- Year built
- 1909
- Type
- Cooperative
- Units
- 44
- Floors
- 10
- Amenities
- Roof deck, central laundry, bike room, private storage per brokerage records
- Landmark status
- Not an individual landmark; in the Tribeca West Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Pets
- Pets permitted; species and limits not stated
- Doorman
- No full-time doorman; part-time attendance or none
100 Hudson Street (Franklin-Hudson Building) sales history: 40 recorded transfers
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Recent range
- $1.5M – $5.2M
- Listing discount
- 2.6%
- Recorded transfers
- 40
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.
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.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Buyer | When With the application | Amount $175.00 fee per adult person | Refundable Non-refundable |
| Move-in Fee | Paid by Buyer | When With the application | Amount $500 | Refundable Non-refundable |
| Document Preparation Fee | Paid by Buyer | When At closing | Amount $250 | Refundable Not stated |
| Recognition Agreement FeeConditional | Paid by Buyer | When At closing | Amount $250 if financing | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Damage Deposit | Paid by Buyer | When With the application | Amount $2,000 | Refundable Refundable |
Refinance
5 items
Management's “less refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $400 | Refundable Non-refundable |
| Recognition Agreement Review Fee | Paid by Shareholder | When With the application | Amount $250 | Refundable Not stated |
Management's “more refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $400 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Shareholder | When With the application | Amount $175 per applicant | Refundable Non-refundable |
| Recognition Agreement Review Fee | Paid by Shareholder | When With the application | Amount $250 | Refundable Not stated |
Ownership transfer
2 items
Transfer: trust
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Trust Transfer Application Fee | Paid by Buyer | When With the application | Amount $500 | Refundable Non-refundable |
| Coop Attorney Review Fee | Paid by Buyer | When Upon approval | Amount To be determined | Refundable Not stated |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Financing and purchase requirements
- Purchase or lease by a corporation
- Not permittedSource: building management's published schedule, as of September 2026
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- Not verified
- Short-term rentals
- Not permittedSource: building management's published schedule, as of September 2026
- Pied-à-terre ownership
- Not verified
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Building staffing and amenities
- Doorman
- No full-time doorman; part-time attendance or noneSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Roof deck, bike storage, storage, laundry roomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $66,732/yr
- Per unit / month range
- $0 – $126
- Modeled exposure split equally across 44 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed September 2026.
Recent sales
Recent transfers 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 |
|---|---|---|---|---|---|
| Aug 10, 2026 | 7BC | 3 BR · 2.5 BA | $5,200,000 | -1.0% | |
| 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% |
Market read. $/sf is measured on the latest sales with reliable square footage (2022): a median $1,242/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2026. Median listing discount 2.6% 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). 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 on co-ops is not officially recorded, figures shown are approximate.
What would your apartment rent for?
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Buying here? Co-op closing costs typically run 2 to 3% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
You are buying the blockfront. Three street facades mean corner light and outlooks on three sides at typical loft scale — a structural feature shared by only a handful of Tribeca co-ops. Historic-district status shapes the streetscape but does not protect any particular view.
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) — an early Tribeca loft conversion (1980–81), a condominium rather than a cooperative, for a tenure contrast
- 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
More Tribeca buildings
- River Lofts, 92 Laight Street — condominium by Ismael Leyva Architects
- 97 Reade Street — 1861 condominium
- 100 Franklin Street, 100 Franklin Street and 3 Avenue of the Americas — 2018
- Tribeca Court (100 Reade Street) — 1859 condominium
- 101 Franklin Street (250 Church Street) — condominium by Hill West Architects
- 101 Warren Street — 2008 condominium by Skidmore, Owings & Merrill
The neighborhood
For the full corridor — architecture, 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.
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 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.
646.939.7375 · c.cohen@compass.com