- Year built
- 1895
- Type
- Condominium
- Units
- 13
- Floors
- 7
- Landmark
- No
- Pets
- Not documented in the records reviewed — confirm the house rules with the managing agent
Every recorded sale at this building, 2012–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,579
- Listing discount
- 2.8%
- Recorded sales
- 24
- On record
- 2012–2025
This is a genuine warehouse conversion, not a loft-styled new building, and the record shows it plainly. The alteration application filed in December 2010 records the building's existing dwelling-unit count as zero and its occupancy as commercial; the proposed condition is residential. Everything above the ground floor was working commercial space until the conversion, and the structure — a masonry warehouse with an unusually deep load-bearing base, arched openings and an intact cornice — was built to hold freight rather than people. That is the source of the floor plates, the ceiling heights and the column-free spans that give the residences their character.
The commercial history is specific: a spice warehouse near the Hudson River docks in the mid-1890s, later a printing plant during the decades when Hudson Square was the printing district. The neighborhood's entire building stock comes from that industry, and the reason Hudson Square converted late — long after SoHo and Tribeca — is that the printing tenants stayed. This building's conversion sits in the first wave of that turnover.
The sponsor bought the property in September 2010 for $13 million, filed the alteration in December of that year, opened a sales office and model residence in 2012, and had the offering plan accepted for filing on April 27, 2012. The condominium declaration was recorded that December as NYC condominium no. 2342, and the recorded subdivision created fifteen unit lots — 1601 through 1615. Thirteen of those are the residential units offered under the plan, at a total offering of roughly $46.8 million. The remaining two are commercial units at the base that the sponsor kept.
That last detail is the structural fact a buyer should understand before anything else. The Spice Warehouse is a thirteen-residence condominium with two commercial units inside it that were never offered to residents. The plan disclosed the arrangement as a special risk, together with the commercial units' signage rights and the sponsor's reserved right to subdivide them. It also disclosed a reserved right to rent rather than sell residential units, and warned that owner-occupants might never gain control of the board — standard language in a sponsor-controlled plan, and worth reading against the building's actual ownership today rather than assuming either outcome.
The second structural fact is the water. This lot sits inside the mapped flood plain on both the effective and preliminary FEMA maps, the offering plan discloses it, and the condominium filed for flood-proofing work in 2017. Hudson Square is close to the river and the base of this building is at grade. It is a manageable condition and it is a real one, and it belongs in an insurance conversation before contract, not after.
Architecture and unit composition
The building stands on a rectangular 6,800-square-foot lot, 85 feet on Washington Street by 80 feet deep, and carries roughly 46,006 gross square feet across seven stories — about 36,784 square feet residential and 9,222 square feet in the commercial units at the base and cellar. Built floor-area ratio is 6.77 against a residential FAR of 6.02 in the C6-2A district, so the structure exceeds what current zoning would allow, as most surviving warehouses do.
The exterior was restored rather than replaced. The arched window openings and the cornice are original, and the façade and roof repair filed in 2011 ran alongside the residential alteration rather than after it. The conversion also carried an enlargement — the standpipe filing describes the work as a residential conversion and enlargement — which is where the roof-level residences come from.
Inside, the residences are lofts in the literal sense: large full-floor and half-floor plates, high ceilings, deep spans, with the top of the stack given over to penthouse units. Thirteen residences across seven floors means most floors carry one or two homes, and the offering plan's per-unit pricing spread reflects a wide range of sizes rather than a repeated line. Because the floor count is low and the plates are large, exposure varies sharply by residence: the offering plan discloses lot-line windows as a special risk, meaning some glass in this building sits on a property line and could be lost if an adjoining owner builds. Which windows in a specific residence are lot-line windows is a question to resolve on the floor plan before contract, not a detail to discover later.
Building operations
This is a small, tightly run building rather than a full-service one. The staffing model is a resident manager rather than a doorman roster, and the shared program is practical: a fitness room, a bike room, storage, two secured package rooms, a service hall on each floor, and a common roof where the condominium filed for gas piping to support outdoor grilling in 2013.
The finances on file describe a building operating close to the line, which is what a thirteen-unit condominium with an elevator and a resident manager looks like. The approved 2021 budget carries total income of $289,014 against total expenses of $288,880 — a projected surplus of $134 — with a $26,000 transfer to reserve built into the expense side. The heaviest lines are payroll at about $90,000, insurance at $60,000, elevator maintenance and inspection at $22,000, and management at $24,000. Audited statements for the year ended December 31, 2019 show total revenues of $280,152 and a reserve fund of $130,603, up from $28,863 a year earlier — a real improvement, but still a reserve measured in months rather than years for a building of this age with a masonry exterior and a single elevator. The auditor also noted that management had omitted the required supplementary disclosure on future major repairs and replacements, which means there is no reserve study on file to lean on.
None of that is alarming for a boutique loft condominium, and it is the normal condition of the type. But it does mean the building's capital future runs through assessments rather than through an accumulated fund, and a buyer should ask the managing agent three things directly: the current reserve balance, whether any assessment is live or contemplated, and the status of the façade under the periodic inspection cycle.
Policy framework
Ownership form: Condominium, with two sponsor-retained commercial units inside the same declaration. Residential transfers proceed by a 30-day right of first refusal, exercised by the board after a complete purchase package has been submitted and reviewed through the managing agent.
Purchase process: Fuller than a typical condominium. The management-sourced package on file requires a notice of intention to sell, the executed contract, a completed financial statement with supporting documentation, two years of federal returns with W-2s, two personal and two professional references, employment verification or a CPA letter, a mortgage commitment letter if financing, an acknowledgement of the house rules, a homeowner's insurance certificate, photo identification, and a completed credit authorization.
Subletting: Permitted. The lease application on file requires the sublease, an executed application, personal, professional and landlord references, two years of returns and three months of bank statements, photo identification and a credit authorization, with a $350 processing fee.
Fees per management-sourced records on file: purchase processing $500; move-in fee $500; move-out fee $500; move-in deposit $1,000, refundable, or $2,500 for a self-move. Moves are scheduled a week in advance, weekdays only, between 8:00 a.m. and 4:00 p.m.
Pets, pied-à-terre and financing minimums: Not documented in the records reviewed beyond the standard condominium framework. Confirm the house rules and any financing floor with the managing agent.
Flip tax: Not documented. The approved 2021 budget carries a flip-tax income line with no amount budgeted. Confirm before pricing a sale.
Real estate taxes — no abatement. No exemption of any kind appears on the residential unit lots (1601 through 1615) in the Department of Finance exemption records for fiscal years 2021 through 2027. There is no 421-a, no J-51 and no 485-x. The J-51 record for this block covers three other lots, all initiated in 1982 and expired by 1993; this property has never carried one. Residences have been taxed at full assessment since the first closing. Underwrite the actual current bill on the specific unit.
A note on 465 Washington Street. The building at 465 Washington Street stands on the same block and is a separate and unaffiliated condominium — its own declaration, recorded as NYC condominium no. 3132, a ten-story structure with nine residential units on tax lot 7510. It shares no common elements, no board and no financial statements with the Spice Warehouse. City records and search results that group the two by street name should be disregarded.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
The Spice Warehouse prices as boutique Hudson Square loft product: large floor plates, low unit count, minimal staffing, and a full unabated tax bill. Per square foot, the building sits in the band occupied by converted warehouse condominiums between Canal and Houston rather than in the band set by full-service Tribeca new construction, and that distinction should drive the comparable set.
Three adjustments matter in analysis here. First, unit sizes vary widely across only thirteen residences, so a building average carries almost no information; price the specific plate. Second, common charges spread a resident manager, an elevator and a masonry exterior across thirteen owners, which produces a higher per-foot carry than a larger loft building with the same amenities — read the budget, not the amenity list. Third, the absence of any abatement means the monthly number is what it appears to be from day one, with no step-up schedule to model, which is an advantage in underwriting even though the starting figure is higher than abated inventory nearby.
Comparables should come from converted loft condominiums in Hudson Square, western SoHo and northern Tribeca of similar vintage and scale. New-development towers in Tribeca and Hudson Square are a different product with different economics and a different buyer, and using them will misprice the unit. 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 |
|---|---|---|---|---|---|
| Sep 11, 2025 | 5N | 3 BR · 3 BA · 2,953 sf | $4,800,000 | $1,625/sf | -2.9% |
| Apr 23, 2025 | 6N | 3 BR · 3 BA · 2,953 sf | $4,832,000 | $1,636/sf | -3.1% |
| Feb 24, 2025 | PHS | 2 BR · 2 BA · 3,052 sf | $5,146,000 | $1,686/sf | -6.4% |
| Feb 10, 2025 | 1S | 3 BR · 3.5 BA · 4,106 sf | $4,250,000 | $1,035/sf | off-mkt |
| May 29, 2024 | 3N | 3 BR · 3 BA · 2,953 sf | $4,600,000 | $1,558/sf | -3.2% |
| May 23, 2023 | PHC | 1 BR · 2 BA · 1,127 sf | $2,900,000 | $2,573/sf | -17.0% |
| Feb 28, 2023 | 6S | 3 BR · 3 BA · 2,948 sf | $5,187,000 | $1,759/sf | -5.7% |
| Oct 7, 2021 | 5S | 3 BR · 3 BA · 2,948 sf | $5,100,000 | $1,730/sf | -7.2% |
Market read. Most recent trades (2025) cleared a median $1,579/sf across 3 sales. Median listing discount 2.8% 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 1-00595-7507) 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
The two commercial units are not yours. They sit inside the same condominium declaration, were never offered under the plan, and carry their own signage and subdivision rights. Read the plan's commercial-unit section and ask who owns them today and how they vote.
Resolve the lot-line windows on the floor plan. The offering plan discloses them as a special risk. Find out which openings in the specific residence are lot-line windows and what the adjoining owner could build.
Price the flood exposure into your insurance. The lot is flagged on both the 2007 effective and 2015 preliminary FEMA maps and the building filed flood-proofing work in 2017. Get a quote before you are in contract, not after.
The reserve is thin and there is no reserve study. The auditor said so directly. Ask for the current balance, the assessment history, and the façade inspection status.
There is no abatement and no landmark constraint. Taxes are full freight from day one. Exterior alterations run through the Department of Buildings without a Certificate of Appropriateness, which makes capital work faster and cheaper here than in a designated district.
Confirm the pet and house rules before you fall in love. They are not in the material reviewed for this page. The managing agent has them.
What to know if you’re selling
Sell the plate, not the amenity list. A full-floor warehouse loft with original arched openings is the product. A thirteen-unit building will never win on services.
Be direct about the tax posture up front. There is no abatement and there never was. Buyers will find it; presenting it with a carrying-cost analysis produces better outcomes than letting it surface in diligence.
Have the flood and lot-line answers ready. Both are disclosed in the offering plan and both will come up. A seller who has already sourced an insurance quote and a marked-up floor plan controls the conversation.
Comparables are scarce by design. Thirteen residences of varying size means same-building precedent is thin. Build the case from Hudson Square and western SoHo loft conversions of similar vintage, and price the specific floor.
Comparable buildings
If you're considering the Spice Warehouse, also evaluate:
- 330 Spring Street — the nearest Hudson Square condominium, one block away; the closest peer by micro-location
- 570 Broome Street — Hudson Square condominium a few blocks north; the newer, larger, full-amenity alternative
- 565 Broome Street — Hudson Square tower condominium; the opposite end of the same submarket
- 505 Greenwich Street — Hudson Square condominium a block west; comparable position, different product
- 443 Greenwich Street — the benchmark Tribeca warehouse conversion; the ceiling of the loft-conversion comparable set
- 92 Laight Street — Tribeca loft building; similar bones at a different scale
- 195 Hudson Street — converted Tribeca warehouse condominium; a close structural analogue
- 145 Hudson Street — Tribeca loft conversion with large plates; useful for per-foot calibration
- 40 Mercer Street — SoHo condominium; the new-construction alternative in the adjoining submarket
- 105 Wooster Street — small SoHo loft condominium; the boutique cast-iron alternative
- 27 Wooster Street — SoHo loft condominium at comparable unit count and staffing level
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.
Considering a move at Spice Warehouse?
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 Spice Warehouse 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.