12 East 13th Street

The lot runs 67 feet on East 13th Street and roughly 99 feet deep — wide for a Village interior lot, and the reason full-floor plates work here at all. City records carry 36,851 square feet of residential floor area across the eight homes, which puts the typical full-floor plate in the mid-three-thousands with the triplex penthouse well above that; each floor is a single open rectangle interrupted only by the core. The original garage structure gives the lower floors their column spacing and their window rhythm; the upper four floors, built new in 2013–2016, are glass on the street elevation and give the penthouse its outlook.

The triplex penthouse spans floors ten through twelve at roughly 5,700 square feet, with two terraces, a sculptural glass-and-wood internal stair, a sauna, and elevator access arriving directly into the residence. It is the only home in the building that is not a single-plate loft, and it prices and trades on a different logic from the floors below.

The interior specification runs to solid white oak flooring, custom millwork, and full-height glazing on the added floors. Ceiling heights and window lines differ meaningfully between the original garage floors and the glass addition above, and that difference is worth walking rather than reading off a floor plan.

The condominium runs a 24-hour attended lobby, a fitness center, bicycle and private storage, and the ground-level parking garage. For eight residences that is a heavier service load per unit than the building's scale suggests, and common charges reflect it.

The audited financial statements on file in The Roebling Research Library, covering the condominium's first full operating years, disclose two things a buyer should carry into diligence. First, the governing documents do not require the accumulation of reserves, no reserve study had been performed as of those statements, and assessments for major work — if needed — are approved by the board without a unit-owner vote. Second, working capital is collected at closing at one month's common charges, with a move-in security deposit and a separate alteration deposit held by the association. Those statements are now several years old; ask for the current year's audit, the current budget, and the board's reserve position before contract.

On the physical side, the building filed its Cycle 9 façade inspection in October 2020 with a SAFE result. The two preceding cycles, filed while the building was still a garage under prior ownership, were reported SWARMP — safe with a repair and maintenance program — which is consistent with the deferred condition the conversion addressed.

One live item deserves attention. The building's residential Certificate of Occupancy was issued final on March 31, 2017. The separate alteration converting the ground floor to day-care-center use, filed in 2018, has operated on temporary Certificates of Occupancy renewed roughly annually ever since, most recently in March 2025. That is a commercial-unit matter rather than a residential one, but it is the building's live C of O status and any buyer's counsel should look at it.

Ownership form: Condominium. Purchases close through the Board of Managers' right of first refusal rather than a cooperative board interview, which produces faster and more predictable timelines — 30 to 45 days is typical.

Pied-à-terre, LLC, trust and foreign ownership: All permitted under the standard condominium framework.

Subletting: Permitted. Minimum lease terms, if any, should be confirmed with the managing agent.

Pets: Not documented in public records. Confirm the house rules before contract.

Flip tax: Not documented in public records. Any resale capital contribution should be confirmed with the managing agent before pricing a sale.

Alterations: The association holds an alteration security deposit and operates under an alteration agreement, a copy of which is on file in The Roebling Research Library. In a building of full-floor plates, the alteration process is the single most consequential document a renovating buyer will read.

Real estate taxes: No abatement of any kind on the residential unit lots. Underwrite full unabated taxes against the current 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 $2,238/sf across 2 sales. Median listing discount 7.7% 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 1-00570-7502) 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.

Underwrite full taxes from day one. There is no abatement on any residential unit. The exemption visible on public tax records for this address belongs to the ground-floor commercial unit and does not reach the apartments.

Check the reserve position before you check the finishes. The condominium's governing documents do not compel reserve accumulation, and the audited statements on file disclose no reserve study. Ask for the current audit and the board's capital plan.

Read the alteration agreement first if you plan to renovate. Full-floor plates invite gut work, and the association holds a dedicated alteration deposit.

Understand which floors are original and which are new. Floors three through nine are the 1930 structure; ten through twelve are the 2013–2016 addition. Ceiling height, glazing and acoustics differ.

Do not confuse this building with 10 East 14th Street. That building — also addressed 5 East 13th Street — is a separate condominium on a separate tax block and lot (block 571, lot 7503) with its own board, budget and policy stack. Both carry a 1930 year-built in city data, which compounds the confusion. They are unrelated.

Value the parking. A deeded or assigned space per residence in this part of the Village is a permanent structural advantage and should be underwritten as such.

Lead with the full-floor plate and the parking. Those are the two things competing inventory in the corridor cannot replicate.

Be direct about the tax posture. Sophisticated buyers will find it in diligence. Presenting the full unabated number up front, paired with a True Monthly Carrying Cost analysis, produces better outcomes than letting it surface late.

Price against loft conversions, not against the prewar co-ops. The cooperative buildings along lower Fifth Avenue and around Union Square operate under entirely different rules and attract a different buyer.

Same-building comparables are thin. With eight residences and a sellout that closed in 2018, pricing depends on floor-specific analysis rather than a building average.

If you're considering 12 East 13th Street, also evaluate:

• 10 East 14th Street — seven residences plus a commercial unit in a converted loft building one block north; the closest peer by scale and format, and a separate condominium entirely
• 21 East 12th Street — 2016 ground-up condominium in the same corridor; the new-construction alternative
• 10 East 12th Street — 1907 loft building converted to condominium in 1982; the older, larger conversion nearby
• 15 Union Square West — 1870 structure converted in 2008 with a glass addition; the same architectural move at larger scale
• 32 West 18th Street — 21-residence 2006 conversion of a 1908 commercial building; boutique loft-scale condominium
• 260 Park Avenue South — early-20th-century loft structures converted in 2004; the larger full-service loft alternative
• 39 East 12th Street — loft cooperative converted in 1980; the co-op alternative on the same street grid
• 24 Fifth Avenue — 1926 cooperative at scale; the prewar co-op comparison with entirely different economics
• One Fifth Avenue — 1927 cooperative; the marquee prewar alternative in the corridor