130 Watts Street

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. Recorded floor area works out to a FAR of 5.77 against the district's 6.02 residential maximum; that simple comparison does not establish legal zoning floor area or what further work is permitted.

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 filings describe exterior repair rather than replacement. A 2006 roof filing covered removing the membrane, rebuilding portions of the parapet, and installing the roof deck and pool; facade repair filings 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 filed across both frontages during both cycles. Completion and the facade's current condition need confirming from recent inspection reports and board materials ahead of the next Local Law 11 cycle.

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 without statements there is no basis to judge whether future capital work would be funded from reserves, common charges, assessments or borrowing.

Real estate taxes — no exemption on the roll. 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. It records none for this property. There is no exemption step-up schedule to model; abatements apply on the bill, so underwrite the actual current bill on the specific unit.

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.

Recent sales

Recent closings 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. Most recent trades (2024) cleared a median $1,252/sf (floor-adjusted) across 1 sale. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 1.3% 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 1-00595-7502; each condominium apartment is its own tax lot). 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; square footage from recorded condo declarations and offering plans.

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; compare its actual amount with transfer taxes, financing and other transaction charges before ranking the costs. 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.

No exemption on the roll and no landmark constraint. The assessment roll shows no exemption on the unit lots; check the unit's tax bill. 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.

Financing runs to 80 percent. There is no co-op board admission; purchases run through the condominium's application and right-of-first-refusal process. Confirm any post-closing liquidity requirement in the current declaration, bylaws and house rules.

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. The roll shows no exemption, now or historically; confirm with the unit's tax bill. 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.

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