30 East 10th Street

The elevation is limestone-fronted over twelve stories, organized in the classical base-shaft-capital manner that governed loft and commercial building design in the first decade of the century. Bandcourses mark the transitions above the second, third and ninth floors. The window openings are deeply reveal-set, which gives the façade its depth and gives the apartments unusually thick sills. The crowning cornice visible in earlier photographs has been removed, a common outcome of mid-century cornice-removal campaigns and of the parapet work the building has undertaken since.

Inside, the plan is two apartments per floor across floors 2 through 12 — twenty-two apartments as originally configured. Ceiling heights of approximately eleven feet and wide, largely unobstructed floor plates mean these units renovate as lofts rather than as prewar apartments: open kitchens, flexible bedroom counts, and the room-count ambiguity that follows. Combinations have reduced the working inventory. The ninth and tenth floor north apartments now trade as a single duplex, and the top floor trades whole. That is why city records, Department of Buildings filings and listing records report unit counts anywhere from 20 to 22 for the same building; 22 is the original and correct configuration, and the discrepancies are combinations rather than errors.

Exposures are north and south. The building sits on the south side of East 10th Street, so the north apartments front the street and the south apartments look over the interior of the block toward East 9th Street. Neither exposure is view-protected by anything other than the existing built condition of the surrounding lots, and this block is not landmarked.

The building runs lean. There is no doorman. The amenity set is a roof deck, bicycle storage, private storage and a keyed elevator that opens into the apartments — an arrangement that suits the two-per-floor plan and that buyers coming from full-service buildings should test in person, because it changes how packages, deliveries and contractors are handled.

The capital picture is active and is the most important operational fact at this address today. Department of Buildings records show a heavy-duty sidewalk shed installed in June 2023 and renewed in November 2024, a temporary shanty in January 2024, a façade repair filing in January 2024 covering masonry, pointing, lintels, sills, caulking and parapet work that was permitted in January 2025, and suspended scaffold filings in February 2024 and again in October 2025. That is a multi-year Local Law 11 cycle still in progress. It follows earlier parapet and masonry campaigns filed in 2012 and 2013 and a façade and roof program filed in 2007. Prewar limestone façades on unlandmarked lots are expensive to maintain and the record here shows a building that has been maintaining its own on a roughly decade-long rhythm.

Ask how the current cycle is funded and whether an assessment, maintenance increase or credit-line draw has been authorized. The reviewed records identify $1.45 million of underlying debt and a $200,000 line; obtain current balances, available credit, loan covenants and financial statements before judging borrowing capacity.

Ownership form: Cooperative. A purchaser buys shares in Littlepark House Corp. and takes a proprietary lease. Board approval is required and the board's decision is discretionary.

Everything else is unpublished. This building does not publish its financing ceiling, its post-closing liquidity requirement, its sublet policy, its flip tax, or its position on pied-à-terre, trust and LLC ownership. No offering plan, proprietary lease, set of house rules or audited financial statement for 30 East 10th Street is on file in The Roebling Research Library. We will not print numbers we cannot source. The buying section below lists what to request from the managing agent and why each item matters here specifically.

Recent sales

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.

Market read. Most recent trades (2026 to date) cleared a median $1,671/sf (floor-adjusted) across 1 sale. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 3.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00561-0009). 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.

Get the policy stack in writing before you offer. None of it is published. Ask the managing agent, in writing, for: the maximum financing percentage; the post-closing liquidity requirement and how the board measures it; the debt-to-income ceiling; the flip tax and who pays it; the sublet policy, including any seasoning period, term limit and sublet fee; the board's stated position on pied-à-terre purchases, trust and LLC ownership, co-purchasing, guarantors and parental gifts; and the pet policy. In a building of twenty-two apartments these terms are set by a small board and are not always the same as what a neighboring building does.

Budget the board process realistically. A cooperative purchase here means a full board package — tax returns, statements, reference letters, a REBNY financial statement — and a board interview. Run the Co-op Board Qualification Calculator before you offer, not after you are accepted, and assume the package-to-closing timeline is 60 to 90 days rather than a condominium's 30 to 45.

Resolve how the retail is held. Listing records describe shareholders as also holding an interest in a limited liability company connected with the ground-floor commercial space. That is not a standard cooperative structure. Have your attorney obtain the governing documents and confirm exactly what you are buying, how commercial income flows, and whether the corporation qualifies as a cooperative housing corporation under IRC section 216, which governs whether shareholders can deduct their share of mortgage interest and real estate taxes. The statute offers three alternative tests: at least 80 percent of gross income from tenant-stockholders, at least 80 percent of square footage in residential use, or at least 90 percent of expenditures made for the tenant-stockholders' benefit. Each shareholder's deduction remains subject to their own tax limits.

Read the façade file. There has been a sidewalk shed at this address since 2023 and permitted façade work since January 2025. Ask for the engineer's report, the scope, the contract price, the funding plan, and whether an assessment has been levied or is contemplated. Ask when the shed comes down.

Underwrite from the current bill. The J-51 benefit expired after tax year 1989, and the assessment roll shows no exemption on this lot. Check the current tax bill; taxes and maintenance can both change.

Test the exposure. North apartments front East 10th Street; south apartments face the block interior toward East 9th Street. They are different products in light, quiet and outlook, and the block is unlandmarked in every direction.

Expect the apartment to be a loft. Eleven-foot ceilings and wide open plates are the reason to buy here. They also mean fewer bedrooms per square foot than a prewar apartment house of the same size, higher heating and cooling loads, and sound transmission characteristics that reward walking the unit at night. There is no doorman.

Lead with the plate, not the address. The product here is a two-per-floor loft-proportioned apartment on a quiet Village block. Buyers comparing this to Fifth Avenue prewar co-ops are comparing the wrong thing; the right comparison is the Village and NoHo loft co-op inventory, where ceiling height, span and exposure drive price.

Have the building's numbers ready before the first showing. Because nothing is published, a serious buyer's attorney will ask for the financing ceiling, the flip tax, the sublet terms and the financial statements in week one. Sellers who have that packet assembled in advance close faster and give up less in negotiation than sellers who discover the terms alongside the buyer.

Address the shed directly. A sidewalk shed and an open façade program are visible from the sidewalk and will surface immediately. Presenting the scope, the funding plan and the completion timeline yourself is a much better outcome than letting a buyer's attorney find it and price in an unknown.

Turnover is thin, so pricing needs outside comparables. With one or two transfers a year, there may be no recent in-building sale that matches your line and condition. Expect to build the comparable set from neighboring Village and NoHo loft cooperatives and to defend it.

If you're considering 30 East 10th Street, also evaluate:

• 38 East 10th Street — the same block, the same unlandmarked strip east of University Place; the closest direct alternative
• 15 East 10th Street (The Mayfield) — one block west, inside the Greenwich Village Historic District; the landmarked counterpart on the same street
• 41 University Place — cooperative on the same block front; comparable scale and boutique operation
• 63 University Place (The Albert) — the larger University Place cooperative alternative
• 47 East 9th Street — prewar cooperative one block south; different typology, same micro-market
• 832 Broadway — loft-plate cooperative on Broadway; the closest match on interior proportions
• 31 East 12th Street — small prewar cooperative two blocks north with comparable inventory scarcity
• 120 Fourth Avenue — loft cooperative east of Broadway; larger plates, similar buyer
• 20 East 9th Street (Brevoort East) — the full-service cooperative alternative nearby, for buyers weighing staff against space