10 Greene Street
10 Greene Street, New York, NY 10013
SoHo
BBL 1002307508 · BIN 1002988
- Year built
- 1869
- Type
- Condominium
- Units
- 1601
- Floors
- 6
- Landmark
- No
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
- $2,443
- Listing discount
- 9.7%
- Recorded sales
- 6
- On record
- 2020–2026
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 appears to have avoided that question entirely, and the likely mechanism is the size of the building: the Zoning Resolution allowed a loft building with less than 3,600 square feet of floor area per story to convert to ordinary residential use in those districts, and this one has roughly 2,450 zoning square feet per floor. The practical result is that a buyer here is not inheriting the certification problem. The certificate of occupancy is the document that settles it, 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 carry the entire operating cost of a landmarked cast-iron building, 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 structurally lumpy: a single façade cycle or elevator replacement lands on four owners.
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 most recent Local Law 11 filing and the status of the commercial unit before contract. Purchases close through a right-of-first-refusal mechanism rather than a cooperative approval, and no exemption or abatement of any kind appears on any unit lot in the FY2026 or FY2027 assessment rolls.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
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 absence of any tax abatement, which puts the full unabated bill into the monthly from day one, 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, curated by The Roebling Team research desk. 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 | off-mkt |
| 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) cleared a median $2,443/sf 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) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. 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.
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 DOB record says R-2, not joint living-work quarters. That is a genuine advantage over most SoHo loft stock, and it is worth confirming from the document 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
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Greenwich Village — read The Roebling Team Guide to Greenwich Village.
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.
Considering a move at 10 Greene Street?
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