822 Greenwich Street

The building wraps the northwest corner of Greenwich and Horatio in brick with stone and sheet-metal trim, a low horizontal mass with a rear courtyard elevation the cooperative repaired under a 2011 filing. There is nothing decorative about it and there was never meant to be — it is a working building, and the conversion left that legible.

Apartments run on floors one through three, lettered by floor: first-floor units including the C line, and A through G lines above. The lettering is the fastest read on the building's history — a 24-apartment layout since consolidated in places, with combined homes on both upper floors. Ground-floor apartments carry direct outdoor access; upper-floor apartments carry terraces and roof decks, and the deck membrane and paver work in the filing history is the maintenance consequence of that. Interiors are loft-scale: ceilings around nine feet, exposed brick, open kitchens, in-unit laundry in most residences. Because the plates are deep, interior rooms in the larger apartments depend on the courtyard and on borrowed light — worth walking rather than reading on a plan.

This is a small cooperative and it runs accordingly: an elevator, a central laundry, and a virtual-doorman entry system rather than a staffed lobby, per management-sourced records. Gas, heat and hot water are included in maintenance, which matters when comparing monthly carry against buildings that bill utilities separately.

The capital record visible in public filings is a building keeping up — the boiler and gas burner were replaced under a 2011 filing, and exterior repairs to the courtyard elevations were carried out the same year. What that record cannot tell you is the current position, and in a twenty-odd-unit building the reserve balance and the presence or absence of an assessment are the two numbers that most affect a buyer. Get the audited financials.

A cooperative apartment is not real property. You buy shares in the cooperative corporation and a proprietary lease to a specific apartment, and ACRIS confirms that apartments here transfer as property type SP — share transfers rather than as deeds. The rules below are set by the proprietary lease, the house rules and current board practice. Some are documented; several are not published anywhere, and those must come from the managing agent before an offer.

Board package and interview. Expect a full financial disclosure package — tax returns, bank and brokerage statements, a financial statement, employment verification, and personal and professional references — followed by a board interview. Build four to eight weeks into the timeline between accepted offer and closing. A board is not required to give a reason for a rejection.

Financing ceiling. Management-sourced records carry a 20 percent minimum down payment, meaning financing to 80 percent. That is permissive by West Village co-op standards and it should be confirmed directly, because financing ceilings move with board policy and are not published.

Post-closing liquidity. Not published, and often the real gate rather than the down payment. Expect the board to look for liquid assets remaining after closing measured in one to two years of combined maintenance and mortgage payments, or more. Ask for the current expectation.

Sublet policy. Permitted case-by-case with board approval per management-sourced records. The proprietary lease's sublet provision was amended during the 1984 offering, and the operative terms today — seasoning period, cumulative cap, sublet fee, tenant approval — are a managing-agent question. Resolve it before contract if any period of non-occupancy is contemplated.

Flip tax. A transfer fee exists. The amount and base are not documented in public records. Confirm whether it is computed on price, on gain, or per share, and confirm who pays — customarily the seller.

Pied-à-terre, trusts, LLCs, co-purchase and guarantors. Pied-à-terre use is described as case-by-case in management-sourced records. Purchases through a trust or an entity, co-purchases, guarantors and gifted funds are not published for this building and are typically handled case-by-case by boards of this size. None of it can be assumed; all of it should be raised with the managing agent before an offer, because a structure the board will not accept is the most avoidable way to lose a deal here.

Pets. Permitted per management-sourced records; confirm limits in the house rules.

Landmark constraint on your own work. Anything visible from the street — windows, terrace railings, rooftop structures, doors — needs Landmarks Preservation Commission approval on top of board approval. Factor both timelines into a renovation plan.

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. $/sf is measured on the latest sales with reliable square footage (2024): a median $2,455/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00642-0057) 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.

It is a 1957 industrial building, not a prewar one. Aggregator dates of 1900 or 1920 are wrong. That changes what your engineer should look at — slab construction, roof and terrace waterproofing, and mid-century systems rather than prewar masonry and cast iron.

Outdoor space is the product, and outdoor space is the liability. Terraces and roof decks over occupied space are the most common source of leaks and assessments in a building like this. Ask what has been done and when.

Confirm the whole policy stack before you offer. Financing ceiling, post-closing liquidity, sublet seasoning and fee, flip tax base, pied-à-terre and entity rules. None of it is published. All of it is knowable in a phone call to the managing agent.

The historic district is not optional. Exterior work requires a Certificate of Appropriateness. If your plan involves windows or anything visible from Greenwich or Horatio, price the approval time.

If you're considering 822 Greenwich Street, also evaluate:

• 99 Jane Street — 1997 condominium on the same tax block by Fox & Fowle Architects; the condominium alternative at the same corner with an entirely different approval process
• 720 Greenwich Street — 1898 building converted to cooperative in the late 1980s and 1990s; the larger loft-conversion co-op on the same street
• 644 Greenwich Street — 1920 masonry building converted to cooperative use; the loft-scale comparison further south
• 130 Jane Street — former warehouse converted to cooperative; the closest peer in origin and character one block north
• 2 Horatio Street — Robert T. Lyons's 1929–31 cooperative; the large prewar alternative on the same street
• 14 Horatio Street — H.I. Feldman, 1960; the postwar full-service co-op comparison
• 100 Bank Street — 1955 cooperative; the same-vintage mid-century alternative a block south
• 725 Greenwich Street — walk-up garden cooperative complex; the low-rise alternative with private outdoor space
• 601 Washington Street — BKSK Architects, completed 2020; the new-construction condominium alternative two blocks away