- Year built
- 1907
- Type
- Cooperative
- Units
- 15
- Floors
- 6
- Landmark
- No
- Amenities
- Common roof deck, package room, bike room, elevator. No doorman
- Pets
- Permitted per management-sourced records — confirm current terms
- Flip tax
- Not published. Confirm with the managing agent
Every recorded sale at this building, 2004–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,438
- Listing discount
- 6.1%
- Recorded sales
- 16
- On record
- 2004–2026
165 Hudson Street is a fifteen-apartment loft cooperative in a 1908 neo-Renaissance warehouse, and its interest to a buyer is almost entirely a matter of timing. It was converted in 1980 — early, before the Loft Law, before Tribeca North was a historic district, before the neighborhood was a residential neighborhood at all. That timing produced a building with unusually clean legal bones and unusually light debt, and it separates 165 Hudson sharply from the loft buildings on the same block that were converted a decade or two later.
The building went up in 1907–08 to a design by Lionel Moses as a commercial warehouse, one of the mercantile blocks that lined Hudson Street when this was the produce and provisions district north of the Holland Tunnel approach. The cooperative corporation's name — Spice Lofthouse Corp. — carries that mercantile memory forward; the corporation named itself for what the building had been.
The conversion chain is documented cleanly in public records. The property passed from a realty corporation that had held it since 1973 through an intermediary in late 1979 and early 1980, and on September 3, 1980 the deed went to Spice Lofthouse Corp. A purchase-money mortgage to the sponsoring joint venture followed three weeks later. The Department of Finance opened a J-51 file on the property in the second quarter of 1980, against $262,800 of qualifying alteration cost, with a 90 percent abatement and a twelve-year exemption — the standard conversion incentive of the period, and independent confirmation that the residential work was completed and certified in 1980.
That 1980 date does a specific piece of work for a buyer. The Loft Law, Article 7-C of the Multiple Dwelling Law, was enacted in June 1982 to protect residential occupants of buildings that had been converted without legalization. A building already carrying a residential legalization and a J-51 file in 1980 was never in that population. No Loft Board registration appears for this property. There is no Interim Multiple Dwelling overlay here, no protected-occupant question, and no legalization proceeding hanging over transfers — which is not something one can say about every loft building in Tribeca.
The second consequence of the early conversion is the debt. Because the corporation has owned the building outright since 1980, the underlying mortgage has never had to carry an acquisition price at anything like modern levels. Public records show the corporation's mortgage history running from $71,657 in 1984, through a series of cooperative-bank facilities in 1987, 1990, 1995, 2003, 2004 and 2013, to the current position: a $1,400,000 first mortgage plus a $250,000 line of credit, both recorded January 30, 2023. Roughly $1.4 million of underlying debt across fifteen apartments is very light by Manhattan cooperative standards, and it is a material part of why maintenance here is what it is.
Architecture and unit composition
Six stories of masonry on a 50-by-100-foot lot, roughly 30,000 square feet of building area, of which about 25,000 is residential and 5,000 commercial. LPC classifies the design as neo-Renaissance and the original building type as a warehouse; the surviving fabric is the industrial vocabulary of the type — heavy masonry pier-and-spandrel bays, large window openings on a regular rhythm, and the deep floor plates that make a warehouse worth converting.
Fifteen apartments over six floors on a 5,000-square-foot footprint means roughly full-floor and half-floor loft plates. Unit designations in the recorded transfer record run to letters and compass suffixes — 2B, 3S, 6C, PHA among them — which is the numbering of a building where floors were divided north and south rather than into a corridor of small apartments. Three penthouse-level residences carry private decks per management-sourced records. Department of Buildings filings show apartment combinations on the second floor and interior alterations throughout, consistent with a building where owners have reconfigured raw plates over four decades.
Because the building sits inside the Tribeca North Historic District, all exterior work — windows, storefronts, façade repair, rooftop bulkheads and any deck construction visible from the street — requires Landmarks Preservation Commission approval in addition to Department of Buildings permits. That is the operative constraint on renovation here, and it is the one buyers most often underestimate.
Building operations
This is a self-service building. The amenity set is a common roof deck, a package room, a bike room and an elevator; there is no doorman and no attended lobby. Ground-floor retail on Hudson Street produces commercial income to the corporation, and Department of Buildings filings record work on the first-floor store as recently as 2018.
The public capital record shows a building maintained steadily rather than dramatically: sidewalk sheds and pipe scaffold in 2004, 2013 and adjacent years for façade inspection cycles under the city's periodic inspection program; interior and exterior façade repair filed in 2012; a fire alarm system with central-office connection installed in 2006; sprinkler work in 2004; a low-pressure steam boiler replaced in 2018; and a chimney offset at the roof in 2012. A 2015 filing records that a special pressurized smoke test was not required. That is a normal maintenance arc for a small prewar co-op.
The financial record is the gap on this page and it should be the first thing a buyer closes. No offering plan and no audited financial statements for this building are currently held in The Roebling Research Library. What can be said from public records is the debt position — approximately $1.4 million of first-mortgage principal recorded in January 2023, plus a $250,000 line — and that it is light for fifteen apartments. What cannot be said from public records is reserves, current assessments, the façade cycle status, or the commercial rent roll. Request the last two years of audited financials and the current budget at contract.
Policy framework
Almost none of the policy stack at 165 Hudson is published. In a fifteen-unit self-managed-scale cooperative that is normal, and it means the managing agent is the only reliable source. The honest position is to say what is known and flag the rest.
Known from management-sourced records: subletting is permitted and the building is pet-friendly. Both should be confirmed in writing, because in a building this small a permissive posture can change with one board.
Not published — establish each of these with the managing agent before you go to contract:
Financing ceiling and minimum down payment. Small loft cooperatives run the full range from 90 percent financing to all-cash. There is no way to infer it here.
Post-closing liquidity requirement. Unpublished.
Board package and interview. Expect the standard Manhattan cooperative package — application, contract, financial statement with supporting account statements, tax returns, employment verification, personal and business references, and a bank recognition agreement where financed — followed by a board interview. In a fifteen-shareholder building, the interview matters more, not less: the board is a meaningful fraction of the building.
Sublet seasoning, term limits and fee. Unpublished.
Flip tax. Unpublished. Assume one exists until told otherwise and get the computation basis in writing; loft cooperatives of this vintage commonly charge a percentage of gross price or a per-share amount.
Pied-à-terre. Unpublished.
Trust and LLC ownership. Unpublished. Recorded share transfers on this lot are overwhelmingly to individuals and couples, which is what one would expect in a primary-residence building, but that is a pattern, not a policy.
Alteration agreement. Ask for it early. In a landmarked loft building, the interaction between the co-op's alteration agreement and the Landmarks approval process governs what you can actually do to the apartment, and the answer should be settled before you sign.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Recent sales
165 Hudson trades as a Tribeca loft cooperative, which in this market means it is priced against loft condominiums it cannot fully match on flexibility and against prewar co-ops it comfortably beats on space. Fifteen apartments produce very thin transaction volume — the recorded share-transfer history since 2004 runs to roughly a sale a year — so building-average pricing is close to meaningless here. The right comparable set is loft cooperatives and condominiums of similar floor plate in North Tribeca, adjusted for the cooperative form.
Indexed to the last complete year, Tribeca loft product remains the top of the downtown market, and the cooperative structure at 165 Hudson trades at a discount to condominium loft product in the same blocks — the ordinary Manhattan co-op-to-condo spread, widened somewhat by the absence of a doorman and the small size of the building. Against that, the light underlying debt and the absence of any abatement burn-off cliff mean carrying costs here are unusually stable: there is no J-51 stepping down, no 421-a expiring, and no large mortgage waiting to reprice.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers 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 |
|---|---|---|---|---|---|
| May 18, 2026 | PHA | 1 BR · 2 BA | $2,720,000 | -17.1% | |
| Dec 12, 2025 | 3B | 2 BR · 1 BA | $1,700,000 | +9.7% | |
| Dec 4, 2023 | 2B | 2 BR · 1 BA · 1,200 sf | $1,725,000 | $1,438/sf | +0.0% |
| Aug 19, 2022 | 3A | 2 BR · 1 BA | $1,800,000 | -7.7% | |
| Nov 29, 2021 | 2C | 2 BR · 2 BA · 1,650 sf | $1,960,000 | $1,188/sf | -18.0% |
| Nov 9, 2021 | PHA | 2 BR · 2 BA | $2,975,000 | -8.5% | |
| Nov 28, 2016 | 2C | 2 BR · 2 BA · 1,650 sf | $2,000,000 | $1,212/sf | -20.0% |
| Jul 21, 2011 | 2C | 2 BR · 1,650 sf | $1,455,000 | $882/sf | -3.0% |
Market read. $/sf is measured on the latest sales with reliable square footage (2023): a median $1,438/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 6.1% 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 1-00219-0026) 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
Get the financials before you sign. Nothing about reserves, assessments or the commercial rent roll is in the public record for this building, and fifteen shareholders is a thin base from which to fund a surprise.
Settle the policy stack in writing. Financing ceiling, post-closing liquidity, sublet terms, flip tax, pied-à-terre. None of it is published.
Understand what this building is not. It is not a JLWQA artist-certification building — the zoning is C6-2A and the occupancy classification is a conventional Class A multiple dwelling. It is not an Interim Multiple Dwelling; the 1980 legalization predates the Loft Law. And the J-51 benefits burned off in 1992, so there is no abatement to lose.
Price the Landmarks constraint. Tribeca North Historic District means every exterior change — windows, roof deck work, storefront, façade repair — goes through LPC. Budget the time as well as the money.
Confirm the certificate of occupancy. We could not retrieve it. Ask the managing agent for the current C of O and read the residential use classification for your floor.
What to know if you’re selling
Lead with the clean legal history. Converted in 1980, legalized, J-51 fully burned off, no Loft Law overlay, no artist-certification requirement. Buyers' attorneys in Tribeca spend real time on exactly these questions in other buildings; here the answers are all good, and saying so early shortens diligence.
Lead with the light underlying debt. Roughly $1.4 million across fifteen apartments. Put the number in front of buyers rather than making them find it.
Have the financials packaged. In a small building with no published policy record, the seller who supplies two years of audited financials, the current budget and a written policy summary from the managing agent will out-transact the one who does not.
Document any alteration. If the apartment has been reconfigured, produce the approved alteration agreement, the Department of Buildings sign-off and any Landmarks permit. In a landmarked loft building this is the difference between a fast contract and a slow one.
Comparable buildings
If you're considering 165 Hudson Street, also evaluate:
- 169 Hudson Street — James E. Ware's 1893–94 warehouse on the same tax block, converted as a condominium; the immediate structural counterpoint
- 52 Laight Street (The Laight House) — also on this tax block, around the corner on Laight
- 44 Laight Street (The Grabler Building) — loft conversion one block away
- The Cobblestone Lofts (28 Laight Street) — Laight Street loft alternative
- River Lofts (92 Laight Street) — larger full-service loft building to the west
- 145 Hudson Street (Sky Lofts) — Hudson Street loft conversion two blocks south
- 195 Hudson Street — Hudson Street loft building to the north
- 219 Hudson Street (Everly) — Hudson Street alternative further north
- 39 Vestry Street — small-scale Tribeca North alternative
- 67 Vestry Street — Vestry Street loft peer
- 60 Collister Street (American Express Carriage House) — boutique North Tribeca conversion
- 100 Hudson Street (Franklin-Hudson Building) — larger Hudson Street loft cooperative to the south
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.
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.
Considering a move at The Spice Lofthouse, after the cooperative corporation?
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 The Spice Lofthouse, after the cooperative corporation 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.