351 West Broadway

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.

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: capital work on the façade, roof or elevator is allocated among the four residential and two commercial units under the declaration; confirm each unit's share and current arrears rather than dividing the cost by four.

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.

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 can be treated as non-warrantable by some lenders. Fannie Mae waives full project review for two-to-four-unit projects, subject to continuing requirements, and other lenders apply their own rules. 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: The assessment roll shows no exemption on the condominium lot or on any unit lot. Check the specific unit's tax bill for any abatement and underwrite the current bill.

Recent sales

Recent closings 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 $1,667/sf (recorded) across 1 sale. Median listing discount 14.0% 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 1-00475-7507; each condominium apartment is its own tax lot). 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 from recorded condo declarations and offering plans.

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.

Read the residential and commercial governance together. Four residential units and two commercial units share the condominium. The declaration and by-laws determine expense allocations, voting thresholds and procedures when an owner cannot fund an assessment. 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.

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 unresolved occupancy record and the lender's review of this small, self-managed condominium deserve early attention. Assemble the certificate of occupancy, three years of financials, the current budget, the insurance certificate and the by-laws before listing.

Price on carry, not just on price. Present current common charges, taxes and assessments together through True Monthly Carrying Cost analysis, identifying included services and any bill-level tax benefit. The limited service program alone does not establish a lower cost than a serviced SoHo building.

Check which same-building sales are usable. Review the recorded resales for date, terms, floor and condition, then supplement them with the wider SoHo full-floor loft set where necessary.

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