226 West 11th Street

Four floors above a basement on a 25-foot lot, brick with stone trim, Greek Revival at the base and a later mansard at the top. LPC's district designation governs the street facade: window replacement, ironwork, stoop and areaway work, sidewalk replacement and any visible alteration require a permit from the Commission before the Department of Buildings will act.

Seven residences. Apartment 1 is a duplex across the basement and parlour floor with the rear yard; the upper floors carry front and rear apartments, designated 2F, 2R, 3F, 3R and 4F in the recorded share transfers. Apartments in a 25-foot rowhouse of this depth are not large — the building's 4,500 gross square feet divided seven ways is the arithmetic — and the value sits in the floor level, the exposure, the ceiling height and, at the bottom, the garden.

The building is in an active renovation cycle at unit level. DOB records a renovation of the basement-and-first-floor duplex beginning in 2023 and continuing through 2025 with plumbing, mechanical and structural work, including reinforcement of the basement floor's wood joists in 2025. The 2F/2R combination was permitted in 2024 and worked through plan approval into 2025. A 2026 filing covers replacement of windows and a new metal deck at the rear of the building. LPC's file tracks the same work: interior Certificates of No Effect through 2025, HVAC equipment in the yards and areaways, a primary-facade opening permit in August 2025, and a Certificate of No Effect in June 2026 for rear-yard decks and openings at the non-visible secondary facades.

One item worth reading carefully: a 2025 DOB filing describes the removal of sprinkler heads "within existing non-sprinklered dwelling." This building has no sprinkler system and no elevator. Both are ordinary for a four-story 1838 rowhouse and both are worth understanding before you buy on the top floor.

Seven shareholders, four floors, no elevator, no staff. This is about as small as a Manhattan cooperative gets, and the operating model follows: expect a part-time or contracted superintendent arrangement rather than building staff, and expect the shareholders to run the house themselves.

The capital posture readable from the public record is conservative to the point of being unusual. Per ACRIS the corporation's underlying mortgage was consolidated to $325,000 in July 2011 and extended and consolidated again on 29 December 2021 at approximately $270,000, with under $8,000 of new money — roughly $38,500 per residence. Very few Manhattan cooperatives carry debt that light. The maturity date is not stated in the recorded instruments and should be confirmed.

The offsetting fact is the denominator. Seven units share every capital item: the roof, the mansard, the facade, the party walls, the rear-yard structures, the boiler. In a designated historic district each of those carries an LPC review step ahead of the DOB permit, which adds time and cost. A single facade cycle in a building this size is a materially larger per-share number than the same work in a fifty-unit building.

No financial statement for this building is on file with us. The reserve position, the current operating budget, any live assessment and the mortgage maturity are unknown from the public record, and they are the first four documents to request.

Ownership form: Cooperative. Purchase requires board approval following a full board package and, in the ordinary course, an interview. In a seven-unit building the board is effectively the whole house, its discretion is broad, and it is not required to give reasons.

Financing ceiling, minimum down payment, post-closing liquidity requirement, sublet policy, flip tax, pied-à-terre use, pets, and purchase by a trust or an LLC: Not published, and not in the public record. These terms live in the proprietary lease, the by-laws and the house rules. Very small West Village co-ops vary widely — some cap financing at 50 percent or less and prohibit subletting and pied-à-terre use outright, others are considerably more permissive — so no default should be assumed in either direction. Request the full document package from the managing agent before making an offer, and confirm the flip tax structure in writing: across seven units, the difference between a percentage-of-price flip tax and a per-share flip tax is material to net proceeds.

Landmark constraint: The lot is inside the Greenwich Village Historic District. Windows, ironwork, stoop and areaway work, sidewalk replacement, rooftop and rear-yard structures and any visible alteration require an LPC permit; material exterior change requires a Certificate of Appropriateness.

Recent sales

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.

Market read. $/sf is measured on the latest sales with reliable square footage (2022): a median $1,757/sf across 1 sale. The building has traded as recently as 2024. Median listing discount -3.6% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00613-0022) 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.

Seven shareholders is the governing fact. Every capital item is divided seven ways, every vote is one of seven, and the board is the building. Read the last three years of financials and minutes before you fall in love with the house.

Understand the walk-up. Four floors, no elevator, no sprinkler. That is normal for the building type and it prices into the upper floors.

The garden belongs to apartment 1. The rear yard is roughly 66 feet deep and is appurtenant to the ground-floor duplex. If the yard is the reason you are buying, buy the duplex; if it is not, understand that you are looking at it rather than using it.

Ask what has been done and what is next. There has been continuous permitted work here since 2023 — the duplex renovation, the 2F/2R combination, basement joist reinforcement, rear windows and deck. Ask which of it was building work and which was shareholder work, and what the corporation has funded or assessed.

Get the policy stack in writing early. Financing ceiling, post-closing liquidity, sublet rules and flip tax all come from the managing agent on the managing agent's schedule — Co-op Board Qualification Calculator.

Lead with 1838. Very few residences in Manhattan sit inside a documented pre-1840 Greek Revival house in the Greenwich Village Historic District. LPC's database entry — the date, the style, the owner-builder, the added mansard — is provable and no competing building on the block can borrow it.

Lead second with the block. West 11th between Waverly Place and West 4th is a quiet, low-rise, entirely residential stretch beside a parish complex. That is the product.

Have the documents ready. Proprietary lease, by-laws, house rules, three years of financials, and the status of the current renovation cycle. In a seven-unit building with nothing in general circulation, the prepared seller saves weeks.

Price condition against the renovation math. Apartments here have been reworked one at a time under permit; buyers will compare a finished apartment against a raw one and back out the difference — Renovation Cost Calculator.

If you're considering 226 West 11th Street, also evaluate:

• 79 Perry Street — eleven-residence West Village cooperative around the corner; the closest peer by scale and tenure
• 53 West 11th Street — fifteen residences in an 1891 building on the same street further east
• 571 Hudson Street — sixteen-unit 1892 cooperative with a commercial base; small-building economics in the same neighbourhood
• 652 Hudson Street — fourteen-residence cooperative of 1900; another very small West Village house
• 126 West 11th Street — The Unadilla, a twenty-eight-apartment cooperative converted in 1981; the same street at four times the scale
• 270 West 11th Street — Tudor Arms, a 1915 forty-eight-unit cooperative; the elevator alternative on the street
• 15 West 11th Street — 1923 prewar cooperative; the full-service alternative
• 295 West 11th Street — 1920 building converted to cooperative in 1991; the west end of the same street
• 22 Perry Street — small West Village conversion; the condominium alternative at similar scale
• 31 West 11th Street — 1910 building converted to condominium in 2007; the condominium alternative on the street