335 Greenwich Street (Hanover River House)

The corner site runs approximately fifty feet on Greenwich Street and a hundred feet on Jay, on a lot of about 5,000 square feet carrying roughly 55,800 square feet of building. That produces a built floor area ratio near 11.1 against a current residential maximum around 6.0 — the building is substantially over-built by today's zoning and could not be reproduced at its present bulk. For shareholders that is a durable advantage; for anyone modelling development value on the lot, there is none.

The designation report describes the elevations closely. The one-story base is cast stone, with multi-pane kalamein windows mostly intact and, at the center bay of the Greenwich frontage, paired doors cast in a bronze alloy topped by screens of the same material and fronted by paired retractable sliding metal doors — an unusual survival. A second pair of bronze and glass doors sits near the eastern end of the Jay Street elevation, next to a garage door. Above the base both street façades are faced in white brick with decorative brickwork in some spandrel panels. The building sets back behind a decorative brick frieze at the tenth story and rises another three floors, with the same frieze motif repeated at the top in place of a cornice. The north and east elevations, visible above the neighbors on Greenwich and Jay, are brick with historic steel sash.

Apartment numbering runs to 14 in a thirteen-story building, so the floor a listing cites and the floor the Department of Finance records may not match. Read the tax record and the survey rather than the apartment letter.

Service is limited by design: a full-time superintendent, a video intercom system, a renovated lobby, an elevator and a common roof deck. There is no doorman and no attended lobby. Roughly 1,000 square feet of commercial space occupies part of the ground floor.

The capital record is the useful part, and it is long. The Department of Buildings file shows façade repairs and remedial work in 2000, brickwork replacement at the northwest corner in 2003, sidewalk shed and scaffold cycles in 2003, 2005 and 2006, masonry reconstruction in 2006, brick removal and replacement for waterproofing in 2009, further shed work in 2010, a combined sprinkler and standpipe filing in 2012, a high-pressure gas service replacement in 2012, parapet replacement and general façade repairs in 2013, a lobby renovation in 2014, isolated window replacement at the eighth and tenth floors on the south wall in 2016, and a further round of façade repairs in 2018. The roof water tank was replaced with a fiberglass unit in 2019.

Read that sequence carefully. It describes a corner building with three exposed elevations that has been in more or less continuous envelope work for a quarter century. That is not a red flag on its own — a building that keeps filing is a building that keeps maintaining — but on 28 apartments it means assessments are a live possibility rather than a theoretical one. Ask for the assessment history, the reserve balance, the underlying mortgage and its maturity, and the status of the current Local Law 11 cycle before you go to contract.

Ownership form: Cooperative. Purchasers acquire shares in Hanover River House Inc. and a proprietary lease, not a deed. This is confirmed in the recorded transfer record: apartments here transfer through ACRIS as property type "SP" — share transfers — with real property transfer tax returns attached, rather than as deeds. Recent recorded share transfers include apartments 2A, 7AB, 8/9C and 14A.

What that means at the closing table: a full board package, a board interview, and a board approval that is discretionary and unappealable. Budget 60 to 90 days from contract to closing, not 30 to 45.

Pets: Permitted, including dogs, per management-sourced records. Confirm size and count limits with the managing agent.

Everything else is unpublished. The financing ceiling, the post-closing liquidity requirement, the sublet policy and its seasoning period, the pied-à-terre position, the treatment of trusts and guarantors, and the flip tax do not appear in any public record for this building. That is normal for a small cooperative and it is not a warning sign — but it does mean none of it can be assumed. Every one of those items has to come from the managing agent, in writing, before an offer is made. We will not publish a number we cannot source.

Real estate taxes: No abatement or exemption program applies. The small exemption value on the lot reflects individual shareholder exemptions passed through at the building level. Note that in a cooperative, real estate taxes are paid by the corporation and reach the shareholder inside the monthly maintenance rather than as a separate bill — compare maintenance here against a condominium's common charges plus taxes, not against common charges alone.

Landmark compliance: Any exterior alteration requires LPC review, and work affecting the protected features requires a Certificate of Appropriateness. Terrace enclosures, greenhouse replacements, window changes and rooftop additions on this building all fall inside the Commission's jurisdiction.

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 (2025): a median $2,344/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 0.3% 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 1-00143-0021) 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.

You are buying shares, not real property. The recorded transfer record confirms it — apartments here move as share transfers, not deeds. Your lender will issue a co-op share loan, your attorney will review a proprietary lease and a recognition agreement rather than a condominium declaration, and your closing will be a UCC transaction. Price the difference in timeline and in flexibility before you fall in love with the terrace.

Get the financing ceiling in writing before you offer. No maximum-financing figure is published for this building. Small Tribeca cooperatives run anywhere from 50 to 80 percent, and the difference decides whether your deal exists. This is the first question to the managing agent, not the last.

Get the post-closing liquidity requirement too. Boards at this scale typically want to see a multiple of annual carry left over after closing. Find out the multiple before you assemble the package. Run the Co-op Board Qualification Calculator with real numbers, not assumed ones.

Ask what the flip tax is, and how it is calculated. None is documented publicly. A flip tax structured on gain and one structured on price produce very different outcomes on a resale, and the answer belongs in your model on the way in, not on the way out.

Ask about the sublet policy even if you plan to live there. The sublet rule sets your exit options if life changes, and it shapes the building's rental composition. Seasoning period, maximum term and sublet fee, all in writing.

Underwrite the façade. A corner building with three exposed elevations, inside a historic district, on 28 apartments, with continuous envelope filings since 2000. Read the assessment history and the reserve balance, ask what the current Local Law 11 cycle requires, and ask whether the board has a funded plan or intends to assess.

Ask about the underlying mortgage. A cooperative's underlying mortgage and its maturity date are the largest single item on the corporation's balance sheet and appear in no listing. Your attorney should pull the current financial statements. And confirm the floor while you are at it — apartment numbers run to 14 in a thirteen-story building.

Lead with the building, not the apartment. Cross & Cross, 1930–31, built for Central Hanover Bank & Trust, Art Deco, steel-frame, inside the Tribeca West Historic District, with the original bank sign still legible in the brick. Very few Tribeca cooperatives have a provenance that specific, and it is citable from the LPC designation report.

Assemble the policy stack before you list. Financing ceiling, post-closing liquidity, sublet terms, pet limits, flip tax — none of it is public, and every serious buyer's attorney will ask. Having it in hand on day one shortens your deal and widens your buyer pool.

Present the capital record affirmatively. Twenty-five years of façade cycles, a 2013 parapet replacement, a 2014 lobby renovation, a 2019 water tank. Buyers who see a shed history without context assume neglect; buyers who see a maintenance program assume stewardship. Give them the second version, with the filings behind it.

Comp against Tribeca cooperatives, not condominiums. The neighborhood's condominium pricing embeds a doorman, a deed and a faster closing. Comping against it invites a disappointing appraisal. Within the building, the setback terraces and three exposures are what separate the upper floors from the loft stock nearby.

If your apartment is a combination, document it. Several units here have been merged. Bring the alteration approvals and the amended certificate where they exist — a combined apartment without paper is a diligence problem.

If you're considering Hanover River House, also evaluate:

• 100 Hudson Street — 44-residence 1909–10 loft cooperative; the closest peer on tenure, scale and Tribeca conversion vintage
• 55 Hudson Street — 1891 building converted to cooperative in 1983; the same conversion generation with the same board-package framework
• 47 Hudson Street — late-nineteenth-century loft cooperative; smaller, leaner, and a useful check on how a low unit count carries capital cost
• 134 Duane Street — 12-unit loft cooperative in an 1859–60 building; the boutique co-op alternative
• 195 Hudson Street — 27-residence conversion of the 1929 U.S. Rubber Company Building; nearly identical unit count and vintage, structured as a condominium
• 145 Hudson Street — 21-residence 1928–29 Art Deco building converted in 2000; the closest architectural cousin in the neighborhood
• 311 Greenwich Street — Reade House, 1988 ground-up condominium two blocks south; the new-construction contrast on the same street
• 443 Greenwich Street — full-service Tribeca loft condominium; the opposite end of the amenity and privacy spectrum
• 155 Franklin Street — 10-residence conversion of an 1882 sugar warehouse; another small landmarked building where per-owner capital exposure drives the diligence