16 Hudson Street (One Hudson Park)

The building is two adjoining six-story warehouse segments. The southern segment, facing the Reade Street triangle, carries twinned piers and dentilated arched windows with stone ornament on floors two through four, rusticated stone corner columns at the base, and the brick-diamond roofline band that stands in for a cornice; the northern segment is more robust, with a true cornice, a rusticated masonry base, arched top-floor windows, and a chamfered corner. A round clock once sat in a brick oculus on the Reade Street elevation — the kind of detail the historic district now protects.

Inside, the 25 lofts run from compact one-bedrooms to three-bedroom simplexes and duplexes. The range includes penthouse duplexes with private roof decks of 37 to 45 feet, a three-bedroom with a 52-foot terrace, units with skylights, wood-burning fireplaces in select lofts, and the angled rooms that come with a wedge-shaped block. The sixth-floor residences were conveyed with exclusive portions of the roof reached by private stairways, per the offering plan — among the stronger private-outdoor-space setups in Tribeca's co-op loft stock.

This is a self-service loft cooperative: no doorman, a full-time superintendent, a key-locked elevator, and a small board. Review actual maintenance, assessments and reserves; the staffing model alone does not establish carrying costs. The cooperative's base includes substantial ground-floor retail — roughly 13,800 square feet at conversion — and the offering plan on file documents the original framework: gas for cooking carried by the co-op, electricity separately metered to shareholders. Buyers' counsel should review how the commercial space and its income flow through the current financials, which is a meaningful underwriting variable in a 25-unit building. Exterior and rooftop work runs through Landmarks review under the Tribeca West Historic District.

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 (2024) cleared a median $2,725/sf (recorded) across 1 sale. 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 1-00144-0001). 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.

• Josh Hartnett — the actor owned a corner penthouse with a 940-square-foot roof deck for nearly 14 years; Variety covered the listing and the January 2018 sale

The block is the asset. Two park triangles, four street frontages, six-story scale, and a historic district around all of it. Light and outlook still depend on floor and exposure, and none is protected without a recorded instrument. Walk the block at different hours; the Duane Park corner is one of Tribeca's quietest.

Underwrite the commercial base. The cooperative sits above a substantial retail layer. Rental income can subsidize maintenance, and vacancies can pressure it; your attorney should review the current leases and financial statements against the conversion framework in the offering plan on file with us.

Self-service mechanics apply. No doorman, a working super, and a 25-unit co-op. Confirm actual maintenance and assessments, plus the procedures for packages, renovations and approvals. Price your service expectations honestly.

Roof rights are unit-specific. The sixth-floor exclusive roof portions and the penthouse decks are creatures of the offering plan and subsequent board action — confirm exactly what conveys, in writing, during diligence.

Expect co-op underwriting. Financing limits, sublet terms, and fee structure are thinly documented publicly; we verify against board documents during diligence. Run the Co-op Board Qualification Calculator before offering.

Market the provenance with precision. Mengelson, 1874, the Thurber grocery empire, the 1921 fire and rebuild, the 1979 conversion that predates the district — this building has a documented narrative most Tribeca lofts cannot match. Use the facts, not adjectives.

Position against the condo lofts deliberately. Compare specific converted condominiums using dated sales rather than assuming higher per-foot prices. Present the apartment’s actual exposure, park frontage, private roof rights where documented, and full carrying costs.

Condition and outdoor space drive the spread. The gap between renovated lofts with roof decks and original-condition interiors is wide in this building. Price to the line's specific attributes; same-building comps are thin, so adjacent loft-stock comps matter. Run the Renovation Cost Calculator against your strategy.

If you're considering 16 Hudson Street, also evaluate:

• 145 Hudson Street — large-loft Tribeca condo conversion; the condo alternative in the same warehouse stock
• 250 West Street — full-block warehouse-to-condo conversion on the waterfront
• 443 Greenwich Street — the celebrity-tier book-bindery conversion; the top of the loft market
• 165 Duane Street — red-brick loft co-op facing Duane Park; the closest like-for-like co-op comp
• 157 Duane Street — boutique loft co-op sharing the block
• 67 Hudson Street — Hudson Street loft building; verify tenure and location before comparison
• 8 Thomas Street — ornate landmark-district loft building nearby; the boutique alternative