74 Grand Street

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, a ratio in the 2,300-square-foot range that does not measure apartment interiors or establish whether mezzanine area is included; confirm each unit plan.

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.

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 exterior alterations generally need LPC approval, while some maintenance is exempt and eligible work can receive staff approval. 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.

Ownership form: Condominium. Transfers clear through a board right of first refusal rather than a cooperative approval vote.

Pied-à-terre, subletting, LLC, trust and foreign purchasers: Governed by the declaration and by-laws; confirm each, along with any minimum lease term or rental cap, 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.

Recent sales

Recent closings 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. Most recent trades (2026 to date) cleared a median $2,382/sf (recorded) across 2 sales. Median listing discount 4.9% 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 1-00475-7514; each condominium apartment is its own tax lot). 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; square footage from recorded condo declarations and offering plans.

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.

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.

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