48 Watts Street zoning and development potential

48 Watts Street, Manhattan 10013 is a 5,380 square foot lot zoned M1-6. RunEnvelope’s engine finds an as-of-right scheme with homes of 53,800 sf (Max Apartments), against 6,891 sf built on the lot today.

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The lot

BBL: 1-00477-0066
Block / lot: 477 / 66
Community district: Manhattan Community District 2
Zoning: M1-6
Lot area: 5,380 sf
Frontage x depth: 64 ft x 85 ft
Lot type: Inside
Current use: Commercial and office
Built today: 6,891 sf, 2 floors
Year built: 1914
Built FAR: 1.28

Permitted floor area against what is built

Built on the lot today6,891 sf

Largest scheme with homes: Max Apartments53,800 sf

That leaves 46,909 sf more floor area than stands here now, if the existing building were replaced.

Wide street frontage
E-designation on the lot
Coastal zone
Irregular lot shape

Development scenarios

The largest 6 as-of-right schemes RunEnvelope’s engine produced for this lot, by zoning floor area. A full study also models the building itself: floor plates, heights, setbacks, unit mix and parking.

Scheme	Type	Floor area	FAR	Homes
Max Apartments	Housing	53,800	10.00	112
Mixed-Use	Mixed use with homes	53,800	10.00	54
Residential + Community Facility	Mixed use with homes	53,800	10.00	52
Max Commercial	Commercial	53,800	10.00	None
Community Facility	Community facility	53,800	10.00	None
Walk-Up (4 Stories, No Elevator)	Housing	15,935	2.96	17

Floor area is zoning floor area in square feet. Highlighted: the largest scheme with homes. Income-restricted schemes (Universal Affordability Preference, AIRS senior housing) require a share or all of the homes to be affordable. Shared housing counts rooms, not apartments. Schemes that need a landmark transfer of development rights, the FRESH food store bonus or a stack of every program are left off this page; the full study shows them.

What these numbers are

As-of-right only: what the Zoning Resolution allows without a variance, special permit or rezoning. Computed by RunEnvelope’s zoning engine on October 23, 2026 from PLUTO 26v2 lot data, in screening mode: the engine uses the City’s recorded lot area and dimensions, not a surveyed lot outline.

This is not a professional opinion, an appraisal or a statement that anything will or should be built here. Existing tenants, leases and the owner’s plans are not part of it.

What a full study checks

■The actual lot outline, street frontages and yards, not PLUTO's recorded dimensions
■Easements, restrictive declarations and zoning lot agreements on record
■Landmark, waterfront and flood rules that apply to the specific building
■Height, setback and floor-by-floor massing, with floor plans
■Unit count, parking and the affordability program terms

Why this lot has a page: we publish pages only for lots that clear a set of data quality and headroom tests.

Nearby lots with similar potential

515 Greenwich StreetM1-6 · 0.25 mi away77,255 sf of room to build 27 Grand StreetM1-5/R10 · 0.09 mi away60,632 sf of room to build 43 Grand StreetM1-5/R10 · 0.11 mi away36,849 sf of room to build 47 Grand StreetM1-5/R10 · 0.12 mi away31,784 sf of room to build

The closest published lots in Manhattan, same zoning district first. All Manhattan lots.

This is the screening number. Get the study for 48 Watts Street.

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