61 West 9th Street (The Windsor Arms)

The facade has three parts. The three-story base is two shades of red brick, with the darker brick laid in a diamond pattern and a two-story stone entrance under a pointed molding. The five-story middle is textured with pulled brick headers, short bricks set slightly proud of the wall. Above a bracketed stone cornice, four pointed gables and copper-clad oriels give the top an asymmetric profile. The facade has changed little since 1926, and casement windows survive.

The original apartments were three- to five-room layouts. DOB filings since 2001 show a steady run of combinations, including a vertical combination and at least one horizontal merger, plus the 2005 conversion of a basement medical office into an apartment. The lines run A through G, with penthouse units at the top. The largest homes today are combined apartments and the gabled upper levels, which hold terraces; one penthouse terrace was on the Greenwich Village garden tours in the late 1930s and early 1940s.

Because the building sits in a historic district, any facade, window or rooftop work visible from the street needs a Landmarks Preservation Commission permit.

The cooperative runs a 24-hour door staff, an elevator, and common bike, storage and laundry rooms. Management-sourced records report several large capital projects completed in recent years and a heating-fuel conversion to natural gas now under way.

Tax benefits. DOF's J-51 history shows two abatement grants on the lot, one starting in 1995 and one in 1996. Each was a 14-year abatement of 90% of the certified cost of the work, and both were used up by the 2005 and 2007 tax years. DOF's exemption roll shows no active building-level exemption or abatement for the 2021 through 2027 tax years. Individual shareholders may receive the cooperative and condominium abatement. Management notes that moving shares into a trust can affect eligibility unless the trust is properly registered with DOF.

Underlying mortgage. ACRIS shows the cooperative's recorded underlying mortgages with the National Cooperative Bank satisfied between 2015 and 2017, and no later underlying mortgage on the index. Whether the building currently carries debt, a credit line or an assessment has to be confirmed from the current audited financial statements.

• Financing: Up to 75% of the purchase price.
• Flip tax: 5% of net profit, paid by the seller. Net profit is the sale price less the seller's original purchase price and the brokerage commission.
• Subletting: Permitted with board approval. While a sublet runs, the shareholder pays a monthly surcharge equal to 25% of maintenance, on top of maintenance and any assessments.
• Pets: Permitted with board approval.
• Guarantors: The board prefers purchasers who do not need one.
• Alterations: The building has a tiered alteration process with security deposits, extra fees for work that runs past 180 days, and separate charges for electrical service upgrades and through-wall air-conditioning. Budget for these on a renovation.
• Board calendar: The board takes a summer recess in July and August, which affects closing timelines.

Policies come from management-sourced records current to September 2026. Confirm them with the managing agent at offer stage.

Recent sales

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00573-0075) 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.

Underwrite the board, not only the apartment. The 75% financing ceiling, the preference against guarantors and the July–August recess together shape who can buy and when. Put the board package together to that standard from the start.

Read the capital record. Ask for the last two audited statements and recent board minutes. Check the status of the natural-gas conversion, any assessment funding it, and whether the building has borrowed since its last recorded mortgage was satisfied.

Price combinations separately. Combined and upper-level apartments do not compare to original layouts on a per-room basis. Use comparables from the same line and configuration.

Landmark rules apply to exterior work. Window replacement, terraces and rooftop work need LPC approval as well as board approval.

Lead with service and setting. A 24-hour doorman on a landmarked townhouse block between Fifth and Sixth Avenues is rare and easy to explain to buyers.

Build the flip-tax figure into net proceeds early. The 5% of net profit calculation depends on your original basis. Have it ready before you set the price.

Plan around the recess. A contract signed in late spring may not reach the board until September. Time the listing accordingly.

If you're considering 61 West 9th Street, also evaluate:

• 35 West 9th Street — prewar cooperative from the same era on the same block
• 38 West 9th Street — The Portsmouth, a nineteenth-century cooperative across the street
• 69 West 9th Street — the 1958 building next door, a cooperative that owns the residential unit of a condominium
• 24 Fifth Avenue — Sugarman & Berger's 1926 former hotel, now a large cooperative
• One Fifth Avenue — 1927 Art Deco cooperative that Sugarman & Berger worked on with Helmle & Corbett
• 51 Fifth Avenue — Sugarman & Berger's 1929 cooperative on lower Fifth
• 60 University Place — 60-unit prewar cooperative from the same years
• 41 Fifth Avenue — 1923 prewar cooperative a block east