Janusz Sendowski pays $6.4M to long-time owners for 14-unit walkup in Greenwich Village

Janusz Sendowski through the entity 65 Ca, LLC paid $6.4 million to long-time owners through the entity 65 Carmine Realty LLC for the 14-unit residential walkup building (C7) at 65 Carmine Street in Greenwich Village, Manhattan. The expected use is cash flowing.
The deal closed on October 29, 2025 and was recorded on November 21, 2025. The property has 8,350 square feet of built space according to a PincusCo analysis of city data. The sale price per built square foot is $766 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 the sellers was Matthew Gaier. The signatory for Janusz Sendowski was Janusz Sendowski. The contract date was July 3, 2025. The family has owned the building since 1973. Matthew Gaier and others are heirs to Esta and Hyman Luster, the late owners who purchased the building in 1973. Hyman died in 1975 and Esta in 2010.

Prior sales and revenue

Prior to this transaction, PincusCo has records that the buyer Janusz Sendowski purchased 10 properties in nine transactions for a total of $139.1 million and has no record it sold any properties over the past 24 months.
The seller Matthew Gaier 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 Martin Luster, head officer and Matthew Gaier, officer. The business entities are Cornerstone Mgmt Systems Inc and 65 Carmine Realty Llc. The 8,350-square-foot property generated revenue of $657,456 or $79 per square foot, according to the most recent income and expense figures.

The property

The residential walkup building with 14 residential units in Greenwich Village has 8,350 square feet of built space according to a PincusCo analysis of city data. The parcel has frontage of 25 feet and is 78 feet deep with a total lot size of 1,670 square feet. The lot is irregular. The zoning is C2-6 which allows for up to 2 times floor area ratio (FAR) for commercial and up to 3.44 times FAR for residential. The city-designated market value for the property in 2022 is $3.6 million. The property has 7 rent regulated units according to city tax records from 2023.

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 not received any significant violations 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 six of the 12 commercial properties representing 62,816 square feet of the 108,983 square feet. The largest owner is Ed Adler, followed by Erez Britt and then Brodsky Organization.
There are no active new building construction projects on this tax block.

The majority, or 55 percent of the 108,983 square feet of built space are walkup buildings, with elevator buildings next occupying 41 percent of the space.

The buyer

The PincusCo database currently indicates that Janusz Sendowski owned at least 13 commercial properties with 397 residential units in New York City with 477,661 square feet and a city-determined market value of $80.6 million. (Market value is typically about 50% of actual value.) The portfolio has $116.9 million in debt, with top three lenders as JPMorgan Chase, Deutsche Bank, and Bankwell Bank respectively. Within the portfolio, the bulk, or 74 percent of the 477,661 square feet of built space are elevator properties, with walkup properties next occupying 15 percent of the space. The bulk, or 77 percent of the built space, is in Manhattan, with Brooklyn next at 12 percent of the space.

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