- Year built
- 1893
- Type
- Condominium
- Units
- 1203
- Floors
- 7
- Landmark
- Designated
Every recorded sale at this building, 2004–2024
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,308
- Listing discount
- -2.2%
- Recorded sales
- 7
- On record
- 2004–2024
Harrison Street below Hudson is a short, low, cobbled run of nineteenth-century masonry, and it is one of the few places in Tribeca where the streetscape a buyer walks through is essentially the streetscape the LPC designated in 1991. Three separate condominiums sit on this block front, and they are routinely confused with one another. They should not be. 5 Harrison Street (lot 7510) is new construction from around 2000 on a site the designation report describes as a parking lot — the 1888 building that stood there was demolished in 1967. 7 Harrison Street (lot 7512) is a William Schickel & Company cast-iron and brick warehouse of 1893–94, converted between 2012 and 2015 into twelve residences. 11 Harrison Street (lot 7504) is a Thomas R. Jackson brick loft of 1893, converted in 1986 into five. Same block, same year of construction for two of them, three entirely different buildings with three entirely different capital and governance profiles.
What distinguishes 11 Harrison is the age and quiet of its conversion. Mary Clarkson demolished the house that stood here and commissioned Jackson in June 1893 for a seven-story loft and store; the structure was finished before the end of the year at a cost of about $25,000. The neighborhood was then the butter-and-egg district, and the building spent nearly a century in that trade — John K. Lasher & Bro. occupied it for close to three decades until a 1921 receivership, and after the Depression the butter firm William Faehndrich, Inc. bought the building and stayed into the 1980s. In 1920, when a strike of roughly 1,600 men shut down Manhattan's produce and dairy supply, the merchants held their emergency meeting at 11 Harrison Street.
The residential conversion came in 1986 — an art studio at the ground floor, an office on the second, and one residential loft on each floor above. The declaration was recorded in June 1987, and the sponsor sold the units out slowly, one and two at a time, between December 1987 and April 1992. That is a very different provenance from a modern gut conversion. There is no sponsor overhang, no recent construction warranty, no unsold-unit block, and no residual sponsor control. The building has been fully owner-held for more than thirty years.
The counterpart to that is capital posture. A five-unit condominium with no doorman, no staff and no reserve of scale carries its façade, its roof, its parapet and its single elevator across five residential owners plus three commercial ones. Department of Buildings records show that work has in fact been done — rear-façade stucco removal and lintel rehabilitation in 2014, structural repair of the sidewalk vault and storm drainage in 2015, parapet reconstruction and a new roof section in 2017 — but each of those is a real assessment risk in a building this small, and the pattern says the building spends money when it has to.
Architecture and unit composition
Jackson's elevation is a brick front on a narrow 26-foot lot, organized in two vertical registers. Above the cast-iron storefront, the second through fourth floors are unified by three-story piers capped with Corinthian capitals, with incised lines at the fourth floor imitating fluting, each floor separated by a rough-cut stone bandcourse. Between the second and third floors sits a carved Renaissance Revival panel of vines, cornucopia, flowers and a female face — the single most photographed detail on the building. The fifth through seventh floors repeat the rhythm in brick rather than stone: brick piers, arched openings with brick eyebrows, inset spandrel designs, and a recessed brick panel course simulating a cornice at the top. The Landmarks Preservation Commission classifies the result as Renaissance Revival; the Romanesque inflection in the upper arcade is what the architectural histories pick up.
The residential composition follows the loft logic: five residences occupying the upper floors, one per floor, in a building roughly 26 feet wide and just under 100 feet deep. That produces full-floor plates with windows front and rear, high ceilings, exposed brick and exposed structural timber — the vocabulary listing records for the building consistently describe. Because the lot is mid-block, the side walls carry no light. The three non-residential units occupy the base: the storefront, which has run as a furniture showroom since 2019, and the lower commercial floors.
Buyers should understand the unit-lot structure before they underwrite. Five of the eight unit lots are residential on the Department of Finance roll; three are commercial. The common charges of a five-residence condominium are shared with three commercial owners whose interests in façade, elevator and roof spending are not identical to a resident's. In a building of this size, that is a governance fact as much as a financial one.
Building operations
This is a self-managed-scale building: one elevator, no lobby staff, no amenity program. Heating, gas risers and mechanical work have been filed unit by unit rather than building-wide, which is typical of small condominium conversions of this era and means that system replacement is periodically an ownership-wide decision rather than a scheduled capital plan.
The landmark status is the operating constraint that matters most. Anything visible from Harrison Street — windows, storefront, cornice, parapet, rooftop equipment set back far enough to be seen — goes through the Landmarks Preservation Commission. That lengthens and prices façade work. It also protects the block: neither of the two adjoining condominiums, nor the low buildings across the street, can be built out in a way that takes the front light.
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 →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.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign 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 record last verified September 2026.
Recent sales
11 Harrison trades as small-building Tribeca loft product: full-floor residences, priced on the loft rather than the new-development curve, with the value concentrated in floor plate, ceiling height and the landmarked block rather than in services. Against the same corridor's amenitized new construction, buildings like this one price lower on a dollars-per-square-foot basis and rely on scarcity of layout — a genuinely full-floor prewar home downtown — to hold that pricing through soft markets. Resales here are infrequent by construction: with five residences, a normal turnover rate produces a trade every few years, and pricing evidence inside the building is thin enough that appraisers and buyers both look to comparable small Tribeca conversions rather than to the building's own history.
The absence of any tax abatement matters to the carrying number. Residences here are taxed at full assessment, and there is no benefit approaching a burn-off to model. What a buyer is underwriting instead is a small-building common charge with a real assessment tail behind it.
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 |
|---|---|---|---|---|---|
| Mar 11, 2024 | 6 | 2 BR · 2.5 BA · 1,950 sf | $4,500,126 | $2,308/sf | -9.9% |
| Aug 30, 2022 | 5 | 2 BR · 1 BA · 1,950 sf | $3,653,112 | $1,873/sf | +4.4% |
| Sep 30, 2021 | 6 | 2 BR · 2.5 BA · 1,950 sf | $3,995,000 | $2,049/sf | +0.0% |
| Sep 7, 2021 | 4 | 2 BR · 2 BA · 1,829 sf | $3,276,088 | $1,791/sf | +9.6% |
| Oct 26, 2017 | RES4 | 1,555 sf | $2,525,000 | $1,624/sf | off-mkt |
| Oct 15, 2014 | RES3 | 1,555 sf | $3,000,000 | $1,929/sf | off-mkt |
| Oct 29, 2004 | RES2 | $500,000 | off-mkt |
Market read. Most recent trades (2024) cleared a median $2,308/sf across 1 sale. Median listing discount -2.2% over ask.
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 1-00180-7504) 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
Read the last three years of minutes and the reserve position before anything else. Five residential owners cannot absorb a façade cycle out of operating income. The building's Local Law 11 history, the condition of the single elevator and the status of the parapet and roof work filed in 2017 are the three questions that determine whether you are buying a stable carrying cost or a scheduled assessment.
Confirm the policy stack in writing. No offering plan for this building is available in either the Compass Offering Plan Library or The Roebling Research Library, and the 1987 plan predates electronic filing. Pet policy, sublet policy, financing ceiling, flip tax and any right of first refusal all need to come from the managing agent or from a current alteration and sale package, not from assumption.
Understand the commercial units. Three of the eight unit lots are commercial. Ask how common charges are allocated between the residential and commercial groups, how the board is constituted, and whether the commercial owners have any separate rights over the base of the building or the sidewalk vault.
Comparable buildings
If you're considering 11 Harrison Street, also evaluate:
- 7 Harrison Street — the Schickel warehouse next door, converted 2012–2015 into twelve residences; the direct on-block comparison, with a modern conversion's systems and a modern conversion's price
- 25 North Moore Street — small landmarked North Moore loft conversion; the closest peer for scale and register
- 60 Collister Street — boutique Tribeca loft condominium on a side street of similar character
- 166 Duane Street — small Duane Street prewar conversion inside the historic district
- 137 Duane Street — comparable small-building Tribeca loft ownership
- 46 Lispenard Street — narrow-lot loft conversion with full-floor plates
- 53 White Street — small landmarked White Street conversion
- 28 Laight Street — Tribeca loft conversion with a comparable unit count and no staffing
- 67 Vestry Street — boutique Tribeca conversion on a low-rise block
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
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.
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