66 East 11th Street (Delos Residences)

The building is eight stories and 85 feet tall, and the conversion did not change either figure — the alteration application records existing and proposed height and zoning floor area as identical at 29,702 square feet. The work was an interior reconstruction inside a retained garage shell, accompanied by partial structural demolition, a new sprinkler and standpipe system, a rebuilt mechanical and plumbing plant, and a builder's pavement plan for the 43-foot frontage.

The residential plan is simple and unusually generous. Four of the six residences are single-floor plates of approximately 3,663 square feet. The townhouse occupies three levels — a cellar level, a first floor of roughly 1,871 square feet and a second floor of roughly 2,441 square feet — with its own relationship to the street. The penthouse occupies three levels as well: seventh-floor and eighth-floor plates plus an enclosed solarium. The garage unit is a separate condominium unit and was offered separately under the plan; it has since traded together with the townhouse, so a buyer should verify which units are in fact appurtenant to which before assuming parking comes with an apartment.

Interiors were renovated repeatedly after the sellout. DOB records apartment-level alteration work in 2015 and 2016, work at the seventh and eighth floors and the roof terrace in 2020, and a substantial renovation of the townhouse unit across cellar, first and second floors filed in December 2019. Condition therefore varies materially by residence.

Façade repairs were filed and signed off in 2022 under a Type 2 alteration; sidewalk shed and pipe scaffold permits appear in 2004, 2013 and 2014. Nothing in the public file indicates an open façade obligation as of this writing, but the building's cyclical façade inspection cycle should be confirmed directly — an eight-story masonry building carries a periodic inspection requirement, and in a six-owner condominium the cost of a remediation cycle is concentrated rather than spread.

The offering plan projected first-year common charges for the building of roughly $35,600 a month in aggregate — approximately $4,136 to $4,147 a month for each of the four full-floor residences, roughly $9,100 for the townhouse, roughly $9,460 for the penthouse and roughly $463 for the garage unit. Those are 2013 projections and are more than a decade stale; they are useful only as a baseline for how the burden is distributed. What the charges actually cover — and in particular how the wellness plant is funded and reserved for — is not documented in the material reviewed for this profile and should be pulled from the current budget and the most recent financial statements.

There is no 421-a and no J-51 at 66 East 11th Street, and there never was. Two independent records agree. The Department of Finance assessment roll shows an exempt total of zero on every one of the seven unit lots through the most recent roll year available in the city's published data. And the offering plan's Schedule A projects full, unabated real estate taxes from the first year of condominium operation — roughly $3,133 to $3,140 a month for each full-floor residence, against projected annual taxes for the whole building of approximately $373,000.

The practical consequence is favourable in one respect and unfavourable in another. There is no abatement expiry to model, no step schedule, and no year in which the carrying cost jumps — the position a buyer sees is the position that has always existed. But it also means the building has never enjoyed a subsidised entry price, and the tax line is a full share of the monthly carry rather than a temporary discount. Run the actual current tax bill for the specific unit rather than any projection. The True Monthly Carrying Cost Calculator is the right tool for this building precisely because the tax line is not going to move.

Three findings, each verified by tax lot rather than assumed:

Not landmarked. LPC's building database returns no record for block 562, lot 7503, or for the pre-conversion base lot 16. DOB's alteration application independently records the property as not landmarked. Exterior work here does not require an LPC permit.

No Loft Law or Interim Multiple Dwelling status. DOB's Loft Board flag on the conversion application is negative, and the pre-conversion occupancy was a garage with one dwelling unit — there was no residential loft tenancy to protect. The building is outside the Loft Law entirely.

No Joint Living-Work Quarters for Artists occupancy. There is no JLWQA certification in the record. The conversion proceeded as a straightforward change of occupancy to R-2.

A note on a neighbour, because the addresses invite confusion: 67 East 11th Street sits on the opposite side of East 11th Street, on block 563, and is an entirely separate building with a separate history and its own profile at 67 East 11th Street. Nothing established about that building applies here.

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 (2020) cleared a median $1,820/sf across 1 sale.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00562-7503) 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.

Read the budget before anything else. Six residential owners carry the entire plant, including the wellness infrastructure. Ask specifically how filtration, purification and lighting systems are reserved for and what their replacement cycle is.

The tax line is permanent. There is no abatement, so there is no future step-up — but there is also no discount. Model the full tax from day one.

Storage is a licence. Five storage spaces were offered under licence, not as deeded units. Confirm what you are actually acquiring and whether it transfers.

Confirm what the garage unit is attached to. It is a separate condominium unit that has traded alongside a residence. Do not assume parking conveys.

Confirm the policy stack directly. Pet, pied-à-terre, sublet, financing and right-of-first-refusal terms live in the declaration and by-laws; current house rules were not available for this profile. Get them from the managing agent before you sign.

Verify condition unit by unit. The DOB file shows repeated apartment-level renovation from 2015 through at least 2020. Two residences in this building can be a decade apart in condition.

Lead with the wellness specification and the plate. A 3,663-square-foot full-floor residence in the Village is scarce; the WELL specification is genuinely differentiating and should be documented rather than asserted.

Be direct about the tax position. Buyers at this level will find it. Framing an unabated, stable tax line as certainty is stronger than leaving it to be discovered.

Prepare the building file in advance. With six owners and no offering-plan policy summary in general circulation, a seller who arrives with the current budget, recent financials and the house rules removes the single largest source of buyer hesitation.

Closing is condominium-paced. Right of first refusal rather than board approval; 30 to 45 days is typical.

If you're considering 66 East 11th Street, also evaluate:

• 55 East 11th Street — full-floor loft cooperative on the same street, one block east; the co-op alternative to this plate
• 67 East 11th Street — directly opposite on block 563; a much larger conversion with a different structure and history
• 16 East 11th Street — small Greenwich Village cooperative west of Fifth; the prewar alternative
• 63 University Place — The Albert, on the same block, at East 10th; a large prewar conversion cooperative
• 64 University Place — immediate boutique condominium neighbour
• 832 Broadway — Broadway loft conversion a block east; comparable ceiling heights and plate logic
• 10 East 12th Street — full-service Village condominium one block north
• 40 University Place — boutique University Place conversion in the same micro-market