204 West Houston Street
204 West Houston Street, New York, NY 10014
West Village
BBL 1005280008 · BIN 1080058
- Year built
- 1869
- Type
- Cooperative
- Landmark
- No
- Amenities
- Rear courtyard garden, basement laundry rooms, bicycle storage, virtual doorman (per listing records; the laundry is also in the offering plan)
- Financing
- Up to 80% of the purchase price, per the board's purchase application on file
- Flip tax
- 1% of the purchase price, paid by the seller, per the audited financial statements
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 204 West Houston 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.
The number that explains this building is 1869, and it is misleading. PLUTO dates the lot to 1869, and listing records repeat it as though the building were a Civil War–era apartment house. It is not. Per the offering plan on file, 200–206 West Houston was three attached loft buildings — vacant when the sponsor bought them in 1987 — that were gutted and rebuilt as a single "Class A multiple dwelling" of 29 apartments in 1988–89. The city issued the combined building a new building identification number, which is consistent with that history. The 1869 date describes the shells; the apartments, the elevator and the building systems are late-1980s work.
That makes 204 West Houston a loft conversion priced like a prewar co-op. Buyers get what the conversion era produced on this stretch of Houston Street — deep floor plates across a 100-foot lot frontage, loft proportions, and upper-floor duplexes — inside a small cooperative with 29 households and a 1% flip tax.
The location is the Houston Street seam. The building faces the wide crosstown stretch of West Houston rather than a village side street, which is a trade: more light and open exposure to the south, more traffic noise than the Bedford and Downing Street interiors of the same block. The 1 train at Houston Street is at the Varick Street corner.
Architecture and unit composition
The offering plan describes three attached buildings of four and five stories, and PLUTO carries a five-floor, roughly 38,000-square-foot building on a lot a little over 10,000 square feet with 100 feet of frontage on West Houston. The unbuilt rear of the lot is the courtyard garden. PLUTO's building-frontage field reads 50 feet, which conflicts with the plan's four street addresses and the lot's 100-foot frontage; treat that field as a data error.
Apartment designations run A through F on the lower floors, with combined and duplex apartments at the top of the building. ACRIS records a penthouse duplex spanning the fourth and fifth floors, and a 2025 transfer of a combined 4A/5A. Layouts therefore range from one-bedrooms to large combined homes, and the stack is not uniform: floor, the number of combined units, and courtyard versus Houston Street exposure all move value.
DOB job filings disagree on the apartment count — one 2017 filing lists 34 dwelling units, a 2019 filing lists 29. The offering plan, the Department of Finance and the audited statements all carry 29; the 34 appears to be a filing error.
Building operations
The corporation owns the land and building in fee. Per the audited financial statements on file for 2018–2019:
Underlying mortgage. In June 2019 the corporation refinanced into a $2.8 million, 10-year mortgage at a fixed 3.75%, with a $500,000 line of credit alongside it. That puts the maturity in 2029, with a balloon payment of more than $2 million due then. A buyer today is buying into a building that will refinance within about three years, at whatever rates prevail then — the single most important capital fact on this page. Ask the managing agent for the current balance, any draws on the line, and the board's refinancing plan.
Capital work. The elevator was modernized in 2019 under a contract of roughly $245,000, funded around the refinancing. The statements note that the corporation has not commissioned a study of future major repairs, which is common in small co-ops but means the reserve position has to be read from the balance sheet rather than a plan.
Taxes. Real estate taxes were more than half of the corporation's operating expenses in 2019. That is the building's biggest cost line. Maintenance rose 6.9% at the start of 2020. The corporation files annual tax-assessment challenges.
Assessments. An operating assessment ran from 2014 through 2019 and was discontinued at the start of 2020. As at many co-ops, the board also bills an assessment roughly equal to the co-op tax abatement credited to eligible shareholders; the net effect is to keep the abatement inside the building's budget.
Tax abatement history. The conversion qualified for J-51 benefits. DOF records show a J-51 abatement starting in tax year 1990 on a certified reasonable cost of about $469,000, fully used up by tax year 2000. No J-51 benefit remains, and the current roll shows only small shareholder-level exemptions.
Roof licenses. In 2019 the board granted revocable, month-to-month licenses to certain shareholders for skylights and air-conditioning equipment on the roof. These end on the sale of the apartment unless the board re-grants them. A buyer of an apartment with rooftop equipment should get the license status in writing.
Policy framework
Board approval. Full board package with tax returns, reference letters and a personal interview of the buyers and any other intended occupants.
Financing. Capped at 80% of the purchase price, per the purchase application on file. The co-op requires the Aztech recognition agreement form.
Flip tax. 1% of the purchase price, paid by the seller, per the audited statements.
Other policies. Listing records describe co-purchasing, guarantors, gifting and parents buying for children as permitted, along with subletting. These come from listing records, not the governing documents, so confirm them with the managing agent before an offer is shaped around one. Pied-à-terre use and trust or LLC ownership are not documented; get the board's position in writing.
Moves. Weekday moves only, with refundable move-in and move-out deposits.
Recent sales
ACRIS shows steady share transfers to unrelated buyers from the start of the digital record in 2003 through 2025, including several combined and duplex apartments. No sale by the sponsor entity appears in that period, and the 2019 audited statements make no mention of unsold shares; the sponsor block appears to be fully sold, though that should be confirmed.
This is a co-op, so value is read per room and by line rather than per square foot. The combined upper-floor duplexes and the courtyard-side apartments trade at the top of the building's range; smaller Houston Street–facing apartments on the lower floors sit at the bottom. Compared with prewar walk-ups on the village side streets, the building offers an elevator, larger floor plates and a lower flip tax; against it are the Houston Street frontage and a 2029 mortgage maturity. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent transfers at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Nov 25, 2025 | 4B | $1,075,000 |
| Nov 12, 2025 | 4A/5A | $3,325,000 |
| Jul 25, 2023 | 3D | $970,000 |
| Jun 6, 2022 | 5B | $1,050,000 |
| May 9, 2022 | 3C | $3,930,000 |
| Nov 23, 2021 | 1F | $690,000 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00528-0008) 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.
Buying here? Co-op closing costs typically run 2 to 3% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
Underwrite the 2029 refinancing. The 3.75% mortgage matures in 2029 with a balloon payment of more than $2 million. Model maintenance at today's rates, not 2019's, and ask whether the board plans to refinance early.
Read the date correctly. The building is a 1988–89 conversion inside 19th-century loft shells, not an 1869 apartment house. Ask for the Certificate of Occupancy and the apartment's alteration history.
Check rooftop and combination rights. If the apartment has a skylight or rooftop equipment, confirm the license. If it is a combination, confirm the DOB sign-off.
Budget for the board. Plan on an 80% loan-to-value ceiling and an interview.
What to know if you’re selling
Lead with the elevator and the plates. A modernized elevator and loft-depth rooms on a low-rise village block are what separate this building from its walk-up neighbors.
Get ahead of the mortgage question. Buyers' attorneys will find the 2029 maturity. Have the managing agent's statement on the mortgage balance and the board's refinancing posture ready.
Price the 1% flip tax into your net. It is modest by Village standards; build it into the seller closing cost estimate from the start.
Comparable buildings
If you're considering 204 West Houston Street, also evaluate:
- 182 West Houston Street — postwar cooperative on the same block at the Sixth Avenue end
- 63 Downing Street — 1986 condominium on the same tax block, the condominium alternative
- 32 Downing Street — small cooperative a block north
- 11 Charlton Street — 1910 cooperative just south of Houston Street
- 104 Charlton Street — loft conversion nearby, held as a condominium
- 100 Vandam Street — 1888 structure redeveloped for residential use in Hudson Square
- 22 Perry Street — 1908 stable converted to residences in the West Village
More Greenwich Village buildings
- 195 Prince Street — condominium
- 196 Sixth Avenue, 196 Avenue of the Americas — 1893 co-op
- 199 Mott Street — 2012 condominium by Kutnicki Bernstein Architects
- 208 Avenue of the Americas — 1928 co-op
- 215 Sullivan Street (209 Sullivan Street) — 1892 condominium
- 211 Elizabeth Street — 2007 condominium
The neighborhood
For the full corridor — architecture, 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. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
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