92 Greene Street (Mercer Greene)
92 Greene Street, New York, NY 10012
SoHo
BBL 1004997505 · BIN 1087557
- Year built
- 2005
- Type
- Condominium
- Units
- 14
- Floors
- 7
- Landmark
- Designated
Every recorded sale at this building, 2007–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,238
- Listing discount
- 0.0%
- Recorded sales
- 33
- On record
- 2007–2026
Almost nothing in the SoHo–Cast Iron Historic District was built after 1973. 92 Greene Street was.
The Greene Street half of this through-block site was a parking lot when the district was designated — LPC's own building record says so, and quotes the designation report describing it as one. That single fact is the building's founding condition. A vacant, non-contributing parcel inside a designated district is the rarest development site in lower Manhattan, and it is the reason a 14-residence condominium with a full 200-foot through-block plate exists on a street otherwise made entirely of nineteenth-century cast iron.
Getting it built took a decade. In October 2003 a no-work alteration application was filed for the site by Joseph Pell Lombardi — a preservation architect with a long record on nineteenth-century New York buildings — proposing stores and joint living-work quarters for artists and a bulk reconstruction of the existing three- and five-story structures into six and seven stories. That application was filed to generate a Department of Buildings denial in support of a Board of Standards and Appeals application, and it was disapproved. The scheme that actually proceeded was a new building: application 104002151, filed December 23, 2004 with Thomas O'Hara as architect of record, for fourteen dwelling units in seven stories. It was permitted in September 2005. The offering plan was accepted for filing by the Department of Law on April 5, 2006, declared effective on September 15, 2006, and the first residential closings recorded in April 2007.
The building then took another seven years to close out. The final certificate of occupancy did not issue until April 9, 2014 — residents had been living in the building since 2007 under a temporary certificate. That gap is history rather than a live problem, since the final certificate exists, but it tells you something about how long the project's DOB file stayed open and it is the sort of thing worth confirming against the current certificate.
The last thing to understand is the retail. Three commercial units occupy the ground floor and cellar on both streets and carry 19.4 percent of common charges. They were retained by the sponsor at closing, sold as a single block in June 2007, and sold again in October 2024 to a new commercial owner. The Greene Street storefront was rebuilt in 2022 under an LPC Certificate of No Effect for a full storefront replacement and new signage for a fashion retail tenant. A residential buyer here is buying into a building whose ground floor is a high-value retail asset with its own owner, its own economics, and its own agenda in the condominium.
Architecture and unit composition
The building reads as a contemporary interpretation of the Greene Street loft vocabulary rather than as a reproduction of it: a metal-and-glass elevation in the rhythm of the cast-iron fronts around it, seven stories on the Greene side, with the Mercer Street elevation treated as the quieter secondary face. Published architectural records describe a pressed enamel steel façade.
The unit mix follows the through-block geometry. The larger residences sit on the Greene Street side — Department of Finance records put the largest at roughly 4,485 square feet — while the 109 Mercer addresses run smaller, from roughly 1,534 square feet up. That spread of nearly three-to-one across fourteen residences is the building's defining planning fact: the price per foot, the common-charge share and the buyer pool at 109 Mercer are not the same as at 92 Greene, and the two halves should be underwritten separately.
Two items in the offering plan deserve a buyer's attention. The first is the lot-line window disclosure on the south face, floors two through seven, where windows may have to be closed if the adjoining property is ever redeveloped. The second is the consolidation of Units 4A and 4B into 4AB by amendment — the reason the plan says fifteen residences and the building has fourteen.
Building operations
LPC's permit file tracks the building's capital history since 2013: Certificates of No Effect for interior alterations in 2013, 2014, 2016 and 2025; a restorative-work permit in 2014; a non-occupiable rooftop addition approved in December 2018; a 2020 amendment covering cleaning and removal of paint and coating of the masonry façade; the 2022 full storefront replacement and signage at 94 Greene; and a 2025 approval for rooftop mechanical equipment at 109 Mercer.
The Department of Buildings record runs alongside it: façade repairs with sidewalk shed and scaffold in 2019, a roof replacement in 2021, an application in 2020 for exterior work at the penthouse level including new and modified window openings, a cooling tower replacement in 2024 and a second in-kind cooling tower replacement in 2025, and a rooftop and sixth-floor terrace renovation with new deck, landscaping and pergola running from 2024 into 2025.
That is an active capital cycle for a twenty-year-old building, and it is the right thing to interrogate. Ask for the reserve position, the current budget, and whether the terrace and cooling-tower work was funded from reserves or by assessment. Ask specifically how the commercial units participate: they carry 19.4 percent of expenses, but the offering plan allocates certain residential-only services entirely to the residential units, so the split is not uniform line by line.
Policy framework
Ownership form: Condominium. Sale and lease are subject to a right of first refusal in favour of the board of managers; there is no cooperative-style approval, and closings run on condominium timelines.
Investor ownership: The offering plan states there is no limit on the number of unit owners who may own for investment rather than occupancy, and warns that a substantial share of owners may always be non-residents. That has proved accurate — a meaningful share of the unit lots is held in LLC or trust name.
Pets, pied-à-terre, LLC, trust and foreign ownership: Permitted under the condominium framework. Confirm current pet rules in the house rules.
Subletting: Permitted, subject to the board's right of first refusal. Confirm the minimum lease term with the managing agent.
Flip tax: None documented in the offering plan on file.
Real estate taxes: No exemption or abatement appears on any unit lot in the FY2026 or FY2027 assessment rolls. The 421-a benefit contemplated by the sponsor was granted and has expired. Underwrite full unabated taxes on the specific unit and run True Monthly Carrying Cost analysis against the current bill.
Local Law 97
- 2024–2029 annual penalty
- $10,673/yr
- 2030–2034 annual penalty
- $41,566/yr
- Per unit / month range
- $64 – $247
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2015–20 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 record last verified September 2026.
Recent sales
The building sold out from the sponsor between April 2007 and February 2008, with every residence deeded to a separate, unrelated purchaser, purchaser's trust or single-unit holding entity. The three commercial units moved as a block, first in 2007 and again in 2024, and have never been offered individually.
Resale activity has been steady rather than heavy — roughly one to three residential transfers a year across fourteen units, with a visible cluster of trust and LLC transfers that reflect estate planning rather than market turnover. Pricing here sits with new-construction SoHo condominium product rather than with the neighbourhood's converted loft inventory, and the through-block geometry means the Greene Street and Mercer Street residences trade in different bands. Two structural facts drive the carrying number more than finish does: the expired 421-a benefit, which puts the full unabated bill into the monthly, and the building's active capital cycle. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| May 6, 2026 | 5B | 3 BR · 3 BA · 2,100 sf | $4,700,000 | $2,238/sf | +4.4% |
| Dec 5, 2025 | PH6A | 3 BR · 2,268 sf | $5,575,000 | $2,458/sf | off-mkt |
| Dec 5, 2025 | PH1 | 3 BR · 3 BA · 2,267 sf | $5,575,000 | $2,459/sf | -17.4% |
| May 19, 2022 | 3A | 2 BR · 2 BA · 1,683 sf | $3,450,000 | $2,050/sf | -9.1% |
| May 6, 2022 | 2A | 3 BR · 3 BA · 2,305 sf | $5,400,000 | $2,343/sf | -1.8% |
| Feb 10, 2021 | 5A | 3 BR · 3 BA · 2,198 sf | $4,491,300 | $2,043/sf | +2.1% |
| Aug 14, 2017 | 2B | 3 BR · 3 BA · 2,180 sf | $5,000,000 | $2,294/sf | +0.0% |
| Sep 28, 2015 | 5A | 3 BR · 3 BA · 2,198 sf | $6,470,000 | $2,944/sf | -10.1% |
Market read. Most recent trades (2026) cleared a median $2,238/sf across 1 sale. 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 1-00499-7505) 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
Underwrite full taxes. The 421-a exemption contemplated in the offering plan is gone. No unit lot shows exempt value in FY2026 or FY2027.
Price the Greene and Mercer sides separately. Residences range from roughly 1,534 to 4,485 square feet across the same tax lot. Building averages are not useful here; line-and-floor analysis is.
Read the lot-line window disclosure. The offering plan flags windows on the south face, floors two through seven, that may have to be closed if the adjoining property is redeveloped. Establish whether the specific unit has them.
Interrogate the capital cycle. Roof replacement, façade coating, terrace and pergola reconstruction, and two cooling towers inside five years. Ask what was funded from reserves and what was assessed.
Understand the retail owner. Three commercial units, 19.4 percent of common charges, a new owner since October 2024, and a rebuilt luxury storefront. That is a co-owner with real influence, not a passive tenant.
Every exterior change needs LPC. New construction inside a historic district does not escape the district. Window replacement, terrace work, mechanical equipment and signage all go to the Landmarks Preservation Commission before they go to a contractor.
Comparable buildings
If you're considering 92 Greene Street, also evaluate:
- 107 Greene Street — riveted-steel façade loft condominium two blocks north; the closest peer on the same street
- 93 Greene Street — Cast Iron district loft condominium directly across Greene Street
- 93 Mercer Street — Mercer Street loft condominium on the same corridor as the building's second address
- 47 Mercer Street — boutique Mercer Street condominium; smaller unit count, converted rather than built
- 77 Mercer Street — Mercer Street loft condominium of comparable scale
- 70 Greene Street — SoHo loft condominium converted under a preservation architect
- 102 Wooster Street — full-floor SoHo loft condominium; the converted-loft alternative
- 160 Wooster Street — SoHo condominium north of Prince; comparable buyer pool
- 195 Prince Street — Prince Street condominium a block west
- 11 Prince Street — small SoHo-edge condominium; different scale, same market
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Greenwich Village — read The Roebling Team Guide to Greenwich Village.
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.
Considering a move at Mercer Greene, per published market records?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Mercer Greene, per published market records 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.