Investor pays $8M for 17-unit walkup in West Village

Real estate investor Michael P. Higgins through the entity 44 Perry Street LLC paid $8 million to Larry Warsh and Marlene Yahalom through the entity JML, LLC for the 17-unit residential walkup building (C4) at 44 Perry St in West Village, Manhattan. The expected use is cash flowing.
The deal closed on January 22, 2026 and was recorded on January 27, 2026. The property has 9,490 square feet of built space according to a PincusCo analysis of city data. The sale price per built square foot is $842 per the PincusCo analysis. (The price per square foot analysis is the transaction price divided by square feet as reported in public records and assumes no air rights have been sold.)
The signatory for Larry Warsh and Marlene Yahalom was Larry Warsh and Marlene Yahalom. The signatory for Michael P. Higgins was Michael P. Higgins. The contract date was November 28, 2025.

Prior sales, articles and revenue

Prior to this transaction, PincusCo has no record that the buyer Michael P. Higgins had purchased any other properties and has no record it sold any properties over the past 24 months.
The seller Larry Warsh had not purchased any other properties and had not sold any properties over the same time period. The former owners according to the Department of Housing Preservation and Development includes Larry Warsh, head officer and Marlene Yahalom, officer. The business entities are David Eisenstein Real Estate and Jml Llc. The 9,490-square-foot property generated revenue of $598,181 or $63 per square foot, according to the most recent income and expense figures.

The property

The residential walkup building with 17 residential units in West Village has 9,490 square feet of built space according to a PincusCo analysis of city data. The parcel has frontage of 25 feet and is 95 feet deep with a total lot size of 2,446 square feet. The zoning is R6 which allows for up to 2.43 times floor area ratio (FAR) for residential. The property is in the Greenwich Village Historic District. The city-designated market value for the property in 2022 is $2.7 million. The property has 7 rent regulated units according to city tax records from 2024.

Violations and lawsuits

There were no lawsuits or bankruptcies filed against the property for the past 24 months. In addition, according to city public data, the property has received $100 in OATH penalties in the last year.

Development

There are no active new building construction projects or major alteration projects with initial costs more than $1 million on this tax lot.

The block

On this tax block, PincusCo has identified the owners of 10 of the 24 commercial properties representing 94,068 square feet of the 169,457 square feet. The largest owner is S.W. Management, followed by William Gottlieb Real Estate and then Crane Realty.
There are no active new building construction projects on this tax block.

The majority, or 66 percent of the 169,457 square feet of built space are walkup buildings, with elevator buildings next occupying 27 percent of the space.

The buyer

The PincusCo database currently indicates that Michael P. Higgins owned at least one commercial property with three residential units in New York City with 3,350 square feet and a city-determined market value of $3.5 million. (Market value is typically about 50% of actual value.) The portfolio consists of at least a single mixed-use property. It is located in Manhattan.

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