142 Henry Street (The Garfield Building)
142 Henry Street, New York, NY 10002
Two Bridges
BBL 1002737501 · BIN 1087057
- Year built
- 1912
- Type
- Condominium
- Units
- 13
- Floors
- 9
- Landmark
- No
- Amenities
- Furnished roof terrace with East River and bridge outlooks, and bike storage, per listing records
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
- $2,263
- Listing discount
- -0.7%
- Recorded sales
- 24
- On record
- 2005–2024
Henry Street east of Market is not where Manhattan's three-million-dollar apartments normally are. The blocks around this lot are tenements, small churches, and low-rise brick — five and six stories, mostly a century or more old. In the middle of that stands a nine-story loft building with masonry piers and arched top-floor windows, holding thirteen apartments that mostly run half-floor or floor-through. The price point is unusual for the stretch, and the explanation is structural rather than aspirational: the building was never a tenement, and it is not a conversion of one.
The offering plan on file settles what the public record only gestures at. Before it became a condominium, 142 Henry Street was an Interim Multiple Dwelling — a commercial loft building occupied residentially under Article 7-C of the Multiple Dwelling Law, New York's Loft Law. The plan states plainly that units being offered were protected Loft Law units, that two of them had already been deregulated through sales of rights and improvements filed with the Loft Board, and that the offering was therefore structured as a Non-Eviction Plan under General Business Law §352-eeee and subject to Multiple Dwelling Law §286(9). At the time the plan was prepared, the aggregate monthly rent from the remaining occupied units was under $1,600, and every other unit in the building was vacant.
That history is the reason the apartments are shaped the way they are. Loft floor plates on a twenty-five-foot lot with an 85-foot depth produce single-apartment or two-apartment floors with long window walls at both ends, ceilings well above what a converted tenement can offer, and no interior corridor eating the plan. It is also the reason the building is over-built for its zoning: PLUTO records a built FAR of 8.62 in an R7-2 district whose residential FAR is 3.44. The building could not be constructed at this size today, and there are no air rights to sell.
The city's alteration record traces the same arc. PLUTO carries an alteration in 1987 — the era in which the residential loft occupancy that produced the Loft Law claim took hold — and a second in 2003. The Alteration Type-1 that converted the remaining commercial space to residential use was filed against the pre-condominium tax lot (block 273, lot 27), with a supporting fire-protection plan in December 2003 and a companion filing in February 2004, both citing the master alteration job. By August 2005 the Department of Buildings was recording the building's occupancy as J-2 residential with thirteen dwelling units, and the sponsor's unit deeds were recording that summer.
The rest follows from the unit count. There is no doorman; the offering plan budgets one part-time, non-resident superintendent. Thirteen apartments carry the whole cost of a nine-story building, its roof, its facade and its elevator.
Architecture and unit composition
The building rises nine stories in pale-orange brick on a twenty-five-foot lot, with masonry piers organizing the facade vertically and arched window openings at the top two floors. Roughly 18,240 square feet of gross building area sits on a 2,115-square-foot lot — about 16,570 residential, roughly 1,550 ground-floor retail.
The residential plan divides into half-floor and floor-through homes, and the ACRIS unit designations show it directly: paired east and west units on the lower and upper floors (2E/2W, 3E/3W, 5E/5W, 9E/9W) and single full-floor apartments on the middle floors (4, 6, 7, 8). The full-floor units are the building's premium product — twenty-five feet of frontage, the same depth to the rear, exposures at both ends. Upper floors and the roof terrace pick up East River and bridge outlooks over the low-rise blocks between here and the water.
The post-conversion filing record is quiet and consistent with a well-kept small building: facade restoration and waterproofing in 2012 including parapet replacement, repointing and steel lintel work; sidewalk sheds in 2008 and 2012 for exterior masonry campaigns; a seventh-floor interior renovation in 2019.
Building operations
Operations are boutique by design. The offering plan's first-year budget provides for one non-resident, part-time, non-union superintendent handling hallway cleaning, refuse and routine repairs — there is no attended lobby and no full-time staff, and the common-charge structure reflects that. The building carries a furnished roof terrace and bike storage per listing records. The commercial unit on the ground floor is owned separately, pays 8.46 percent of common charges, is responsible for its own refuse and snow removal, and may be subdivided by its owner; the by-laws on file subject a resale of the commercial unit to the board's right of first refusal.
The tax position is clean and worth stating because loft conversions of this vintage often are not: no J-51, no exemption, and nothing scheduled to burn off. Department of Finance assessment records show no exemption on the condominium's unit lots from the 2010/11 roll forward, and PLUTO reports zero exempt value on the lot. What a buyer sees on the tax bill is what the apartment costs to hold.
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 FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
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).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
142 Henry Street trades as a Lower East Side loft product rather than as neighborhood product, and the two markets price very differently. Value in this building tracks floor plate first — full-floor apartments clear at meaningful premiums to the half-floor lines — then condition, then the roof and river outlook on the upper floors. Buyers should compare it against converted loft condominiums on the Bowery and lower Broadway rather than against new-construction stock nearby, because the square footage, ceiling height and window walls are the thing being bought.
A structural note for anyone modeling resale depth: several unit lots have been held in single-asset LLCs and family entities since the sponsor's 2005 closings, and a handful have never traded on the open market. In a thirteen-unit building that materially thins the comparable set in any given year. 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 |
|---|---|---|---|---|---|
| Aug 12, 2024 | 4 | 2 BR · 2 BA · 1,900 sf | $4,300,000 | $2,263/sf | +7.6% |
| Sep 1, 2022 | 4 | 2 BR · 2 BA · 1,900 sf | $3,500,000 | $1,842/sf | +0.0% |
| Jul 9, 2021 | 6 | 1,900 sf | $2,750,000 | $1,447/sf | off-mkt |
| Apr 29, 2021 | 9W | 1 BR · 825 sf | $1,350,000 | $1,636/sf | off-mkt |
| Jun 20, 2019 | 3E | 1 BR · 1 BA · 911 sf | $1,505,000 | $1,652/sf | +0.7% |
| Nov 20, 2018 | 7 | 3 BR · 2 BA · 1,900 sf | $2,825,000 | $1,487/sf | -13.7% |
| Jun 14, 2017 | CU | $300,000 | off-mkt | ||
| Jun 14, 2017 | 2W | 911 sf | $960,000 | $1,054/sf | off-mkt |
Market read. Most recent trades (2024) cleared a median $2,263/sf across 1 sale. Median listing discount -0.7% over ask.
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 1-00273-7501) 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
Read the Loft Law history before you underwrite. The plan on file describes the building as an Interim Multiple Dwelling offered under a Non-Eviction Plan, with two units deregulated through Loft Board filings. Your attorney should confirm the regulatory status of the specific unit and whether any non-purchasing-tenant rights survive.
Price the service level honestly. One part-time superintendent, no doorman, thirteen apartments carrying a nine-story building. That is a real advantage in monthly charges and a real constraint on capital projects — a facade or elevator cycle is spread thirteen ways.
There is no abatement to lose and none to gain. Compare the tax line against abated Lower East Side inventory, where the number steps up on a schedule.
Confirm the commercial unit's posture. It is separately owned, subdividable at its owner's election, and carries 8.46 percent of common charges. Ask the managing agent what occupies it and on what term.
What to know if you’re selling
Lead with the floor plate and the ceiling height, and show the apartment against Bowery loft product rather than against the block — buyers coming from tenement conversions have not seen a twenty-five-foot-wide floor-through with light at both ends at this price. Have the documentation ready: the offering plan, the Loft Board history, the 2012 facade campaign and the absence of any expiring abatement all answer in writing, and we provide the underlying records from the Research Library to serious buyers' counsel. Expect the comparable question — with thirteen units and several long-held, entity-owned lines, recent in-building comps are thin, so come with the corridor set and the loft-per-foot argument rather than the building's own trailing record.
Comparable buildings
If you're considering 142 Henry Street, also evaluate:
- 155 Henry Street — the closest same-street Lower East Side alternative
- 95 Madison Street — Two Bridges boutique building one block south
- 25 Market Street and 44 Market Street — small-building Two Bridges peers
- 86 Canal Street and 51 Canal Street — converted Lower East Side loft product at a similar unit count
- 199 Bowery, 195 Bowery and 260 Bowery — the Bowery loft-conversion set, and the pricing benchmark for floor-through lofts
- 173 East Broadway and 222 East Broadway — East Broadway boutique alternatives
- One Manhattan Square — the full-service, heavily amenitized alternative a few blocks south, at the opposite end of the operating-cost spectrum
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.
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