74 Grand Street
74 Grand Street, New York, NY 10013
SoHo
BBL 1004757514 · BIN 1007085
- Year built
- 2019
- Type
- Condominium
- Units
- 2
- Floors
- 88
- Landmark
- Designated
Every recorded sale at this building, 2004–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,382
- Listing discount
- 4.9%
- Recorded sales
- 11
- On record
- 2004–2026
For most of the twentieth century the building at this address leaned about ten inches to the west, and everyone on the block knew it. In 2004, excavation and construction at the adjoining site at 72 Grand Street, combined with heavy rain, moved it roughly fourteen inches further. The City vacated the building and contractors installed emergency shoring. It stayed that way for five years.
What happened next is the reason this is an unusual condominium rather than an ordinary one. The Landmarks Preservation Commission does not permit demolition inside the SoHo–Cast Iron Historic District as a matter of course, and a five-story neo-Grec cast-iron store of 1885–86 by George DaCunha, built for Ambrose Kingsland, is precisely the kind of building the district exists to protect. The Commission's answer was a conditioned one: it approved the demolition — a status update letter in October 2009 and a Certificate of Appropriateness issued November 24, 2009, both filed by Bone/Levine Architects — on terms that required the historic cast-iron façade to come down bolt by bolt, be catalogued and stored, and be reinstalled on the site. The Department of Buildings issued its own emergency demolition declaration for the five-story building in November 2009, and a separate filing that same season covered the dismantling of the ironwork.
The replacement design took four more years. The Landmarks Commission issued a Certificate of Appropriateness for the new building on August 13, 2013, on an application by C3D Architecture, with an amendment in October 2014. The design's central move — recorded in architectural accounts of the project — was to hold the new volume back roughly eight feet from the reinstalled façade. That solved the internal planning problem created by fitting a modern floor plate behind a nineteenth-century street wall, and it converted the gap into usable exterior space at the residential floors. The Landmarks Commission's own building database now describes the lot in exactly those terms: new construction post-designation, completed around 2019, incorporating the original cast-iron façade.
The residential program came last and separately. The new building was filed and completed as a commercial structure; a separate Alteration Type 1, filed in April 2019 under Joseph Lombardi, RA, changed the occupancy from Group B to Group R-2 and created five dwelling units. Both the new-building job and that alteration signed off on the same day, September 21, 2023, and the first residence closed that November. Churchill Real Estate Holdings, through Churchill 74 Grand LLC, sponsored the sale.
The result is a building that has to be underwritten as two things at once. The street wall is a genuine 1886 cast-iron front, with all the Landmarks jurisdiction that implies over windows, storefront, paint and any rooftop equipment. Everything behind it is 2010s construction with 2020s systems, on a 2,500-square-foot interior lot, and it carries no tax abatement of any kind.
Architecture and unit composition
The lot is 25 feet wide and 100 feet deep — a standard SoHo store-and-loft parcel — and the building fills it, six stories over a commercial base occupying the ground floor and mezzanine. The 14,549 square feet of building area splits into 11,914 square feet of residential space and 2,635 square feet of retail, and the residential portion is divided into five units rather than fewer and larger ones, which puts the average residence in the 2,300-square-foot range before mezzanine area is counted.
The mezzanines are the distinguishing interior feature and they are documented rather than inferred: a Department of Buildings filing in the 2021 permit set describes three new mezzanines inserted between existing floors, and the alteration set covers renovation of the first, second, second mezzanine, third, fourth, fourth mezzanine, fifth, sixth and sixth mezzanine floors and the roof. Ceiling height in a building of this section is not uniform, and a buyer should read the specific unit's plan rather than a building-wide figure.
The setback behind the historic façade is the other structural fact worth understanding. It is what makes the building work internally, and it is what generates whatever private outdoor space exists at the residential levels. It also means the front rooms of each residence sit behind a landmarked nineteenth-century iron front whose windows, sills and any storefront modification fall under Landmarks jurisdiction rather than the owner's discretion.
Building operations
Five residences is a very small denominator. There is no doorman, no amenity suite and no service program, and none is claimed in public records. Operating cost is therefore dominated by the physical plant and by the façade.
That façade is the thing to look at. A reinstalled cast-iron front is not a maintenance-free asset — iron requires paint cycles and corrosion management, the reassembly is comparatively recent, and every element of exterior repair passes through the Landmarks Preservation Commission on the Commission's timetable. Spread across five residential units and one commercial unit, an exterior project of any size lands hard on each owner's line. The commercial unit at the base carries a meaningful share of the common charges, which cuts the other way and is worth quantifying rather than assuming.
Before contract, ask for the current operating budget and reserve position, the building's Local Law 11 façade cycle status and any open Landmarks items, the warranty position on the building systems given the 2023 sign-off, the sponsor's remaining obligations under the offering plan, and the assessment record since the first closings.
Policy framework
Ownership form: Condominium. Transfers clear through a board right of first refusal rather than a cooperative approval vote, which produces the faster and more predictable closing timeline typical of the form.
Pied-à-terre, subletting, LLC, trust and foreign purchasers: Permitted under the standard condominium framework. Any minimum lease term or rental cap should be confirmed with the managing agent.
Pets and house rules: Not documented in public records.
Zoning and the certificate of occupancy. This is the point that requires attention. The Alteration Type 1 that created the residential use was filed in April 2019 — before the December 2021 SoHo/NoHo rezoning — and carries M1-5B on its face, with the Special SoHo-NoHo Mixed Use District noted alongside. Under M1-5B, residential occupancy in SoHo was generally available only as joint living-work quarters for artists or through a special permit. The job was not signed off until September 2023, after the rezoning had replaced M1-5B with M1-5/R7X. The public record does not resolve, on its face, which framework the final certificate of occupancy reflects. Read the current certificate of occupancy for the specific unit before contract, and have counsel confirm whether any joint living-work or artist-certification condition attaches. This is the single most commonly misunderstood point in SoHo transactions, and here the filing history sits directly across the change in law.
Real estate taxes: No building-wide exemption of any kind. The historical J-51 entries on the underlying lot belong to the demolished predecessor and expired in the early 1990s. Underwrite full unabated taxes on the specific unit against the current bill, then apply the co-op/condo abatement only if the buyer will occupy the unit as a primary residence.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
See full Local Law 97 analysis →Recent sales
The sponsor conveyed the five residences to five separate, unrelated buyers between November 2023 and April 2026, in five individually recorded deeds at five different prices, alongside a separate conveyance of the commercial unit in August 2024. There was no bulk transfer, no unit lot is classified as a Department of Finance condominium rental, and no single owner holds the residential inventory. The residential sellout is complete.
The pricing logic here is not ordinary loft pricing and it is not ordinary new-development pricing. Comparables have to account for three things simultaneously: new construction and new systems throughout, a landmarked cast-iron street wall with the constraints and the cachet that carries, and a five-unit building with no staff and no amenities. That combination is scarce enough in SoHo that per-foot averages drawn from either the conversion stock or the serviced new-development stock will mislead in opposite directions. Market statements should be indexed to the last complete year. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Mar 31, 2026 | PH | 2 BR · 2 BA · 2,588 sf | $6,100,000 | $2,357/sf | -5.4% |
| Mar 30, 2026 | 6 | 2,588 sf | $6,226,575 | $2,406/sf | off-mkt |
| Oct 28, 2025 | 4 | 3 BR · 4 BA · 2,696 sf | $5,046,823 | $1,872/sf | +1.0% |
| Apr 14, 2025 | LOFT2 | 3 BR · 4 BA · 2,696 sf | $5,500,000 | $2,040/sf | -4.3% |
| Nov 30, 2023 | 3 | 2 BR · 3 BA · 1,967 sf | $4,009,000 | $2,038/sf | +0.3% |
| Oct 20, 2023 | 5 | 2 BR · 2.5 BA · 1,967 sf | $4,300,000 | $2,186/sf | -9.5% |
| Oct 20, 2023 | LOFT5 | 2 BR · 2 BA · 1,967 sf | $4,300,000 | $2,186/sf | -9.5% |
Market read. Most recent trades (2026) cleared a median $2,382/sf across 2 sales. Median listing discount 4.9% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00475-7514) 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.
What to know if you’re buying
This is new construction wearing an 1886 face. The systems, structure and envelope behind the street wall are contemporary. The street wall itself is a catalogued and reinstalled cast-iron façade under full Landmarks jurisdiction. Underwrite both.
Do not trust PLUTO's year built. The 2019 figure reflects the exterior. The certificate of occupancy for the residential use dates to September 21, 2023, and the first closing followed in November 2023.
Read the certificate of occupancy on zoning. The conversion filing carries M1-5B; the sign-off came after the 2021 rezoning to M1-5/R7X. Have counsel confirm whether a joint living-work classification attaches to your unit.
Underwrite full taxes. There is no 421-a, no 485-x and no live J-51. The historical J-51 on the lot belongs to a building that no longer exists.
Five units means capital concentration. A façade cycle, an elevator modernization or a roof replacement divides across a very small denominator. Ask for the reserve position and the assessment history explicitly.
Ask about the outdoor space. The eight-foot setback behind the historic façade generated exterior area at the residential floors. Which unit holds what, and on what terms, should be read off the declaration rather than assumed.
What to know if you’re selling
Lead with the provenance and the paperwork together. The salvage-and-reinstatement story is unusual, verifiable in the Landmarks record, and genuinely distinguishing. Pair it with a clean certificate of occupancy and the story converts to price instead of raising questions.
Get ahead of the zoning question. Buyers' counsel will notice that the conversion was filed under M1-5B. Having the current certificate of occupancy and a clear answer assembled before offers prevents a mid-diligence stall.
Be transparent on taxes. There is no abatement here, and sophisticated buyers will run their own carrying-cost analysis. Disclosure produces better outcomes than ambiguity.
Choose comparables carefully. The building is neither a 1990s loft conversion nor a serviced new-development tower. Line-specific and condition-adjusted analysis against boutique SoHo condominiums beats any per-foot average.
Comparable buildings
If you're considering 74 Grand Street, also evaluate:
- 42 Wooster Street — the fourteen-residence Wooster Street Condominium on the same tax block; a separate condominium, larger plates, 1990s conversion
- 43 Wooster Street — ten-residence loft condominium on the same block; a separate condominium at similar unit scale
- 47 Greene Street — loft condominium on the same block; a separate condominium, smaller and differently configured
- 33 Greene Street — cooperative loft conversion on the same block; the co-op comparison point
- 477 Broome Street — twenty-residence loft condominium on the same block; the larger-denominator alternative
- 161 Grand Street — boutique condominium a few blocks east on the same street
- 173 Grand Street — small SoHo condominium on Grand Street; comparable denominator
- 70 Greene Street — cast-iron Greene Street loft conversion; the classic iron-front comparison
- 93 Greene Street — boutique SoHo cast-iron conversion at similar unit count
- 30 Crosby Street — contemporary SoHo condominium; the newer-construction alternative nearby
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Greenwich Village — read The Roebling Team Guide to Greenwich Village.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent.
Considering a move at 74 Grand Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 74 Grand Street would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.