145 Hicks Street (The Mansion House)

The documented two-wing schedule—nine apartments per wing on each of five upper floors and eight per wing at the lobby—totals 106 apartments, consistent with 105 offered apartments plus the excluded superintendent’s apartment. Current public records report 107 units; reconcile the difference against the current legal schedule and any later configuration changes. The apartment mix includes studios, one-bedrooms and combined homes. The "I"-plan produces an unusual share of corner and courtyard-facing exposures for the footprint, and the College Place frontage gives rear apartments a mews outlook; assess actual street, neighbor and mechanical noise at the specific apartment. The 1936 signature features — sunken living rooms a few steps below entry level, dining balconies overlooking them — persist in original-condition and sympathetically renovated units, and are features to document when comparing apartment prices.

Construction is non-fireproof Class A multiple dwelling of its period, with a shared service elevator handling deliveries and moves. Renovation work runs through board consent under the proprietary lease, with the standard 80 percent carpet rule; inside the historic district, window and facade work adds an LPC layer.

The Mansion House has operated as a doorman building since its hotel-successor beginnings — 24-hour door service was part of the original 1936 marketing, and the staffing model documented at conversion (superintendent, handyman, porter, and three doormen with relief coverage) preserved it. The superintendent resides in the building; laundry is central; deliveries and trades route through the service entrance and service elevator under the house rules. A professional (doctor's-office) tenancy at the base is documented in the plan era.

Governance runs through Mansion House Owners Corp. The 1980-vintage house rules are of their generation — pet permission at the corporation's revocable discretion, quiet hours, no group tours without consent — and the board's current policy set should be obtained through the managing agent early in any transaction. The conversion-era escape clause in the proprietary lease — permitting surrender of shares on any September 30 after the plan's third anniversary — is a conversion-era provision; ask counsel to confirm whether it remains in the current lease as amended, and on what conditions.

Purchase and sublet approval: Board of directors' approval is required for sales and sublets; the proprietary lease provides the alternate route of written consent from tenant-shareholders holding 65 percent of outstanding shares if the board refuses — a documented, if rarely exercised, mechanism.

Pets: Only with the express written permission of the corporation, which is revocable; dogs must be carried or leashed in all public areas. Confirm the board's current practice — the documented rule gives the corporation wide discretion.

Carpeting: Floors must be 80 percent covered with rugs, carpet, or equivalent noise-reducing material outside kitchens, baths, and closets.

Showings: No group tours or exhibitions of apartments without the consent of the corporation or its managing agent.

Financing, minimum down, flip tax, and washer/dryer policy: Not documented in the materials reviewed. Confirm the current board application package, financing posture, and any transfer-fee schedule with the managing agent before structuring an offer.

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. Most recent trades (2026 to date) cleared a median $994/sf (recorded) across 1 sale. Median listing discount 0.6% 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 3-00236-0088). 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.

The period interiors are the prize. Sunken living rooms and dining balconies are the building's signature and are irreplaceable; compare a unit retaining them with larger reconfigured alternatives according to your layout needs, actual condition and price.

This is a fully governed prewar co-op — get the current package early. The documented 1980 rules give the corporation broad discretion (notably on pets), and current board policy on financing, fees, and alterations is not in the public record. Have your agent obtain the application package before you structure an offer.

The wings live like small buildings. Each wing has nine apartments per upper floor and a dedicated elevator and stair; this configuration does not establish actual corridor traffic or noise. Ask which wing and which exposure — Hicks-front, courtyard, or College Place — you are actually buying. Visit College Place, courtyard and Hicks Street exposures at different times to assess sound, light and surroundings; any price difference requires matched sales.

Lead with the history and the name. An 1803 villa site, the famous Mansion House hotel, and a 1935 Colonial Revival successor inside NYC's first historic district — the provenance is documented and differentiates the building from every generic prewar comparable.

Photograph the period features properly. Show the sunken living rooms and dining balconies clearly; photographs help buyers understand the layout but do not establish a price outcome. Anchor pricing to configuration first, then wing and exposure — per-room averages blur the spread between original-detail units, flat renovations, and combinations.

Prepare buyers for a discretionary board process. The corporation's documented approval powers are broad; complete board packages with early attorney review keep timelines predictable.

If you're considering The Mansion House, also evaluate:

• 135 Willow Street — the postwar services alternative on Willow Street, with garage
• 70 Clark Street — prewar elevator co-op around the corner
• 130 Hicks Street — boutique prewar co-op neighbor on Hicks
• 57 Montague Street (The Breukelen) — larger prewar doorman co-op on Montague Street
• 60 Remsen Street — distinguished prewar co-op south of Montague
• 68 Remsen Street — prewar co-op peer in the district's southern blocks
• 44 Pineapple Street — large north-Heights co-op with services
• 45 Pineapple Street (Hamilton House) — named prewar co-op comparable in the north Heights
• 2 Montague Terrace — the trophy-tier prewar comparison at the Promenade