- Year built
- 1930
- Type
- Condominium
- Units
- 24
- Floors
- 17
- Pets
- Cats and dogs permitted under condominium rules
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Generally allowed in condominiums; not confirmed for this building
- Landmark status
- Not an individual landmark; in the Tribeca East Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Doorman
- Doorman (hours not stated)
Every recorded sale at this building, 2004–2022
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2022
- $1,369
- floor-adjusted, 3 sales
- Listing discount
- 4.2%
- Recorded sales
- 28
- On record
- 2004–2022
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 90 Franklin 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.
90 Franklin Street occupies the former office building also addressed 271 Church Street. LPC identifies a seventeen-story Art Deco building constructed in 1930–31 for Centrun Corporation to designs by Cross & Cross. The later residential conversion contains twenty-four condominium residences; distinguish the original office structure from subsequent apartment layouts and verify current occupancy and service arrangements.
The building's position within the Tribeca historic district is structurally important. The district's protections mean the streetscape around 90 Franklin — the low-rise masonry rhythm, the cast-iron and brick neighbors, the cobblestoned cross streets — is stable in a way that new-development corridors are not. For buyers, that translates to architectural continuity on the street that is difficult to value precisely; it does not protect any particular view. The Landmarks Preservation Commission regulates exterior alterations, which protects the building's character and the block's, at the cost of some flexibility for facade changes.
What distinguishes 90 Franklin from Tribeca's marquee conversions is scale and posture. At 24 units, it sits between the ultra-boutique register of buildings like 155 Franklin Street (ten residences) and the larger, full-amenity conversions like 443 Greenwich Street. Buyers considering the adapted office architecture and twenty-four-residence scale, and a true Tribeca historic-district address — with actual service, expense allocations and total carrying costs to compare with larger full-service buildings — are 90 Franklin's natural audience.
The Franklin Street micro-location is its own argument. The block sits at the center of Tribeca's residential core, walkable to the neighborhood's restaurant row, the Hudson River parks to the west, and the transit and commercial spine of the Financial District to the south. The address reads as residential Tribeca first, with downtown convenience as a structural benefit.
Architecture and unit composition
The twenty-four condominium residences occupy a converted office building rather than an industrial warehouse. LPC records a steel frame, brick facades, a limestone base and Art Deco ornament. Verify present ceiling heights, window dimensions, column placement, floor layouts and landing arrangements from approved plans; the residence count does not establish privacy or uniform loft features.
The prewar masonry exterior is regulated under the Tribeca East Historic District. Exterior alterations generally require LPC approval; qualifying maintenance may be exempt and some work can receive staff approval.
Apartment-level configuration, square footage, and finish specification vary by line and by the era of each unit's most recent renovation. Specific apartment dimensions should be confirmed against the recorded condominium declaration and offering plan during diligence.
Building operations
90 Franklin Street operates as a boutique condominium. Buildings of this scale and tier in Tribeca typically run attended-entry or doorman service with basement storage, calibrated to the residence count rather than to a large full-service amenity program. The smaller unit count generally produces a building culture oriented toward owner-occupancy and privacy.
Common charges and property taxes are the principal carrying costs; on a boutique building, the per-unit share of building operating expense is sensitive to capital projects and to the reserve position, so buyers should review the building's financial statements, reserve study, and any planned capital work during due diligence. As a prewar building, 90 Franklin is subject to the city's facade-inspection and emissions-compliance regimes that apply to its building class; current compliance status and any associated cost exposure should be confirmed at offer stage.
Building staffing and amenities
- Doorman
- Doorman (hours not stated)Source: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- StorageSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $58,223/yr
- Per unit / month range
- $0 – $202
- Modeled exposure split equally across 24 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Recent sales
Assess 90 Franklin’s resale market as a Tribeca residential office conversion: condominium pricing on a price-per-square-foot basis, with meaningful variation by floor, exposure, ceiling height, and renovation condition. Review dated transfers and the actual comparable sample; the twenty-four-unit count does not establish thin transaction inventory or the weight of any individual closing. Evaluate the adapted office character, historic-district setting and actual apartment privacy using matched sales; the absence of a large full-service amenity program means the building competes on architecture and location rather than on resort-style services.
In hedged, general terms: well-renovated, higher-floor, better-exposed lines tend to clear at the top of the building's $/sf range, while units requiring updating trade at a discount that reflects renovation cost. Pricing at this building is best anchored to recent apartment-level comparables on the relevant line rather than to a single building-wide average.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 8, 2022 | 2S | 3 BR · 2,633 sf | $4,000,000 | $1,519/sf | — |
| Jul 21, 2022 | 2N | 2 BR · 2 BA · 1,895 sf | $3,295,000 | $1,739/sf | +0.0% |
| Jun 10, 2022 | 5S | 3 BR · 3 BA · 2,633 sf | $3,850,000 | $1,462/sf | — |
| Jul 1, 2021 | 11 | 5 BR · 4.5 BA · 5,027 sf | $10,000,000 | $1,989/sf | -13.0% |
| Apr 14, 2021 | 3S | 3 BR · 3 BA · 2,633 sf | $4,100,000 | $1,557/sf | +2.6% |
| Mar 16, 2021 | 7S | 3 BR · 3 BA · 2,633 sf | $3,500,000 | $1,329/sf | +0.0% |
| Jan 17, 2020 | 8S | 3 BR · 3 BA · 2,633 sf | $3,500,000 | $1,329/sf | -12.5% |
| Apr 19, 2018 | 2N | 2 BR · 1,895 sf | $2,995,000 | $1,580/sf | +0.0% |
Market read. Most recent trades (2022) cleared a median $1,369/sf (floor-adjusted) across 3 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 4.2% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
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 1-00175-7504; 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 90 Franklin Street and nearby.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
Know the boutique amenity reality. This is a twenty-four-residence office conversion, with doorman/attended-entry and storage rather than a large amenity program. Buyers who value resort-style amenities may prefer larger Tribeca conversions; buyers should assess the adapted architecture, actual noise and service for their own needs.
Diligence the building's financials carefully. On a boutique building, the reserve position and any planned capital work materially affect carrying cost. Review financial statements, the reserve study, board minutes, and facade/emissions compliance status.
Condo flexibility is real. Foreign buyers welcome; pied-à-terre and investment use permitted under the declaration; subletting allowed.
Historic-district rules apply. Exterior alterations are subject to LPC review. This protects the building's character and the block's, at some cost to facade flexibility.
Price per square foot is the right frame. Evaluate the apartment on $/sf against recent comparable lines, adjusting for floor, exposure, ceiling height, and condition.
Mansion tax thresholds may apply. Depending on price, one or more cliff thresholds can be triggered. Run pricing through the Mansion Tax Calculator.
What to know if you’re selling
Lead with the architecture and the address. Describe the prewar Art Deco office origins and Tribeca East Historic District setting accurately.
Pricing requires apartment-level comparable analysis. Assess the actual transaction sample and relevance of each closing. Anchor positioning to the most relevant recent comparables on the specific line.
Be prepared to address the boutique-amenity profile. Some buyers will weigh the smaller service program; frame it as the privacy-and-character trade that defines the building.
Comparable buildings
If you're considering 90 Franklin Street, also evaluate:
- 155 Franklin Street — 1882 loft conversion; ultra-boutique Tribeca historic-district peer
- 443 Greenwich Street — 1883–84 warehouse, later converted to condominiums; larger full-amenity Tribeca loft-conversion peer
- 195 Hudson Street — 1929 / later conversion; prewar loft-conversion peer
- 145 Hudson Street — Tribeca loft-conversion condominium peer
- 70 Vestry Street — Tribeca trophy condominium; architecture-forward comparison
- 56 Leonard Street — new-construction Tribeca trophy condominium; scale and posture contrast
More Tribeca buildings
- 85 Worth Street — 1859 condominium
- 87 Chambers Street — 2015 condominium by Hill West Architects
- 87 Leonard Street — condominium
- 91 Chambers Street — condominium
- 91 Leonard Street (91 Leonard) — 2019 condominium by Skidmore, Owings & Merrill
- 92 Chambers Street — condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
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. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at 90 Franklin Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com