117 Beekman Street

The building presents a pre-war masonry elevation with neo-Renaissance detailing: a rusticated limestone base with arched window openings, five stories of brick above with limestone trim, and a deeply projecting dentilled cornice. The 1981 conversion re-clad the southern façades in dark red brick while the northern face carries lighter brick and a rounded corner at the Water Street end, with a canopied, recessed entrance opening onto two streets. The 25 residences run to loft-scale layouts with high ceilings and large windows — a hospital-era structure's generous floor plates translated into apartment living, many with East River exposure. As with any pre-war conversion, condition and configuration vary line to line; buyers should evaluate light, layout, and finish level unit by unit.

This is boutique historic-district ownership with a real service base: a full-time doorman, a live-in superintendent, an elevator, a landscaped common roof deck, bicycle storage, common laundry, and video intercom. There is no gym or on-site parking. Common charges are spread across a small owner base inside a landmarked structure, which means capital planning carries the twin considerations of a small building and a historic building — façade, cornice, and window work in a historic district follow stricter and often costlier standards. The offering plan, by-laws, budget, and reserve study should be reviewed carefully during diligence, with attention to any pending or reserved capital work. We obtain current building documents from the managing agent for clients at offer stage.

Recent sales

Recent closings 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.

Market read. Most recent trades (2023) cleared a median $1,725/sf across 1 sale. Median listing discount 10.5% 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 1-00095-7501) 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.

You are buying the Seaport, not an amenity stack. The value here is the historic-district gateway location, the pre-war loft scale, and the river light. If that trade fits how you live, the carrying-cost math is favorable against the towers — run the True Monthly Carrying Cost Calculator against full-amenity alternatives.

Historic district means historic-district diligence. Façade, cornice, and window work in a landmarked building follow stricter standards and can be costlier. Read the reserve study and board minutes for any pending capital work, and understand that exterior alterations run through the Landmarks Preservation Commission.

Small building, small board. Condominium governance here is a handful of neighbors. Review the budget, reserve posture, and house rules closely — small buildings carry low fixed costs but a narrow base over which to spread any capital surprise.

Verify the policy stack. Pets, subletting, and pied-à-terre use appear permitted per listing records, consistent with condominium ownership — but confirm the specific house rules and any leasing limits against the by-laws during diligence.

Mansion tax applies across most of the building. Full-floor and combination pricing crosses the $1 million and $2 million thresholds — run the Mansion Tax Calculator at the intended price before offering.

The site story is a genuine marketing asset. The Volunteer Hospital origin, the 1981 conversion by an architect who later built a supertall, and the position as the district's most visible building give the address a narrative that resonates with the exact buyer shopping the Seaport. Use it with precision.

Market the scarcity and the light. Boutique pre-war loft-scale product with river views inside a historic district is rare downtown. Position honestly against the amenity towers — lower carry, no gym — and let the location-and-format argument carry the pricing.

Use adjacent-building comps. With 25 units, your own building's history is too thin to anchor pricing. Seaport and nearby Financial District condominium trades are the right comp set, adjusted for floor, exposure, and layout.

If you're considering 117 Beekman Street, also evaluate:

• 5 Beekman Street — the landmark Temple Court conversion a few blocks west, the historic-structure alternative
• 1 Park Row — pre-war conversion at the Financial District's northern edge
• 130 William Street — the modern tower alternative in the core Financial District
• 25 Park Row — new-construction condominium on the City Hall side of the district
• 1 Wall Street — the marquee office-to-residential conversion at the heart of the Financial District

The Roebling Team at Compass works the Financial District and the broader downtown condo market as a core practice area. We publish this building profile because boutique-condo buyers and sellers deserve building-specific intelligence — historic-district diligence, governance scale, and corridor-level comparables — not generic neighborhood commentary.

If you're considering a transaction at 117 Beekman Street, a 30-minute consultation is the right starting point.