61 North Moore Street

The building is a seven-story late-nineteenth-century warehouse: iron and cast iron at the base, orange iron-spot brick above, capped with a metal cornice. It occupies a 4,850-square-foot lot with roughly 56 feet of frontage on North Moore Street and 88 feet of depth, and it holds 23,266 gross square feet. The 1907 alteration by James Gavigan is part of the fabric LPC designated, and the whole elevation is regulated.

Residences are identified by floor and orientation — east and west halves on the lower and middle floors, with a substantially larger residence at the top. Recorded transfers over the last two decades cover apartments 1E, 1W, 2W, 3E, 5E and 5W among the nine unit lots. Layouts are loft-derived: the conversion reapportioned floor area rather than dividing the plates into conventional apartments, and the residences carry fireplaces, central air conditioning and in-unit laundry, with private storage in the building.

The 12-versus-10-versus-9 unit question deserves one more sentence, because it recurs in every data source touching this address. The DOB application proposed twelve dwelling units for zoning and egress purposes. The market record from the conversion period describes ten. The recorded condominium created nine residential unit lots, and nine is what the Department of Finance assesses and what ACRIS transfers. Where the filing and the recording disagree, the recording controls.

Nine residences, an elevator, no staff and no amenity program. A smoke and sprinkler alarm system was filed in 2002, immediately after the first closings, and DOB records show façade repair with a heavy-duty sidewalk shed in 2000 and scaffolding with rigging in 2001 during the conversion, and interior partition work on the third and fourth floors in 2012 and in apartment 3E in 2019. The record since conversion is quiet, which in a nine-unit building generally means a small board handling things without permits rather than a building with nothing to handle.

The operating question a buyer should press is reserves. Nine owners carry the entire cost of a landmarked masonry façade, a Local Law 11 cycle, an elevator and a roof. Ask for the current budget, the reserve balance, the assessment history and the most recent façade filing status before contract. Ask as well how the condominium treats its unused development rights, whether they have ever been the subject of a proposal, and whether the bylaws say anything about their disposition.

Original use and date: commercial warehouse, 1897, altered 1907, per LPC.

The alteration that created residential use: DOB Alteration Type 1, job 102647067, filed 2 March 2000 by William Fegan, RA, for 59-63 N. Moore Associates LLC. Existing occupancy commercial, proposed occupancy residential; twelve dwelling units proposed at seven stories; filed for zoning and egress. Approved 8 September 2000, fully permitted 12 September 2000, signed off 24 July 2003.

Condominium creation: DOB condominium subdivision job 102962206, filed and approved in August 2001. First unit deeds recorded October 2001 through May 2002 as condominium number 1206, unit lots 1401–1409.

Zoning, BSA and JLWQA: the lot is C6-2A within the Special Tribeca Mixed Use District, a commercial district in which residential use is permitted. No Board of Standards and Appeals variance for this lot appears in public records, and none was needed — the change of use proceeded as an as-of-right Alteration Type 1. The Joint Live-Work Quarters for Artists framework does not apply here. JLWQA is a SoHo and NoHo manufacturing-district regime conditioning residential occupancy on artist certification; it has never governed this Tribeca lot.

Loft Law / IMD: no Loft Board Interim Multiple Dwelling registration for this lot is identifiable in published city records, and the chronology forecloses it — the building was in commercial occupancy until 2000, nearly two decades after the Loft Law's coverage period, and was converted by permit rather than legalized after the fact.

J-51: none. The Department of Finance's J-51 file contains no entry for this block and lot in any year, and the nine unit lots carry no exemption on the assessment roll. Underwrite full unabated taxes.

Ownership form: condominium. Purchases close through the board's right of first refusal rather than a cooperative approval process, which normally produces a 30-to-45-day timeline and no interview. No offering plan for this building was located in The Roebling Research Library or the Compass Offering Plan Library at the time of writing, so the bylaws and house rules should be read directly.

Pets, pied-à-terre, subletting, LLC and trust purchase: all permitted under the standard condominium framework. Confirm weight and breed limits, minimum lease terms and any short-term rental prohibition in the house rules.

Financing: no cooperative financing ceiling applies. In a nine-unit condominium, however, lender review turns on the condominium questionnaire — owner-occupancy ratio, single-owner concentration, commercial square footage, reserve funding and litigation. Get the questionnaire completed early; it is the most common source of delay in small-condominium financing.

Resale capital contribution: not documented in public records. Confirm with the managing agent whether the bylaws impose one.

Real estate taxes: no abatement, no exemption, full assessment since 2001. There is nothing to expire and nothing to project.

Recent sales

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.

Market read. Most recent trades (2025) cleared a median $2,132/sf across 1 sale. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00188-7504) 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.

Nine units, not ten and not twelve. The DOB application said twelve, the conversion-era market record said ten, the recorded condominium has nine, and the Department of Finance assesses nine. Any valuation model, tax projection or common-charge allocation built on the wrong denominator will be wrong.

Do not confuse this building with its neighbours. 53 North Moore Street is a separate and much larger condominium on the same block, and 39 North Moore Street is a different building on block 190. The controlling identifiers here are BBL 1-00188-7504 and BIN 1002121.

Underwrite full taxes and a thin denominator. There has never been a J-51 or any other abatement on this lot. Combine that with nine owners funding a landmarked façade and an elevator, and the reserve balance becomes the single most important number in the financials.

Confirm the certificate of occupancy against the apartment as built. The Alt-1 was signed off in July 2003 after a three-year conversion; make sure the C of O reflects the configuration you are buying.

Test the lender early. Small condominiums fail financing on questionnaire items — owner-occupancy percentage, single-owner concentration, reserve funding — far more often than on the borrower. Resolve it before the contract deadline, not after.

Ask about the development rights. Roughly 5,900 square feet of unused residential floor area sits with the condominium. It is heavily constrained by the Tribeca West Historic District, but it is an asset, and a buyer should know what the board thinks about it.

Lead with the documentation. An 1897 warehouse by Buchman & Deisler, designated in the Tribeca West Historic District, converted under a fully signed-off Alteration Type 1 and a recorded condominium subdivision. That record is cleaner than most Tribeca loft provenance and it survives attorney review.

Present the tax posture as a feature. Full unabated taxes since 2001 means no abatement expiry, no phase-out schedule and no surprise in year five. Buyers who have been burned by abated inventory elsewhere understand the value of that immediately.

Have the condominium package ready before you list. In a nine-unit building the questionnaire, budget, reserve statement and façade status are the diligence, and having them assembled shortens the timeline materially.

Price the residence, not the building. Floor, orientation and size vary widely across nine homes. A building-average per-square-foot number will mislead in both directions.

If you're considering 61 North Moore Street, also evaluate:

• 53 North Moore Street — the larger condominium on the same block; the immediate scale comparison
• 39 North Moore Street — separate Tribeca condominium a block east; different block, different building
• 31 North Moore Street — small North Moore Street loft building
• 27 North Moore Street — boutique North Moore loft conversion
• 25 North Moore Street — North Moore loft building at comparable unit scale
• 387 Greenwich Street — the corner building on the same block front; the closest neighbour by lot
• 335 Greenwich Street — Tribeca loft conversion nearby, at larger scale
• 19 Beach Street — small Tribeca loft condominium around the corner
• 11 Beach Street — Tribeca conversion with a very different amenity and price profile
• 28 Laight Street — Tribeca loft building; the western-Tribeca alternative
• 140 Franklin Street — boutique Tribeca loft condominium at comparable unit count