104 Charlton Street

The building is an eight-story masonry loft structure, the top floor of which was added during the 2001–2003 conversion rather than inherited — the Alteration Type 1 filings on file are explicit about it. Residences are laid out as east and west halves of the floor plate, which is why the unit designations run 2W, 2E, 3W, 3E and so on up the stack, and why apartment identity here is a matter of exposure rather than line.

Schedule A to the offering plan on file gives the offered configuration: residences from roughly 1,500 square feet at the small end to about 4,160 square feet at the 7E/8E duplex, with the great majority of the building falling between about 2,100 and 2,400 square feet. Two duplexes bracket the stack — a lower 1E/2E duplex and the upper 7E/8E — and the two top-floor residences carry the building's outdoor space, with terrace and roof-garden areas in the low-to-mid two thousands of square feet assigned as limited common elements. Ceiling heights, column spacing and window rhythm are what a 1920s loft frame gives you, and layouts throughout are open rather than compartmented.

The ground floor holds two commercial condominium units, recorded as unit lots 1101 and 1102 and coded RK by the Department of Finance. They are separately owned, they carry their own basement space and private entrance as limited common elements, and their use has changed over the building's life — Department of Buildings filings on file record a catering establishment on the first floor in 2004 and an application to change that use in 2013. A buyer should read the current commercial use and its hours into the diligence rather than assume it is fixed.

This is a small, lightly staffed, owner-run condominium, and the documents on file describe it plainly.

The operating budgets on file show total common-charge income in the mid-$160,000s per year across all sixteen units, against an expense base in a similar range — an unusually low number for a building of roughly 35,000 square feet, and a direct consequence of having no doorman, no amenity program and a single elevator. Per square foot, common charges here are among the lowest a buyer will find in a downtown condominium. The reserve position on file is correspondingly modest: a $100,000 reserve account alongside an operating account in the low six figures at the most recent year-end covered by the documents on file.

The capital record on file is active for a building this size. It includes an elevator code upgrade and repairs, a full elevator modernization budgeted in the high six figures relative to the building's own income base, an intercom and camera upgrade, Local Law 11 façade repairs, chimney extension work on both the east and west flanks, and basement electrical work. The condominium funded a portion of this through special assessments rather than reserves, with a substantial assessment in one recent year and a smaller one the following year.

The budgets on file also record two line items relating to the adjacent development at 102 Charlton Street — access-agreement income received in one year, and a legal expense line in the following year's budget. Adjacent construction on a shared lot line is an ordinary event in Manhattan and the documents show the condominium handling it in an ordinary way, but the underlying point is structural: this block carries no landmark protection, and the parcels next door are developable. Buyers should ask the managing agent for the current status of any matter relating to the neighboring property, and should understand which windows in a specific unit are lot-line windows.

Ownership form: Condominium. Purchases clear through a board right of first refusal rather than a cooperative approval, per the purchase application and by-laws on file. Closing timelines are correspondingly predictable.

Application requirements: The purchase application on file requires the executed contract, two years of W-2s, a loan commitment letter or good-faith estimate where financing, employment verification, professional and bank references, pay stubs, photo identification and a signed house-rules acknowledgment; self-employed applicants must supply CPA-prepared business financials. Attorneys are required to give the managing agent at least three business days' notice of closing once the right of first refusal is waived.

Fees: A $600 non-refundable application processing fee, a per-applicant consumer report fee, and a $750 refundable move-in/move-out deposit payable by each of buyer and seller, per the application on file. Confirm the current schedule with the managing agent.

Flip tax: None appears in the offering plan, by-laws or house rules on file. Confirm with the managing agent before pricing a sale.

Alterations: Under the by-laws on file, no alteration to any common element may proceed without written board consent; consent to non-structural interior alterations may not be unreasonably withheld, and the board must respond within thirty days, with silence treated as no objection. Nothing may be projected from a window, including air conditioners, without written approval. Because the building is not landmarked, exterior work is a board and Department of Buildings matter only.

Use: Residential units are restricted to residential occupancy plus permitted home-occupational use where the owner resides there; the commercial units may be used for any lawful commercial or office use.

Sponsor rights: The by-laws on file reserve to the sponsor and its designees the right to subdivide, combine and reconfigure units it owns and to reallocate common interests accordingly, without board or unit-owner consent. Twenty-plus years past the sellout this is largely academic, but counsel should confirm whether any sponsor-affiliated units remain.

Pets: Not addressed in the house rules on file. Confirm with the managing agent.

Real estate taxes: No abatement on any unit lot in the FY2024–FY2027 rolls. Underwrite full unabated taxes and run True Monthly Carrying Cost analysis against the actual bill for the specific unit.

Recent sales

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.

Market read. Most recent trades (2025) cleared a median $1,851/sf across 1 sale. Median listing discount 1.4% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00597-7502) 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.

The low common charges are real, and so is what they buy. Roughly $166,000 of annual common-charge income across sixteen units in a 35,000-square-foot building is remarkable value per foot. It also means no attended lobby and a reserve measured in the low six figures. Read the current budget and the assessment history before you underwrite the monthly.

Ask about assessments, then ask again. The documents on file show the condominium funding elevator modernization, façade repairs and building systems through special assessments. That is a rational way for a fourteen-unit building to operate; it is also a real cash-flow event for an owner. Get the current assessment status and the board's capital plan in writing.

Understand the lot lines and the neighbors. This block carries no landmark protection. The adjacent parcel has already been redeveloped, and the condominium's own budgets record an access agreement and related legal costs. Identify which windows in your unit are lot-line windows and what the neighboring conditions are now.

Read the ground floor. Two commercial condominium units sit under the residences, with their own basement space and entrance. Their permitted use is broad under the by-laws. Visit at night and on a weekend.

M1-6 zoning is not residential zoning. The building's residential use is a legalized conversion in a manufacturing district. Any plan involving expansion, a change of use or a certificate-of-occupancy amendment needs a zoning opinion before contract.

The upper duplex and the terrace residences are a separate market. Do not price them against the through-floor lofts, and do not price the through-floor lofts against them.

Lead with square footage and carry, together. The pitch that no competing building can match is 2,000-plus square feet of loft in Hudson Square with a common charge that a new-development studio would recognize. Present the two numbers side by side.

Get ahead of the assessment history. A buyer's attorney will find it in the minutes and the budgets. Presenting the capital work as completed stewardship — the elevator, the façade, the intercom, the chimneys — reads very differently from letting it surface as a surprise.

Do not benchmark against the towers on the block. The nearby full-service condominiums have different finishes, different services and a different buyer. The correct comparable set is downtown loft conversions of similar scale.

The building is small and same-building comps are thin. With fourteen residences, pricing has to be built line by line and floor by floor rather than from a building average. Run the Renovation Cost Calculator against condition before setting a strategy.

If you're considering 104 Charlton Street, also evaluate:

• 110 Charlton Street (Greenwich West) — 2018 full-service condominium, 170 residences, on the same block; the amenitized alternative with an entirely different cost structure
• 70 Charlton Street — 2016 new-construction condominium at the Charlton–Vandam corner; the full-service tower alternative nearby
• 77 Charlton Street — 2020 ground-up condominium of roughly 161 residences; the newest large building on the street
• 100 Vandam Street — an 1888 structure redeveloped and completed in 2022, 72 residences; the closest peer in loft DNA with new-construction systems
• 505 Greenwich Street — 2003 condominium of 102 residences; the same-vintage full-service alternative one block west
• 15 Renwick Street — 2015 boutique condominium, 31 residences; the small-building new-construction alternative
• 22 Renwick Street — 17-residence condominium completed 2013; boutique scale and a comparable buyer pool
• 330 Spring Street — 2006 condominium of 40 residences at the Hudson Square edge
• 11 Charlton Street — 1910 cooperative of 20 residences on the historic-district blocks to the east; the co-op alternative on the same street, with different policy and financing rules
• 2 King Street — 1963 cooperative of roughly 40 residences over a retail base; the postwar co-op alternative nearby