63 East 9th Street (Randall House)

The building is a broad 13-story block (14 in some city tabulations) whose plan spreads roughly 229 apartments across long, double-loaded corridors — alcove studios, one-bedrooms, and convertible two-bedroom layouts, with a small number of larger and duplexed units at the top of the stack. The mid-century bones are practical rather than romantic: generous closets (walk-ins in many lines), sensible foyers, and window walls that took well to the building-wide double-pane replacement. The premium inventory faces south over tree-lined East 9th Street and east over Broadway, where upper floors take in Grace Church's marble spire and gardens — a protected Gothic Revival outlook that is the building's signature view. Renovation quality varies line by line, from original-condition estates to fully opened stainless-and-stone renovations, and the resale record prices that spread cleanly.

Full-service condop: 24-hour doorman, live-in superintendent, on-site parking garage (a separate condominium unit, commercially operated), laundry rooms on every floor — a genuine convenience the 1955 plan made possible — plus bike room and private storage. The capital record per management-sourced and listing records is current: elevators, windows, lobby, roof, gas lines, and plumbing have all been addressed in recent cycles. The ground-floor stores along Broadway and the garage sit in the separate commercial and garage condominium units, which insulates the residential co-op's governance from the retail while the condominium board — on which residents hold the majority of seats per the amendments on file — manages the shared structure. Your attorney should review both entities' financial statements; we hold recent years in The Roebling Research Library.

Recent sales

Recent transfers at this building, from The Roebling Research Library. 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. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,297/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2026. Median listing discount 0.9% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00561-7501). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price.

• Aaron Neville — the R&B and New Orleans soul legend owned a duplex penthouse in the building, purchased in 2014 and sold in 2016, as reported in the trade press

The condop structure is the headline. Co-op-style pricing with condo-style rules — 80 percent financing, pieds-à-terre permitted, a documented sublet framework, and purchase mechanics without a classic board interview per listing records. For investors, parents buying with children, and part-time New Yorkers priced out of Village condos, this is the structural argument. Confirm the current application procedure and any fees with the managing agent before offering.

Understand the three-unit condominium. The residential co-op, the commercial unit, and the garage unit are separate condominium units with a shared structure and a condominium board above them. This is standard condop mechanics, but your attorney should review the declaration, both sets of financials, and the allocation of building costs — all on file with us.

Management records list a capital program. Elevators, double-pane windows, gas lines, lobby, roof, laundry floors — management-sourced records report this work; current condition still needs recent engineering reports and board materials. Underwrite the financials for what remains.

Buy the line, not the building average. The spread between a low-floor rear studio and a high-floor Grace Church-facing convertible-two is the widest pricing variable here. Same-line history is the right anchor; we maintain it by line.

Location math is hard to beat. Washington Square and Union Square are each a few blocks away; the N/R/W at 8th Street, the 6 at Astor Place, and the Union Square express stack are all within a quarter mile per transit records. For commuters, this is among the best-connected addresses in the Village.

Lead with the rules, not just the rooms. The buyer pool that cannot make a strict co-op work — investors, pied-à-terre buyers, co-purchasers — is exactly the pool this building serves. Marketing that states the condop framework plainly widens demand at the margin where deals actually clear.

Document the building's reinvestment. Windows, elevators, gas lines, and the lobby are diligence-proof selling points. We provide the underlying amendment and financial documentation from the Research Library to serious buyers' counsel.

Position against the 9th Street peer set. Your buyer is cross-shopping The Hamilton, The Lafayette, Brevoort East, and Stewart House. Randall House's edge is the condop flexibility and the Grace Church exposure; price the unit to the specific advantage it owns.

If you're considering 63 East 9th Street, also evaluate:

• 60 East 9th Street (The Hamilton) — the 1954 co-op directly across the street; the closest physical peer with classic co-op rules
• 30 East 9th Street (The Lafayette) — the 1955 sibling a block west, on the site of the old Lafayette Hotel
• 20 East 9th Street (Brevoort East) — the 1964 full-service co-op on the same corridor
• 11 Fifth Avenue (The Brevoort) — the corridor's prestige mid-century co-op at the Fifth Avenue end
• 70 East 10th Street (Stewart House) — the 1960 full-block co-op one street north; the scale-and-service step-up
• 2 Fifth Avenue — the Washington Square mid-century landmark of the same development era
• 115 East 9th Street (The St. Mark) — the post-war alternative east of Fourth Avenue at a lower price point
• 445 Lafayette Street (Astor Place Tower) — the contemporary alternative two blocks east, a land-lease condop run under condominium-style rules