THE CONDO BOOK PROJECT

74 Warren Street Condominium

74 Warren Street, Manhattan, NY 10007

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Overview

Units
4 residential
Subway
1 min walk to Chambers St 1 2 3Chambers St/WTC/Park Place/Cortlandt St 2 3 A C E R W, 2 min
Principals
Shai Shamir, Oz Levi
Average $/sf
$1,625Homes in Schedule A, as first offered
Common charges
$2,176–$3,960 a monthSponsor's first-year estimate in Schedule A, Twelve Month Period Commencing July 1, 2024 and Ending June 30, 2025
Offering price
$14.9 million total $16 million when first offered

The sponsor of record is 6r Tribeca Owner 2021 LLC, represented by Dl Partners. The offering plan runs 497 pages. The sponsor has filed 4 amendments, the latest in December 2025. The nearest other condo plan on file is 146 Chambers Condominium, next door.

Plan CD230242 · New · accepted Apr 23, 2024 · AG record ↗

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FigureThis building1Acacia 11824 units · 1.3 miaccepted 2022650 East 6th35 units · 1.7 miaccepted 2022
Common ChargesPer Square Foot / Month$1.07In line$0.42$1.54
Average Offering PricePer Apartment$4MIn line$5.57M$2.51M
Average PricePer Square Foot$1,625Below peers$1,904$1,866
Property TaxesPer Square Foot / Month$0.91Lowest$1.54$1.17
Average Unit SizeSquare Feet2,460 SFIn line2,926 SF1,345 SF

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Unit mix, closings, budgets, finishes and the team, against Acacia 118 and 650 East 6th, 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 A4 of 4
Closing prices vs. Schedule A3 homes: $10,407,750 at closing against $12,640,000 in Schedule A (p. 67)−17.7%
Average closing price3 homes, on their Schedule A square feet$1,340 / SF
Closingsfirst and latest recordedMar 3, 2025 – Feb 25, 2026

Sales recorded with the Department of Finance (ACRIS) through May 31, 2026: 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 4 closings
HomeRecordedClosing priceSchedule ADifference
3WMar 3, 2025$2,903,500$3,295,000 p. 67−11.9%
RESI.Mar 3, 2025$2,850,000——
4WApr 15, 2025$2,854,250$3,350,000 p. 67−14.8%
5WFeb 25, 2026$4,650,000$5,995,000 p. 67−22.4%

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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
6r Tribeca Owner 2021 LLC
Principals
Shai Shamir, Oz Levi
Tax estimate
Korngold Powers LLPPrepared the first-year real estate tax projection
Construction lender
Forthill Tribeca Holder

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

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