146 Church Street (Tribeca Rogue)

The building sits on a corner parcel of roughly 1,950 square feet, with about 26 feet of frontage on Chambers Street and roughly 75 feet running north along Church Street per city records. Two street elevations on a lot that small is the reason the plan works: rather than the front-to-back tunnel a 26-foot interior lot would produce, each full-floor residence gets light and outlook on two exposures, with the long Church Street wall carrying most of the glass.

Total floor area is about 15,700 square feet, of which roughly 14,000 square feet is residential per city records and about 3,450 square feet is retail across the first two floors. Residences begin on the third floor. The framing is reinforced concrete, filed in stages through 2015 and 2016 — support of excavation, a new foundation, structural framing for a new second floor — which is what an enlargement of this magnitude actually requires: the "existing one story building" was, in engineering terms, almost entirely rebuilt beneath a new tower.

The eight residences run one to three bedrooms as offered. The seventh-floor setback on the north side and the ninth-floor setback on the east create the terraces; the ninth-floor duplex takes the double-height volume at the top. Because every home is a full floor with private elevator access, there are no interior corridors on the residential floors and no shared landings — a plan characteristic that materially changes how the building lives and one that buyers should experience rather than read about.

The commercial condominium at the base is separately owned and separately taxed. It has been fitted out for national chain retail tenants under Department of Buildings filings running from 2017 through a further commercial renovation in 2025. Church and Chambers is a heavily trafficked corner directly above a subway entrance, and the retail is not incidental to the address — it is the address at street level. Buyers should walk it at rush hour.

This is an eight-residence condominium and it should be underwritten as one. There is no meaningful economy of scale: fixed costs — insurance, elevator service, water and sewer, common electricity, management — are spread across eight homes, and common charges per square foot will reflect that. Amenity programming is correspondingly minimal by design.

Two operating items are worth checking specifically. First, the building carries no façade report in the Department of Buildings periodic inspection record. For a structure that received its certificate of occupancy in 2019, that is expected rather than alarming — its first required cycle falls in the current period — but a buyer should confirm with the managing agent that the filing is being handled and budgeted, because a ten-story building with a bespoke metal-and-glass elevation is not a cheap façade to inspect or maintain. Second, a roof repair was filed in January 2026. Ask what it covered and how it was funded.

Because a large share of the building's total floor area and a correspondingly large share of its common interest sit in a separately owned commercial unit, the relationship between the residential owners and the commercial owner is a live governance question rather than a footnote. Read the declaration and by-laws on how common charges are allocated between the residential and commercial sections, how the board is constituted, and what rights the commercial unit holds. In a nine-lot condominium those provisions are not boilerplate — they determine who pays for what.

Ownership form: Condominium. Sales close through the board's right of first refusal rather than through cooperative-style approval, which produces faster and more predictable timelines — thirty to forty-five days is typical. ACRIS confirms the mechanism: transfers here are recorded as single residential condominium unit deeds, and the eight residential unit lots are held by eight separate owners.

Pets, pied-à-terre, LLC, trust and foreign purchasers: All permitted under the standard condominium framework. Confirm pet weight and breed limits in the house rules.

Subletting: Permitted under the standard condominium framework; the board exercises a right of first refusal on leases rather than approving tenants. Confirm the minimum lease term in the by-laws.

Flip tax: Not documented in public records. Confirm any resale capital contribution with the managing agent before pricing a sale.

Real estate taxes: No abatement of any kind appears on the residential unit lots. Underwrite full unabated taxes on the specific unit from the first month, and pull the current bill rather than a projection.

Recent sales

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.

Market read. Most recent trades (2024) cleared a median $1,683/sf across 1 sale. Median listing discount 3.1% 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 1-00136-7506) 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.

Ignore PLUTO on this lot, twice over. City data reports 1930 as the year built and 65 as the total unit count. The building was completed in 2019 and holds nine condominium units. Both errors trace to the same cause — the project was filed as an enlargement of an existing structure, not as a new building — and both will corrupt an automated valuation.

Search both addresses. The Department of Buildings file and the construction record are under 108 Chambers Street. The residential unit lots are assessed as 146 Church Street. Missing either half means missing half the history.

Underwrite full taxes from day one. There is no 421-a, no 485-x, and no J-51 on any residential lot. If you have been shopping abated new construction downtown, this changes your monthly number materially.

Read the declaration on the commercial unit. Two of ten floors and a meaningful share of the common interest sit in a separately owned retail condominium. How costs are allocated, how the board is composed, and what the commercial owner can do to its space are all determined by documents you should read rather than assume.

Confirm the façade filing. No periodic façade report appears yet. Ask the managing agent when the building's first cycle is due, who is engaged, and what it is budgeted at.

Walk the corner at street level. Church and Chambers carries retail, a subway entrance, and continuous foot traffic. The upper floors are well insulated from it; the entrance sequence is not. This is a question of preference, not defect, and it is best answered in person on a weekday morning.

Ask about the small-building economics. Eight homes carrying a full elevator, a doorman-less lobby, insurance, and a metal-and-glass envelope produces a specific cost structure. Request the operating budget and the reserve position before contract.

Correct the record in the listing. Buyers and their appraisers will pull city data showing a 1930 building with 65 units. Stating plainly that the building was completed in 2019 with eight residences, and pointing to the Alteration Type 1 filing and the recorded nine-lot subdivision, prevents a valuation problem before it starts.

Sell the full-floor plan and the terraces. Direct elevator entry, two exposures, and private landscaped outdoor space on the setback floors are what this building has that the loft conversions on the same blocks do not.

Be direct about the tax posture. Full unabated taxes on a 2019 condominium is unusual downtown and a sophisticated buyer will find it. Presenting it with the carrying-cost analysis produces a better outcome than letting it surface in diligence.

Price line by line. With eight residences and a short trading history, there is no building average worth quoting. Floor, terrace, exposure and the duplex at the top drive the number.

If you're considering 146 Church Street, also evaluate:

• 38 Warren Street — a 1900 Tribeca loft building converted to boutique for-sale residences on the same tax block; the conversion alternative next door
• 85 West Broadway — 2007 condominium known as Smyth Upstairs, also on this block; the nearest new-construction peer
• 87 Chambers Street — 2015 ground-up construction with Hill West Architects as architect of record; the closest peer by vintage and boutique scale
• 91 Chambers Street — circa-2009 new-construction-era condominium one block east
• 30 Warren Street — 2017 boutique new-development Tribeca condominium; the most direct new-construction comparison
• 37 Warren Street — 1931 Starrett & van Vleck building converted and expanded by Handel Architects in 2012–2014; conversion plus enlargement, the same structural strategy at larger scale
• 157 Chambers Street — early-1930s setback commercial tower converted to residential condominium; the prewar-conversion alternative
• 165 Chambers Street — 1987 Beyer Blinder Belle tower joined to incorporated loft buildings; a different era of Tribeca development
• 200 Chambers Street — Costas Kondylis full-service new-construction condominium; the large-building, full-amenity alternative
• 100 Reade Street — prewar loft conversion two blocks north; the classic Tribeca loft comparison
• 19 Park Place — Ismael Leyva Architects ground-up development completed circa 2015–2016; boutique new construction just south