652 Hudson Street

The structure is a six-story masonry loft building of the type that filled this district when it fed the Gansevoort Market: brick, heavy timber framing, cast-iron remnants, and window openings sized for industrial daylight rather than domestic scale. Ceilings run high, and the depth of the block-through plates means most residences have exposures on two or three streets.

Apartments are designated by floor and compass point — south, north, east, west — a direct legacy of the unit-floor structure in the 1975 plan. Half-floor lofts are the base condition; several apartments have been combined, and ACRIS records at least one combination of stacked floors trading as a single share block. The Department of Finance carries about 35,200 square feet of residential area across fourteen apartments, so the typical residence is very large by West Village standards and layouts are individual rather than repeating. Some retain open loft plans; others have been fully partitioned under alteration filings.

The building has been maintained through several visible capital cycles, all traceable in the Department of Buildings file: brick, stone and stucco repair with a full roof replacement and lintel work in 2000; lobby renovation with a new front door and metal awning in 2008; roof decking and a green roof in 2013; and a 2017 program covering the ground-floor lobby, the elevator lobbies on the second through sixth floors, the egress stair and an elevator cab, with a new entrance awning and exterior cladding work. That is a reasonable cadence for a building of this age, and it is documented rather than asserted.

This is a self-contained boutique cooperative rather than a full-service house. Entry is by video intercom with a keyed elevator; there is a superintendent but no doorman. Storage is in the basement and washer/dryers are in the apartments. Management is third-party, and the board runs a formal application process with a published fee schedule and a stated minimum processing window.

For a fourteen-apartment corporation the two questions that determine carrying cost are the underlying mortgage and the commercial income, and neither is in the public record. Ask for the last two years of audited financial statements, the underlying mortgage balance and maturity, the reserve position, the commercial lease terms and the share allocation between residential and commercial holders. Where a quarter of the building is retail on Hudson and Gansevoort Streets, those documents matter more than they would in a conventional apartment house.

Ownership form: Cooperative. You are buying shares in Gansevoort Cooperative Corp. and a proprietary lease, not real property. Purchases require board approval.

Financing: Up to 80 percent of the purchase price per management-sourced records — a 20 percent minimum down payment. Most Manhattan cooperatives cap financing at 70 or 75 percent, and many prewar houses at 50. This is a genuinely permissive ceiling and it widens the buyer pool meaningfully.

Guarantors, gifted funds and parents purchasing for a child: All permitted per management-sourced records, including parents buying for an employed child and for a student child. Taken with the financing ceiling, this is one of the more accommodating co-op policy stacks in the West Village.

Subletting: Permitted per management-sourced records, subject to board approval, a sublet application and credit review, and move-in and move-out deposits. The 1975 proprietary lease on file requires board or shareholder consent for a sublet and prohibits it otherwise, which is the standard structure; the current term limits and any sublet fee should be confirmed with the managing agent.

Pets: Permitted per management-sourced records. Confirm weight or breed limits in the current house rules.

Pied-à-terre: Reported permitted in listing records. It does not appear in the policy stack the managing agent publishes, and the offering plan on file predates the modern pied-à-terre convention entirely. Do not assume it; confirm it in writing before contract.

Trusts, LLCs and foreign purchasers: Not documented in any source we hold. A cooperative board's posture on entity purchase is discretionary and often unwritten. Ask directly and early — if you intend to take title in a trust or an entity, that conversation should happen before you sign a contract, not after.

Post-closing liquidity: Not published. Boards at this scale commonly want to see one to two years of carrying costs in reserve after closing, but this board's requirement is unstated in every source we hold. Confirm with the managing agent before you build a bid around it.

Flip tax: The published fee schedule shows a flat seller's transfer fee and a per-share transfer stamp tax rather than a percentage flip tax. That is unusual and, if correct, materially favorable to sellers relative to the two-percent-of-price convention. It is also the kind of thing that changes by board resolution. Confirm the current transfer charge in writing before you set an asking price.

Real estate taxes: No exemption or abatement appears on the lot in the current assessment and exemption rolls, and no J-51 record exists for this block. Maintenance carries the building's full tax bill.

Recent sales

Recent transfers 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 (2026) cleared a median $742/sf across 1 sale. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00628-0017) 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 on co-ops is not officially recorded, figures shown are approximate.

The financing ceiling is the headline. Eighty percent financing with permitted guarantors and gifted funds is a materially easier qualification than most West Village cooperatives ask for. Run the Co-op Board Qualification Calculator before you offer — and understand that an easier ceiling does not mean an easier board. Approval still turns on the package and the interview, and in a fourteen-apartment corporation the board reads everything. Complete packages move; incomplete ones sit.

Ask what the board will not tell you until you ask. Post-closing liquidity, entity and trust ownership, pied-à-terre use and the current transfer charge are all unpublished. Every one of them can kill a deal after contract. Put them in writing to the managing agent before you sign.

Read the commercial arrangement. A quarter of this building is retail on three of the busiest blocks in the neighborhood, and public records show that interest is held separately. Whether it subsidizes maintenance or merely occupies the base is the single largest variable in your monthly number.

Pull the certificate of occupancy. The 1975 offering plan is explicit that no residential certificate existed and that the sponsors would not obtain one. A 2003 Alteration Type 1 covering the dwelling units was signed off and the assessment roll carries a 2005 alteration, but for a building with this history the current certificate should be confirmed rather than assumed.

Understand what is not protected. The lot carries no landmark designation. Hudson Street opposite and the Ninth Avenue corner sit inside the Gansevoort Market Historic District; this building does not. That means alteration filings do not go through Landmarks — and that the surrounding undesignated parcels carry the same latitude.

Lead with the loft and the block. A whole-floor or half-floor loft with three street exposures, in a building that occupies its entire block, is not something the district's other cooperatives can reproduce. Market against Meatpacking and West Village loft product, not against prewar apartment houses.

Lead second with the financing policy. An 80 percent ceiling with permitted guarantors and gifted funds expands the buyer pool substantially against comparable West Village co-ops. Say it early, because buyers screen on it.

Nail down the transfer charge before you price. If the published flat seller's transfer fee and per-share stamp are the whole story, that is a real advantage over a percentage flip tax and belongs in the net-proceeds conversation. Confirm it in writing rather than representing it from a fee schedule.

Condition drives the outcome. With one or two transactions a year, buyers anchor on the last comparable and adjust for renovation. Run the Renovation Cost Calculator before deciding whether to sell as-is or invest first.

Assemble the corporate documents early. Financial statements, the underlying mortgage terms, the commercial arrangement and the certificate of occupancy history should be ready on day one, not requested in week four.

If you're considering 652 Hudson Street, also evaluate:

• 321 West 13th Street (The Gansevoort Condominium) — a 1907 loft converted to condominium in 1987–88, three residences per floor; the nearest like-for-like loft building and the condominium alternative on the same street
• 345 West 13th Street — 1890 loft converted to condominium in 1999; the larger conversion a block east
• 380 West 12th Street (The Waywest) — 1898 cold-storage warehouse converted to a cooperative; the closest structural and tenure analogue in the district
• 433 West Street — nineteenth-century factory converted to a cooperative in 1978; the other early West Village loft co-op
• 822 Greenwich Street — D0 loft cooperative of similar scale, converted in 1984
• 130 Jane Street (Harbor House) — prewar warehouse cooperative on the river side of the district
• 421 Hudson Street (The Printing House) — the large-format loft conversion further south on Hudson; the amenitized alternative
• 345 West 14th Street (345 Meatpacking) — 2013–14 ground-up condominium; the new-construction comparison in the same submarket
• 400 West 12th Street (Superior Ink) — Robert A.M. Stern condominium at the water end of the district; the top-tier alternative
• 99 Jane Street — 1997 condominium at larger scale; a full-service contrast to this building's boutique operation