92 Warren Street

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 ACRIS unit-lot schedule records 3W, 3E, 4E, 5W and 5E; those labels do not independently prove east/west or half-floor geometry. Management records describe ground-level courtyard access and terraces on floors seven through eleven. Confirm the actual apartment boundaries and floor plans. 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 structure combines original masonry below with a newer frame above. That difference alone does not establish acoustic or thermal performance; ask about the particular apartment's windows, insulation and sound transmission, including the lower floors where original openings were retained.

Management-sourced records describe professional management, a part-time doorman Monday through Saturday, video intercom and security cameras, with payroll of roughly $93,000 to $96,000 in the historical statements through 2020; that amount does not independently establish current staffing or a full-time headcount. 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. No reserve study was identified in the historical statements; confirm whether a later study or other engineered capital forecast exists.

Ownership form: Condominium. Sales close through the board's right of first refusal rather than a cooperative approval. Thirty to forty-five days is a typical closing estimate. 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: The assessment roll shows no exemption on the lot and no J-51 history; check the specific unit's tax bill for any abatement.

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 (2023) cleared a median $1,673/sf (recorded) across 2 sales. Median listing discount 3.5% 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 1-00137-7503; 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.

Underwrite assessment risk, not just common charges. The historical file through 2020 reports twelve units, roughly $160,000 in cash and no reserve study, followed by a $600,000 assessment approved for June 2021; those records do not establish the current reserve position. 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.

The assessment roll shows no exemption. Check the specific unit's current tax bill for any abatement and run the True Monthly Carrying Cost Calculator against it.

Know which tier you are buying. Compare the double-height lower residences, upper terraced homes and penthouse using their actual plans and dated sales; a building average can obscure those differences.

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.

Sell the volume. The reported twenty-foot ceilings behind double-height arched windows are specific features to measure and document; compare current alternatives before making a price or rarity claim.

Be direct about the assessment history and price against the tier. Buyers' counsel will read the financials; presenting the façade and boiler assessment with what it funded, and records confirming the work's completion, beats letting it surface in diligence. Compare the actual plans and terrace rights; upper terraced homes and lower residences may inform the same analysis with explicit adjustments.

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.

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 building; verify tenure and the current management arrangements