378 Broome Street

Six stories on a narrow lot, roughly 8,300 gross square feet, of which about 1,970 is the ground-floor retail unit. The residential programme is four full-floor homes stacked above it, reached by a keyed elevator that opens into each residence — the standard boutique-conversion arrangement, and the one that makes a four-unit building livable without staff.

Residences 2 and 3 carry mezzanines; DOB permits for both refer explicitly to the second floor and second-floor mezzanine, and the sponsor's model apartment was built on that level in early 2023. The architect's project account places one duplex on the second floor, opening onto an outdoor area over the rear of the retail floor, and the other at the top of the building, with the two full-floor residences between them; confirm each unit's current floor plan against the offering plan. Ceiling heights are published at nine feet, floors at white oak, with in-unit laundry throughout and a landscaped communal roof terrace above.

The conversion history is legible in the permit record and worth walking through with an inspector: partial demolition of the three-story structure in 2018, support of excavation with underpinning and shoring in 2019, infill of the existing sidewalk vault with flowable fill in 2021, and temporary roof protection during 2021 construction. Interior partition and plumbing modifications were permitted in 2024 after the first closings.

Four residential units and one retail unit share the building. The declaration governs allocations for the roof, façade, elevator, boiler and below-grade work; do not assume an equal residential split or independent owners. Current common charges and exposure to capital work require the budget, reserves, project estimates and actual allocation percentages; limited staffing alone does not establish low costs.

The sponsor's construction financing is on the public record: mortgages recorded in October 2018 consolidated to roughly $9.4 million, refinanced and consolidated in August 2023 at $12,500,000 with an institutional lender. Those records concern sponsor financing; confirm the subject unit's releases, satisfactions and title exceptions rather than assuming that condominium tenure removes every lien. The reviewed retail-unit deed records a June 2026 transfer to a separately named grantee with new financing. The deed alone does not establish ownership affiliations, termination of sponsor rights or a wholly resident board; obtain current amendments, ownership and board-control disclosures.

No offering plan, budget or financial statement for this building is on file with us. The reserve position, the current budget, the common-charge allocation between the residences and the retail unit, and any live assessment are unknown from the public record. In a five-unit condominium those are the first four documents to request.

Three separate condominiums sit on Block 480 and all three are profiled on this site. They are distinct buildings, distinct declarations and distinct boards.

• 378 Broome Street is Lot 7505, condominium no. 3176 — the church conversion, four residences plus retail, declared 2023.
• 372 Broome Street is Lot 7502 — The Brewster Carriage House, a loft conversion of nine residences plus a ground-floor commercial unit at the corner of Mott Street.
• 199 Mott Street is Lot 7503 — an eleven-residence ground-up condominium with two ground-floor commercial units.

They share a block and nothing else. Any analysis that merges them by address string or by block will be wrong on age, unit count, structure and pricing.

Ownership form: Condominium. Purchases close through the standard right-of-first-refusal mechanism rather than a cooperative board approval.

Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework. Minimum lease terms for subletting and any pet rules should be confirmed against the by-laws and house rules with the managing agent.

Flip tax: Not documented in public records. Any resale capital contribution should be confirmed before pricing a sale.

Real estate taxes: The assessment roll shows no exemption on the residential or retail unit lots; check the specific unit's tax bill for any abatement. Run carrying-cost analysis against the current bill rather than against a projected schedule.

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 $2,009/sf (recorded) across 1 sale. Median listing discount 10.8% 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 1-00480-7505; 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.

This is a conversion, not new construction. A 1925–26 church, partly demolished and enlarged upward. Ask which structure was retained, and have the below-grade work — the 2019 underpinning and excavation, the 2021 vault infill — reviewed specifically.

Underwrite full taxes from day one. There is no 421-a, no 485-x, and no other exemption. Compare the current unit tax bill, any applicable abatement, common charges, assessments and financing to establish the components of monthly cost.

Four units is the governance. Read the by-laws on how the residential and retail units vote and how common charges are allocated between them. In a five-unit condominium the retail owner's voting share is not a rounding error.

Expect no services. No doorman, no gym, no resident manager. Compare the service package with the actual expense breakdown, reserves and any assessments rather than inferring what the charge should be.

Same-building comparables are thin. Four residences that all closed within eight months of each other in 2024 do not produce a resale pattern. Pricing here depends on line-specific analysis against the boutique Nolita set — True Monthly Carrying Cost Calculator.

Lead with the building, not the finishes. A four-residence conversion of a 1925–26 parish church, by HWKN, on a Nolita block — that is an argument no competing building can copy, and it survives diligence.

Be direct about the tax posture. Sophisticated buyers will find it. Presenting the full unabated number up front produces better outcomes than letting it surface late.

Have the condominium documents ready. By-laws, budget, reserve position, the common-charge allocation with the retail unit, and the conversion certificate of occupancy. No offering plan was located in the two libraries reviewed. Assemble the operative documents early so buyers can review them; no fixed time saving is established.

If you're considering 378 Broome Street, also evaluate:

• 372 Broome Street — The Brewster Carriage House, a nine-residence loft conversion on the same block; the nearest peer by scale and tenure
• 199 Mott Street — eleven-residence ground-up condominium on the same block; the new-construction alternative next door
• 211 Elizabeth Street — fifteen-residence 2007 condominium; boutique Nolita at slightly larger scale
• 87 Elizabeth Street — eighteen-residence conversion of an 1880 building; the prewar alternative
• 306 Mott Street — roughly nineteen residences, built new as a condominium in 1988; the same corridor at an older vintage
• 11 Prince Street — twenty-two residences in a 1900 building; the larger boutique alternative
• 185 Grand Street — The Grand Mulberry, twenty residences of 2021 new construction; the closest recent-vintage comparison
• 354 Broome Street — The Ice House, a 1925 building converted to condominium in 1991; the same street and the same original decade
• 34 Prince Street — 1825–26 building in the Nolita core; the extreme of the age range on the same buyer's shortlist
• 8 Prince Street — 1915 Nolita conversion; another small-building alternative