93 Rapelye Street (The Maritime)

The building is a six-story brick mid-rise with a cellar, on a corner lot of roughly 16,800 square feet per the plan (PLUTO carries about 15,500). The plan puts the building at about 57,000 square feet. The residential lobby is on Rapelye Street, reached by a walkway through the front courtyard. The community-facility unit has its own entrance on Hicks Street. The garage takes cars from both streets and holds 20 spaces, one of them designated accessible, with a covenant requiring its surrender to an owner with accessible plates.

The plan designed the building mainly for two-bedroom buyers. Thirty of the 40 residences were offered as two-bedrooms. The plan's energy schedule sized a typical two-bedroom at about 900 square feet and a three-bedroom at about 1,175, with larger duplex and triplex layouts at the top of the range. Listing records describe open kitchens, and the plan confirms every unit was delivered with a washer/dryer hookup. Several have private terraces or balconies. The 5A and 5B terraces also serve as roof over part of the fourth floor. Owners there must allow access for roof repairs and may not build decking or structures.

Quality Housing guidelines governed the design. The development gained extra floor area in exchange for set design elements, including two shared outdoor courtyards reserved to residential owners.

The condominium has been owner-governed since the sponsor sold out in early 2005. At the start the sponsor set aside no capital reserve fund, reasoning that a new building would not need one soon. The plan left it to the board to build reserves later through common charges or assessments. Twenty years in, ask for the current reserve balance, the capital plan and any open assessment before signing. Façade, roof, terrace-membrane and mechanical cycles now come due on a normal schedule. DOB records show sidewalk-shed and scaffold filings for exterior masonry work in 2003 and 2012, and a 2018 replacement of the fire-alarm control panel.

The cellar community-facility unit is its own condominium lot with its own owner, limited by the plan to community-facility uses as the Zoning Resolution defines them. A 2005 DOB filing converted it to a day care center, and DOF records show it carrying a school exemption. It pays common charges on its own common interest. Under the by-laws, changes to its permitted uses need that owner's consent.

The DOF lot record needs a note. PLUTO lists the condominium lot under a PARK zoning designation. The offering plan cites an R-6 district, and the other residential lots on the block map as R6B. Treat PLUTO's value as unreliable, and confirm current zoning on the city's zoning map before relying on any bulk or use assumption.

Sales and leases: Owners may sell, or lease for one year or longer, after first giving the condominium board notice and the chance to exercise its right of first refusal. Short-term and transient rentals are not permitted.

Pets: Dogs, cats, caged birds and fish are permitted if they cause no nuisance or health hazard. Any other animal needs board consent.

Roof and terraces: Owners may use the roof only with board approval, because unapproved use could void the roof warranty. Terraces are appurtenant to their units, with the owner obligations described above.

Financing: As a condominium, the building sets no board financing ceiling of the kind co-ops impose. Lender project approval applies. Confirm the current budget, reserve and insurance figures a lender will ask for.

Recent sales

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00364-7501) 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.

Price on the current tax bill. The 421-a benefit has run off. Pull the unit's current DOF bill and ignore carrying-cost figures from listings or sales before 2023.

Parking is a separate lot. Confirm whether a garage space is part of the deal, and ask whether any space is subject to the accessible-space covenant.

Read the exposure. Hicks Street units face the BQE trench. The plan's noise disclosure is the building's own admission, and window condition matters more here than usual.

Ask about reserves. The building began without a funded capital reserve. Ask for the current balance, the most recent assessments and the façade inspection status.

Know the cellar rooms. In 1A–1C, the lower-level space was offered as recreation rooms that may not be used as bedrooms, and marketing sometimes blurs that.

Lead with the layout and outdoor space. Two-bedroom buyers in Carroll Gardens compare room counts and private outdoor space first. Terraces and courtyard-facing exposures are the building's strongest points.

Put the parking on the page. A deeded space sets the unit apart on this edge of the neighborhood. If one conveys, price it into the ask, not in as an afterthought.

Get ahead of the tax question. Show buyers the actual current tax bill, so the abatement run-off comes across as a known number rather than a surprise.

If you're considering The Maritime, also evaluate:

• 110 Warren Street (Columbia Commons): later new-construction condominium on the Columbia Street Waterfront side of the expressway
• 344 Degraw Street: 2000 ground-up Carroll Gardens condominium; the closest vintage comparison
• 291 Union Street (Sackett Union): 2000s-era Carroll Gardens new construction at a smaller scale
• 345 Carroll Street: 2015 Carroll Gardens condominium; the newer-stock alternative
• 5 River Park (347 Henry Street): 2017 Cobble Hill new construction a short walk north
• 501 Hicks Street: Hicks Street condominium in a converted 1922 parochial school
• 1 Tiffany Place: factory-loft condominium on the waterfront side, with deeded parking
• 505 Court Street (Court Street Lofts): Carroll Gardens loft condominium with a larger unit count