- Year built
- 1869
- Type
- Condominium
- Units
- 4
- Floors
- 6
- Landmark status
- Not an individual landmark; in the SoHo-Cast Iron Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
Every recorded sale at this building, 2020–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $2,443
- 1 sale
- Listing discount
- 9.7%
- Recorded sales
- 6
- On record
- 2020–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 10 Greene Street would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
Four apartments. One per floor, with a penthouse on top. That is the entire residential building.
10 Greene Street went up in 1869 as one of a group at 10-12-14 Greene, built to J. B. Snook's design by Moon & Bryant for T. Lewis and B. H. Day, as a cast-iron store and warehouse on the block of Greene between Canal and Grand. It spent a century and a half in commercial use. The residential building it is now was made between 2016 and 2020: a sponsor entity filed an alteration application in May 2016, obtained a full permit in September 2017, and took a final certificate of occupancy on March 2, 2020. The condominium was subdivided at DOB in May 2019 and recorded as condominium no. 2953.
Three facts separate this building from the SoHo loft inventory around it.
The first is the occupancy classification. The Department of Buildings record carries the conversion as commercial to R-2 — a conventional Class A multiple dwelling. It does not carry joint living-work quarters for artists. Most SoHo loft conversions do, because JLWQA was the only as-of-right residential use in the M1-5A and M1-5B districts that covered the neighborhood until the SoHo/NoHo rezoning of December 15, 2021, and the artist-certification exposure that came with it hung over SoHo resales for forty years. 10 Greene took a different, documented route. Ordinary residential use (Use Group 2) was not permitted as of right in its M1-5B district, and on May 10, 2017 the City Planning Commission approved a Section 74-711 special permit (C 170137 ZSM) allowing Use Group 2 residential use on the upper floors, the rooftop addition and portions of the ground floor and cellar. That approval, rather than the R-2 code classification, which the Building Code also applies to JLWQA, is what separates this building from the artist-certification question. The certificate of occupancy confirms the use and any conditions as built, and it should be read.
The second is the rooftop addition. LPC approved a rooftop addition on this building in March 2016 as a Modification of Use, and the conversion added a sixth story and roughly 1,400 square feet of zoning floor area to a five-story cast-iron building inside the SoHo–Cast Iron Historic District. That is a difficult approval to obtain and it is the reason the penthouse here is nearly twice the size of the full-floor residences below it.
The third thing to understand is scale. This is a four-residence condominium with no staff and no amenities, sitting above a commercial unit still held by the sponsor entity, which was being fitted out for a new retail tenant under Department of Buildings filings running through 2026. Ownership here is closer to a small partnership with three neighbours than to a condominium unit in the ordinary sense, and the commercial unit at the base is a meaningful voice in the building's economics.
Architecture and unit composition
The building is a narrow cast-iron front on a 28-foot lot, five original stories with a set-back sixth added in the conversion. LPC's permit file tracks the work: a Certificate of No Effect for interior alterations in October 2015, the rooftop-addition Modification of Use in March 2016, a Certificate of No Effect in June 2017 to recreate missing architectural features on the façade, two permit amendments in 2018, Notices of Compliance closing the file in August 2019, and a further Certificate of No Effect in August 2025 for interior alterations and mechanical equipment on the secondary elevations.
Above the commercial base, each of floors two, three and four is a single residence of roughly 2,437 square feet. The penthouse runs roughly 4,155 square feet across the top of the building and the addition. Those are the ordinary advantages of a small full-floor loft conversion — no interior corridor, no shared landing, light at both ends of the plate — and the ordinary disadvantages: a single elevator serving four homes, a column grid that constrains replanning, and LPC review layered on top of every piece of exterior work.
Building operations
There is no staff and no amenity program. Four residences share the operating cost of a landmarked cast-iron building with the commercial unit, in the proportions the declaration sets, and a cast-iron elevation is a recurring maintenance item rather than a period detail — the 2017 permit to recreate missing architectural features is a reminder of what that costs. Costs on a building this size are lumpy: a single façade project or elevator replacement can weigh heavily on four residential owners, depending on the commercial unit's share.
Because no offering plan was located in the document archive, the reserve position, the capital plan and the house rules are undocumented here. Ask for the current budget, the reserve balance, the façade condition and any planned exterior work, and the status of the commercial unit before contract. At six stories the building is not above the more-than-six-story threshold for DOB's Façade Inspection and Safety Program (Local Law 11); confirm its classification with DOB. Purchases close through a right-of-first-refusal mechanism rather than a cooperative approval, and the FY2026 and FY2027 assessment rolls show no exemption on any unit lot; abatements are applied at the bill level, so check each apartment's tax bill.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →Recent sales
10 Greene closed its first residences in 2020 and has traded thinly since — a handful of recorded transactions across four unit lots, split between sponsor sales and a small number of early resales. Every residence has been deeded to a separate, unrelated purchaser or purchaser's trust; the commercial unit at the base has never been sold and remains with the sponsor entity.
Pricing here belongs with converted SoHo loft product rather than with the neighbourhood's prewar cooperative inventory or with new-development towers elsewhere in Manhattan. The relevant per-foot comparison is the small set of recent full-floor loft conversions in the Cast Iron district. Two variables move the number more than finish level does: the tax bill, since the rolls show no exemption but abatements are applied at the bill level and need checking for the apartment, and the four-unit denominator, which concentrates capital risk. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, from The Roebling Research Library. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jun 17, 2026 | PH | 4 BR · 4.5 BA · 4,155 sf | $10,150,000 | $2,443/sf | -11.7% |
| Nov 9, 2023 | 3 | 3 BR · 3 BA · 2,437 sf | $4,950,000 | $2,031/sf | -8.2% |
| Jan 10, 2022 | 2 | 3 BR · 3 BA · 2,437 sf | $4,990,000 | $2,048/sf | — |
| Jun 16, 2021 | 2 | 3 BR · 3 BA · 2,437 sf | $4,799,281 | $1,969/sf | -13.1% |
| Sep 24, 2020 | 4 | 3 BR · 3 BA · 2,437 sf | $4,403,250 | $1,807/sf | -7.3% |
| Apr 27, 2020 | 3 | 3 BR · 3 BA · 2,437 sf | $4,511,700 | $1,851/sf | -9.7% |
Market read. Most recent trades (2026 to date) cleared a median $2,443/sf (recorded) across 1 sale. Median listing discount 9.7% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00230-7508; each condominium apartment is its own tax lot). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage from recorded condo declarations and offering plans.
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What to know if you’re buying
Correct the city data before you underwrite. PLUTO carries 1930 as the year built; LPC carries 1869. PLUTO reports five floors; the building has six. PLUTO leaves the historic-district field blank; the building is inside the SoHo–Cast Iron Historic District. Automated valuation output built on this lot will be wrong on all three.
Read the certificate of occupancy on the JLWQA question. The residential use here rests on the City Planning Commission's 2017 Section 74-711 special permit for ordinary residential use (Use Group 2), not on the R-2 code classification alone. That is a genuine advantage over most SoHo loft stock; confirm the implemented use and any conditions for your unit from the certificate of occupancy and the approvals rather than from the filing summary.
There is no offering plan on file here. The flip tax, pet rule, sublet policy and reserve position are undocumented in public records. Request the plan, the by-laws and the current budget from the managing agent early — not at contract.
Underwrite full taxes. No 421-a, no 421-g, no J-51, no exemption of any kind on these unit lots.
Understand the commercial unit. The ground-floor and cellar unit remains sponsor-held and was under active retail fit-out through 2026. Its use, its share of common charges and its voice in the condominium all belong in diligence.
Comparable buildings
If you're considering 10 Greene Street, also evaluate:
- 15 Mercer Street — five full-floor residences in an 1886 cast-iron building on the same tax block; the closest structural peer in SoHo
- 33 Greene Street — cast-iron loft condominium on the same street, north of Grand
- 47 Greene Street — small Cast Iron district loft condominium; comparable scale and governance
- 70 Greene Street — SoHo loft condominium converted under a preservation architect; a useful comparison on conversion quality
- 107 Greene Street — riveted-steel façade loft condominium in the Cast Iron district
- 22 Mercer Street — boutique Mercer Street loft condominium a block east
- 16 Crosby Street — small SoHo loft condominium on the district's eastern edge
- 102 Wooster Street — full-floor SoHo loft condominium with a comparable unit count
- 14 Wooster Street — southern SoHo loft condominium near Canal
- 42 Wooster Street — the Wooster Street Condominium; small-building SoHo loft ownership
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at 10 Greene Street?
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646.939.7375 · c.cohen@compass.com