90 Franklin Street (90 Franklin Street)
90 Franklin Street, New York, NY 10013
- Year built
- 1931
- Type
- Condominium
- Units
- 24
- Landmark
- Designated
- Pets
- Cats and dogs permitted under condominium rules
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
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
- $1,357
- Listing discount
- 4.6%
- Recorded sales
- 31
- On record
- 2004–2022
90 Franklin Street is the kind of building that defines the quiet half of the Tribeca thesis — not the trophy new-construction towers, but the boutique prewar loft conversions that established the neighborhood's architectural identity decades before the supertalls arrived. Built around 1931 as a masonry loft building, the structure carries the deep window reveals, generous structural bays, and solid street wall that buyers associate with authentic Tribeca loft living. Its later conversion to a 24-residence condominium translated that industrial frame into a small, owner-occupied building with the privacy and human scale that larger conversions cannot replicate.
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 view permanence and architectural continuity that are difficult to value precisely but real in the resale market. 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 who want genuine loft architecture, a small and quiet building, and a true Tribeca historic-district address — without the carrying cost and operational complexity of a large full-service program — 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 24 condominium residences occupy the floors of the original circa-1931 loft frame. Conversion-tier loft apartments in this register typically feature substantial ceiling heights, oversized windows inherited from the building's commercial origins, and column-and-beam structural elements that many conversions choose to expose. Floor plates on a single-lot Franklin Street building of this era tend to produce a small number of residences per floor, which is consistent with the building's 24-unit count and reinforces its boutique, privacy-forward character.
The exterior is the original prewar masonry facade, regulated under the Tribeca historic district. Any visible alteration is subject to LPC review — a constraint that protects the building's streetscape identity.
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.
Recent sales
90 Franklin's resale market behaves like that of a boutique Tribeca loft conversion: condominium pricing on a price-per-square-foot basis, with meaningful variation by floor, exposure, ceiling height, and renovation condition. Because the building is small, transaction inventory is thin — individual closings carry more weight in establishing the building's $/sf reference base than they would in a larger building. Authentic loft character, the historic-district address, and the privacy of a 24-unit building support pricing; 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, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 8, 2022 | 2S | 3 BR · 2,633 sf | $4,000,000 | $1,519/sf | off-mkt |
| Jul 21, 2022 | 2N | 2 BR · 2 BA · 1,895 sf | $3,295,000 | $1,739/sf | off-mkt |
| Jun 10, 2022 | 5S | 3 BR · 3 BA · 2,633 sf | $3,850,000 | $1,462/sf | off-mkt |
| 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 | off-mkt |
| Jan 17, 2020 | 8S | 3 BR · 3 BA · 2,633 sf | $3,500,000 | $1,329/sf | -12.5% |
| Jul 13, 2018 | B | 6,362 sf | $15,550,000 | $2,444/sf | off-mkt |
Market read. Most recent trades (2022) cleared a median $1,357/sf across 3 sales. Median listing discount 4.6% 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) 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
Know the boutique amenity reality. This is a small loft conversion, not a full-service tower, with doorman/attended-entry and storage rather than a large amenity program. Buyers who value resort-style amenities may prefer larger Tribeca conversions; buyers who want authentic loft architecture and a quiet building are the natural fit.
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. 30–45 day closings; 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. Authentic prewar loft character within the Tribeca historic district is the building's structural identity — market it.
Pricing requires apartment-level comparable analysis. Thin transaction inventory means each closing carries significant weight. Anchor positioning to the most relevant recent comparables on the specific line.
Closing timelines are condo-fast. 30–45 days from contract signing to closing.
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 — 1882 conversion; 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
The Roebling Team at 90 Franklin Street
The Roebling Team at Compass works the Tribeca corridor as part of our broader Park-facing Manhattan practice. We publish this building profile because boutique loft-conversion buyers and sellers deserve building-specific intelligence — architecture, board context, operational reality, and apartment-line comparable analysis — not generic neighborhood commentary.
If you're considering a purchase or sale at 90 Franklin Street, a 30-minute consultation is the right starting point. We'll bring the full context this page provides plus the transactional specifics your situation requires — financial structuring, due diligence priorities, comparable analysis at the apartment level, and the pacing strategy that fits your timeline.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Financial District — read The Roebling Team Guide to Financial District.
Get the full picture on this building.
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