141–145 West 13th Street (Village Mews)

Four stories of Greek Revival masonry, roughly 61 feet wide and 84 feet deep on an 8,776-square-foot lot, with about 28,200 square feet of gross building area — about 1,880 gross square feet per residence when divided by fifteen, not an interior-area measure or evidence of ceiling height. Recorded gross floor area exceeds a simple comparison with current R6 zoning, a common condition for pre-zoning ecclesiastical structures; that comparison does not establish legal zoning floor area or what future work is permitted.

Interior configuration follows the shell rather than a plan. DOB alteration filings across two decades describe renovations to "existing duplex apartment" on units 101, 102, 204 and others, and the unit numbering runs 101–105, 201–205 and 301–305 within a four-story envelope — meaning several apartments span levels. Recorded share transfers are consistent with a mix that runs from roughly one-bedroom scale to substantial full-floor and duplex homes. There is no representative unit here. Every apartment should be evaluated on its own light, its own ceiling section and its own relationship to the original structure.

A roof deck was added under a 2008 alteration. Facade repair scaffolding was filed in 2006 and again in 2012; the filings do not show completion or current facade condition, which should be confirmed — and the scope of facade work determines the required LPC and DOB permits and review timetable.

This is a fifteen-unit walk-up-scale cooperative, not a full-service house: no doorman, no attended lobby, no staff establishment of the kind an Upper East Side co-op carries. Operations run through a managing agent. The public record shows a consolidated underlying mortgage of roughly $700,000 recorded in September 2017 and an expired J-51 benefit. Determine the current balance, rate, maturity and debt-service share of the budget; expiration of J-51 does not fix future taxes. We did not establish reserves, assessment history or current facade and roof status from the records reviewed; obtain current financials and project records from the managing agent.

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 $2,014/sf (recorded) across 1 sale. The building has traded as recently as 2025. 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 1-00609-0065). 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 on co-ops is not officially recorded, figures shown are approximate.

You are buying shares in a cooperative corporation together with a proprietary lease, not real property. In a fifteen-unit house with no published policy stack, the diligence burden falls almost entirely on the managing agent. Ask for all of the following in writing, before you sign:

The board package and the interview. Every purchase requires board approval, and in a building of this size the board is small. Ask what the package requires, how long review typically takes, and whether the interview is by the full board. Run the Co-op Board Qualification Calculator against your file before you offer.

The financing ceiling. Small co-ops set maximum financing anywhere from 50 to 80 percent, and some prohibit financing outright. Nothing in the public record establishes this building's limit. Get the number before you write an offer with a mortgage contingency.

The post-closing liquidity requirement. Boards in small Village buildings commonly require liquid assets equal to one to two years of carrying costs after closing, and the standard is often unwritten. Ask what has been applied in recent approvals.

The sublet policy. Ask whether subletting is permitted at all, whether a seasoning period applies, what the annual and lifetime caps are, and what fee attaches. In a fifteen-unit building, a restrictive sublet policy is common and is a real constraint on your exit optionality.

The flip tax. Confirm whether one exists, how it is calculated — percentage of price, percentage of gain, per-share, or a flat amount — and who pays it. This can be a meaningful number on a Village sale and it belongs in your net-proceeds math from day one.

Pied-à-terre, trust and LLC ownership. Recorded transfers show that the board has accepted at least one entity purchaser and trust ownership historically. That is evidence, not policy. If you intend to buy in a trust or for occasional use, get the board's current position in writing before you commit.

The landmark reality. Determine the LPC and DOB requirements for proposed window, door, rooftop or other exterior work; ordinary maintenance may be exempt and some work qualifies for staff approval. Interior work requiring DOB approval may also require LPC clearance. Obtain the board’s alteration requirements for the specific scope.

The building's capital picture. Ask for two years of audited financials, the reserve balance, the assessment history, the current underlying mortgage balance and maturity, and recent facade inspections and repair records. FISP applies to buildings higher than six stories; the reported four-story configuration does not establish a Local Law 11 filing obligation. Assess facade needs alongside the roof, building systems and other capital work; compare costs, timing and funding before ranking risks.

Sell the building, then the apartment. The story — an 1846 Greek Revival church, a contested and ultimately celebrated conversion, an LPC Certificate of Merit, fifteen homes behind an intact temple front — is the differentiator, and it is verifiable. Buyers who understand it stop comparing the apartment to conventional Village co-op inventory.

Prepare the policy stack in advance. Because none of it is published, a buyer's attorney will request all of it at contract. Having the financing ceiling, sublet terms, flip tax and liquidity standard documented before you list removes the most common source of delay in a small-co-op deal.

Provide the current balance sheet. Identify the recorded 2017 financing and expired J-51 as historical facts, then support present financial claims with current debt terms, audited statements, taxes and capital plans.

Price the apartment, not the average. No two units here are alike. A per-room or per-foot comparison against the last sale in the building will usually mislead in one direction or the other. Run the Renovation Cost Calculator against condition before setting the ask.

If you're considering Village Mews, also evaluate:

• 118 West 13th Street — the Katharine; the condominium alternative on the same block, and a separate building despite the shared block
• 175 West 13th Street — the Cambridge House; the larger full-service co-op alternative on the corridor
• 65 West 13th Street — the Greenwich; a different scale of Village ownership on the same street
• 60 West 13th Street — mid-block Village co-op ownership
• 30 West 13th Street — boutique Village building at comparable unit count
• 321 West 13th Street — the Gansevoort-edge conversion; a comparable adaptive-reuse story further west
• 345 West 13th Street — West Village loft conversion at boutique scale
• 136 Sullivan Street — small South Village ownership, for buyers weighing the Village's two halves