22 Grove Street
22 Grove Street, New York, NY 10014
BBL 1005880007 · BIN 1010007
- Year built
- 1930
- Type
- Cooperative
- Floors
- 6
- Landmark status
- Not an individual landmark; in the Greenwich Village Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
Every recorded sale at this building, 2004–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Studio median, 2023–2025
- $631K
- 2 qualifying sales
- Recent range
- $612K – $1.5M
- Listing discount
- 6.3%
- Recorded transfers
- 25
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 22 Grove 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.
22 Grove Street is a 1930 Art Deco apartment house by H.I. Feldman on a Village block made up mostly of nineteenth-century houses. Feldman ran one of the most prolific practices in New York from 1921 to 1978. This building dates from the start of the Depression and is in the style of that moment: brick in two tones with terra cotta trim, on a 44-foot lot.
That lot width defines the building. At 44 feet, it is a single narrow slab, six lines deep across six floors, and it produced small apartments. Over time, shareholders have combined them. The record shows combinations on the second, third and sixth floors, including a three-unit merger on the third floor in 2016. The building's scarce product is the combined apartment. The common product is a compact prewar unit in an elevator building on a residential block of Grove Street.
The conversion history is simple. A series of related partnership entities held the property from 1970. In 1987 Grove Street Associates transferred it to Grove House, Inc., taking back a mortgage from the new corporation. That is the standard sponsor-conversion pattern. The record since shows share transfers between unrelated individuals, and in 2023 the corporation itself sold an apartment it held. No block of sponsor-held apartments shows up in the recent record.
Architecture and unit composition
LPC records the materials as brick, dark brick and terra cotta, and the style as Art Deco. The building rises six stories on a 44-by-100-foot lot. With about 20,370 square feet of gross building area across 35 or 36 original units, the average apartment was small, somewhere between a studio and a one-bedroom. No floor plan is on file, so confirm the specific apartment's layout, line and exposure with the listing materials and in person.
Two practical consequences. First, as in most narrow-lot buildings, exposure is mostly to the Grove Street front or the rear, and the rear view depends on what the neighboring lots have built. Look at the apartment. Second, combinations are feasible and have been done repeatedly, but each one goes through the board's alteration agreement and a DOB filing, and the corporation's approach to further combinations is worth asking about early.
Building operations
The public record shows a building that has kept up its envelope. In 2002–2003, DOB filings covered façade pointing, reconstruction of the parapet (the low wall at the roof edge), and lintel and sill repairs. A new copper roofing system was filed and signed off in 2011. For a terra-cotta-trimmed 1930 façade inside a historic district, that sequence matters: masonry and terra cotta repairs are recurring costs, and LPC review applies to replacement materials.
National Cooperative Bank holds the underlying mortgage, refinanced in 2014 and again in March 2024. The balance, rate, maturity and reserve position are not public. Get the last two years of audited statements, the current budget and the board minutes.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →Recent sales
A building of this size, with multiple combinations, gives a thin comparable set. Compare an original compact apartment with other original compact apartments, and a combination with other combinations. Mixing the two produces bad numbers. Co-op pricing in this corridor is best reasoned per room and per condition. The premium goes to combined layouts, higher floors, light and renovation quality, and the building's Grove Street address does real work for resale.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Mar 3, 2025 | 4A | 1 BA | $612,000 | -5.8% | |
| Dec 20, 2024 | 3B | 1 BR · 1 BA · 750 sf | $1,495,000 | $1,993/sf | -6.3% |
| Feb 27, 2023 | 5D | 1 BA | $650,000 | -6.5% | |
| Feb 22, 2022 | 1D | 1 BA | $650,000 | +9.2% | |
| Oct 19, 2020 | 4E | 1 BA | $619,000 | +0.0% | |
| Apr 4, 2019 | PHBC | 2 BR · 1.5 BA | $1,812,500 | +0.0% | |
| Mar 27, 2019 | 1E | 1 BA | $620,000 | -2.4% | |
| Feb 7, 2019 | 1F | 1 BA | $525,000 | +0.0% |
Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $1,993/sf (recorded) 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 1-00588-0007). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 22 Grove Street and nearby.
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
Pin down the unit count and your share allocation. City records carry both 35 and 36 units. What matters for you is your apartment's share count and maintenance.
Get the full policy stack before you offer. None of it is public.
Read the capital history. A 1930 terra-cotta façade in a historic district needs recurring work. Ask what the next façade inspection cycle requires, and whether an assessment is in place or under discussion.
What to know if you’re selling
Know your comparable set. A combined apartment should be priced against other combinations, not against the building's average sale.
Collect the board's requirements before you list. Giving buyers the financing ceiling and package requirements up front shortens the process.
Lead with the architecture and the street. An Art Deco Feldman building on Grove Street is a specific, easy-to-explain product.
Comparable buildings
If you're considering 22 Grove Street, also evaluate:
- 15 Jones Street — six-story cooperative a few blocks east, in two combined c. 1889 tenements; a match on height, not vintage
- 344 West 12th Street — six-story 1928 West Village cooperative
- 270 West 11th Street — six-story prewar cooperative of similar scale
- 75 Bank Street — six-story 1938 cooperative; later prewar
- 482 Hudson Street — prewar six-story cooperative of similar unit count
- 442 Hudson Street — 1920s walk-up cooperative a few blocks south; larger complex
- 45 West 10th Street — H.I. Feldman's 1956 cooperative; the same architect after the war
- 14 Horatio Street — H.I. Feldman's 1960 West Village cooperative
- 81 Bedford Street — postwar elevator cooperative one block south on Bedford
More West Village buildings
- 15 Jones Street — 1889 co-op
- 17 Jane Street — 2018 condominium
- 23 Bethune Street — 1836
- 22 Leroy Street — 1903 co-op
- 22 Perry Street — 1987 condominium
- Saint Germain (23 Greenwich Avenue) — 1961 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across West Village — read The Roebling Team Guide to West 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.
Considering a move at 22 Grove Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com