11 Harrison Street

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 units whose owners' interests in façade, elevator and roof spending are not identical to a resident's; each unit's common-interest share and vote come from the declaration. In a building of this size, that is a governance fact as much as a financial one.

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 puts exterior change on the neighboring lots under Landmarks review, though that does not protect any apartment's light.

Recent sales

Recent closings 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.

Market read. Most recent trades (2024) cleared a median $2,308/sf (recorded) across 1 sale. Median listing discount -2.2% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00180-7504; each condominium apartment is its own tax lot). 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 from recorded condo declarations and offering plans.

Read the last three years of minutes and the reserve position before anything else. Review the current budget, financial statements, debt and any assessments alongside them. 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 bear most on future charges and assessments.

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.

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