37B Crosby Street
37B Crosby Street, New York, NY 10013
SoHo
BBL 1004730130 · BIN 1076936
- Year built
- 1900
- Type
- Cooperative
- Units
- 6
- Floors
- 6
- Landmark
- No
Every recorded sale at this building, 2005–2022
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,563
- Listing discount
- 4.8%
- Recorded sales
- 15
- On record
- 2005–2022
Nineteenth-century Manhattan blocks were built twice: a building on the street, and behind it, across the yard, a second building. Most of those rear houses were demolished under the tenement reform laws or absorbed into the front lot. A handful survived. A smaller handful were eventually made into homes. 37B Crosby Street is one of them.
The mechanics are visible in the tax map. Until 1998 the rear portions of 35 and 37 Crosby Street belonged to the front lots. On the last day of that year the Department of Finance apportioned those rear yards into a new parcel — Lot 130 — about 51 feet across and 40 feet deep, spanning the back of both. The cooperative corporation took the name of the rear-house address convention that had described the site for a century and a half: 35 1/2 Crosby Street Realty Corp. The earliest document recorded against the new lot is a 2004 mortgage in that name; the first individual share transfer followed in 2005.
What that produces is one of the smallest and most private residential addresses in SoHo. Six residences, one per floor at roughly 1,400 square feet each, behind a gated entrance off Crosby Street, with a garden of more than 500 square feet at the rear and cellar storage allocated by home. There is no street frontage, no lobby, no elevator, no staff. The building is a courtyard house in the middle of a block bounded by Broadway and Crosby — insulated from both.
The trade-off is the one every rear building makes. Light comes from the yard and the airshafts rather than a street wall, and the exterior sits inside a landmarked district. The compensation is that a block interior cannot be built out around it the way an open lot can, and that at six units the cooperative's affairs are conducted among six households.
Architecture and unit composition
Six stories in 8,400 square feet over a footprint of roughly 50 by 28 feet — one residence per floor at about 1,400 square feet, with the ground-floor home extending into the cellar and opening onto the rear garden. Department of Buildings filings corroborate the plan: a 2010 renovation of the fifth-floor apartment, a 2016–17 renovation of the fourth-floor residence, and a 2020 job covering interior demolition and new partitions across the cellar and first floor, including a relocated kitchen and bathroom and a new connecting stair with associated framing. Mechanical, plumbing and sprinkler work for those levels followed through DOB NOW.
LPC's database records two building identification numbers on this tax lot — 1076936, which carries the 37B address and all the filings, and 1076934, which carries none. Confirm the footprint against the survey rather than against PLUTO's single-building assumption.
What the public record does not establish is the building's date, its architect, or its original use. LPC's entry reads "not determined" in every one of those fields, while its entries for the neighboring front buildings are precise. PLUTO's 1900 is a placeholder. Any source that gives you a construction year for this building is inventing one.
Building operations
There is very little to operate: six homes, no elevator, no doorman, no amenity program, a shared entrance passage and a rear garden. Buildings at this scale run on a small managing agent, a part-time porter or none, and a board that is effectively the entire shareholder body.
That structure has two consequences worth pricing. Per-share exposure to any capital event is concentrated — a facade cycle in a landmarked district, a roof, or a boiler is divided six ways rather than sixty. And there is no institutional buffer: the building's financial position depends entirely on whether six households have chosen to fund a reserve. Ask for three years of financial statements, the reserve balance, the underlying mortgage and its maturity, and any assessment history, and read them before contract.
Landmark status, zoning, and the JLWQA question
The lot sits inside the SoHo–Cast Iron Historic District Extension, designated May 11, 2010, whose eastern subsection runs along Crosby and Centre Streets. Inclusion was verified by querying LPC's own building database by block and lot, because PLUTO's historic-district field is unreliable in both directions. Two further confirmations sit in the record: the City recorded a landmark notice against this lot in ACRIS in August 2011, and every Department of Buildings filing since 2010 carries the landmarked flag where 2003 filings do not. Practically, exterior work — windows, facade, anything visible — needs a Landmarks permit before a Buildings permit. Interior work does not.
Zoning is M1-5/R7X within the Special SoHo-NoHo Mixed Use District, adopted in December 2021. Before that rezoning, the manufacturing districts governing this stretch of Crosby Street limited residential occupancy to Joint Living-Work Quarters for Artists — the category that carried SoHo's loft population for four decades. Whether the residences here are documented as JLWQA units or as conventional Class A dwellings cannot be answered from the public record: no certificate of occupancy for this building appears in the Department of Buildings online series, and the building predates it. This is the single most important open item in diligence. The certificate of occupancy on file at DOB and the proprietary lease will answer it; nothing else will. The 2021 rezoning permits residential use in the district, which reduces the practical risk considerably, but it does not retroactively amend a certificate of occupancy.
No Loft Board designation appears on any filing, and there is no J-51 for this lot or its parent lot in any year — so the conversion carried no tax benefit and left no Loft Law trail.
Policy framework
Nothing about the policy stack here is published, and we will not guess at it. No offering plan was located in either document library. Financing ceiling and minimum down, post-closing liquidity standard, sublet policy and fee, flip tax and its calculation, pied-à-terre permission, acceptance of trusts, LLCs and guarantors, pets and alterations — all of it must come from the managing agent in writing before an offer, and be confirmed by your attorney against the proprietary lease and house rules. In a six-unit cooperative these terms are frequently unwritten in any formal sense and set by board practice. That is not a red flag; it is a diligence obligation.
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
The building trades as boutique SoHo cooperative inventory: full-floor homes in a landmarked rear building, priced on floor area, garden or roof access, condition, and the privacy of the position rather than on services. ACRIS records share transfers across four of the six residences between 2005 and 2022, so the resale set is thin and each trade carries disproportionate weight — a single dated interior can drag the apparent per-foot mark for the whole building. Against the loft condominiums on Crosby, Mercer and Wooster, this building trades on scarcity and quiet, and cooperative financing constraints narrow the buyer pool. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers 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 |
|---|---|---|---|---|---|
| Jun 16, 2021 | 5 | 1 BR · 1.5 BA · 1,200 sf | $1,875,000 | $1,563/sf | -6.0% |
| Sep 24, 2019 | 5 | 1 BR · 1.5 BA · 1,200 sf | $1,925,000 | $1,604/sf | -3.5% |
| Jun 1, 2018 | 4 | 2 BR | $2,000,000 | +0.0% | |
| Aug 10, 2017 | 1 | 3 BR · 2 BA | $1,862,000 | -6.9% | |
| May 25, 2016 | 2 | 2 BR · 1,200 sf | $1,940,000 | $1,617/sf | -19.2% |
| Oct 23, 2015 | 1 | 2 BR · 1,500 sf | $2,300,000 | $1,533/sf | -8.0% |
| Aug 11, 2009 | 5 | 1 BR · 1,200 sf | $925,000 | $771/sf | +0.0% |
| May 9, 2008 | 2 | 2 BR · 1,200 sf | $1,495,000 | $1,246/sf | +0.0% |
Market read. $/sf is measured on the latest sales with reliable square footage (2021): a median $1,563/sf across 1 sale. The building has traded as recently as 2022. Median listing discount 4.8% 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 1-00473-0130) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
You are buying shares, not real property. Approval runs through a board package and an interview, financing is capped by the corporation rather than by your lender, and the corporation's balance sheet sits underneath your apartment. In a six-unit house all of that is unusually consequential and unusually easy to verify, because there is so little of it.
Resolve the certificate of occupancy first. Whether the residences are of record as artists' joint living-work quarters matters to your lender, your title company and your resale. Order it from the Department of Buildings and read the proprietary lease before you commit.
Do not confuse the addresses. 35 and 37 Crosby Street are separately owned buildings on separate lots; 30 Crosby Street is a condominium on the same block; 42, 45 and 16 Crosby Street sit on three other blocks entirely.
For sellers: the privacy is the product, and the policy stack is the friction. A seller who arrives with the financing ceiling, sublet terms and flip tax already documented from the managing agent, plus the reserve balance and underlying mortgage terms, removes almost every source of delay in a building like this. Run the Co-op Board Qualification Calculator against a conservative financing assumption before you accept an offer.
Comparable buildings
If you're considering 37B Crosby Street, also evaluate:
- 30 Crosby Street — the condominium on the same tax block, a street-front building rather than a rear house
- 42 Crosby Street — boutique Crosby Street building one block north
- 45 Crosby Street — small-scale Crosby Street alternative
- 16 Crosby Street — the southern end of the Crosby corridor
- 476 Broadway — the Broadway-frontage condominium on this same block
- 115 Mercer Street — comparable small SoHo loft building one street west
- 10 Greene Street — cast-iron loft conversion at similar intimacy
- 106 Spring Street — small loft building in the original historic district
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Greenwich Village — read The Roebling Team Guide to Greenwich Village.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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 37B Crosby Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 37B Crosby 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.