- Year built
- 1866
- Type
- Condominium
- Units
- 11
- Floors
- 7
- Landmark
- Designated
- Pets
- Permitted per management-sourced records; confirm weight and breed rules in the house rules
Every recorded sale at this building, 2013–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,745
- Listing discount
- 5.0%
- Recorded sales
- 22
- On record
- 2013–2026
Lispenard Street is three blocks long. It runs from Broadway to West Broadway between Canal and Walker, and almost every building on it went up in the same fifteen-year window after the Civil War, when the dry-goods trade pushed north out of lower Broadway and built a corridor of store-and-loft structures to hold it. 46 Lispenard is one of the better ones. The LPC designation report attributes it to Isaac F. Duckworth and dates it 1866–1868, built for Pierre Keff Francis, in the Second Empire idiom that Duckworth used repeatedly on this block — he is also the architect of record for 44 and 54 Lispenard Street and for 315–317 Church Street at the corner.
That concentration matters more than it sounds. The block reads as a single architectural event because it largely was one, and the Tribeca East Historic District designation locked it. What a buyer gets at 46 Lispenard is not a period façade sitting among later infill; it is a period façade inside an intact period streetwall, which is a materially different and more durable proposition.
The residential building is much younger than the shell. City records show the conversion sequence clearly. A DOB Alteration Type 1 application filed in September 2003 proposed converting the seven-story commercial building to residential lofts — new partitions, a new stair and elevator shaft, and a new certificate of occupancy, with the occupancy classification moving from commercial to residential. LPC approved a rooftop addition under a Certificate of Appropriateness issued in May 2005, and a further rooftop filing cleared in 2013. The lot subdivision creating the eleven condominium unit lots was filed with DOB in November 2012, and the Department of Finance recorded the condominium apportionment in July 2013. Market records describe the building as an eleven-unit condominium conversion completed in 2012, which is consistent with that record.
The result is a loft building that behaves like a loft building. There are eleven homes across seven floors, keyed elevator access opening directly into the residences, virtual-doorman entry, and no staff. Eight of the eleven residences are identical 1,920-square-foot plates, which on a 47-foot-wide, 84-foot-deep footprint means half-floor homes — two per floor through the middle of the building — with larger homes at the base and at the top, including a residence of roughly 4,171 square feet at the top of the stack and one of roughly 3,896 square feet.
The structural fact worth internalizing is the zoning. Residential FAR here is 6.02 and the building is constructed at 6.03. There is no development right left, no as-of-right enlargement available, and the landmark designation would constrain any attempt regardless. The building is what it will be, which is a stability argument rather than a limitation for most buyers at this price.
Architecture and unit composition
The lot runs 47.25 feet along Lispenard Street with a 93.42-foot depth; the building occupies 47 by 84 feet. The Second Empire front carries the vertical pier-and-arch rhythm of the 1860s store-and-loft type — a masonry-and-iron commercial face with tall window openings on each floor and a projecting cornice — and the Tribeca East designation protects it. Because the building is mid-block with party walls on both flanks, all light comes from the Lispenard Street front and the rear elevation, which is the defining constraint of the floor plans and the reason the half-floor units read as front-and-rear rather than side-by-side.
Department of Finance records carry the eleven residences at approximately 1,920 square feet each for eight homes, plus single residences of about 3,185, 3,896 and 4,171 square feet. Those eleven figures sum to 26,612 square feet, which is exactly the residential building area PLUTO reports for the lot — the two sources reconcile cleanly. The eight identical plates are the building's core inventory: half-floor lofts with a single primary exposure, keyed elevator entry, and the ceiling heights and column spacing of the original commercial structure. The larger homes at the bottom and top of the stack are the differentiated product, and the top-floor residence benefits from the 2005 Landmarks-approved rooftop addition.
One recorded discrepancy is worth stating plainly. The Department of Finance assessment roll carries the building's year built as 1895; PLUTO carries 1868. The LPC designation report — the primary research document for this district — dates the building 1866–1868 and attributes it to Duckworth. Use the LPC date. Automated valuation and comparable-selection tools keyed to the Department of Finance year-built field will misdate the building by roughly thirty years.
Building operations
46 Lispenard runs as a small self-managed-scale condominium sized to its envelope: virtual-doorman entry, keyed elevator access, and no staffed lobby, gym or amenity program. Eleven units carrying a seven-story landmarked masonry building is a thin denominator for capital work, and that is the central operating question here.
Two items belong on every diligence list. First, the façade: this is a landmarked masonry front on a Local Law 11 cycle, and any repointing, cornice repair or window work requires an LPC permit before a DOB permit. Costs run higher and schedules run longer inside a historic district, and eleven owners share them. Second, the systems: the building's residential mechanicals date to the 2003–2012 conversion era rather than to new construction, which puts boilers, elevator, roof and standpipe in the window where major replacement decisions get made. Request the current operating budget, the reserve balance, the most recent financial statements, the Local Law 11 filing status, and the minutes covering any assessment history.
Policy framework
Ownership form: Condominium. Purchases close through a right of first refusal rather than a cooperative board approval, which produces predictable 30-to-45-day timelines.
Pets: Permitted per management-sourced records. Confirm weight and breed limits in the house rules.
Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework. Minimum lease terms should be confirmed with the managing agent.
Financing: No minimum down payment is documented in public records for this building. Confirm at contract.
Flip tax: Not documented in public records. Confirm any resale capital contribution with the managing agent before pricing a sale.
Real estate taxes: No exemption appears on any residential unit lot in the FY2027 assessment roll. Notably, no J-51 benefit runs on this conversion. Underwrite full unabated taxes on the specific unit.
Landmarks: The lot is inside the Tribeca East Historic District. Exterior work requires an LPC permit — a Certificate of Appropriateness for anything visible and substantive, a Certificate of No Effect for lesser work — and interior alterations that require a DOB permit trigger an LPC filing as well. Owners at this building have already run that process, including for a rooftop addition approved under Certificate of Appropriateness in 2005.
Recent sales
46 Lispenard prices on a price-per-square-foot basis, as all condominiums do, and within the building the pricing question is almost binary: eight of the eleven homes are the same size, and the other three are not. That makes same-building comparables unusually clean for the half-floor inventory and unusually thin for everything else.
Against the Tribeca market, this is authentic converted loft product in a landmarked streetwall, not new construction — the value drivers are ceiling height, window line, plate proportion and condition, and the building's lack of staff and amenities places it below full-service Tribeca condominiums on carrying cost and below them on service. Buyers who want the architecture and the block, and who do not need a doorman, are the natural audience. Market statements should be indexed to the last complete year rather than to partial-year activity in a building this small. 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 |
|---|---|---|---|---|---|
| Mar 26, 2026 | 5A | 1,920 sf | $3,350,000 | $1,745/sf | off-mkt |
| Mar 26, 2026 | 5E | 2 BR · 2.5 BA · 1,920 sf | $3,350,000 | $1,745/sf | -4.1% |
| Jan 3, 2026 | 4E | 2 BR · 2.5 BA · 1,920 sf | $3,600,000 | $1,875/sf | -2.7% |
| Dec 31, 2025 | 4A | 1,920 sf | $3,600,000 | $1,875/sf | off-mkt |
| Nov 5, 2025 | 5W | 2 BR · 2.5 BA · 1,920 sf | $3,550,000 | $1,849/sf | -7.8% |
| Nov 5, 2025 | 5B | 1,920 sf | $3,550,000 | $1,849/sf | off-mkt |
| Oct 10, 2025 | 1B | 2 BR · 3.5 BA · 3,896 sf | $3,300,000 | $847/sf | -15.3% |
| Sep 9, 2025 | PH | 5 BR · 4.5 BA · 4,171 sf | $7,200,000 | $1,726/sf | -9.9% |
Market read. Most recent trades (2026) cleared a median $1,745/sf across 3 sales. Median listing discount 5.0% 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 1-00194-7507) 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
Eleven owners carry a landmarked masonry building. Read the reserve position, the Local Law 11 status and any assessment history before you read the floor plan. This is the single largest financial variable in a building this size.
No J-51, no abatement. Underwrite full taxes. The conversion carries no exemption of any kind on the current roll.
The envelope is built out. Residential FAR is 6.02 and the building stands at 6.03. Combined with landmark designation, that means no enlargement, no rooftop expansion beyond what already exists, and no development-rights upside to price in.
Light comes from two sides only. The building is mid-block with party walls on both flanks. Understand which exposure a specific unit has and how the plate is oriented front to back.
Budget for Landmarks process on any renovation. Anything requiring a DOB permit requires an LPC filing first, and visible exterior work requires a Certificate of Appropriateness.
The 1895 date in the tax roll is wrong. The building dates to 1866–1868 per the LPC designation report. Any analysis keyed to the Department of Finance year-built field will misdate the building by roughly thirty years.
What to know if you’re selling
Lead with the block, not the amenity list. There isn't one. What there is instead is an intact Duckworth streetwall inside a historic district, and that is the durable argument.
Present the architecture in the photography. Ceiling height, window line and the proportion of a half-floor loft are the value, and they photograph well when the room is shot to read its depth.
Differentiate within the building. Eight homes are the same size. Floor, exposure, condition and outdoor space are the levers that separate one from another.
Have the capital story ready. Buyers at this price will ask about reserves, façade cycle and assessments in a small building. Answering it proactively closes faster than answering it under contract.
Comparable buildings
If you're considering 46 Lispenard Street, also evaluate these Tribeca loft buildings:
- 37 Lispenard Street — boutique full-floor loft condominium on the same street, in a comparable landmarked envelope
- 55 White Street — nearby landmark cast-iron loft condominium in the Tribeca East district
- 155 Franklin Street — 1882 Tribeca loft condominium; the closest peer by vintage
- 14 Leonard Street — the Juilliard Building; landmark loft conversion at larger scale
- 108 Leonard Street — the Clock Tower; the full-service landmark conversion alternative
- 25 North Moore Street — the Atalanta; Tribeca warehouse-conversion condominium
- 145 Hudson Street — Sky Lofts; Tribeca loft condominium with larger plates
- 161 Hudson Street — boutique Tribeca loft condominium of comparable unit count
- 100 Hudson Street — larger Tribeca loft conversion with staffed operations, for the service contrast
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.
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