351 West Broadway
351 West Broadway, New York, NY 10013
SoHo
BBL 1004757507 · BIN 1007060
- Year built
- 1889
- Type
- Condominium
- Floors
- 5
- Landmark
- No
Four residences. That is the whole building, and it is the whole argument. A buyer at 351 West Broadway is buying an entire floor of an 1889 store-and-loft building in the middle of SoHo, with three neighbours and no staff, and is accepting in exchange the operational realities of a building that has no institutional management, no reserve program that appears anywhere in the public record, and no amenity to spread cost across.
This is one of five separate condominiums on tax block 475, which is worth stating plainly because the block confuses people. 42 Wooster Street (lot 7505, fourteen residences), 43 Wooster Street (lot 7509), 47 Greene Street (lot 7513) and 74 Grand Street (lot 7514) are all distinct condominiums on the same block, each with its own declaration, its own board and its own economics; 477 Broome Street and a cooperative at 347 West Broadway sit on it too. They share a block, a historic district and a zoning district, and nothing else. Comparables drawn across them without checking which building a unit actually sits in will be wrong.
The building's ownership history is short and legible. The property passed through private hands for decades before being conveyed to 351 Realty LLC in September 1996. The declaration of the 351 West Broadway Condominium followed, and the four residential unit deeds were recorded in July and August 1998 — each to a different, unrelated buyer. The two ground-floor commercial units were conveyed separately in September 1999 to two single-purpose entities and have been held outside the residential group ever since. This is a real for-sale condominium, not a rental wrapped in a declaration: the units went to four separate households at the outset, and three of the four have since traded again to unrelated buyers on the open market.
The unresolved question at 351 West Broadway is the occupancy record. The Department of Buildings job filing database, which reaches back to the 1990s, carries no alteration job creating residential use here — only minor partition, storefront, sprinkler and sidewalk-shed filings from 2000 through 2006, several of which describe the existing occupancy as residential. No certificate of occupancy for the building appears in either the legacy or the DOB NOW certificate-of-occupancy datasets. That pattern is common in SoHo, where residential loft occupancy was frequently legalized under the joint living-work quarters framework decades before the current filing systems existed, and where some buildings never obtained a residential certificate of occupancy at all. It is not a reason to avoid the building. It is a reason to get the paperwork in writing before contract.
Architecture and unit composition
The lot is 43 feet wide and 72 feet deep; the building covers 43 by 70. That produces a floor plate of roughly 3,000 gross square feet and, after stair, elevator and shaft, residences in the 2,400-square-foot range — a full-floor SoHo loft with light from the West Broadway elevation at the front and from the rear, and party walls on both flanks. There is no corner, no protected side exposure, and no possibility of one.
F. S. Barns designed the building for Frank A. Seitz in 1889 as stores. Seitz is a recurring name on this stretch of SoHo — he also commissioned the three-building group at 113–121 Prince Street a year later, which stands today as a cooperative. The elevation here is brick with stone trim rather than cast iron, which places it in the later, more restrained end of the SoHo loft vocabulary. LPC declines to assign it a style, and there is no reason to invent one for it.
The residences are one to a floor on two through five, and the two ground-floor commercial units divide the base north and south. Ceiling heights and open plates are the product of the original programme: this was built to hold dry goods and move freight, and the proportions that make a nineteenth-century dry-goods floor work are the proportions that make a loft desirable now.
Building operations
The building is self-managed. There is no doorman, no superintendent on payroll, no amenity program, and no common charge line item for services that do not exist. For the right buyer this is the appeal — carrying cost at 351 West Broadway is driven by taxes, insurance, utilities and the building's own maintenance decisions rather than by a staffed lobby. For the wrong buyer it is a problem: a four-owner building means that any capital event, from a façade cycle to a roof to an elevator, is funded by four households, and a single owner in arrears is twenty-five percent of the budget.
The building has carried out façade work before. Department of Buildings filings record heavy-duty sidewalk sheds in June 2005 and April 2006, both for remedial façade repairs. That is normal for an 1889 masonry building in a historic district, and it is the category of expense a buyer should ask about directly: when the last cycle was completed, what it cost, how it was funded, and what the current Local Law 11 status is.
Because the building is self-managed, the ordinary diligence path does not exist. There is no managing agent to send a questionnaire to. A buyer's attorney will need to request the financial statements, the current budget, the reserve position, the insurance certificate, the certificate of occupancy and the minutes from the board directly, and should treat slow or incomplete responses as information rather than as an inconvenience.
Policy framework
Ownership form: Condominium. Transfers close through a board right of first refusal rather than a cooperative approval, which normally produces a faster and more predictable timeline.
Pets, pied-à-terre, subletting, LLC and trust ownership: Not documented in public records for this building. The standard condominium framework permits all of them, but a four-unit self-managed building may have adopted house rules that narrow them. Confirm in writing with the board before contract.
Financing: No lender-facing building policy is documented. Note that a four-unit condominium with two commercial units falls outside conventional agency lending parameters for warrantable projects, and that some lenders will treat it as a non-warrantable or portfolio loan. Prospective buyers should get a lender's view of this specific building before making an offer, not after.
Flip tax / transfer fee: Not documented in public records. Confirm any resale capital contribution with the board.
Real estate taxes: No abatement of any kind on the condominium lot or on any unit lot. Underwrite full unabated taxes on the specific unit.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
See full Local Law 97 analysis →Recent sales
The building trades infrequently, which is what four units produces. The pattern in the public record is a small number of full-floor sales at SoHo loft pricing, with the residences changing hands to unrelated buyers rather than moving within a family or an entity group. Pricing at 351 West Broadway should be read as full-floor SoHo loft product — priced per square foot against the block's other loft condominiums and against the wider SoHo iron-front and store-and-loft inventory, not against new-development SoHo, whose amenity and service base is a different product entirely.
Two adjustments matter when building the comparable set. First, the absence of any tax abatement means the headline price and the monthly carry diverge less than they do in abated inventory but sit higher in absolute terms than a buyer coming from an abated building expects. Second, the absence of staff and amenity cuts the other way: common charges here should be materially lower per square foot than at a serviced SoHo condominium of similar vintage, and a buyer comparing monthly numbers across buildings without normalizing for service level will misread the difference. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jun 24, 2026 | 4 | 3 BR · 2 BA · 2,400 sf | $4,000,000 | $1,667/sf | -11.0% |
| Apr 7, 2025 | 3 | 3 BR · 2.5 BA · 2,600 sf | $4,050,000 | $1,558/sf | -18.2% |
| Jan 15, 2025 | PH | 3 BR · 1.5 BA · 2,652 sf | $4,150,000 | $1,565/sf | -16.9% |
| Mar 16, 2021 | 3 | 3 BR · 2 BA · 2,653 sf | $3,040,000 | $1,146/sf | -7.9% |
Market read. Most recent trades (2026) cleared a median $1,667/sf across 1 sale. Median listing discount 14.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00475-7507) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
Get the certificate of occupancy in writing, and get the unit's occupancy classification with it. No certificate of occupancy for this building appears in DOB records available to us. Ask the board for what exists, ask whether the residences are classified as joint living-work quarters for artists, and have your attorney tell you what that means for your specific use, your lender and your resale. Since December 2021 there is a defined path to convert JLWQA space to conventional residential use through DOB and a neighborhood arts fund contribution — but it is a process with a cost, not a formality.
Talk to a lender about this building before you talk about the unit. Four residential units, two commercial units, self-managed, no reserve study in the public record: every one of those facts moves a condominium toward non-warrantable territory. The financing conversation should happen first.
Four owners is a governance structure, not just a small building. Read the declaration and by-laws for how capital assessments are approved, what the voting thresholds are, and what happens when one of four owners will not or cannot fund a project. Ask for three years of financial statements and the current reserve balance.
Ask about the façade cycle. Sidewalk sheds went up in 2005 and again in 2006 for remedial façade repair. Find out what has been done since, what the current Local Law 11 filing status is, and whether a cycle is due.
Confirm which building you are buying in. Block 475 carries five separate condominiums and a cooperative. Pricing pulled from 42 Wooster, 43 Wooster, 47 Greene, 74 Grand or 477 Broome describes different buildings with different declarations, different unit sizes and different cost structures.
Understand the exposures. The building is an interior lot with party walls on both sides. Light comes from the front and the rear only, and the West Broadway elevation carries the street noise of a busy retail corridor. Both are worth testing in person at the hour you would actually be home.
What to know if you’re selling
Lead with the plate, and be precise about the iron-front question. A full floor of roughly 2,400 square feet in an 1889 store-and-loft building inside the SoHo–Cast Iron Historic District is the product. The building is brick and stone rather than cast iron, and sophisticated SoHo buyers know the difference — leading with an accurate description is stronger than letting a buyer discover the correction during diligence.
Prepare the occupancy and financing file before you list. The two questions that stall SoHo loft deals are the certificate of occupancy and the lender's view of a small, self-managed condominium. Assembling the certificate of occupancy, three years of financials, the current budget, the insurance certificate and the by-laws in advance is worth more here than staging.
Price on carry, not just on price. The absence of staff and amenity produces a low common charge relative to serviced SoHo buildings, and the absence of any abatement produces a full tax number. Presenting both together — through True Monthly Carrying Cost analysis — usually reads better than either figure alone.
Same-building comparables do not exist. With four residences and a thin trading history, pricing depends on floor-specific and condition-specific analysis against the wider SoHo full-floor loft set, not on a building average.
Comparable buildings
If you're considering 351 West Broadway, also evaluate:
- 42 Wooster Street — fourteen-residence loft condominium on the same block; the larger-denominator alternative with a superintendent and a real budget
- 43 Wooster Street — separate condominium on the same block; comparable loft product, different declaration
- 47 Greene Street — cast-iron Greene Street conversion on the same block; the true iron-front comparison
- 74 Grand Street — same block, corner exposure, different unit mix
- 477 Broome Street — twenty-unit loft cooperative on the same block; the co-op alternative at the same address quality
- 113 Prince Street — cast-iron loft cooperative commissioned by the same developer a year later; the SoHo co-op comparison
- 105 Wooster Street — boutique SoHo loft condominium with a similarly small denominator
- 102 Wooster Street — SoHo loft condominium of comparable conversion vintage
- 70 Greene Street — classic Greene Street iron-front loft conversion
- 325 West Broadway — the nearest alternative on the same avenue
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Greenwich Village — read The Roebling Team Guide to Greenwich Village.
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.
Considering a move at 351 West Broadway?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 351 West Broadway 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.