THE CONDO BOOK PROJECT

91 Leonard Street Condominium

91 Leonard Street, Manhattan, NY 10013

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Overview

Units
111 residential · 76 storage · 1 commercial
Subway
5 min walk to Franklin St 1Canal St 6 J N Q R W Z, 5 min
Developer
Toll Brothers
Principals
David Von Spreckelsen
Offering price
$322.9 million total $322.8 million when first offered

The sponsor of record is Smi 91 Leonard Street LLC**, represented by Seiden & Schein, P.C.. The offering plan runs 517 pages. The sponsor has filed 24 amendments, the latest in March 2023. The nearest other condo plan on file is Cast Iron House Condominium, next door.

Plan CD170129 · New · accepted Oct 18, 2017 · AG record ↗

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FigureThis building1200 East 21st267 units · 1.7 miaccepted 201725 Park Row3110 units · 0.4 miaccepted 2018
Average Offering PricePer Apartment$2.91MBelow peers$3.1M$3.9M

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Unit mix, closings, budgets, finishes and the team, against 200 East 21st and 25 Park Row, 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 the plan111 of 111
Closingsfirst and latest recordedAug 6, 2019 – Jan 9, 2025

Sales recorded with the Department of Finance (ACRIS) through Sep 30, 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 184 closings
HomeRecordedClosing priceSchedule ADifference
9CAug 6, 2019$2,690,000one deed, 2 homes——
SU48Aug 6, 2019$2,690,000one deed, 2 homes——
13GAug 9, 2019$2,457,000one deed, 2 homes——
SU38Aug 9, 2019$2,457,000one deed, 2 homes——
14FAug 12, 2019$2,321,000——
16CAug 14, 2019$1,038,615one deed, 2 homes——
SU74Aug 14, 2019$1,038,615one deed, 2 homes——
15DAug 15, 2019$1,364,455——
3FAug 16, 2019$869,993——
10EAug 19, 2019$1,440,000——
16FAug 20, 2019$2,475,000——
2EAug 21, 2019$3,375,000one deed, 2 homes——
SU15Aug 21, 2019$3,375,000one deed, 2 homes——
4FAug 23, 2019$1,200,000——
9DAug 23, 2019$848,813——
2AAug 26, 2019$1,654,656——
3AAug 26, 2019$1,591,728——
3HAug 27, 2019$1,474,630one deed, 2 homes——
9BAug 27, 2019$2,416,511——
SU16Aug 27, 2019$1,474,630one deed, 2 homes——
11BAug 28, 2019$1,622,276——
8FAug 29, 2019$5,298,158one deed, 2 homes——
SU13Aug 29, 2019$5,298,158one deed, 2 homes——
3DAug 30, 2019$1,276,071one deed, 2 homes——
SU4Aug 30, 2019$1,276,071one deed, 2 homes——
7ESep 3, 2019$1,480,000——
15FSep 9, 2019$2,466,200one deed, 2 homes——
SU71Sep 9, 2019$2,466,200one deed, 2 homes——
5DSep 11, 2019$790,162——
5CSep 12, 2019$2,660,891——
2BSep 13, 2019$1,556,090——
2CSep 13, 2019$3,268,200one deed, 2 homes——
7FSep 13, 2019$1,225,158——
SU7Sep 13, 2019$3,268,200one deed, 2 homes——
5FSep 16, 2019$1,235,341one deed, 2 homes——
SU5Sep 16, 2019$1,235,341one deed, 2 homes——
11GSep 17, 2019$2,421,000——
5BSep 19, 2019$1,515,360——
10CSep 19, 2019$2,693,200one deed, 2 homes——
SU14Sep 19, 2019$2,693,200one deed, 2 homes——
4ESep 20, 2019$1,505,177one deed, 2 homes——
SU54Sep 20, 2019$1,505,177one deed, 2 homes——
6ESep 23, 2019$1,398,261——
8BSep 24, 2019$2,374,702——
5ESep 26, 2019$1,413,535——
9FSep 26, 2019$3,703,200one deed, 2 homes——
11ASep 26, 2019$2,913,148——
11DSep 26, 2019$883,986——
14BSep 26, 2019$4,064,788——
SU18Sep 26, 2019$3,703,200one deed, 2 homes——
4DSep 27, 2019$838,223one deed, 2 homes——
6BSep 27, 2019$1,500,086——
SU44Sep 27, 2019$838,223one deed, 2 homes——
3COct 1, 2019$2,574,340one deed, 2 homes——
SU20Oct 1, 2019$2,574,340one deed, 2 homes——
10FOct 4, 2019$3,989,707one deed, 2 homes——
SU73Oct 4, 2019$3,989,707one deed, 2 homes——
10AOct 8, 2019$2,833,993——
13DOct 8, 2019$997,885——
13EOct 10, 2019$1,500,137——
15COct 10, 2019$919,683——
6AOct 11, 2019$2,628,200——
6DOct 11, 2019$819,488——
7BOct 11, 2019$1,637,550——
7DOct 11, 2019$829,263——
16BOct 15, 2019$3,030,210one deed, 2 homes——
SU34Oct 15, 2019$3,030,210one deed, 2 homes——
10DOct 16, 2019$955,000——
7HOct 17, 2019$1,489,903——
12FOct 17, 2019$3,753,200——
16DOct 21, 2019$1,471,779——
2DOct 22, 2019$2,497,971——
4BOct 22, 2019$1,607,002——
6HOct 23, 2019$1,479,721——
8DOct 23, 2019$839,038——
8AOct 24, 2019$2,541,756——
8GOct 24, 2019$1,403,200——
9GOct 24, 2019$2,431,785one deed, 2 homes——
SU52Oct 24, 2019$2,431,785one deed, 2 homes——
7COct 25, 2019$2,701,622——
8EOct 25, 2019$1,270,400——
11EOct 25, 2019$1,377,897——
6FOct 28, 2019$1,277,904one deed, 2 homes——
SU3Oct 28, 2019$1,277,904one deed, 2 homes——
15BOct 29, 2019$3,200,000one deed, 2 homes——
SU47Oct 29, 2019$3,200,000one deed, 2 homes——
12GOct 30, 2019$2,483,512——
3BOct 31, 2019$1,464,447——
10GOct 31, 2019$2,328,200one deed, 2 homes——
SU46Oct 31, 2019$2,328,200one deed, 2 homes——
4CNov 4, 2019$2,500,000——
8CNov 4, 2019$2,754,064——
12ENov 4, 2019$1,404,437——
14DNov 7, 2019$1,357,531——
14ANov 12, 2019$4,851,831one deed, 2 homes——
SU51Nov 12, 2019$4,851,831one deed, 2 homes——
13ANov 13, 2019$2,920,000one deed, 2 homes——
17BNov 13, 2019$3,836,971one deed, 2 homes——
SU59Nov 13, 2019$2,920,000one deed, 2 homes——
SU72Nov 13, 2019$3,836,971one deed, 2 homes——
7GNov 14, 2019$2,633,200one deed, 2 homes——
SU50Nov 14, 2019$2,633,200one deed, 2 homes——
9ENov 21, 2019$1,357,531——
PH4Nov 25, 2019$10,003,200one deed, 2 homes——
SU61Nov 25, 2019$10,003,200one deed, 2 homes——
7ANov 27, 2019$2,711,803——
9ADec 4, 2019$2,588,799——
10BDec 5, 2019$2,457,241one deed, 2 homes——
SU6Dec 5, 2019$2,457,241one deed, 2 homes——
14CDec 9, 2019$996,052——
16EDec 9, 2019$4,503,200one deed, 2 homes——
SU49Dec 9, 2019$4,503,200one deed, 2 homes——
12DDec 23, 2019$878,139——
5AJan 3, 2020$2,545,625——
6GJan 9, 2020$2,732,168one deed, 2 homes——
SU53Jan 9, 2020$2,732,168one deed, 2 homes——
6CJan 31, 2020$2,605,000——
4HFeb 7, 2020$1,459,356——
SU21Feb 18, 2020$16,500——
12AFeb 25, 2020$2,935,818——
13FApr 3, 2020$3,838,000one deed, 2 homes——
SU36Apr 3, 2020$3,838,000one deed, 2 homes——
11CApr 29, 2020$3,625,000one deed, 2 homes——
SU41Apr 29, 2020$3,625,000one deed, 2 homes——
17AMay 12, 2020$4,334,000one deed, 2 homes——
SU23May 12, 2020$4,334,000one deed, 2 homes——
5GMay 15, 2020$2,660,000one deed, 3 homes——
SU45May 15, 2020$2,660,000one deed, 3 homes——
SU75May 15, 2020$2,660,000one deed, 3 homes——
5HJun 16, 2020$1,420,000one deed, 2 homes——
SU76Jun 16, 2020$1,420,000one deed, 2 homes——
PH2Jun 17, 2020$8,449,973one deed, 2 homes——
SU63Jun 17, 2020$8,449,973one deed, 2 homes——
4AAug 31, 2020$2,400,000one deed, 2 homes——
SU43Aug 31, 2020$2,400,000one deed, 2 homes——
13BNov 6, 2020$1,480,000one deed, 2 homes——
SU19Nov 6, 2020$1,480,000one deed, 2 homes——
3GNov 24, 2020$2,199,000one deed, 3 homes——
SU24Nov 24, 2020$2,199,000one deed, 3 homes——
SU26Nov 24, 2020$2,199,000one deed, 3 homes——
15ADec 7, 2020$4,150,000one deed, 2 homes——
SU55Dec 7, 2020$4,150,000one deed, 2 homes——
4GJan 11, 2021$2,643,900——
12BMar 23, 2021$1,675,000one deed, 2 homes——
SU2Mar 23, 2021$1,675,000one deed, 2 homes——
SU56Apr 28, 2021$25,000——
14EApr 30, 2021$3,958,673one deed, 2 homes——
SU9Apr 30, 2021$3,958,673one deed, 2 homes——
12CJun 24, 2021$3,700,000one deed, 2 homes——
SU10Jun 24, 2021$3,700,000one deed, 2 homes——
SU67Jun 25, 2021$30,420——
SU12Nov 30, 2021$16,500——
SU8Jan 5, 2022$30,000——
PH3Jan 12, 2023$5,250,000——
SU64Feb 9, 2023$65,000one deed, 3 homes——
SU65Feb 9, 2023$65,000one deed, 3 homes——
SU66Feb 9, 2023$65,000one deed, 3 homes——
15EMar 23, 2023$3,895,000one deed, 2 homes——
SU39Mar 23, 2023$3,895,000one deed, 2 homes——
16AJul 11, 2023$3,850,000one deed, 2 homes——
SU57Jul 11, 2023$3,850,000one deed, 2 homes——
SU31Jul 13, 2023$11,000——
PH5Jul 27, 2023$4,325,000one deed, 2 homes——
SU29Jul 27, 2023$4,325,000one deed, 2 homes——
SU62Aug 24, 2023$32,000one deed, 4 homes——
SU68Aug 24, 2023$32,000one deed, 4 homes——
SU69Aug 24, 2023$32,000one deed, 4 homes——
SU70Aug 24, 2023$32,000one deed, 4 homes——
11FDec 12, 2023$4,287,150one deed, 3 homes——
SU35Dec 12, 2023$4,287,150one deed, 3 homes——
SU37Dec 12, 2023$4,287,150one deed, 3 homes——
13CJan 8, 2024$3,600,000one deed, 3 homes——
SU28Jan 8, 2024$3,600,000one deed, 3 homes——
SU30Jan 8, 2024$3,600,000one deed, 3 homes——
SU17May 16, 2024$15,000——
PH1May 17, 2024$7,258,000one deed, 5 homes——
SU22May 17, 2024$7,258,000one deed, 5 homes——
SU25May 17, 2024$7,258,000one deed, 5 homes——
SU32May 17, 2024$7,258,000one deed, 5 homes——
SU33May 17, 2024$7,258,000one deed, 5 homes——
SU58Jun 27, 2024$15,000one deed, 2 homes——
SU60Jun 27, 2024$15,000one deed, 2 homes——
SU42Jul 23, 2024$12,000——
CUJan 9, 2025$4,450,000——

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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
Smi 91 Leonard Street LLC**
Developer
Toll Brothers
Principals
David Von Spreckelsen
Tax estimate
Marcus & Pollack LLPPrepared the first-year real estate tax projection

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

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