17 Thompson Street
17 Thompson Street, New York, NY 10013
SoHo
BBL 1002270055 · BIN 1002947
- Year built
- 1910
- Type
- Cooperative
- Units
- 7
- Floors
- 7
- Landmark
- No
- Pets
- Permitted with board approval
- Financing
- 80 percent maximum — 20 percent minimum down
Every recorded sale at this building, 2007–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,303
- Listing discount
- 0.0%
- Recorded sales
- 10
- On record
- 2007–2025
This is a real Loft Law building, and the paper trail says so in plain language. The alteration filed in March 2003 describes the work as converting an existing loft building to joint living-work quarters for artists on floors two through seven in compliance with Article 7-B of the Multiple Dwelling Law. The follow-on alteration filed in January 2007 goes further: it changes the use of the cellar through the seventh floor from factory to Class A apartments, again under Article 7-B, and recites that the building is a registered interim multiple dwelling under Loft Board application J10581. That sequence — factory, then artists' quarters, then legal apartments — is the compressed history of downtown loft housing, and here it happened inside one narrow building over four years.
The legalization took a long time to finish. Temporary certificates of occupancy ran from 2012 through 2020, and the final certificate of occupancy was not issued until May 14, 2024. For a buyer that is good news arriving late: the building now holds a final certificate rather than a rolling temporary one, which removes a diligence problem that sat over the property for more than a decade.
The zoning changed underneath the building as well. The 2021 SoHo/NoHo rezoning replaced the old M1-5A and M1-5B manufacturing districts with the Special SoHo-NoHo Mixed Use District, and this lot now carries M1-5/R10 within it. Under the prior regime, residential occupancy in this part of SoHo generally required artist certification; under the new framework, residential use is provided for directly, and the Zoning Resolution establishes a SoHo-NoHo Arts Fund contribution as the mechanism for converting joint living-work quarters for artists to conventional residences. What that means practically for a specific apartment here — whether any artist-certification condition still attaches to a particular unit, and what a conversion would cost — is a question for the cooperative's counsel and the managing agent, not one this page can answer. It is the single most important thing to ask about before signing.
Structurally the building is small and plain: 24 feet of frontage, 79 feet deep, seven stories, roughly 13,400 gross square feet with commercial space at the base. Seven apartments across seven floors means most residents have a full floor, and the cooperative's own fee schedule distinguishes residential from commercial subleases, which tells you the commercial space sits inside the share structure rather than outside it.
Architecture and unit composition
The lot is 1,896 square feet — a single narrow parcel — and the building fills it, 24 feet by 79 feet, rising to a roof about 83 feet above the sidewalk. Roughly 9,500 square feet is residential and 3,872 square feet commercial, of which about 1,500 square feet is retail at grade. Built FAR is 7.05 against a residential FAR of 10.0 in the M1-5/R10 district, so the structure sits below what current zoning would permit.
Residences are full-floor or near-full-floor loft plates in a building only 24 feet wide, which produces long, deep apartments with light at the front and rear rather than across a broad face. Listing records document terraces or balconies at some residences and a shared outdoor entertainment space. The Department of Finance carries the building under class C6, the walk-up cooperative class; listing and management-sourced records both document an elevator, so the class code understates the building and should not be read as a description of the services.
Building operations
This is a small, self-managed-scale cooperative with an outside managing agent and no doorman. There is an elevator, an intercom, and common roof-level outdoor space. Everything else — packages, maintenance response, capital sequencing — runs through the managing agent, and there are seven shareholders to absorb the cost of an elevator, a masonry facade and a Local Law 11 cycle. That arithmetic is the central operating fact of a seven-unit building and it should be underwritten directly: ask for the current reserve balance, the assessment history, and the facade inspection status.
Real estate taxes — no abatement. The historical J-51 roll records no J-51 anywhere on this tax block, and the fiscal 2027 assessment roll shows no meaningful exemption on the lot — a market value of roughly $6.19 million against an exemption line of $2,290, which reflects an individual shareholder benefit rather than a building program. There is no 421-a and no 485-x. Maintenance here has never carried an abatement step-down, which is an advantage in underwriting even though the starting number is unsubsidized.
Policy framework
Everything below comes from management-sourced records on file and should be confirmed with the managing agent before contract. No offering plan for this cooperative was located in either document library, so the proprietary lease and house rules are the governing documents and neither is public.
Financing ceiling: 80 percent. Twenty percent minimum down — permissive by downtown cooperative standards and materially easier than the 50 percent floors common in prewar houses uptown.
Post-closing liquidity: Not stated in the records reviewed. Assume the board applies a discretionary standard and prepare the package accordingly.
Board package and interview: A full cooperative package with references, financials and a credit authorization, processed through the managing agent, followed by a board interview. Virtual board interviews are permitted per current management-sourced records.
Subletting: Permitted with board approval, with a sublet fee of $200 per month on a residential sublease and $300 per month on a commercial sublease. Short-term rentals and hosting-platform stays are prohibited outright. No maximum sublet term appears in the records reviewed — ask for it.
Pied-à-terre and secondary residence: Both permitted with board approval. That is unusual and worth pricing; many small downtown co-ops refuse both.
Ownership structures: Co-purchase, guarantors, parents purchasing for an employed or student child, corporate purchase and diplomatic purchase are all permitted with board approval. Trust ownership is not addressed in the records reviewed and should be raised with the managing agent early, because a board that considers each structure case by case can still decline a particular one.
Pets and in-unit laundry: Both permitted with board approval. Smoking is prohibited.
Fees per management-sourced records: buyer application processing $700, non-refundable; credit check $20 per applicant; refundable move-in and move-out deposits of $500 each; refinance processing $150; alteration application $500 with a refundable security deposit equal to 10 percent of the renovation cost, capped at $10,000.
Flip tax: Not documented. No transfer fee appears in the material reviewed. That does not mean none exists — the proprietary lease governs, and a seller should confirm it before setting a net-proceeds expectation.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
See full Local Law 97 analysis →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
Seven apartments means same-building precedent is thin by construction, and shares here trade infrequently. ACRIS records nine cooperative share transfers between 2007 and 2025, each to a separate purchaser and each at an arm's-length price — a genuine open-market ownership building, not a sponsor-held wrapper.
Two adjustments matter in analysis. First, co-op loft pricing in southern SoHo turns on the plate and the light, not on services; a full-floor loft with two exposures and a terrace prices against other converted loft co-ops between Canal and Broome, never against full-service Tribeca condominium product. Second, the absence of any abatement means the tax component of maintenance is what it appears to be from day one, with no schedule to model — but it also means the number is fully loaded, and a buyer comparing carry against abated new-development inventory nearby is not comparing like with like. 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 |
|---|---|---|---|---|---|
| Jan 3, 2025 | 5 | 2 BR · 2 BA | $2,475,000 | +10.0% | |
| Aug 10, 2021 | 2 | 2 BR · 2 BA · 1,650 sf | $2,150,000 | $1,303/sf | -18.9% |
| Nov 21, 2014 | 2 | 2 BR · 2 BA · 1,650 sf | $1,950,000 | $1,182/sf | +8.4% |
| Aug 19, 2013 | 4 | 1 BR · 1 BA · 1,600 sf | $1,720,000 | $1,075/sf | +0.0% |
| Aug 13, 2012 | 6 | 2 BR · 1,650 sf | $1,850,000 | $1,121/sf | -7.3% |
| May 30, 2007 | 2 | 2 BR · 2 BA · 1,650 sf | $1,625,000 | $985/sf | -4.4% |
| Mar 16, 2007 | 7 | 2 BR · 1,600 sf | $2,050,000 | $1,281/sf | +3.0% |
Market read. $/sf is measured on the latest sales with reliable square footage (2021): a median $1,303/sf across 1 sale. The building has traded as recently as 2025. Median listing discount 0.0% from the last ask.
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 1-00227-0055) 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
Ask the artist-occupancy question first. The building was converted to joint living-work quarters for artists in 2003 and to Class A apartments in 2007, and the lot now sits in the Special SoHo-NoHo Mixed Use District created in 2021. Whether any certification condition still attaches to the specific apartment — and what the SoHo-NoHo Arts Fund framework would require to clear it — is a question for the cooperative's counsel. Do not assume it is resolved because the certificate of occupancy is final.
Read the 2024 certificate of occupancy against the share allocation. It records six dwelling units; the assessment roll records seven cooperative apartments. Confirm which line the apartment you are buying occupies.
Seven shareholders carry the whole building. Elevator, facade, roof, Local Law 11. Ask for the reserve balance, the assessment history and the facade cycle status in writing before you are in contract.
The financing ceiling is generous; the package still is not automatic. Eighty percent financing with 20 percent down is permissive, and every ownership structure is permitted only with board approval. Run the Co-op Board Qualification Calculator before offering, and prepare for a genuine interview.
There is no abatement and no landmark constraint. Taxes are full freight. Exterior alterations run through the Department of Buildings without a Certificate of Appropriateness, which makes capital work faster and cheaper here than three blocks north inside a designated district.
What to know if you’re selling
Lead with the final certificate of occupancy. After twelve years of temporary certificates, a final one issued in May 2024 is a selling point that survives attorney diligence. Present it up front.
Have the loft history documented, not implied. The 2003 and 2007 alteration applications and the Loft Board registration are the provenance of this building. A buyer's counsel will find them; a seller who has already assembled them controls the narrative.
Confirm the flip tax before you price. It is not in the public record. Get the answer from the managing agent and build it into the net sheet rather than discovering it at contract. Run the Seller Closing Cost Calculator once you have it.
Comparables are scarce by design. Nine recorded share transfers in eighteen years is not a data set. Build the case from converted loft cooperatives in southern SoHo and Hudson Square of similar vintage and unit count, and price the specific floor.
Comparable buildings
If you're considering 17 Thompson Street, also evaluate:
- 83 Thompson Street — SoHo loft building a few blocks north; the closest peer by street and scale
- 131 Thompson Street — small SoHo loft building; comparable unit count and staffing level
- 140 Thompson Street — SoHo building on the same street; useful for calibration
- 57 Thompson Street — SoHo condominium; the condominium alternative on the same corridor
- 14 Wooster Street — SoHo loft building one block east, inside the cast-iron district; the designated-district alternative
- 105 Wooster Street — small SoHo loft condominium; boutique cast-iron comparable
- 27 Wooster Street — SoHo loft condominium at comparable unit count
- 51 Canal Street — loft building on the Canal Street corridor; similar bones, different submarket
- 161 Grand Street — loft building one block north; close micro-location comparable
- 173 Grand Street — small Grand Street loft building; useful per-foot calibration
- 10 Sullivan Street — the new-construction alternative in the immediate area, at a different price tier
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Greenwich Village — read The Roebling Team Guide to Greenwich Village.
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 17 Thompson Street?
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 17 Thompson Street 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.