92 Chambers Street

Six stories on a lot roughly 24.8 by 75 feet, built to a floor area ratio of 5.35 against a mapped residential allowance of 7.52 — this building is under the district's bulk, unusual for a converted loft, though at four units and one retail unit there is no practical path to using the difference.

Above the retail unit, the residential floors are floor-through: one apartment per level, roughly 1,900 to 2,000 square feet of residential area per floor by the DOF figures, with the top unit recorded as a duplex penthouse across the fifth and sixth floors and carrying limited common element roof area. Narrow lot, front and rear exposures only, loft-era window scale and ceiling height. The by-laws are explicit that roof areas held as limited common elements may not be enclosed, planted or used for storage, and that no barbecuing is permitted there without board consent — worth reading before valuing outdoor space.

Small and self-directed. There is an elevator and common storage; there is no staffed front desk. Common charges are split among five units, four of them residential, which makes the retail unit's share structurally significant to the budget.

The by-laws give the retail unit an unusual degree of autonomy, and a buyer should understand it. The board of managers has no right to restrict or limit the retail unit's method of operation, use or appearance unless it affects the general common elements or the building's structural integrity or violates a code; no rule affecting the retail unit may be adopted or modified without the retail owner's consent; the retail owner may sell or lease without board interference and without fee; and the retail owner may alter its own space with notice rather than approval. The one substantive restriction is that once the sponsor sold the retail unit, it may not be used as a restaurant or other eatery. Commercial garbage removal is the retail owner's own expense.

Enforcement is by fine — up to $150 per violation after notice and an opportunity to be heard, charged as an additional common charge and lienable.

The chain of title is short and legible. A church corporation held the parcel until 1982. It passed through a family ownership group for twenty-two years, sold for $2,400,000 in August 2004, and the buyer filed the Alteration Type 1 that October to change the occupancy from commercial to residential and create four dwelling units. Ten months later the property sold again, for $4,200,000, to Number 92, LLC — the entity that finished the conversion, filed the offering plan and recorded the declaration in May 2007.

The offering plan on file offered the four residential units at an aggregate $8,125,000, plus the retail unit. It also carried the disclosure that matters most in retrospect: the sponsor retained the unconditional right to rent rather than sell the residential units, could declare the plan effective on the sale of fifteen percent, and reserved the right to keep and sublet the retail unit. That is the standard fact pattern for a condominium that ends up a rental wrapper.

It did not end up one. The recorded transfer history shows all four residential units and the retail unit conveyed to separate, unrelated buyers between August and September 2007, and every residential unit has traded again at least once since — most recently in 2021, 2022 and 2025. The retail unit has changed hands three times, at one point to an Italian footwear manufacturer, and has been occupied over the years as retail, a nail salon, and since 2023 a dental office. This is a genuine ownership building with a real resale record, and the way to verify that is the deed record rather than the plan's reserved rights.

No BSA variance or rezoning was needed. The lot is mapped C6-3A within the Special Tribeca Mixed Use District, where residential use is permitted as of right; the conversion proceeded on an ordinary Alteration Type 1.

No Loft Law exposure appears. The building was in commercial use through 2004, converted under a filed alteration and an offering plan, and never carried the residential-occupancy-without-legalization history that Article 7-C addresses. Nothing in DOB, DOF or ACRIS indicates Loft Board coverage.

The alteration record since is short: a building-wide sprinkler installation in 2005, facade repair with a sidewalk shed in 2005, a retail fit-out in 2010, a further sidewalk shed in 2012, a second retail fit-out in 2014, sidewalk replacement and localized vault repairs in 2022, and the dental-office build-out in 2023.

Right of first refusal. The plan gives the condominium a right of first refusal on the sale or rental of a residential unit. In a four-unit building this is a live procedural step in every transaction, not a formality; build the waiver into your contract timeline.

Pets: two domestic per residential unit; certain breeds excluded; board may compel removal of a nuisance animal on ten days' notice.

Alterations: no structural work without prior written board approval; the board must answer a written request within forty-five days and failure to answer is a denial. Insurance certificate, alteration agreement, indemnity and city approvals are all prerequisites, and the owner pays for any independent architect or engineer the board retains.

Moving and construction: $500 move-in and move-out fee, moves weekdays 9:00 to 5:00, construction weekdays 8:00 to 5:00, quiet hours from 9:30 p.m. to 8:00 a.m.

Home occupation is permitted subject to zoning and the declaration, but clients may not wait in the lobby or hallway.

Everything above is drawn from the by-law house rules on file. Boards amend rules; confirm the current set, the current common charge, the reserve position and any pending assessment with the managing agent before contract.

Recent sales

Recent closings 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. Most recent trades (2025) cleared a median $1,114/sf across 1 sale. Median listing discount 6.2% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00135-7506) 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.

Read the retail unit's rights before you read the floor plan. In a five-unit condominium where one unit is commercial and largely exempt from board control, the retail owner is a permanent counterparty. Know who owns it and what the by-laws let them do.

Budget for the right of first refusal. It applies to sales and rentals. Get the waiver process into the contract schedule at the outset.

There is no abatement, and there never was. Nothing burns off, and nothing is coming. Underwrite the full tax bill and run the True Monthly Carrying Cost Calculator.

Confirm block and lot. Block 135 holds at least ten condominiums. 8, 12, 16, 18, 22 and 30 Warren Street and 88 Chambers Street are all separate buildings on the same block. This building is lot 7506, unit lots 1601 through 1605.

Four owners is the governance model. Ask for three years of minutes and financials. A facade cycle or an elevator replacement in a four-unit building is an assessment conversation, not a reserve draw.

Lead with the full floor. A floor-through loft with two exposures is the differentiator against the partial-floor Tribeca condominium stock at similar pricing.

Disclose the structure early. Four residences, a retail neighbor with broad autonomy, and a right of first refusal. Buyers who learn this at attorney review renegotiate; buyers who learn it up front do not.

Document the capital record. The sprinkler installation, facade work, sidewalk and vault repairs are all in the DOB file. Hand a buyer's attorney the financials and let them verify.

If you're considering 92 Chambers Street, also evaluate:

• 22 Warren Street — the same tax block; a six-unit loft conversion with an almost identical structure; the closest like-for-like
• 8 Warren Street and 12 Warren Street — also on this same tax block; separate condominiums, listed here so they are not conflated with this one
• 87 Chambers Street — loft condominium directly across the street
• 105 Chambers Street — boutique Chambers Street loft condominium
• 37 Warren Street and 41 Warren Street — small Warren Street loft conversions of comparable scale
• 56 Warren Street — Warren Street loft condominium
• 74 Warren Street and 77 Warren Street — the closest boutique alternatives immediately west
• 157 Chambers Street — the larger, amenitized Chambers Street conversion; the step up in scale