90 Prince Street (The SoHoCondo)
90 Prince Street, New York, NY 10012
BBL 1004987501 · BIN 1007586
- Year built
- 1898
- Type
- Condominium
- Units
- 13
- Floors
- 8
- Landmark status
- Not an individual landmark; in the SoHo-Cast Iron Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Leasing by owners
- Permitted with conditions
- Pied-à-terre
- Permitted with conditions
- Pets
- Pets permitted with conditions; species not stated
Every recorded sale at this building, 2004–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,957
- floor-adjusted, 1 sale
- Listing discount
- 0.0%
- Recorded sales
- 29
- On record
- 2004–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The SoHoCondo 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 Prince Street is a first-generation SoHo loft conversion that has been in individual ownership since the winter of 1984, and almost everything a buyer needs to understand about it follows from that date.
The building went up in 1898 and 1899 for Harrison Realty, to designs by Neville & Bagge — a prolific turn-of-the-century New York firm — as commercial lofts on the corner of Prince and Mercer. It is worth being precise about what it is made of, because the district's name misleads people: LPC records the primary material as brick and the secondary as stone. This is not a cast-iron front. It belongs to the last phase of the district's construction, when masonry-and-stone loft buildings replaced the iron fronts of the 1860s and 1870s, and it was designated along with them when the SoHo–Cast Iron Historic District was created.
The conversion is the second act. PLUTO dates the alteration to 1982; the condominium declaration was recorded by Duno Realty Corp., and the first individual unit deeds went out in February 1984 — recorded as individual apartment deeds. The Department of Finance's J-51 file dates the benefit to a 1984 initial year on a certified alteration cost of roughly $13,000 per unit, which records the certified benefit basis but does not establish the full construction cost, scope of work or legal occupancy status. The benefit ran twelve years at 50 percent, was later carried at fourteen years and 90 percent, and the last records on these lots are in tax year 1997. There is no abatement here today and there has not been one for nearly thirty years — a buyer sees the full, unabated tax bill, and it does not step.
The third act is the retail, and it is a bigger fact than the residential side of the building. The ground-floor and cellar commercial condominium unit sold in October 2014 for $49 million and is institutionally owned. The corner has since carried national luxury tenancies — signage filings for Michael Kors, temporary Fendi pop-up installations, a full Omega fit-out in 2023 — with an ordinary cycle of construction filings running through the building each time a tenant changes. A residential purchaser here is buying thirteen apartments above one of the most valuable retail corners in SoHo, sharing a condominium and a building envelope with an owner whose economics and priorities are entirely different from theirs. That is not a problem, but it is the single most distinctive structural feature of the building and it should be diligenced as one.
The reviewed Department of Buildings applications mark the Loft Board flag as no, and the recorded offering-plan conversion dates to 1982–84. Those application fields do not establish that the building was never subject to Loft Law coverage or that no protected tenancy or legalization obligation survives. Review the Loft Board record, occupancy history and relevant orders for the specific unit before reaching a conclusion.
Architecture and unit composition
The building is an eight-story brick-and-stone loft on a corner lot of roughly 36 feet on Prince by 90 feet deep, with masonry piers, large loft window openings and a straightforward commercial elevation. Exterior façade restoration was permitted in 2017 and again in 2023, both under landmark review. A 2024 filing covers a window cut into the brick wall at the fourth exposure, work that requires LPC sign-off; confirm the approval and that the work was completed.
Residential floors run two units per floor from the second to the eighth — a north line and a south line, roughly 1,300 to 1,400 square feet of frontage-and-depth each on a loft plate, with the top-floor units carrying the additional volume. The ACRIS unit-lot schedule lists lots 1002 through 1015 as A and B designations by floor; the Department of Buildings uses N and S. They describe the same apartments. Lot 1005 began life as 3B and now records as 3A S, which is a combination into 3A and explains why PLUTO counts thirteen residences against fourteen residential lots.
Two filings define the top of the building. In 2010 a two-level mezzanine was permitted within an existing enclosure under a roof approved in 1993 — indicating the penthouse volume predates the current owners; confirm its legal status in the building records. In the same year a roof deck above the top-floor south unit was permitted, with planters, decking, railings, a pergola, a bar sink and an outdoor shower, followed by structural steel and roof replacement filings. In 2022 the same apartment filed to replace exterior windows, sliding doors, roof decking and a skylight, and to install a new exterior stair. The top-floor south residence is materially a different product from the rest of the stack.
Below the residences, the commercial unit occupies the cellar and first floor. It was reclassified from an eating-and-drinking establishment to retail under a 2010 alteration application, which generated temporary certificates of occupancy repeatedly between 2014 and 2018 — a long close-out, now resolved, but worth reading the current certificate for.
Building operations
Thirteen residences and one very large retail unit share a single elevator, one building envelope and one boiler. The condominium's common-charge allocation between residential and commercial is not in a document on file and should be obtained: in a building where the retail unit is worth a multiple of the residential units combined, who pays what share of the roof, the façade and the boiler is the central financial question, and it is answered in the declaration and by-laws; recorded instruments may also be available through ACRIS.
The visible capital record is steady. Sidewalk vault and wearing-slab reconstruction in 2004 and again in 2014. Façade restoration in 2017 with a heavy-duty sidewalk shed, and again in 2023. A building-wide fire alarm and sprinkler installation — manual and automatic smoke and sprinkler system — filed in 2019. Window and roof work at the top floor in 2022. A new window opening in 2024.
The one item a buyer should press on is fuel. In July 2026 the condominium filed to replace the boiler and the oil burner, in conjunction with an emergency limited alteration application; the filing does not confirm completion or the plant's current condition. As filed, the building stays oil-fired, on an eight-story masonry loft with large single-glazed-vintage window openings. That is a live carrying-cost and compliance question rather than a historical note, and the answer sits with the board and the managing agent.
Policy framework
Ownership form: Condominium. A purchaser takes fee title to the unit and an undivided interest in the common elements. Transfers record in ACRIS as deeds against the unit lot — fifty-one recorded deeds run from February 1984 to April 2026, to separate owners over time, which confirms that the units are individually owned and that this is not a rental in a condominium wrapper.
Board approval: No board approval. Sales and leases are subject to whatever right of first refusal the declaration and by-laws give the board of managers.
Financing: No condominium-level ceiling is documented; confirm in the declaration and bylaws. In a fourteen-unit building with a large commercial component, both the governing documents and the lender's commercial-space and investor-concentration tests need review. Get your lender comfortable with the commercial percentage early.
Subletting, pets, pied-à-terre, LLC and trust purchase: Leasing permitted with conditions; pets, pied-à-terre, LLC and trust purchase not documented — confirm in the declaration, bylaws and house rules.
Occupancy: The residences are documented in Department of Buildings records as joint living-work quarters. The December 2021 rezoning did not automatically change the lawful use of existing JLWQA units. Artist-certification rules and the statutory protection for qualifying permanent occupants as of December 15, 2021 must be assessed separately from an approved conversion to ordinary residential use. Buyers who want certainty on the use designation for a specific unit should read the current certificate of occupancy rather than rely on the zoning summary.
Flip tax / transfer fee: Not documented. The 1983–84 offering plan is not on file. Confirm with the managing agent.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- Permitted with conditionsBoard approvalSource: The Roebling Team's building profile
- Pied-à-terre ownership
- Permitted with conditionsCase by case, board discretionSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Own an apartment here? Request an apartment-specific pricing review.
Pets and in-unit washer/dryer
- Pets
- Pets permitted with conditions; species not statedSubletting, pets, pied-à-terre, LLC and trust purchase: Leasing permitted with conditions;Source: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Building staffing and amenities
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Roof deckSource: 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
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →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).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed September 2026.
Recent sales
90 Prince Street trades as a first-generation SoHo loft condominium, and its comparable set is the small 1980s conversion buildings of the historic district rather than the ground-up SoHo condominiums of the 2000s or the full-service towers. Value here is driven by floor and line, by the volume of the specific loft plate, and — decisively at the top of the building — by outdoor space and mezzanine volume.
The tax posture is a real differentiator and it works in the building's favour in one specific way: because the J-51 burned off in the 1990s, there is no abatement step to underwrite. Buyers coming from a 421-a building are used to a tax line that climbs on a schedule. Here it does not; it is simply full. Read carrying cost as common charges plus unabated taxes and stop there.
Loft pricing in SoHo is read per square foot, where area is verified, but the price difference between an unrenovated 1984-vintage loft and a gut-renovated one should be established from matched sales and the actual scope and condition of the work. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|---|---|---|
| Aug 19, 2026 | PHN | 1 BR · 2 BA · 1,213 sf | $6,350,000 | $5,235/sf | +0.0% |
| Apr 17, 2026 | 6A | 1,200 sf | $2,235,000 | $1,863/sf | — |
| Feb 21, 2025 | 2S | 2 BR · 2 BA · 1,400 sf | $1,985,000 | $1,418/sf | -17.1% |
| Mar 3, 2022 | 4 | 3 BR · 2.5 BA · 2,851 sf | $5,775,000 | $2,026/sf | -11.1% |
| Oct 29, 2021 | 3N | 1 BR · 1.5 BA · 1,400 sf | $2,200,000 | $1,571/sf | -2.2% |
| Oct 25, 2019 | 8A | 1,213 sf | $2,250,000 | $1,855/sf | — |
| Jul 19, 2018 | — | 4 BR · 2,806 sf | $3,950,000 | $1,408/sf | -7.1% |
| Jul 7, 2017 | 5A | 1,200 sf | $1,927,000 | $1,606/sf | — |
Market read. Most recent trades (2026 to date) cleared a median $1,957/sf (floor-adjusted) across 1 sale. 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 0.0% from the last ask.
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 1-00498-7501; 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; square footage from recorded condo declarations and offering plans.
Closed rents at The SoHoCondo, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 3 bedroom | 2 | $14,350 |
3 closed leases, October 2023 to September 2026. Most recent lease October 2024. Based on few leases. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at The SoHoCondo and nearby.
At the recent median sale of $2.23M (3 sales in the past 24 months, since October 22, 2024), a buyer putting 25% down would pay about $93,859 to close, or 4.2% of the price.
- Mansion tax: $27,938
- Mortgage recording tax: $32,268
- Title insurance: $10,058
- Attorneys, lender, building fees, reserves and filings: $23,596
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
Diligence the retail unit, not just the apartment. The ground floor and cellar are a separately owned $49-million-basis commercial condominium with luxury flagship tenancies. Ask for the declaration's common-charge allocation between residential and commercial, the voting structure on the board of managers, and how capital work on the façade, roof and mechanical plant is apportioned. This is the most important document review in the building.
Underwrite taxes at full freight. The J-51 expired in the 1990s. There is no step, no burn-off and no abatement. What you see is what you pay.
Ask about fuel and the boiler. The condominium filed an emergency boiler and burner replacement in July 2026, and the building remains oil-fired as filed. Ask the board whether the work is complete, what the plan is, what it will cost, and whether a conversion is contemplated — in a thirteen-unit building the answer is a per-unit number.
Talk to your lender early about the commercial percentage. The commercial component can affect project eligibility and lender underwriting. Obtain the lender’s project review before signing; an early conversation does not guarantee approval.
Landmark review governs the exterior. Window, storefront and signage changes may require LPC approval; the permit category depends on the scope, and not every visible item requires a Certificate of Appropriateness. The building has a working track record with LPC — a new window opening was approved as recently as 2024 — but budget the review time into any alteration.
Read the certificate of occupancy for the specific unit. The residences are documented as joint living-work quarters; the 2010 commercial reclassification ran on temporary certificates from 2014 into 2018. The file has since closed, but confirm the current certificate rather than assuming.
Top floor is a different building. The south top-floor residence carries a legalised two-level mezzanine and a permitted roof deck with pergola, planters and outdoor shower. Price and compare it against penthouses, not against the stack.
What to know if you’re selling
Document the conversion and title history. Individual deeds run from February 1984, following the offering-plan conversion. Supply those records with a current title report and any relevant Loft Board, tenancy and legalization documents; the conversion date and DOB application flags are not a certification of clear title or absence of protected occupancy.
Be accurate about the building. It is an 1898–99 Neville & Bagge brick-and-stone loft inside the SoHo–Cast Iron Historic District. It is not a cast-iron building, and a buyer who checks LPC will find that out. The true description is strong enough.
Get the retail answer ready. Every serious buyer will ask about the commercial unit — who owns it, what share of common charges it carries, and how capital costs are split. Have the declaration excerpt in the package.
Front the boiler. An emergency replacement in July 2026 is recent enough that a buyer will find it. Presented as a completed capital item with a known cost, it is neutral; discovered in due diligence, it becomes a negotiation.
Photograph the volume and the window wall. Loft buyers are buying ceiling height and daylight. Measure both, and if the unit has mezzanine or outdoor space, document the permits — legalised volume sells at a premium to unlegalised volume, and only paperwork proves the difference.
Comparable buildings
If you're considering 90 Prince Street, also evaluate:
- 543 Broadway — condominium on this same tax block; the closest structural comparison for a mixed-use SoHo loft
- 565 Broadway (Prince Tower Building) — cooperative on the same block at the Prince Street corner; the tenure comparison at the same address range
- 113 Prince Street — Prince Street cooperative one block west; the co-op alternative in the same idiom
- 115 Mercer Street — nearby Mercer Street loft condominium on block 499
- 92 Greene Street (Mercer Greene) — the ground-up new construction alternative inside the historic district, on block 499
- 106 Spring Street — small SoHo loft conversion two blocks south; confirm the ownership form of the offered interest
- 101 Wooster Street — first-generation Wooster Street loft conversion; the direct 1980s-conversion comparison
- 93 Mercer Street — small Mercer Street loft building; boutique conversion economics
- 47 Mercer Street (The Grand Mercer) — Mercer Street loft condominium to the south
- 11 Prince Street — the Nolita end of Prince Street; the eastward comparison at a different price basis
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.
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646.939.7375 · c.cohen@compass.com