- Year built
- 1920
- Type
- Condominium
- Units
- 12
- Floors
- 7
- Landmark
- No
- Pets
- Permitted with board approval
- Financing
- 80 percent maximum — 20 percent minimum down
Every recorded sale at this building, 2005–2024
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,252
- Listing discount
- 1.3%
- Recorded sales
- 16
- On record
- 2005–2024
Start with the address, because on this block it is the whole problem. Tax block 595 carries six other buildings that already have profiles on this site — 459, 465, 471 and 481 Washington Street, and 474 and 482 Greenwich Street — plus a further lot on Washington Street that the Department of Finance classes as a condominium rental rather than an ownership building. All of them are separate condominiums with separate declarations, separate boards and separate financial statements. The SoCa Building is none of them. It is condominium number 1103, on billing lot 7502, with twelve unit lots numbered 1101 through 1112, standing at the corner of Watts and Greenwich Streets. City records and search results that group buildings by street name will conflate it with its neighbors; they should be disregarded.
The building itself is a 1920 masonry loft on a 4,000-square-foot corner parcel, seven stories, converted to residential condominium ownership at the end of the 1990s. The conversion sequence is legible in the record even though the governing alteration job predates the department's published database: a March 2000 fire-protection filing cites Alteration Type 1 job number 101790377 as the parent application, and the twelve unit lots then closed to twelve separate individual purchasers over fourteen weeks between June and September 2000. That staggered pattern of closings to unrelated buyers is what a genuine sellout looks like. Every one of the twelve lots is classed R4 on the current assessment roll, each in a different owner's name.
What distinguishes the building operationally is that it is genuinely boutique rather than nominally so. Twelve residences, no doorman, a superintendent and a virtual-doorman entry system, and a common roof deck with a pool that the condominium filed for and permitted in 2006 — an unusual amenity for a building this size, and one that carries real maintenance and insurance weight against twelve owners.
The corner position is the other structural fact. Frontage on both Watts and Greenwich means two exposures on the north and west sides of the building and, per the 2006 sidewalk-shed filings, ninety linear feet of Watts Street and seventy linear feet of Greenwich Street to maintain. It is a block from West Street and Hudson River Park, two blocks from the Holland Tunnel approach, and served by the 1 at Canal and the A/C/E at Canal and Sixth.
Architecture and unit composition
The lot is 50 feet by 80 feet and irregular, and the building fills it across seven floors at a roof height of about 84 feet. PLUTO records roughly 23,090 square feet of residential area; the DOF roll carries the base lot at 24,850 gross square feet. Built FAR of 5.77 sits just under the district's 6.02 residential maximum, so the structure is not over-built for its zoning — unusual for a surviving loft.
The residences vary widely. The current assessment roll records unit sizes from about 1,439 square feet at the smaller end to 1,982 and 3,479 square feet at the top of the stack, with most falling between 1,400 and 2,000 square feet. Twelve homes across seven floors means the typical floor carries two residences, north and south, with the largest home occupying the top of the building. Because the plates differ this much, a building average carries almost no information; price the specific residence.
The exterior was worked on rather than replaced. A 2006 roof program removed the membrane, rebuilt portions of the parapet, and installed the roof deck and pool; facade repairs followed in 2007 and again in 2011, the latter described in the filing as crack repair, repointing, flashing, sealant and stucco. Sidewalk sheds and pipe scaffold were in place across both frontages during both cycles. That is a normal maintenance history for a century-old masonry corner building, and it is the right frame for the next Local Law 11 cycle.
Building operations
The staffing model is a superintendent plus a video-intercom and virtual-doorman entry system, not a doorman roster. Shared elements are practical: elevator, central air conditioning, basement storage cages, and the common roof deck. Package handling and access run through the entry system.
The finances are not published and no readable financial statement for this condominium was available for this page. A buyer should ask the managing agent three questions directly and in writing: the current reserve balance, whether any assessment is live or contemplated, and the status of the facade under the periodic inspection cycle. A twelve-unit condominium with an elevator, a masonry corner exterior and a rooftop pool spreads real capital cost across a small owner base, and the building's capital future will run through assessments rather than through a large accumulated fund.
Real estate taxes — no abatement. No exemption of any kind appears on the twelve residential unit lots on the fiscal 2027 assessment roll; the exemption line is zero on every one. There is no 421-a, no 485-x, and no J-51. The historical J-51 roll for this tax block records benefits on three other lots — 6, 16 and 48 — all initiated in 1982 on twelve-year terms and expired by the mid-1990s. This property has never carried one. Residences have been taxed at full assessment since the first closings in 2000, so there is no step-up schedule to model; underwrite the actual current bill on the specific unit.
Policy framework
Everything below comes from management-sourced records on file, current as of August 2026, and should be confirmed with the managing agent before contract.
Ownership form: Condominium. Transfers proceed through a board application and a right of first refusal exercised after a complete purchase package has been submitted and reviewed by the managing agent.
Financing: 80 percent maximum, 20 percent minimum down. Post-closing liquidity is not required — a genuinely permissive posture and a meaningful advantage over the cooperative alternatives in the same submarket.
Buyer capital contribution: An amount equal to five months' common charges, payable by the purchaser at closing. Model it into the closing statement; on a loft-sized residence it is not a rounding error.
Subletting: Permitted with board approval. Short-term rentals and hosting-platform stays are prohibited. The lease application carries a $1,200 application fee plus a $700 processing fee, a $20 per-applicant credit check, and a $1,000 refundable move-in deposit, with a $1,000 refundable move-out deposit from the owner.
Pied-à-terre, secondary residence, co-purchase, guarantors, parents purchasing for a child, corporate and diplomatic purchase: All permitted with board approval.
Pets and in-unit laundry: Pets are permitted with board approval; in-unit washers and dryers are permitted without qualification. Smoking is prohibited.
Sale and alteration fees per management-sourced records: buyer application processing $700, non-refundable; credit check $20 per applicant; refundable move-in deposit $1,000; refundable move-out deposit $1,000 from the seller; alteration application $500 with a $5,000 refundable security deposit.
Flip tax: No flip tax appears in the material reviewed. The five-month capital contribution is buyer-paid and is not a substitute for a seller-side transfer fee — confirm with the managing agent before setting a net-proceeds expectation.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
See full Local Law 97 analysis →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
The SoCa Building prices as boutique northern-Tribeca loft product: real plates, a low unit count, minimal staffing, and a full unabated tax bill. Per square foot it belongs in the band occupied by converted loft condominiums between Canal and Houston rather than the band set by full-service Tribeca new construction, and that distinction should drive the comparable set.
Three adjustments matter. First, unit sizes range from roughly 1,400 to nearly 3,500 square feet across only twelve homes, so building averages mislead — price the plate and the exposure. Second, common charges spread a superintendent, an elevator, a masonry corner facade and a rooftop pool across twelve owners, which produces a higher per-foot carry than a larger loft building with the same amenity list; read the budget, not the feature set. Third, the absence of any abatement means the monthly number is fully loaded from day one, which is an advantage in underwriting even though the starting figure is higher than abated inventory nearby.
Comparables should come from converted loft condominiums in Hudson Square, northern Tribeca and western SoHo of similar vintage and scale — including, carefully, the several separate buildings on this same tax block. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Mar 14, 2024 | 1S | 2 BR · 2 BA · 1,543 sf | $1,975,000 | $1,280/sf | -1.2% |
| Oct 28, 2022 | 4S | 1 BR · 1 BA · 1,576 sf | $2,665,000 | $1,691/sf | -0.9% |
| Dec 1, 2021 | 4S | 1 BR · 1 BA · 1,576 sf | $2,460,000 | $1,561/sf | -1.4% |
| Jan 14, 2020 | 1N | 3 BR · 2 BA · 2,000 sf | $2,675,000 | $1,338/sf | -0.7% |
| Apr 6, 2018 | 3N | 2 BR · 2 BA · 1,982 sf | $3,100,000 | $1,564/sf | -4.6% |
| May 19, 2017 | 2S | 2 BR · 1 BA · 1,551 sf | $2,650,000 | $1,709/sf | +0.0% |
| Jan 29, 2015 | 1S | 1 BR · 1,543 sf | $2,295,000 | $1,487/sf | +0.0% |
| Jan 30, 2012 | 1SOUTH | 1 BR · 1,543 sf | $1,375,000 | $891/sf | -1.8% |
Market read. Most recent trades (2024) cleared a median $1,252/sf across 1 sale. Median listing discount 1.3% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00595-7502) 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.
What to know if you’re buying
Confirm the lot before anything else. This is block 595, lot 7502, condominium number 1103, unit lots 1101 through 1112. Six other buildings on this block are separate condominiums and one further lot on the block is a rental. Have your attorney pull the declaration for this lot.
The building answers to two addresses. 130 Watts Street and 468–470 Greenwich Street are the same building. Title, tax bills and listing records may use either.
Budget the five-month capital contribution. It is buyer-paid at closing and it is the largest single line in the building's transfer economics. Run the Buyer Closing Cost Calculator with it included.
Twelve owners carry a pool. The roof deck and pool were permitted in 2006 and they carry maintenance, insurance and eventual replacement cost against a very small owner base. Ask for the reserve balance, the assessment history and the facade cycle status in writing.
There is no abatement and no landmark constraint. Taxes are full freight and have been since 2000. Exterior alterations run through the Department of Buildings without a Certificate of Appropriateness — a real cost advantage over comparable buildings inside Tribeca's designated districts.
No post-closing liquidity requirement. For a buyer stretching on a downtown loft, that combined with 80 percent financing makes this building materially easier to clear than a cooperative of the same vintage.
What to know if you’re selling
Sell the corner and the plate. Two frontages, two exposures, a full loft floor plate and a rooftop pool. A twelve-unit building will never win on services, and it does not need to.
Distinguish the building explicitly in your marketing. Buyers searching this block surface half a dozen unrelated condominiums. Name the condominium, the lot and the two addresses so the diligence conversation starts in the right place.
Present the tax posture up front. There is no abatement and there never was. A carrying-cost analysis presented early beats the same fact surfacing in a buyer's attorney's review.
Have the capital answers ready. Facade cycle, reserve balance, assessment history, pool maintenance. A seller who has already sourced them from the managing agent controls the conversation. Run the True Monthly Carrying Cost Calculator against your asking strategy.
Comparable buildings
If you're considering the SoCa Building, also evaluate:
- 481 Washington Street — the Spice Warehouse; a separate condominium on the same tax block and the closest structural analogue
- 459 Washington Street — separate condominium on the same block; useful for micro-location calibration
- 471 Washington Street — separate condominium on the same block
- 482 Greenwich Street — separate condominium on the same block, on the same avenue frontage
- 474 Greenwich Street — separate building on the same block; the immediate neighbor
- 475 Greenwich Street — loft condominium a block north; comparable vintage and scale
- 505 Greenwich Street — Hudson Square condominium; comparable position, different product
- 443 Greenwich Street — the benchmark Tribeca warehouse conversion; the ceiling of the loft-conversion comparable set
- 92 Laight Street — Tribeca loft building; similar bones at a different scale
- 195 Hudson Street — converted Tribeca warehouse condominium; a close structural analogue
- 330 Spring Street — Hudson Square condominium a few blocks north; the newer, full-amenity alternative
- 15 Renwick Street — Hudson Square new construction; the new-development alternative at a higher price point
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent.
Considering a move at The SoCa Building?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The SoCa Building would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.