16 Hudson Street (One Hudson Park)
16 Hudson Street, New York, NY 10013
Tribeca
BBL 1001440001 · BIN 1077399
- Year built
- 1873
- Type
- Cooperative
- Units
- 25
- Landmark
- Designated
- Pets
- Pet-friendly per architectural and listing records
Every recorded sale at this building, 2003–2024
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,725
- Listing discount
- 1.3%
- Recorded sales
- 25
- On record
- 2003–2024
One Hudson Park is early Tribeca — converted in 1979, a decade before the neighborhood's name was settled real estate vocabulary and twelve years before the Tribeca West Historic District existed to protect it. The cooperative controls most of a wedge-shaped block with park triangles on two sides: Duane Park, the city's second-oldest public park, to the north, and the Bogardus triangle — called Hudson Park in the building's own conversion documents — to the south. That geometry is the product: a six-story building with street frontage on four sides, which is why effectively every loft in the building reads as a corner unit, with protected low-rise light across the parks.
The history is documented and unusually good. Architectural histories record that the wholesale grocer Horace K. Thurber bought nearly the entire block in January 1873 and commissioned Charles F. Mengelson to design a warehouse for what became Thurber, Whyland & Co. — one of the largest grocery houses in America, with branch offices in Paris and London, whose catalog ran from French delicacies to a cocaine-bearing "Wine of Coca" tonic that was praised, at the time, for its chemist's precision. The firm failed after the Panic of 1893; the building passed to the shoe trade, burned in a four-alarm fire in 1921, and was rebuilt above the fourth floor — the source of the square-headed windows and Arts & Crafts tilework that still distinguish the upper stories. Radio and chemical firms followed, and in 1979 the sponsor, 114 Reade St. Corp., converted the property to the 25-unit cooperative documented in the offering plan on file in The Roebling Research Library.
What the conversion preserved is the thing buyers pay for now: neo-Grec brickwork with granite keystones, dentiled brick eyebrows, arched window walls, and loft floor plates that subdivide into genuinely irregular, character-forward apartments. On a block shared with the landmarked Western Union Building's Art Deco massing to the north, 16 Hudson is the residential anchor of one of Tribeca's best-preserved corners.
Architecture and unit composition
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. Architectural records document the range: 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.
Building operations
This is a self-service loft cooperative: no doorman, a full-time superintendent, a key-locked elevator, and a small board. Common charges price accordingly. 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $41,455/yr
- Per unit / month range
- $0 – $138
Management & transfer contacts
- Flip tax
- Yes
- Notable fees
- Min Down Payment: 20%
Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Nov 18, 2024 | PHD | 3 BR · 2 BA · 3,000 sf | $8,175,000 | $2,725/sf | -3.8% |
| Oct 16, 2023 | PH6A | 3 BR · 2.5 BA | $5,250,000 | +6.1% | |
| Sep 6, 2022 | 3C | 2 BR · 2 BA · 2,000 sf | $3,950,000 | $1,975/sf | +0.0% |
| Apr 30, 2018 | 2A | 4 BR | $2,850,000 | -12.3% | |
| Jan 16, 2018 | PH6C | 1 BR · 2 BA · 1,965 sf | $3,550,000 | $1,807/sf | -16.5% |
| Sep 26, 2016 | 2E | 3 BR · 1,500 sf | $3,662,500 | $2,442/sf | -3.5% |
| Jun 28, 2016 | 4C | 4 BR · 1,965 sf | $3,750,000 | $1,908/sf | +2.7% |
| Sep 25, 2015 | PH6B | 3 BR · 1,500 sf | $3,400,000 | $2,267/sf | +3.2% |
Market read. Most recent trades (2024) cleared a median $2,725/sf across 1 sale. Median listing discount 1.3% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-00144-0001) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
The block is the asset. Two park triangles, four street frontages, six-story scale, and a historic district around all of it — the light and outlook here cannot be built away. 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-shareholder board. Common charges are lean; packages, renovations, and approvals run through neighbors. 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.
What to know if you’re selling
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. Your buyer is cross-shopping Tribeca's converted condos at higher per-foot pricing. The pitch is corner light, park frontage, private roof rights where they exist, and co-op carrying costs — relative value with character.
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.
Comparable buildings
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 — loft co-op a few blocks south in the same historic district
- 8 Thomas Street — ornate landmark-district loft building nearby; the boutique alternative
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
Considering a move at One Hudson Park?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at One Hudson Park would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.