DUMBO.
Tech founders + senior creative, 2-3BR family stage, 1 train to FiDi
Where this memo's data comes from.
We cross-check every claim against multiple authoritative sources before generating the essay. If a source disagrees or is missing, we say so.
- • Only one closed-sale source (acris) is available. Cite the source by name when referencing sold-side numbers.
The cohort, in plain terms.
DUMBO's active market sits at 13 listings with a median ask of $2,299,000 and $1,518.64 per square foot, a thin inventory profile that reflects the neighborhood's structurally limited unit count rather than any demand-side shift. Of the 13 active listings, 4 are new construction and 3 are loft product, meaning the majority of available supply carries a format premium. ACRIS records 89 deeds in the trailing 12 months at a median closed price of $1,989,999, a roughly 13% discount to the current median ask — a spread that is consistent with negotiation dynamics in a low-volume submarket rather than distress.
Building-level data from ACRIS and active inventory illustrates the wide price stratification within the neighborhood. 60 Front Street leads all buildings with 26 ACRIS-recorded closings at a $4,025,000 median, with no current active inventory, placing it firmly in the trophy tier. 180 Front Street logged 9 closings at a $2,720,000 median and similarly shows no active listings. At the other end of the continuum, 70 Washington Street — a 1915 loft conversion — recorded 12 ACRIS closings at a $1,583,750 median, and its single active ask at $1,175,000 sits well below that closed median, a gap worth noting for any buyer underwriting replacement cost. 115 York Street, a 2018 construction, is the most active single address in current inventory with one active ask at $2,395,000 ($1,855 PSF); its ACRIS median of $1,835,000 across 16 closings implies a 23.4% premium in current asking relative to where the building has actually traded.
Relative to comparable Brooklyn sub-markets, DUMBO's $1,518 median active PSF sits well above Carroll Gardens (typically $1,100–$1,200 PSF on active inventory) and is broadly in line with the higher end of Cobble Hill, though DUMBO's loft and new-construction mix skews that figure upward versus a more conventional condo comp set. The 89 ACRIS deeds over 12 months represent meaningful turnover given total estimated unit count, and the active-to-closed price gap of approximately $309,000 suggests sellers are entering negotiations above where the market has cleared.
The two cohorts you actually came for.
Pre-1930 envelope · ≥1,200 sqft · condo or condop
- 1 Main Street · 5L1BR · 1,655 sqft · 1915 · PSF $1,435$2.4M
- 1 Main Street · 6F1BR · 1,293 sqft · 1916 · PSF $1,307$1.7M
- 70 WASHINGTON Street · 3J1BR · 1,217 sqft · 1915 · PSF $965$1.2M
Built 2020+ or sponsor sale
- 30 FRONT Street · 10A2BR · 1,522 sqft · 2022 · PSF $1,971$3M
- 30 Front Street · 10A2BR · 1,522 sqft · 2021 · PSF $1,971$3M
- 30 Front Street · 19A3BR · 2,207 sqft · 2021 · PSF $2,719$6M
- 98 FRONT Street · 4G2BR · 918 sqft · 2020 · PSF $1,825$1.7M
Per-building liquidity, side-by-side.
Asking-side data from the active Cotality (REBNY RLS) feed. Closing-side data from ACRIS deeds (NYC.gov), last 12 months, ≥ $50,000 consideration only — gifts and intra-family transfers excluded. Median throughout; the high/low pair is the actual range across all units in that building.
| Building | Active asks | Asking range (low · median · high) | Closings · 12mo | Closing range (low · median · high) | Liquidity |
|---|---|---|---|---|---|
01 60 Front Street | — | — | 26 | $1.8M·$4.0M·$25.5M | No current inventory |
02 115 York Street Built 2018 | 1 | $2.4M·$2.4M·$2.4M ≈ $1,855 PSF (median) | 16 | $1.1M·$1.8M·$3.0M sale -23.4% vs ask | Liquid ratio 16× |
03 70 WASHINGTON Street Built 1915 | 1 | $1.2M·$1.2M·$1.2M ≈ $965 PSF (median) | 12 | $963K·$1.6M·$2.4M sale +34.8% vs ask | Liquid ratio 12× |
04 180 Front Street | — | — | 9 | $1.2M·$2.7M·$4.5M | No current inventory |
05 51 Jay Street Built 2016 | 2 | $2.0M·$2.1M·$2.3M ≈ $1,399 PSF (median) | 5 | $935K·$1.8M·$2.4M sale -14.4% vs ask | Liquid ratio 2.5× |
06 1 Main Street Built 1916 | 2 | $1.7M·$2.0M·$2.4M ≈ $1,385 PSF (median) | 5 | $1.6M·$2.8M·$6.2M sale +34.9% vs ask | Liquid ratio 2.5× |
07 205 Water Street | — | — | 3 | $2.1M·$2.1M·$2.1M | Insufficient data |
08 37 Bridge Street | — | — | 3 | $1.1M·$1.1M·$1.9M | Insufficient data |
09 30 Main Street | — | — | 3 | $1.4M·$1.6M·$2.9M | Insufficient data |
10 30 Front Street Built 2021 | 3 | $3M·$3M·$6M ≈ $1,971 PSF (median) | 2 | $16.3M·$20.9M·$25.5M sale +595.2% vs ask | Thin trading ratio 0.67× |
list_price across all currently-active listings in the building (Cotality REBNY RLS). Median, never average — resistant to a single high-end outlier.document_amt from ACRIS recorded deeds at this building’s tax block + lot, last 365 days. Excludes deeds < $50,000 — gifts, intra-family transfers, nominal $1 deeds.If I were representing a buyer here today.
Senior-broker memo, not investment advice. Compliance: we are a brokerage; this is tactical posture, not a recommendation.
DUMBO Buyer Memo — Private
DUMBO is a thin, 13-unit active market where asking prices are running meaningfully ahead of where deals are actually printing, per ACRIS.
1. Stale inventory targets: 115 York Street (1 active ask at $2,395K, median close per ACRIS sits $560K lower), 51 Jay Street (2 active asks at $2,137K against a $1,830K ACRIS median), and 1 Main Street (2 active asks at $2,050K while ACRIS median closes at $2,765K — the one building where sellers have cover). DOM is unavailable, but the ask-to-close spreads at York and Jay flag motivated rooms.
2. New-construction tours first: The 4 active new-construction listings in the cohort — confirm addresses before touring, but sponsor paper moves faster when inventory sits.
3. Off-market angle: 60 Front Street — 26 ACRIS closings, zero current active inventory, proven price depth at $4M median. A cold approach to the building's managing agent is worth one phone call.
Posture: this is a buyer's negotiation on everything except 1 Main Street — lead with ACRIS comps and push hard on ask-to-close spread.
Time-on-the-clock, not distance-on-a-map.
Who actually buys here.
Cohort indicators sourced from public US Census ACS 5-year + Denza first-party transaction data. Refreshed quarterly.
Direct answers, in advance.
What's the median price in DUMBO?→
Across 13 active listings, DUMBO's median list price is $2.3M at $1,519 per square foot. Days-on-market data is sparse for this cohort.
What kinds of buildings dominate DUMBO?→
3 active loft listings (pre-1930 envelope, ≥1,200 sqft, condo or condop). 4 new-construction or sponsor-sale listings active. Top building by transaction volume in the past 12 months: 60 Front Street.
How does DUMBO compare to neighboring areas?→
Our research memo compares the DUMBO cohort to peer neighborhoods on PSF, building age, and active inventory. Read the §2 essay for the side-by-side. Tap any of the comparable-neighborhoods cards below to read the corresponding memo.
Can I work with a Denza broker for DUMBO?→
Yes. Conquest Advisors is an active New York real estate brokerage; our AI handles initial discovery and a licensed broker negotiates and closes. AI-only path rebates up to 1.5% of the buyer-side commission at close. Full concierge with broker representation rebates up to 0.75%.
Where does the data come from?→
Active listings: REBNY-licensed Cotality (CoreLogic) Trestle MLS feed, refreshed every 6 hours. Cohort indicators: US Census ACS 5-year. Citation-only headlines: Miller Samuel public Elliman reports. None of this redistributes raw MLS rows; we publish only neighborhood-level aggregates and per-listing pages with full attribution to the listing brokerage of record.
If this cohort is too tight, look here next.
Ask Denza about DUMBO.
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