelve units, a lean reserve, no reserve study on file, and a $600,000 assessment already in the building's history. Ask for the current reserve balance and the most recent Local Law 11 filing before you sign.
Get the pied-à-terre and pet answers in writing. Management-sourced records say pied-à-terre is not permitted while separately permitting secondary residence with board approval, and the house rules require prior written, revocable board consent for any animal. Neither should be taken from a summary.
There is no abatement. Full taxes from day one. Run the True Monthly Carrying Cost Calculator against the actual current bill for the specific unit.
Know which tier you are buying. The double-height lower residences, the full-floor terraced units and the penthouse are three different products with three different price behaviors. A building-average per-foot number will mislead you in either direction.
Ask about the neighbors, and about the service level. The financial statements on file record an adjacent site excavated and foundationed for new construction with an access agreement under negotiation — find out what got built and what it does to light and to the party wall. The doorman is part-time, Monday through Saturday.
What to know if you’re selling
Sell the volume. Twenty-foot ceilings behind double-height arched windows are not reproducible in new construction at this price, and they are the building's most distinctive asset.
Be direct about the assessment history and price against the tier. Buyers' counsel will read the financials; presenting the façade and boiler assessment as completed work, with what it bought, beats letting it surface in diligence. And use the same tier's own history — a full-floor terraced unit and a lower half-floor unit are not comparables for each other.
Assemble the diligence package early. Current financials, reserve position, Local Law 11 status, house rules and the alteration agreement. A twelve-unit condominium that hands over a complete file closes faster than one that does not.
Comparable buildings
If you're considering 92 Warren Street, also evaluate:
- 101 Warren Street — the large full-service condominium directly across the street; the amenity-and-staff opposite of a twelve-unit house
- 77 Warren Street — Warren Street loft building on a separate block; comparable boutique scale
- 56 Warren Street — small Warren Street co-op; the cooperative alternative on the corridor
- 41 Warren Street — boutique Warren Street loft conversion
- 38 Warren Street — small-building Warren Street alternative
- 37 Warren Street — Warren Street loft conversion condominium
- 30 Warren Street — new-construction Warren Street condominium; the contemporary alternative on the same street
- 12 Warren Street — boutique Warren Street condominium at the Broadway end
- 108 Duane Street — Tribeca loft conversion of similar unit count one block north
- 134 Duane Street — small Tribeca loft condominium; comparable scale and management posture
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
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.
Considering a move at 92 Warren Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 92 Warren 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.