77 Horatio Street

The facades are brick with stone trim in the Greek Revival manner, and the construction is what the offering plan calls Class IIB combustible — old-code non-fireproof, wood and metal framing. The two houses read as a pair from the street, with one asymmetry LPC records specifically: the stoop at No. 75 was removed and a basement entrance put in its place, while No. 77 keeps its stoop. The main entrance is at the west end of the building.

Apartments run from the garden level up: GA and GB at grade with rear garden access and lower-level rooms in the cellar that the plan expressly bars from habitable use; 1A and 1B on the parlor floor, also with gardens; 2A, 2B and 2C; 3A, 3B and 3C; and 4A and 4B at the top with roof rights. Layouts and floor areas were never standardized — this is a converted pair of houses, and the plates differ. Every apartment was given a living-room fireplace, and four of them a second fireplace in the bedroom. Units GA and 1A each received a private front entrance and their own washer and dryer at conversion; the rest shared the cellar laundry. The 2018 combination of 4A and 4B means the top floor may now read as one residence.

There is no elevator; the first-year budget contemplated one part-time employee, but that historical budget does not establish current staffing. Common elements include the two stoops and areaways, the public stairs from lobby to roof, the boiler, compactor, utility and laundry rooms in the cellar, and the structure itself. A refuse chute feeds the cellar compactor. Garden patios, roof areas, balconies and the rear entranceways are limited common elements assigned to particular units, and their ordinary upkeep sits with those owners.

The visible capital record is short and consistent with a small masonry building: facade repair in 2008 under a heavy-duty sidewalk shed and pipe scaffold; a gas boiler replacement and indirect water heater in 2022; and a steady run of individual apartment renovations filed under landmarks review. Because the lot is inside the Greenwich Village Historic District, exterior work — windows, stoops, ironwork, roof structures visible from the street — generally requires LPC approval before the relevant DOB permit; eligible work can receive staff approval and visibility alone does not mandate a Certificate of Appropriateness. Budget time for that, not just money.

The offering plan sets the structure and the current management-sourced record sets the policy, and on this building they agree.

Purchases do not require board approval. A unit may be sold to anyone, subject to a right of first refusal by the Board of Managers — the standard condominium mechanism, and the only consent step in a transfer here. The plan expressly permits ownership by an individual, corporation, partnership or trust, and recorded transfers confirm that trusts and LLCs have held units here for years.

Financing is capped at 80 percent of purchase price and post-closing liquidity is required, per management-sourced records. That is stricter than a typical condominium and is the single policy point most likely to surprise a buyer who assumed a condo imposes no financial test. Subletting is allowed; short-term rentals and Airbnb are not. Pied-à-terre and secondary-residence use are allowed, as are co-purchasing, parents purchasing for a child, and corporate and diplomatic purchases. Pets are allowed — the 1986 rules permitted one household pet, and the plan warns that the rules may be amended. Smoking is prohibited. Homeowner's and renter's insurance are required. No flip tax appears anywhere in the record. Confirm every line of this with the managing agent at offer stage; house rules change and the plan is forty years old.

Recent sales

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00643-7501; 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.

Correct the construction date and the floor count in your own file. PLUTO says 1910 and three floors. LPC says 1835–36; the offering plan says four stories over a basement and cellar. Have the LPC record and the plan page ready before the appraisal.

Underwrite the 80 percent financing cap and the liquidity requirement early. Condominium buyers rarely expect a financial test. This one has one.

The lot is landmarked. Anything you want to do to the exterior — windows, stoop, roof deck, HVAC penetrations visible from the street — goes through LPC first. Ask what has already been approved and what has been denied.

Ask which apartments are physically combined. The 4A/4B combination was filed in 2018 and the tax lots remain separate. Confirm what you are actually buying against both the deed and the floor plan.

Get the facade file. Facade work was done in 2008 under shed and scaffold. The stated four-story building does not by itself meet FISP's greater-than-six-story threshold. Confirm current façade condition, staffing and the expense allocation for any repair project. Read the last two audits, the reserve position and any assessment history.

Lead with the documented history, not an approximation. Two Greek Revival row houses of 1835–36 by William R. Halsey for Henry J. Wyckoff, in the Greenwich Village Historic District, converted in 1986. That is sourced to LPC's own database and to the offering plan, and it survives buyer diligence in a way that "historic 1836 townhouse" on a listing sheet does not.

Pre-empt the PLUTO problem. A buyer's appraiser will see 1910 and three floors. Put the correction in the package rather than arguing it at contract.

Sell the tax position. J-51 initial year 1987, expired with tax year 2000, nothing outstanding. The carrying cost a buyer sees is the carrying cost they keep.

Distinguish the building from its neighbors. 111 Jane Street and 822 Greenwich Street sit on the adjoining block and are entirely separate properties; 14 and 2 Horatio Street are large mid-century and prewar cooperatives at the other end of the street. Nothing on Horatio Street reads like this pair.

If you're considering 77 Horatio Street, also evaluate:

• 111 Jane Street — six full-floor residences in a converted 1875 industrial building on the adjoining block; the closest peer on scale and thinness of trading
• 822 Greenwich Street — small Greenwich Street cooperative on the adjoining block, also inside the Greenwich Village Historic District
• 14 Horatio Street — the large mid-century cooperative at the eastern end of the same street; the full-service alternative
• 2 Horatio Street — prewar cooperative at the Greenwich Avenue end of Horatio Street
• 708 Greenwich Street — small prewar Greenwich Street cooperative nearby
• 720 Greenwich Street — converted warehouse cooperative in the Far West Village
• 100 Bank Street — Far West Village building one block south
• 31 Jane Street — small Jane Street building inside the historic district
• 99 Jane Street — the large 1997 condominium a block west; the amenity comparison
• 130 Jane Street — converted warehouse cooperative at the river end of Jane Street