92 Greene Street (Mercer Greene)

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. The façade is pressed enamel steel.

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. The recorded area range is nearly three-to-one across fourteen residences. Confirm private interior areas from apartment plans, common-interest allocations from the declaration, and any price difference from matched sales; the administrative range alone does not establish those differences.

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.

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.

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. Some unit lots are held in LLC or trust names, but that does not establish rental use or non-resident occupancy; obtain the current occupancy schedule.

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 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. Check the specific unit's tax bill for any abatement and run True Monthly Carrying Cost analysis against the current bill.

Recent sales

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.

Market read. Most recent trades (2026 to date) cleared a median $2,238/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.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00499-7505; 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.

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.

Check LPC requirements before exterior work. New construction inside a historic district remains subject to district regulation. Window replacement, terrace work, mechanical equipment and signage may need LPC approval; the scope determines the permit category and any exemption.

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 building on the same corridor as the building's second address; confirm ownership form
• 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