- Year built
- 1910
- Type
- Condominium
- Units
- 1103
- Floors
- 8
- Landmark
- No
Every recorded sale at this building, 2007–2022
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,066
- Listing discount
- 0.5%
- Recorded sales
- 28
- On record
- 2007–2022
The corner of Hudson and Duane is one of the best small addresses in Tribeca — a half block from Duane Park, inside the Tribeca West Historic District, on a corner rather than an interior lot. Mohawk Atelier is what happens when two nineteenth-century buildings on that corner, an 1891–92 Romanesque Revival warehouse built for a drug and chemical house and an 1844–45 dwelling next door on Duane Street, are stitched together into eleven full-floor and half-floor residences averaging roughly 2,500 square feet.
The route it took to get there is unusual, and it is documented. The chef David Bouley and the restaurateur Warner LeRoy leased the building in 1996 with an option to buy and exercised it, intending a flagship restaurant and a cooking school. LeRoy died in 2001, the September 11 attacks followed, and the project stalled. In late 2002 the preservation architect and developer Joseph Pell Lombardi arranged to acquire the interest, and city records show the property conveyed to 36 Hudson Associates LLC in April 2003 for $3.9 million. Lombardi filed the Alteration Type 1 in October 2003, combined the two buildings, and brought eleven residences to market. The first closings were recorded in April 2007, to separate and unrelated purchasers, and the sellout ran into 2011.
Bouley came back to the building as an owner. He bought a fifth-floor residence for $3.2 million in 2007 — the figure matches the recorded deed exactly — and separately took the ground floor and basement, where his restaurant Bouley operated from October 2008 until it closed in July 2017. He sold the apartment in 2021 and died in 2024. It is a genuine piece of Tribeca history attached to a specific address, and it is the reason the building's ground floor was reclassified to assembly occupancy in 2008.
The reason to read this page carefully, though, is not the history. It is the certificate of occupancy. Alteration job 103605118 — the job that created every residence in the building — has never produced a final certificate of occupancy in the records available. It has produced a chain of temporary certificates, item after item, from at least 2012 through September 2022. That is roughly a decade of visible TCO renewals on a conversion completed and sold out fifteen years ago. It is not disqualifying, and buildings in this position transact regularly. But it is the first document a buyer's attorney should ask for, and the answer to why it is still temporary determines how much it matters.
Architecture and unit composition
The two buildings are genuinely different and the LPC record says so. 36–38 Hudson Street, also addressed 163 Duane, was built in 1891–92 by Babcock & Morgan with L. N. Crow as builder, for Wood & Selick — Romanesque Revival, brick with cast iron. 161 Duane Street is half a century older, built in 1844–45, utilitarian with Greek Revival elements, brick and stone, and originally a converted dwelling. Joining them produced a condominium with two elevations, two structural vocabularies, and a plan that changes as it crosses the party wall. This is why residences carry addresses at both 36 Hudson Street and 161 Duane Street, and why floor plates differ materially between the A and B lines.
The corner is the building's most durable asset. Lot frontage of nearly 53 feet on Hudson with 91 feet of depth toward Duane gives the upper floors two street exposures rather than one, which in a low-rise historic district produces light that cannot easily be built out. Residences run two to a floor on the lower and middle stack, with 6AB as a full floor, 7A above and a penthouse duplex at the top. The 2013 combination of 6AB with 7A produced a very large upper-floor home that has traded as a single asset since.
The recorded schedule has twelve residential unit lots against a certificate of occupancy that carries eleven dwelling units. Both figures are correct in their own frame: 6A and 6B were offered and conveyed together as 6AB from the initial sellout, so the building has always sold as eleven homes. Buyers running automated analysis on this lot should note that PLUTO's eleven, the recorded twelve, and press coverage's twelve are all describing the same building.
Building operations
Mohawk Atelier runs as a small boutique condominium — eleven residences and two commercial units at the base. That denominator is the operating fact. A building of this size cannot spread fixed cost the way a hundred-unit Tribeca condominium can, and it does not carry the amenity program that would justify trying. Common charges should be evaluated per square foot against the building's actual budget rather than against a service list.
The building has a documented capital history worth asking about. DOB filings record a heavy-duty sidewalk shed and pipe scaffold in 2012, followed by miscellaneous façade restoration under a 2012 alteration — a normal Local Law 11 cycle for a masonry-and-cast-iron pair of buildings from 1844 and 1891, and one that is now more than a decade old. A buyer should ask when the last façade cycle closed out, what the next one is expected to cost, and what the reserve position is against it.
The commercial base has turned over repeatedly and at scale. The two ground-floor units traded in 2006, twice in 2010, again in 2018, and again in 2022, at prices that have run well into eight figures across the pair. That churn matters to residential owners for two reasons: the commercial units carry a meaningful share of the common charge base, and the ground-floor tenancy — historically a restaurant with Group A-2 assembly occupancy — determines the noise, odour and delivery profile at the base of the building. Ask what the current use is and what the lease term looks like.
Policy framework
Ownership form: Condominium. Transfers close through a board right of first refusal rather than a cooperative board approval, which normally produces a 30-to-45-day closing timeline.
Pets, pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework. Specific house rules for this building are not documented in public records; confirm minimum sublease terms and any pet restrictions with the managing agent.
Flip tax / transfer fee: Not documented in public records. Confirm any resale capital contribution with the managing agent before pricing a sale.
Real estate taxes: The J-51 benefit is exhausted. The exemption component reads zero for fiscal 2027 in current Department of Finance exemption detail, and the abatement component expired after fiscal 2017. Underwrite full unabated taxes on the specific unit against the current bill, not against a projection or an older listing figure.
Certificate of occupancy: Temporary as of the most recent record on file, September 2022. Some lenders will not close against a TCO without additional comfort. Raise it with your lender at pre-approval rather than at commitment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $1,800/yr
- Per unit / month range
- $0 – $14
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
The building trades as boutique Tribeca loft product: full-floor and half-floor residences of roughly 2,500 square feet in a landmarked corner conversion, priced per square foot against the Tribeca loft condominium set rather than against new construction. Recent recorded activity has clustered in the low-four-million range for the standard-floor residences, with the combined upper-floor home a materially different and much larger asset that should never be used as a comparable for a standard floor.
Three adjustments are essential to a correct comparable set here. First, the tax abatement is gone — a buyer working from an older listing's monthly figure, or from a comparable in a building still inside its J-51 term, will understate carry at this building. Second, the unit lines are not equivalent: the A and B lines sit in two different nineteenth-century structures with different plate geometry, ceiling heights and exposures, and the addresses on the deeds (36 Hudson versus 161 Duane) track that split. Third, do not conflate this building with its neighbours. 50 Hudson Street and 1 Hudson Street are separate buildings on nearby lots with their own declarations; 159 Duane Street and 42 Hudson Street are separate condominiums on this same tax block 144. Pricing pulled across them without checking the lot will be wrong — the seven commercial and residential units at 50 Hudson, for instance, transferred in a single bulk conveyance to one holding entity in April 2025, which is a completely different ownership pattern from the eleven independently owned residences here. 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 |
|---|---|---|---|---|---|
| May 25, 2022 | C1 | 5,443 sf | $5,800,000 | $1,066/sf | off-mkt |
| Aug 2, 2021 | 67 | 6 BR · 6,884 sf | $12,000,000 | $1,743/sf | +0.0% |
| Jul 29, 2021 | 6AB | 6 BR · 7 BA · 6,884 sf | $10,600,000 | $1,540/sf | -11.7% |
| Jun 21, 2021 | 4A | 3 BR · 3 BA · 2,190 sf | $4,150,000 | $1,895/sf | +10.7% |
| Jun 11, 2021 | 3A | 3 BR · 3 BA · 2,175 sf | $4,012,500 | $1,845/sf | -5.6% |
| Dec 21, 2020 | 6AB | 2,315 sf | $3,100,000 | $1,339/sf | off-mkt |
| Jul 17, 2018 | C1 | 5,443 sf | $5,150,000 | $946/sf | off-mkt |
| Aug 1, 2016 | 3B | 3 BR · 2.5 BA · 2,375 sf | $4,750,000 | $2,000/sf | -2.1% |
Market read. Most recent trades (2022) cleared a median $1,066/sf across 1 sale. Median listing discount 0.5% 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.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00144-7502) 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
Start with the certificate of occupancy. Alteration job 103605118 has run on successive temporary certificates from at least 2012 through September 2022 with no final CO in the record. Ask the managing agent for the current certificate, ask what open items are keeping it temporary, and ask your lender — in writing, before you are in contract — how it treats a TCO on a 2007 conversion.
Underwrite full taxes. The J-51 exemption reads zero for fiscal 2027. There is no step-up left to wait for and no benefit left to inherit. Run True Monthly Carrying Cost against the current bill for the specific unit.
Know which of the two buildings your apartment is in. 36–38 Hudson dates to 1891–92; 161 Duane dates to 1844–45. They have different structures, different floor geometry and different exposures. The deed address tells you which one you are buying.
Ignore PLUTO's 1910. The LPC building database records 1891–92 and 1844–45 for the two structures on this lot. Any analysis keyed to a 1910 build year — including automated valuation output — is working from a wrong input.
Ask about the façade cycle and the reserve. The last documented Local Law 11 work at this building was in 2012. Eleven residences funding a two-building landmarked façade is a thin denominator. Get three years of financials, the current budget and the reserve balance.
Ask what is in the ground floor now. The base was a restaurant with assembly occupancy for a decade and the commercial units have traded repeatedly. Current use, current lease term and the building's rules on ground-floor operations are worth knowing before contract, not after.
What to know if you’re selling
Get ahead of the certificate of occupancy. It is the first thing a competent buyer's attorney will find and the most common reason a Tribeca loft deal slows down. Having the current certificate, the status of the open items and a clear explanation ready before you list converts a stall into a footnote.
Present the tax number, not the old one. Any listing history or comparable that reflects the J-51 period understates today's carry. Leading with the accurate unabated figure and the True Monthly Carrying Cost analysis produces better outcomes than letting a buyer discover the change in diligence.
Lead with the corner and the provenance. Two street exposures on a landmarked Tribeca corner half a block from Duane Park, in a conversion by a preservation architect, with a documented restaurant history at the base, is a specific story that the generic Tribeca loft inventory cannot tell.
Same-building comparables are thin and uneven. Eleven residences, two source buildings, one large combined home at the top: pricing here has to be built line by line and floor by floor, not from a building average.
Comparable buildings
If you're considering Mohawk Atelier, also evaluate:
- 1 Hudson Street — separate Tribeca loft building on a nearby lot; the closest same-street alternative, and a different declaration entirely
- 16 Hudson Street — small Tribeca conversion a few doors south; comparable denominator
- 108 Duane Street — Duane Street loft conversion of similar scale
- 134 Duane Street — boutique Duane Street condominium; the closest peer by unit count and vintage of conversion
- 137 Duane Street — Duane Street loft building; comparable plate and exposure
- 166 Duane Street — small Duane Street conversion near Duane Park
- 84 Hudson Street — Hudson Street loft condominium at a similar tier
- 47 Hudson Street — nearby Tribeca loft alternative with a different service model
- 52 Thomas Street — landmarked Tribeca loft conversion with full-floor residences
- 145 Hudson Street — the larger, more serviced Hudson Street condominium alternative
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
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 Mohawk Atelier?
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