- Year built
- 1909
- Type
- Cooperative
- Units
- 44
- Floors
- 10
- Landmark
- Designated
- Amenities
- Roof deck, central laundry, bike room, private storage per brokerage records
- Pets
- Pet-friendly per brokerage records — confirm current terms
Every recorded sale at this building, 2003–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Recent range
- $1.5M – $2M
- Listing discount
- 2.7%
- Recorded transfers
- 39
100 Hudson Street is a piece of Tribeca's founding residential history. When the offering plan on file was first presented in April 1978, Tribeca barely existed as a residential idea — the building was still a ten-story office and loft structure in what zoning called the Special Lower Manhattan Mixed Use District, and the plan's sponsors were betting that the neighborhood's industrial envelope could hold homes. The sponsoring partnership tells its own story: The Recycling for Housing Partnership was the vehicle of Austin A. Laber and Jerome Kretchmer — Kretchmer the former New York State assemblyman who had run the Lindsay administration's Environmental Protection Administration, and who would go on to open Gotham Bar and Grill. "Recycling" a 1910 loft building into housing was, in 1978, both a pun and a thesis. Nearly five decades on, the thesis is the neighborhood.
The architecture deserves its landmark protection. The LPC's designation report names it the Franklin-Hudson Building and documents the full provenance: designed by Alexander Baylies in 1909–10 for Augustus C. Beckstein, a meat packer and developer whose family had worked this site since the mid-1800s — the new building replaced, among other structures, his father's five-story packing house. Baylies organized all three street facades on a classical scheme: giant stone pilasters and surviving cast-iron storefronts at the base, a disciplined brick midsection, and a two-story crown where an engaged colonnade rises from a balustrade beneath the copper cornice. The report notes that the historic wood sash survives throughout — including the full-height pivot windows of the second floor, a loft-era detail almost nowhere else preserved at this scale.
For today's buyer, the building occupies a clean structural position: authentic, three-exposure loft architecture in the prime Tribeca West blocks, held in cooperative form, at a basis well below the neighborhood's new-condominium tier. It is the original article on a block the new buildings are designed to evoke.
Architecture and unit composition
The building presents 57.5 feet to Hudson Street and roughly 89 feet along both Franklin and Leonard — a footprint that gives nearly every residence corner or double exposure, the practical luxury of a freestanding blockfront. Inside, the 44 apartments are true conversion lofts: high ceilings, deep floor plates organized around light, and layouts that vary line by line — from compact one-bedrooms with long entry galleries to three-bedroom combinations and a duplex penthouse with terrace documented in listing records. The second floor's full-height pivot windows make its five apartments a distinctive sub-market within the building. Renovation quality ranges from preserved-loft character to full architect renovations, and pricing tracks that spread.
Building operations
This is lean Tribeca co-op operations by design: a live-in superintendent, part-time lobby coverage per brokerage records, central laundry, roof deck, bike room, and storage — no amenity floor, no full-time door. The trade is materially lower maintenance than the staffed condos nearby. The cooperative owns its ground-floor commercial unit's income stream — the original 1978 plan directed the retail lease income to the apartment corporation — which supports the operating budget; current lease terms should be reviewed in diligence. The building's exterior has been the subject of a documented, LPC-supervised restoration program (facade, spandrels, storefronts, and a window master plan), which is exactly the capital posture you want in a 115-year-old landmark-district building. The 1978 offering plan is on file in The Roebling Research Library.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $52,007/yr
- Per unit / month range
- $0 – $98
Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Dec 30, 2025 | 4A | 1 BR · 1 BA | $1,460,000 | -16.6% | |
| Jul 21, 2022 | 6B | 1 BR · 1 BA · 1,100 sf | $1,500,000 | $1,364/sf | +20.0% |
| Apr 7, 2022 | 4D | 2 BR · 1 BA | $1,975,000 | -12.2% | |
| Feb 17, 2022 | 3A | 2 BR · 1 BA | $1,751,500 | -2.4% | |
| Nov 19, 2021 | 2BC | 3 BR · 2 BA | $3,482,000 | -5.8% | |
| Jun 24, 2021 | 3B | 1 BR · 1 BA | $1,668,000 | -6.0% | |
| Mar 17, 2020 | 8E | 1 BR · 1 BA | $1,850,000 | -2.6% | |
| Dec 20, 2019 | 9E | 1 BR · 2 BA | $1,900,000 | -2.6% |
Market read. $/sf is measured on the latest sales with reliable square footage (2022): a median $1,242/sf across 1 sale. The building has traded as recently as 2025. Median listing discount 2.7% 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.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00179-0056) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
You are buying the blockfront. Three protected street facades mean corner light and permanent outlooks in every direction at typical loft scale — a structural feature shared by only a handful of Tribeca co-ops. The historic district guarantees the streetscape around you stays low and intact.
Co-op mechanics apply, thinly documented. Board policies on financing, sublets, pieds-à-terre, and entity purchases are not well documented publicly. We verify the current policy stack directly with the managing agent before you offer — and run the Co-op Board Qualification Calculator against your financial profile first.
Renovation runs through two gatekeepers. Interior work needs board approval; anything touching windows, storefronts, or the envelope involves LPC. The building's window-replacement master plan and 2019 LPC approvals are an asset here — ask for the alteration history during diligence, and budget timeline with the Renovation Cost Calculator.
Price the service model honestly. No full-time doorman means lower carry and a package-logistics reality. Buyers trading from full-service buildings should weigh the maintenance savings against the staffing difference — the True Monthly Carrying Cost Calculator makes the comparison concrete.
The commercial unit is part of your underwriting. Retail income flowing to the co-op cushions maintenance; your attorney should review the current lease terms and the corporation's financials during diligence.
What to know if you’re selling
Market the provenance with precision. The Franklin-Hudson Building, Alexander Baylies, 1910, the Beckstein packing-house site, one of Tribeca's first conversions by the partnership that helped invent the neighborhood — this is a documented narrative, and the Tribeca loft buyer responds to documentation, not adjectives.
Position against the new-condo tier. Your buyer is cross-shopping converted and new condominiums at substantially higher per-foot pricing. The pitch is the original loft envelope — surviving wood sash, cast-iron storefronts, three exposures — at the co-op basis, with the maintenance discount compounding annually.
Condition transparency wins in a small building. With 44 units, same-line comps are thin and the raw-versus-renovated spread is wide. We price to condition against adjacent-building loft comps and present the building's restoration record to buyers' counsel from the Research Library file.
Comparable buildings
If you're considering 100 Hudson Street, also evaluate:
- 145 Hudson Street — neighboring Tribeca West loft building, the condo alternative two blocks north
- 443 Greenwich Street — book-matched 1880s loft conversion; the celebrity-tier condo comp
- 250 West Street — warehouse-to-condo conversion on the waterfront edge of the district
- 56 Leonard Street — Herzog & de Meuron's tower; the new-construction price ceiling one block east
- The American Thread Building (260 West Broadway) — pioneering 1980s Tribeca conversion; the closest like-for-like early co-op comp
- The Powell Building (105–109 Hudson Street) — the Carrère & Hastings landmark loft directly across Hudson
- 73 Worth Street — historic-district loft co-op stock in the district's southern blocks
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
Considering a move at 100 Hudson Street (Franklin-Hudson Building)?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 100 Hudson Street (Franklin-Hudson Building) 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.