378 Broome Street
378 Broome Street, New York, NY 10013
Nolita
BBL 1004807505 · BIN 1007192
- Year built
- 2020
- Type
- Condominium
- Units
- 4
- Floors
- 6
- Landmark
- No
- Financing
- Standard condominium financing. No minimum down payment is imposed by the building
Four apartments in a former church. That is the entire proposition, and it is unusually literal: the building at 378 Broome Street was the Church of the Most Holy Crucifix, built for the parish in 1925–26 to designs by Robert J. Reiley, an Italian national parish that served this stretch of Little Italy for most of the twentieth century and latterly housed the San Lorenzo Ruiz Chapel of the archdiocese's Filipino Apostolate. Urban Standard bought it from the church in August 2017 for $7,351,000, and in December 2017 filed an Alteration Type 1 to enlarge it vertically and convert it from a community facility to a six-story mixed-use building with four dwelling units.
That filing is the thing most buyers will get wrong about this building. City data reports it as built in 2020, which reads as new construction, and it is not. It is a 1925–26 structure, partly demolished in 2018, underpinned and excavated in 2019, extended upward, and reopened as four residences and a store. The distinction matters in diligence: an enlargement filed to new-building standards under §28-101.4.5 is held to current code, but the below-grade condition, the party walls and the retained structure are older than the certificate of occupancy suggests. Ask what was retained and what was rebuilt.
The second fact is scale. Four residences on a 25-foot lot, one to a floor, with a keyed elevator opening directly into each home. Two of the four are duplexes — one with an elevated terrace, one the penthouse — and two are single-floor plates; published areas run from roughly 1,500 to roughly 2,700 square feet. There is a communal roof terrace. There is nothing else, and there cannot be: four units cannot fund a doorman, a gym or a resident manager. The common charge should be short and the service level should be low, and a buyer whose reference point is a 100-unit new-development condominium should recalibrate before comparing.
The third is the tax posture, and it is the one that changes the monthly number. There is no abatement here. No 421-a was sought, 485-x post-dates the project, and Department of Finance carries no exemption on any of the five unit lots. Every residence has been taxed at full assessment since it closed, and there is no step-up schedule ahead — the carrying cost starts where it stays.
Architecture and unit composition
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 upper two homes are duplexes, one with an elevated terrace and one the penthouse. 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.
Building operations
Four residential owners and one retail owner. Every capital item — roof, facade, elevator, boiler, the below-grade work inherited from the conversion — is divided four ways among the residences, with the retail unit carrying its allocated share. That is the central operating fact and it cuts both ways: common charges should be low because there is nothing to staff, but a single unbudgeted capital event lands hard on a four-unit denominator.
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. That debt sat with the sponsor rather than the condominium, and it does not travel with a residence. The retail unit was the last to sell, transferring to a separate owner in June 2026 with new financing — meaning the sponsor has now sold out entirely and the board is a wholly resident body.
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.
378 Broome is not 372 Broome, and it is not 199 Mott
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.
Policy framework
Ownership form: Condominium. Purchases close through the standard right-of-first-refusal mechanism rather than a cooperative board approval, which produces faster and more predictable closing timelines.
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: No abatement of any kind appears on the residential or retail unit lots. Underwrite full unabated taxes on the specific unit and run carrying-cost analysis against the current bill rather than against a projected schedule.
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
378 Broome prices as boutique Nolita conversion product: full-floor homes with direct elevator entry, private outdoor space at the top of the stack, and no amenity overhead, valued on floor level, outdoor space, ceiling height and light. The right comparable set is the small Nolita and Little Italy condominiums of the surrounding blocks — not the amenitised towers further west, whose common charges and buyer pools are structurally different, and not the co-op inventory, whose approval mechanics and financing rules differ entirely.
The building is young and small: four residences, all of which closed from the sponsor between April and December 2024, with no resale yet recorded. That means there is no building average to price against, and no seasoning. Pricing should be indexed to the last complete year and drawn from the boutique-conversion set rather than from within the building. 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 |
|---|---|---|---|---|---|
| Dec 18, 2024 | PHSponsor Sale | 4 BR · 3 BA · 2,709 sf | $6,000,000 | $2,215/sf | -14.3% |
| May 7, 2024 | 4Sponsor Sale | 2 BR · 2 BA · 1,520 sf | $2,875,000 | $1,891/sf | -14.2% |
| May 1, 2024 | 2Sponsor Sale | 3 BR · 2.5 BA · 2,180 sf | $5,800,000 | $2,661/sf | -10.8% |
| Apr 25, 2024 | 3Sponsor Sale | 2 BR · 2 BA · 1,520 sf | $2,970,000 | $1,954/sf | -10.0% |
Market read. Most recent trades (2024) cleared a median $2,085/sf across 4 sales. Median listing discount 12.5% 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) 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
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. This is the largest gap between the headline price and the true monthly number.
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. That is correct for the building and it should be reflected in the common charge; if it is not, ask why.
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.
What to know if you’re selling
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. In a building with no plan in general circulation, the prepared seller saves weeks.
Comparable buildings
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 in 2011; 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
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 378 Broome Street?
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A Private Pricing Opinion — what your apartment at 378 Broome Street 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.