Cocoa Exchange

One Wall Street Court, Manhattan, NY 10005

Overview

Units: 20 residential
Subway: 3 min walk to Wall St 2 3Broad St J Z, 4 min
Principals: Grant Wilson, James Barkley, John Moravec, Richard Fownes, Ronald Goglia
Average $/sf: $1,070Homes in Schedule A, as first offered
Offering price: $23.4 million total
Floor plans: Page 40 of the plan

The sponsor of record is Cocoa Partners, LP, represented by D'Agostino, Levine, Landesman & Lederman, LLP. The offering plan runs 781 pages. The sponsor has filed 22 amendments, the latest in March 2013. The nearest other condo plan on file is 75 Wall Street Condominium, next door.

Plan CD050470 · New · accepted Mar 17, 2006 · AG record ↗

Compare

Figure	This building¹	88 Washington Place²14 units · 1.9 miaccepted 2005	77 Reade³30 units · 0.7 miaccepted 2008
Common ChargesPer Square Foot / Month	$1.26Highest	$0.50	$0.79
Average Offering PricePer Apartment	$661,012Lowest	$2.02M	$2.54M
Average PricePer Square Foot	$1,070Below peers	$1,216	$1,308
Average Unit SizeSquare Feet	618 SFSmallest	1,663 SF	1,942 SF

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Unit mix, closings, budgets, finishes and the team, against 88 Washington Place and 77 Reade, 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 A	126 of 126
Closing prices vs. Schedule A125 homes: $79,029,907 at closing against $82,788,500 in Schedule A (p. 19, p. 20, p. 21, p. 22)	−4.5%
Average closing price125 homes, on their Schedule A square feet	$1,021 / SF
Closingsfirst and latest recorded	Aug 29, 2006 – Dec 30, 2013

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 128 closings

Home	Recorded	Closing price	Schedule A	Difference
307	Aug 29, 2006	$394,446	$389,000 p. 21	+1.4%
603	Aug 29, 2006	$372,138	$398,000 p. 19	−6.5%
909	Aug 30, 2006	$865,513	$825,000 p. 22	+4.9%
402	Sep 21, 2006	$435,006	$438,000 p. 19	−0.7%
509	Sep 21, 2006	$804,418	$805,000 p. 22	−0.1%
607	Sep 21, 2006	$400,530	$395,000 p. 21	+1.4%
302	Sep 22, 2006	$441,090	$435,000 p. 19	+1.4%
708	Sep 22, 2006	$373,152	$358,000 p. 22	+4.2%
707	Sep 25, 2006	$402,558	$397,000 p. 21	+1.4%
1208	Sep 25, 2006	$373,152	$368,000 p. 22	+1.4%
409	Sep 26, 2006	$809,509	$800,000 p. 22	+1.2%
709	Sep 27, 2006	$834,965	$815,000 p. 22	+2.4%
308	Sep 28, 2006	$365,040	$350,000 p. 22	+4.3%
907	Sep 28, 2006	$406,614	$401,000 p. 21	+1.4%
503	Sep 29, 2006	$369,096	$395,000 p. 19	−6.6%
704	Oct 2, 2006	$491,790	$472,000 p. 20	+4.2%
904	Oct 3, 2006	$497,874	$478,000 p. 20	+4.2%
608	Oct 6, 2006	$371,124	$356,000 p. 22	+4.2%
1306	Oct 6, 2006	$379,000	$379,000 p. 21	0%
501	Oct 11, 2006	$969,374	$985,000 p. 19	−1.6%
609	Oct 13, 2006	$819,691	$810,000 p. 22	+1.2%
1104	Oct 18, 2006	$503,958	$484,000 p. 20	+4.1%
604	Oct 19, 2006	$477,594	$469,000 p. 20	+1.8%
1107	Oct 19, 2006	$410,670	$405,000 p. 21	+1.4%
502	Oct 20, 2006	$418,782	$441,000 p. 19	−5%
504	Oct 20, 2006	$474,552	$466,000 p. 20	+1.8%
403	Oct 23, 2006	$397,488	$392,000 p. 19	+1.4%
1406	Oct 23, 2006	$386,334	$381,000 p. 21	+1.4%
1108	Oct 24, 2006	$366,000	$366,000 p. 22	0%
701	Oct 25, 2006	$990,248	$1,000,000 p. 19	−1%
808	Oct 25, 2006	$375,180	$360,000 p. 22	+4.2%
407	Oct 26, 2006	$396,474	$391,000 p. 21	+1.4%
506	Oct 26, 2006	$368,082	$363,000 p. 21	+1.4%
408	Oct 27, 2006	$356,928	$352,000 p. 22	+1.4%
803	Oct 27, 2006	$405,600	$404,000 p. 20	+0.4%
908	Oct 27, 2006	$377,208	$362,000 p. 22	+4.2%
303	Oct 30, 2006	$394,446	$389,000 p. 19	+1.4%
507	Oct 30, 2006	$398,502	$393,000 p. 21	+1.4%
508	Oct 30, 2006	$369,096	$354,000 p. 22	+4.3%
406	Oct 31, 2006	$386,334	$361,000 p. 21	+7%
702	Oct 31, 2006	$439,062	$447,000 p. 19	−1.8%
1106	Oct 31, 2006	$380,250	$375,000 p. 21	+1.4%
309	Nov 2, 2006	$809,509	$795,000 p. 22	+1.8%
1109	Nov 3, 2006	$905,224	$835,000 p. 22	+8.4%
304	Nov 6, 2006	$501,930	$460,000 p. 20	+9.1%
703	Nov 8, 2006	$402,558	$401,000 p. 20	+0.4%
804	Nov 8, 2006	$494,832	$475,000 p. 20	+4.2%
601	Nov 9, 2006	$977,250	$992,500 p. 19	−1.5%
306	Nov 14, 2006	$364,026	$359,000 p. 21	+1.4%
807	Nov 14, 2006	$404,586	$399,000 p. 21	+1.4%
1105	Nov 15, 2006	$1,395,003	$1,675,000 p. 20	−16.7%
802	Nov 16, 2006	$442,104	$450,000 p. 19	−1.8%
PH04	Nov 21, 2006	$521,344	—	—
404	Nov 22, 2006	$479,000	$463,000 p. 20	+3.5%
903	Nov 28, 2006	$408,642	$407,000 p. 20	+0.4%
505	Nov 30, 2006	$1,384,820	$1,555,000 p. 20	−10.9%
809	Dec 4, 2006	$850,239	$820,000 p. 22	+3.7%
207	Dec 6, 2006	$424,866	$399,000 p. 21	+6.5%
1404	Dec 8, 2006	$515,235	$493,000 p. 20	+4.5%
1407	Dec 8, 2006	$437,034	$411,000 p. 21	+6.3%
PH07	Dec 12, 2006	$441,090	$415,000 p. 21	+6.3%
706	Dec 14, 2006	$372,138	$367,000 p. 21	+1.4%
1204	Dec 14, 2006	$509,125	$487,000 p. 20	+4.5%
203	Dec 15, 2006	$404,586	$399,000 p. 19	+1.4%
401	Dec 18, 2006	$946,973	$977,500 p. 19	−3.1%
606	Jan 2, 2007	$390,390	$365,000 p. 21	+7%
204	Jan 9, 2007	$519,308	$479,000 p. 20	+8.4%
PH02	Jan 9, 2007	$466,440	$474,000 p. 19	−1.6%
PH09	Jan 11, 2007	$763,688	$860,000 p. 22	−11.2%
1102	Jan 12, 2007	$451,230	$459,000 p. 19	−1.7%
1206	Jan 16, 2007	$402,558	$377,000 p. 21	+6.8%
902	Jan 17, 2007	$459,342	$453,000 p. 19	+1.4%
801	Jan 18, 2007	$992,794	$1,007,500 p. 19	−1.5%
1202	Jan 19, 2007	$454,272	$462,000 p. 19	−1.7%
1302	Jan 19, 2007	$458,328	$465,000 p. 19	−1.4%
PH06	Feb 1, 2007	$404,586	$385,000 p. 21	+5.1%
806	Feb 2, 2007	$394,446	$369,000 p. 21	+6.9%
1402	Feb 2, 2007	$460,356	$468,000 p. 19	−1.6%
1103	Feb 8, 2007	$414,726	$413,000 p. 20	+0.4%
1304	Feb 13, 2007	$512,180	$490,000 p. 20	+4.5%
602	Feb 16, 2007	$421,824	$444,000 p. 19	−5%
1207	Feb 22, 2007	$432,978	$407,000 p. 21	+6.4%
1007	Feb 26, 2007	$445,146	$403,000 p. 21	+10.5%
1101	Feb 26, 2007	$992,794	$1,030,000 p. 19	−3.6%
202	Feb 27, 2007	$451,230	$445,000 p. 19	+1.4%
201	Feb 28, 2007	$902,968	$995,000 p. 19	−9.2%
805	Feb 28, 2007	$1,282,995	$1,615,000 p. 20	−20.6%
905	Apr 6, 2007	$1,257,539	$1,635,000 p. 20	−23.1%
906	Apr 6, 2007	$396,474	$371,000 p. 21	+6.9%
1002	Apr 6, 2007	$481,650	$456,000 p. 19	+5.6%
1409	Apr 6, 2007	$794,235	$850,000 p. 22	−6.6%
PH01	Apr 6, 2007	$988,720	$1,087,500 p. 19	−9.1%
1003	Apr 9, 2007	$415,740	$410,000 p. 20	+1.4%
1308	Apr 9, 2007	$404,586	$370,000 p. 22	+9.3%
PH03	Apr 10, 2007	$429,936	$428,000 p. 20	+0.5%
1303	Apr 11, 2007	$420,810	$419,000 p. 20	+0.4%
1201	Apr 12, 2007	$998,903	$1,037,500 p. 19	−3.7%
1004	Apr 13, 2007	$513,198	$481,000 p. 20	+6.7%
1203	Apr 13, 2007	$417,768	$416,000 p. 20	+0.4%
1309	Apr 13, 2007	$915,407	$845,000 p. 22	+8.3%
1008	Apr 16, 2007	$404,586	$364,000 p. 22	+11.1%
1205	Apr 16, 2007	$1,344,090	$1,695,000 p. 21	−20.7%
1307	Apr 16, 2007	$435,006	$409,000 p. 21	+6.4%
1403	Apr 16, 2007	$423,852	$422,000 p. 20	+0.4%
901	Apr 17, 2007	$987,703	$1,015,000 p. 19	−2.7%
1005	Apr 17, 2007	$1,364,455	$1,655,000 p. 20	−17.6%
705	Apr 18, 2007	$1,318,634	$1,595,000 p. 20	−17.3%
PH08	Apr 18, 2007	$391,404	$376,000 p. 22	+4.1%
206	Apr 20, 2007	$404,586	$369,000 p. 21	+9.6%
1301	Apr 25, 2007	$998,903	$1,045,000 p. 19	−4.4%
1006	Apr 26, 2007	$404,586	$373,000 p. 21	+8.5%
405	Apr 27, 2007	$1,221,900	$1,535,000 p. 20	−20.4%
605	Apr 30, 2007	$1,252,448	$1,575,000 p. 20	−20.5%
305	May 3, 2007	$1,323,725	$1,555,000 p. 20	−14.9%
208	May 4, 2007	$650,662	$639,000 p. 21	+1.8%
1401	May 4, 2007	$988,721	$1,052,500 p. 19	−6.1%
1405	May 8, 2007	$1,415,368	$1,735,000 p. 21	−18.4%
PH05	May 10, 2007	$1,425,550	$1,755,000 p. 21	−18.8%
205	May 14, 2007	$1,298,269	$1,495,000 p. 20	−13.2%
1209	May 16, 2007	$895,042	$840,000 p. 22	+6.6%
1001	May 21, 2007	$977,520	$1,022,500 p. 19	−4.4%
1009	May 23, 2007	$890,969	$830,000 p. 22	+7.3%
301	May 25, 2007	$957,155	$970,000 p. 19	−1.3%
1305	May 31, 2007	$1,374,638	$1,715,000 p. 21	−19.8%
1408	Jun 19, 2007	$203,353	$372,000 p. 22	−45.3%
209	May 15, 2013	$647,607	$669,000 p. 22	−3.2%
B	Aug 15, 2013	$6,625,000	—	—
A	Dec 30, 2013	$1,500,000	—	—

Pro

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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: Cocoa Partners, LP
Principals: Grant Wilson, James Barkley, John Moravec, Richard Fownes, Ronald Goglia
Counsel: D'Agostino, Levine, Landesman & Lederman, LLP
Tax estimate: Stroock & Stroock & Lavan LLPPrepared the first-year real estate tax projection
Construction lender: Anglo Irish Bank Corporation

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

Nearby

75 Wall Street Condominiumnext door · 355 units · 2007
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101 Wall Condominiumnext door · 52 units · 2015
15 William Street Condominiumnext door · 320 units · 2006
Stone Street Condominium0.1 mi · 5 units · 2006
54 Pine Street Condominium0.1 mi · 4 units · 2005

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