THE CONDO BOOK PROJECT

Pearline Soap Atelier Condo

78 Laight Street A/K/A 414 Washington Street, Manhattan, NY 10013

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Overview

Pearline Soap Atelier Condo is a 13-unit condo in Manhattan.

  • Offering plan: Accepted October 2007 · 390 pages · floor plans on pages 156–157
  • Finishes: Granite kitchen countertops, enameled steel cabinets, Sub-Zero, Viking and Bosch appliances, a washer and dryer in each apartment, Newport Brass bathroom fittings and ducted heat pumps for heating and cooling
  • Prices: $2,137 a square foot on average, as first offered; $42.4 million in all
  • Common charges: $1,149–$4,831 a month, the sponsor's first-year estimate
  • Developer: RNS Holding Inc.; principals Rusi Sanjana, Carmela Basile and Gerard Longo
  • Sponsor: Atlantic Walk, LLC, represented by Goldberg Weprin Finkel Goldstein LLP
  • Subway: 6-minute walk to Canal St (A, C, E); 7 minutes to Canal St (1)
  • Amendments: 5, the latest in September 2009
  1. SubmittedMarch 2008
  2. AcceptedOctober 2007
  3. 5 amendments
  4. First sale
  5. Latest sale

Sales

8 of 13homes sold (62%)
Every sale: 8 homes, with price and dateSee it free →

From city records (ACRIS), through May 31, 2026.

First-Year Budget

From our research: NYC Co-op and Condo Tax Abatement: Is It Worth Paying Prevailing Wage? (Board Calculator)

Ask Claude or ChatGPT: How do Pearline Soap Atelier Condo's common charges compare with similar buildings? →

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills.

Each home's estimate, city bills and tax breaksSee it free →

Closing Costs

The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.

All 4 closing costs in the plan, with their pagesSee it free →

Amendments

Amendment 5 Sep 11, 2009

Adds a commercial unit (Unit C1) to the offering plan and extends the offering period by one year.

  • Commercial Unit C1 (approximately 1,227 square feet on ground floor) offered for sale
  • Commercial Unit allocated 5.6427% of Common Elements
  • Unsold units: C1, 6A, and PH held by Sponsor
  • Offering extended up to one year from Fourth Amendment acceptance date

Amendment 4 2009

Residential Common Interest percentages adjusted for Units 4A and 6A, and offering period extended by one year.

  • Unit 4A Residential Common Interest decreased from 14.8095% to 14.6100%
  • Unit 6A Residential Common Interest increased from 14.6604% to 14.8599%
  • Offering extended up to one (1) year from Fourth Amendment filing date

Amendment 3 Nov 4, 2008

Budget revised to add part-time doorman/concierge service, Certificate of Occupancy issued, and offering extended.

  • Budget revised to include part-time (7 days/week, 8 hours/day) non-union doorman/concierge
  • Temporary Certificate of Occupancy issued October 20, 2008
  • Working Capital Fund total approximately $12,945.68 held at Signature Bank
  • 5 units unsold as of amendment date: Unit 1A, 4A, 6A, PH, and Commercial
  • First annual meeting scheduled December 23, 2008 at 6:00pm
  • Offering extended one (1) year from amendment filing date

Amendment 2 Jul 25, 2008

Amendment clarifies penthouse terrace delineation, updates building documentation, records the declaration, and establishes sponsor representation and deposit handling.

  • Penthouse unit's private terrace delineation clarified with updated floor plan and architect certificate
  • Declaration of Condominium recorded July 2, 2008 with City Register (CRFN# 2008000263378)
  • Temporary Certificate of Occupancy issued July 10, 2008
  • First closing of title occurred August 1, 2008 at Goldberg Weprin & Ustin LLP offices
  • Sponsor's new address: 408 Greenwich Street, New York, New York 10013
  • Lewis Kuper, Esq. retained as sponsor's attorney effective acceptance date of amendment
  • All deposits held in escrow account at Capital One Bank, 413 86th Street, Brooklyn, NY 11209

Amendment 1 Apr 11, 2008

Amendment reconfigures units to 7 residential and 1 commercial unit, updates schedules and budgets, and establishes rights and obligations for the non-residential unit owner.

  • Units reconfigured to 7 Residential Units and 1 Commercial Unit on first floor
  • Commercial Unit is approximately 1,227 square feet on ground floor with frontage on Washington and Laight Streets
  • Commercial Unit not being offered for sale; may be leased, subleased, combined or subdivided
  • First Year of Condominium Operation to commence July 1, 2008
  • Non-Residential Unit Owner designated to appoint 1 of 5 Condominium Board members
  • Commercial Unit Owner restricted from using space as drug rehabilitation center, homeless shelter, or adult entertainment
  • Schedule A, Schedule B, floor plans, and Real Estate Tax Opinion revised
What each amendment changed, line by lineSee it free →

Team

Sponsor
Atlantic Walk, LLC
Principals
Rusi Sanjana, Carmela Basile, Gerard Longo
Tax estimate
Moseson & AssociatesPrepared the first-year real estate tax projection
Construction lender
First Bank of Beverly Hills
General contractor
Real Estate Management SsvcHeld the general construction permit on DOB job 104566989
Structural engineer
Goldstein AssociatesNamed on p. 27
MEP engineer
Athwal and AssociatesMechanical, electrical and plumbing · Named on p. 27
Property reports
Lombardi, FischerPrepared the plan's description of the property and its condition · Named on p. 125, p. 125
Interior designer
David HowellReported by cityrealty.com
Title agency
Resource Abstract Corp.The sponsor's title company for buyers; you can choose another · Named on p. 26

From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?

Zoning

Zoning district
C6-2A
Special district
Special Tribeca Mixed Use District (TMU)

Today's zoning, from city data (PLUTO 26v2).

Nearby

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The Condo Book Project Are Pearline Soap Atelier Condo's common charges high for the area? Yes, they're on the high side. Pearline Soap Atelier Condo budgets $1.01 per square foot a month, against a $0.90 median for the 10 most similar Manhattan plans.Schedule A Do you want to see the list of similar buildings?
Free: all 13 units, every budget line, every saleSee it free