THE CONDO BOOK PROJECT

104 Wooster Street Condominium

104 Wooster Street, Manhattan, NY 10012

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Overview

Units
8 residential · 1 commercial
Subway
4 min walk to Prince St R WSpring St C E, 4 min
Developer
Carter Management Corp.
Principals
Jason D. Carter, Julia Vance Carter
Average $/sf
$1,187Homes in Schedule A, as first offered
Common charges
$1,238–$2,306 a monthSponsor's first-year estimate in Schedule A, First year of operation
Offering price
$39.4 million total

The sponsor of record is 102-106 Wooster LLC, represented by Maxx Properties. The offering plan runs 709 pages. The sponsor has filed 6 amendments, the latest in November 2002. The nearest other condo plan on file is 103 Greene Street Condominium *, next door.

Plan CD990087 · Rehab · accepted May 4, 2000 · AG record ↗

Compare

FigureThis building1132 Perry29 units · 0.8 miaccepted 2000Bayard House35 units · 0.2 miaccepted 2001
Common ChargesPer Square Foot / Month$0.45Highest$0.30$0.26
Average Offering PricePer Apartment$4MAbove peers$2.37M$3.58M
Average PricePer Square Foot$1,187Highest$932$578
Property TaxesPer Square Foot / Month$0.28Below peers$0.31$0.36
Average Unit SizeSquare Feet3,371 SFIn line2,540 SF6,190 SF

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Unit mix, closings, budgets, finishes and the team, against 132 Perry and Bayard House, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Manhattan plans on size, $/SF and launch date, within 2 miles when possible.
  • Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
  • Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
  • Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.

Closings Pro

Homes closed100% of the homes in Schedule A8 of 8
Closing prices vs. Schedule A6 homes: $28,413,600 at closing against $17,800,000 in Schedule A (p. 33)+59.6%
Average closing price6 homes, on their Schedule A square feet$1,518 / SF
Closingsfirst and latest recordedNov 4, 2002 – Sep 3, 2014

Sales recorded with the Department of Finance (ACRIS) through Nov 30, 2025: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.

All 9 closings
HomeRecordedClosing priceSchedule ADifference
4NNov 4, 2002$2,851,100$3,150,000 p. 33−9.5%
4SNov 26, 2002$2,687,500$3,150,000 p. 33−14.7%
PHNJul 31, 2003$5,200,000——
PHSAug 13, 2003$5,900,000——
COMFeb 29, 2008$4,739,150——
2NOct 7, 2008$5,375,000$2,750,000 p. 33+95.5%
3NDec 6, 2011$5,250,000$2,950,000 p. 33+78%
3SNov 8, 2013$5,500,000$2,950,000 p. 33+86.4%
2SSep 3, 2014$6,750,000$2,850,000 p. 33+136.8%

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Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

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Budget

From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size

Team

Sponsor
102-106 Wooster LLC
Developer
Carter Management Corp.
Principals
Jason D. Carter, Julia Vance Carter
Tax estimate
Stephen E. McArdlePrepared the first-year real estate tax projection
Construction lender
Corus Bank$9.4 million loan stated in the plan

From our research: Do NYC Developers Rehire the Same Firms?

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