130 Jane Street (Harbor House)

Six stories of red brick on an irregular lot running from 124 to 132 Jane Street. The elevation is warehouse vernacular handled with some care: a metal bandcourse above several of the ground-floor window bays, piers that project slightly from the wall plane with shallow incisions running their height, and a plain cornice at the parapet. A canopy marks the entrance at 130. The lot is irregular, which is why the building's rear condition and its light differ meaningfully from apartment to apartment.

Inside, the offering plan's apartment lettering runs from A through K, and the ACRIS share-transfer record shows how much of the original layout has since been reworked: 1A with 2A, 1C with 2C, 3B with 3C, 4F with 4G, 5F with 6F, 4H with 4J. The plan itself already contemplated duplexes at the first-and-second and fifth-and-sixth floors. The result is a building where very few apartments are alike, where floor plans cross floors as often as they run along them, and where the difference between two apartments of the same nominal size can be a rear yard, a private roof, a fireplace or none of the above.

Ceiling heights, structural columns and exposed brick are the recurring interior signature. Buyers coming from prewar apartment-house stock should walk two or three apartments here before forming a view: loft geometry is not a small adjustment, and the apartments that work best in this building are the ones whose owners planned around the columns rather than against them.

Harbor House runs as a full-service building at boutique scale: canopied entrance with part-time door staff, a live-in superintendent, elevator, fitness center, bike room, and a roof deck and garden. Gas for cooking is master-metered into maintenance; electricity in individual apartments is separately metered and billed direct to shareholders, so the maintenance figure on a listing here understates the true monthly carry relative to buildings that bundle everything.

The capital record on file with DOB describes a building that has been worked on steadily rather than in one large push. Filings document exterior repairs to the west and south facades with a sidewalk shed in 2009, a new roof deck with planters in 2010, sprinkler additions in 2012, a conversion of the boiler burner from oil to natural gas in 2013, and a full roof replacement in 2016. A 2008 filing records the erection of a second-floor balcony and the restoration of a first-floor door. A 2018 filing describes interior demolition and reconstruction of damaged residential units; the cause is not stated in the record and we do not speculate on it, but a buyer's counsel should ask.

Ownership form: Cooperative. Apartments transfer as share transfers, and ACRIS confirms it directly: recorded instruments on this lot carry property type SP — the share-transfer code — across dozens of individual transactions to separate purchasers over the life of the cooperative. You are buying shares in Harbor House Owners Corp. and a proprietary lease to a specific apartment, not a deed.

Board approval: Required. The proprietary lease provides that shares may not be sold, the lease assigned, nor the apartment sublet without consent by board resolution, and the board may impose conditions on a sublet as it sees fit. Expect a full board package and an interview.

Subletting: Permitted with consent. A corporate sublease fee equal to 10 percent of the annual maintenance of the apartment being subleased applies on the initial sublet and again on each renewal, per management-sourced records, along with a subtenant application and background check. No seasoning period or duration cap is published; ask the managing agent for both.

Flip tax: 3 percent of the purchase price, payable by the seller at closing, per management-sourced records. A separate closing fee of $800 ($850 without a broker) plus five cents per share also falls on the seller, and an estate or trust sale carries $1,000 plus five cents per share.

Financing and post-closing liquidity: not published. Neither the maximum financing percentage nor the board's post-closing liquidity expectation appears in any source available to us, and the offering plan predates the modern practice of stating either. Both must come from the managing agent, and both should be established before an offer rather than after.

Pied-à-terre, trust and LLC purchase: pied-à-terre policy is not documented. Trust purchases are handled as a discretionary matter — management-sourced fee records describe a trust purchase as permitted "if permitted by the Corporation," which is the language of case-by-case approval rather than standing policy. LLC purchase is not documented at all. Any buyer intending to take title in an entity should resolve this with the managing agent before signing a contract.

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 $1,524/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2025. Median listing discount 2.1% 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 1-00641-0010). 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.

You are buying shares, and the board decides. Apartments here transfer as share transfers under ACRIS property type SP. The proprietary lease requires board consent for a sale, an assignment or a sublet, and the board may attach conditions. Build the package properly and prepare for an interview. Run the Co-op Board Qualification Calculator before you offer.

Get the financing ceiling and the liquidity standard in writing before you bid. Neither was established in the materials reviewed for this profile. A West Village cooperative of this vintage may run anywhere from 75 percent financing down to a substantially tighter number, and post-closing liquidity expectations vary widely. Asking the managing agent early costs nothing; discovering it after an accepted offer costs a deal.

Resolve entity and pied-à-terre questions first. Trust purchases here appear to be discretionary rather than automatic, LLC purchase is undocumented, and there is no published pied-à-terre policy. If your ownership plan depends on any of these, it is a threshold question, not a diligence item.

Price the flip tax into your exit, not just the seller's. Three percent of the purchase price is a meaningful drag on a short hold. It is paid by the seller, which means it is your cost the next time, not this time.

Underwrite the specific apartment, and specifically its outdoor space. The offering plan grants a rear yard to the first-and-second-floor duplexes and roof rights to the fifth-and-sixth-floor duplexes. Confirm from the plan and the proprietary lease exactly what the apartment you are buying is entitled to, and confirm that any built structure on that space was approved.

Reconcile the address and unit-count records. City data calls this lot 128 Jane Street and reports 50 residential units. The building is 130 Jane Street, the offering plan documents 43 apartments, and combinations since 1985 have reduced the live count further. Confirm the BBL and current apartment schedule, then check which inputs a valuation model actually uses and how they affect its result; the differing address and counts alone do not invalidate every model output.

Add electricity to the maintenance figure. Gas is in maintenance; apartment electricity is separately metered and billed direct. Compare carrying costs on a like-for-like basis using the True Monthly Carrying Cost Calculator.

Lead with location and configuration. The far-west block, the river park across West Street, and the loft plan are what bring the buyer. Photograph the structural bones rather than hiding them, and lead with the outdoor space if the apartment has it.

Have the board package requirements and the financing ceiling ready on day one. Obtain current financing limits and post-closing liquidity requirements from the managing agent before listing; neither was established in the materials reviewed. Early disclosure supports buyer screening but does not establish the causes of most delays or prevent a failed transaction.

Budget the 3 percent. The flip tax is yours at closing, along with the closing fee and the per-share charge. Model the net proceeds with the Seller Closing Cost Calculator before you set a price.

Be precise about the address and the unit count. Buyers and their counsel will pull city data and find "128 Jane Street" and fifty units. Explain the lot span and the offering plan's 43 apartments up front; it reads as command of the file rather than as a problem.

If you're considering Harbor House, also evaluate:

• 99 Jane Street — the condominium on the same street; the closest alternative with the tenure difference isolated
• 61 Jane Street — cooperative on Jane Street inside the Greenwich Village Historic District; the landmarked contrast
• 31 Jane Street — cooperative at the eastern end of the same street
• 385 West 12th Street — condominium on the same tax block, also west of Washington Street and also outside the historic district
• 495 West Street — condominium on the same block facing the river; the new-construction alternative at a higher price tier
• 433 West Street — cooperative on the West Street frontage; the closest peer on tenure and location
• 344 West 12th Street — West Village cooperative a block south
• 164 Bank Street — far-west Bank Street cooperative; similar scale and buyer pool
• 100 Bank Street — Bank Street cooperative one block south
• 165 Charles Street — riverfront condominium; the contemporary alternative for buyers weighing loft against new construction