From crust to mantle, en route to the core

If examining Seward, East River, Hillman, and Amalgamated together is the crust, looking one level deeper is the mantle. Point being, we’re getting hotter but we haven’t yet hit the core.

We’re continuing our deep dive into 20 Years, 4 Co-ops, & 10002 , our longitudinal study covering four LES co-ops. Today, the focus is on pricing by building, which we’ll split into two parts: East River & Seward, and then Hillman & Amalgamated.

You can download the complete report here

Across the LES, Seward and East River behave very differently at the building level — not just in price , but in how tightly (or loosely) pricing clusters within each co-op .

Seward anchors the top of the pricing spectrum , and that position holds consistently across all four of its buildings. Across Seward, average valuations sit in the high-$600Ks to mid-$700Ks with price-per-square-foot (PPSF) metrics consistently near or above the $1,000 mark .

While individual buildings trade off between higher absolute valuations and higher PPSF, the overall signal is clear : every Seward building occupies the top tier of the LES pricing spectrum , even when square-footage data is limited .

Here’s a closer look , where “Price Data” means the number of listings in the dataset that include pricing information:

264–268 East Broadway (Bldg 1)
Avg Valuation → ~$741K
Avg PPSF → ~$990
Price Data → 248 | PPSF Data → 48

413–417 Grand Street (Bldg 2)
Avg Valuation → ~$662K
Avg PPSF → ~$1,098 highest PPSF
Price Data → 358 | PPSF Data → 1

208–212 East Broadway (Bldg 3)
Avg Valuation → ~$675K
Avg PPSF → ~$1,000
Price Data → 351 | PPSF Data → 7

383–387 Grand Street (Bldg 4)
Avg Valuation → ~$785K highest valuation
Avg PPSF → ~$1,075
Price Data → 221 | PPSF Data → 4

East River occupies the middle of the LES pricing spectrum and behaves as a tightly clustered internal market across all four buildings. Average valuations generally fall in the mid-$600Ks to high-$600Ks , with price-per-square-foot metrics concentrated in a narrow band from the high-$600s to mid-$700s .

Unlike Seward, pricing differences between East River buildings are modest and driven primarily by layout mix, exposure , and the availability of reported square footage rather than any persistent hierarchy between towers — suggesting that building choice affects lifestyle nuance more than pricing tier .

455 FDR Drive (Bldg 1)
Avg Valuation → ~$680K
Avg PPSF → ~$744
Price Data → 280 | PPSF Data → 118

575 Grand Street (Bldg 2)
Avg Valuation → ~$659K
Avg PPSF → ~$710
Price Data → 274 | PPSF Data → 120

570 Grand Street (Bldg 3)
Avg Valuation → ~$690K
Avg PPSF → ~$727
Price Data → 271 | PPSF Data → 97

477 FDR Drive (Bldg 4)
Avg Valuation → ~$653K
Avg PPSF → ~$686
Price Data → 294 | PPSF Data → 134

Next time, we’ll look at Hillman and Amalgamated to see how they compare .