130 Hicks Street

The building holds roughly seven apartments per floor across six stories — studios and compact one-bedrooms, several since combined — served by a single elevator, with the superintendent's studio among them at conversion. Interiors are postwar-standard in bones: parquet and hardwood floors, plaster walls, tiled baths, and gas kitchens, since renovated to widely varying standards that drive most of the pricing spread. The street side faces Hicks and the Mansion House's façade; the rear faces the interior of the block and the building's own garden, and rear units are the quieter tier. Through-wall air conditioning under the building's specification has largely replaced the window units of the building's first decades, keeping the glazed façade clean — a small detail the board actively enforces.

Because the building is attached on both sides, light is a line-by-line question: front, rear, and floor height do the work that exposure count does in detached buildings, and viewing at the intended hour matters more than usual.

130 Hicks runs as a lean self-contained cooperative: elevator, 24-hour central laundry, intercom entry, garden, and superintendent service, with professional management administering a written application, alteration, and sublet framework. The current house rules are unusually specific for a building this size — scheduled fees and escalating assessments for violations, contractor licensing and insurance requirements for renovations, weekday-only work hours, and flushometer-toilet and appliance rules that reflect the building's plumbing and electrical realities. Alterations require board approval with a processing fee and refundable deposit; moves are weekday-scheduled with refundable deposits on both ends.

The offering plan, its amendment run, by-laws, current house rules, and application forms are maintained in The Roebling Research Library and shared with clients during diligence.

Subletting: Board approval under a written policy; annual renewal, 75 percent shareholder-occupancy floor building-wide, three-consecutive-year cap absent exception, and no short-term or platform rentals (house rules, March 2025).

Occupancy: Two residents maximum per unit under the proprietary lease as summarized in the house rules, with a board process for longer-staying guests — material for buyers planning shared or family occupancy of the larger lines.

Washer/dryer and dishwasher: Prohibited in units; laundry is central and 24-hour.

Air conditioning: Window units prohibited; through-wall units to the building's specification, with periodic professional inspection required.

Smoking: Prohibited building-wide.

Pets: Not stated as a rule in the documents reviewed; the application asks about pets, and current board practice should be confirmed before offer.

Transfer economics: Buyer pays a $5,000 capital contribution at closing plus application, processing, and move fees; no seller-side flip tax is documented.

Renovations: Board approval with fee and deposit; licensed and approved contractors only; weekday hours; no window or structural-wall alterations.

Recent sales

Recent transfers 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. $/sf is measured on the latest sales with reliable square footage (2021): a median $793/sf (recorded) across 1 sale. The building has traded as recently as 2026. Median listing discount 1.2% 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 3-00235-0044). 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.

Read the house rules before you fall for the address. The written house rules are specific — two-resident occupancy, no in-unit laundry or dishwashers, smoke-free, specified air conditioning. For some use cases they are disqualifying. Know which buyer you are first.

Budget the entry economics. The $5,000 buyer capital contribution plus application and move fees are real closing-cost line items at this price point; we model them alongside financing in every offer.

The sublet policy shapes exit flexibility. Annual approvals, the 75 percent occupancy floor, and the three-year cap mean this is a home first and a hold-and-rent asset only within limits — underwrite accordingly.

Location is the outsized asset. The 2/3 at Clark Street around the corner, the Promenade three blocks west, and the district core in every direction; compare these specific distances and surroundings with alternatives rather than assign a neighborhood-wide location ranking.

Put the governing documents up front. Current house rules and transfer mechanics are what co-op buyers' attorneys review; put the documents, with the current budget and audited statements, in the deal room early.

Compare the studio stock before assigning a premium. Use dated, configuration-matched Clark and Henry Street sales, accounting for condition, services and carrying costs; the historic-district address and garden alone do not establish a price margin.

Present the renovation, and the rules around future ones. Renovation quality drives the spread; buyers should also understand the alteration framework so timelines survive board review.

Prepare buyers for a documented process. Complete applications with the co-op's required recognition agreement and full financials give the board the materials needed for its review.

If you're considering 130 Hicks Street, also evaluate:

• The Mansion House (145 Hicks Street) — the 1935 doorman co-op directly across the street; the services upgrade on the same block
• 115 Willow Street — the 1926 Slee & Bryson co-op sharing the same block interior; prewar character at a comparable scale
• 135 Willow Street — the postwar services alternative with garage one block west
• 70 Clark Street — elevator co-op by the Clark Street station; confirm its construction date from primary records
• 55 Hicks Street — small north-Heights co-op alternative
• 87 Hicks Street — boutique co-op peer a few blocks north
• 72 Orange Street — 1937 prewar co-op on the fruit streets; the character step-up at entry-adjacent pricing
• 142 Hicks Street — small co-op neighbor on the same corridor