372 Broome Street (The Brewster Carriage House)

The building occupies a corner lot of 4,592 square feet with frontage on both Broome and Mott, which is why the apartments have two exposures where a mid-block conversion of the same vintage would have one. The Mott Street elevation carries the arched openings that survive from the carriage-works period; the conversion restored rather than replaced them.

Residences run two per floor from the second through the fourth — the A line and the B line — with a single full-floor residence on the fifth and two penthouses above it. The commercial unit, CU1, occupies the ground floor and trades as a separate condominium unit; it has been used for retail and, under a 2024 filing, for a temporary brand pop-up build-out. That is a genuine consideration for residents on the lower floors: a ground-floor unit in this zoning and this location can turn over into high-traffic retail, and the by-laws rather than the zoning are what limit it.

The area figures deserve care. PLUTO reports 27,953 square feet and treats the whole building as residential; the Department of Finance carries 38,356 gross square feet, which is closer to what a six-story building on this footprint plus cellar would measure. Neither is a substitute for the offering plan's Schedule A, and any per-square-foot analysis built on the PLUTO number will overstate price per foot by a wide margin.

This is a nine-unit self-contained condominium with a keyed elevator and no staff. The operating budget is not on file with us, and the building's financial statements were not located in The Roebling Research Library at the time of writing; both should be requested at the outset of any transaction.

The capital picture visible in the public record is active. Rear-façade repointing was permitted in March 2024. A sidewalk shed, pipe scaffold and debris chute were permitted on the Mott Street elevation in September and October 2025, which indicates a substantial exterior project on the building's principal elevation. Because the building is six stories, it is not subject to Local Law 11 and there is no periodic façade inspection report to read; the absence of a filing here is a function of the height threshold, not evidence that the envelope is sound. In a nine-owner building, an exterior program on a corner lot with two street elevations is a material number. Ask for the scope, the contract price, the funding source, and whether an assessment has been levied.

Ownership form: Condominium. Purchases close through a right of first refusal rather than a cooperative board approval, which produces faster and more predictable timelines — 30 to 45 days is typical, and the building's transaction history reflects that, including sales to limited liability companies and to a trust.

Pets, pied-à-terre, subletting, and LLC, trust and foreign ownership: All permitted under the standard condominium framework. The building's own deed record confirms the practice: units here have been taken by individuals, by limited liability companies and, most recently, by a trust. Specific limits — pet rules, minimum lease terms, short-term rental prohibitions — live in the house rules and by-laws and should be confirmed with the managing agent.

Financing and minimum down payment: Not documented in the records reviewed. Confirm with your lender early; a nine-unit building with a commercial unit and a temporary certificate of occupancy is a combination that some lenders will underwrite more carefully than others.

Flip tax: Not documented in the records reviewed. Confirm any resale capital contribution with the managing agent before pricing a sale.

Exterior alterations: No Landmarks Preservation Commission review applies. The controlling constraint is the Special Little Italy District under the zoning resolution, which regulates street wall and ground-floor use. That is a meaningful advantage over the designated Nolita and SoHo blocks nearby, where every window and storefront change runs through LPC.

Recent sales

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.

Market read. Most recent trades (2026) cleared a median $2,160/sf across 1 sale. Median listing discount 9.6% 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 1-00480-7502) 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.

John Legend and Chrissy Teigen owned both penthouses — PH-A from 2018 and PH-B from 2020 — and sold them in 2022, as reported by The Real Deal and CNBC. The units were purchased with the intention of combining them; the combination was never carried out.

Start with the certificate of occupancy. The building has operated on temporary certificates continuously since August 2012, most recently renewed on August 3, 2026. A temporary certificate is lawful and the building is lawfully occupied, but it expires and must be renewed, and the renewal depends on the sponsor's alteration application staying open. Ask your attorney to determine what item is preventing sign-off, who is responsible for curing it, whether the sponsor remains obligated under the offering plan, and what the condominium's exposure is if the renewals stop. Ask your lender, in writing and early, whether it will lend against a unit under a temporary certificate of occupancy. This is the single most consequential diligence item in the building.

Do not assume the building is landmarked. Widespread market and press descriptions say it is. LPC's own building database has no record of this lot, and DOB's landmark flag on the conversion is "N." That is good news for renovation scope — but it also means the exterior is not protected, and neighboring development is governed only by the Special Little Italy District.

Ignore PLUTO's 1900. The Brewster works occupied this corner from 1856 and the building is a mid-19th-century structure. Automated valuation output keyed to a 1900 build year is working from a bad input, as is anything keyed to PLUTO's 27,953 square feet.

Underwrite the 2025 exterior project. A sidewalk shed, pipe scaffold and debris chute on the Mott Street elevation is not routine maintenance. Get the scope, the cost, the funding source and the assessment history before contract.

Understand the ground-floor unit. CU1 is a separate condominium unit on a hard corner in a retail district. It has hosted a temporary pop-up build-out. Read the by-laws on permitted commercial use and on the commercial unit's share of common expenses.

Nine owners means concentrated governance. Read the last two years of financial statements and the board minutes. In a building this size, one owner in arrears or one contested capital decision is a material fact.

Address the temporary certificate of occupancy in the listing materials. Sophisticated buyers' attorneys will find it in the first hour of diligence. Presenting the status, the renewal history and the path to a final certificate up front produces far better outcomes than letting it emerge as a surprise.

Lead with the building, not the amenities. There are no amenities. What there is, is a corner Brewster carriage works with two exposures, 2,000-to-2,600-square-foot plates and nine owners. That is the argument, and no ground-up building nearby can copy it.

Correct the record on the address and the landmark status. The building appears in market records under both 372 and 374 Broome Street and is widely and wrongly described as landmarked. Getting both right in your materials makes everything else you say more credible.

Price against the loft conversions, not the new construction. The right comparable set is the prewar Nolita and Little Italy conversion inventory. The new condominiums on the Bowery corridor carry staff, amenities and a different buyer entirely.

If you're considering 372 Broome Street, also evaluate:

• 199 Mott Street — a separate condominium on the same tax block; the ground-up Nolita alternative with an attended lobby and a LEED-driven house-rule regime
• 354 Broome Street — the same street two blocks west; prewar conversion at comparable scale
• 477 Broome Street — SoHo loft conversion on Broome; larger plates, and inside a designated district
• 306 Mott Street — boutique condominium with loft-style layouts on the same street, an earlier generation
• 87 Elizabeth Street — 1880 building; the tenement-scale Nolita conversion alternative
• 211 Elizabeth Street — boutique ground-up Nolita construction; the new-build counterpoint
• 250 Bowery — Morris Adjmi Architects; contemporary construction two blocks east at greater scale and with a full service program
• 161 Grand Street — Little Italy conversion at similar scale and governance
• 173 Grand Street — the same corridor, prewar conversion, small owner body
• 195 Prince Street — late-19th-century SoHo loft conversion; larger plates and different economics