92 Horatio Street (Horatio Arms)
92 Horatio Street, New York, NY 10014
West Village
BBL 1006420042 · BIN 1012133
- Type
- Cooperative
- Units
- 76
- Floors
- 5
- Landmark
- Designated
- Financing
- Up to 80 percent of purchase price, per management-sourced records — generous by West Village co-op standards
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median
- $1.2M
- Recent range
- $430K – $3M
- Listing discount
- 4.1%
- Recorded transfers
- 105
The building is older than almost everyone who lives in it believes. The public record says 1920 and the market repeats it; LPC's designation file says the corner apartment house went up in 1871 and the two Washington Street store-and-apartment buildings behind it in 1887–1888. Three nineteenth-century structures were joined behind one address, one elevator and one cooperative corporation, and what a buyer is actually purchasing shares in is a Victorian assemblage that reads as a single five-story brick block from the sidewalk. That single fact reorganizes the diligence: the façade cycles, the party walls, the floor structures and the mechanical risers all belong to buildings that predate the elevator, not to a 1920s apartment house.
The second organizing fact is the corner itself. This is the last lot on Horatio Street before Washington, one block from the Gansevoort Market district, two from the Hudson River park, and directly inside the western lobe of the Greenwich Village Historic District. The two designations meet on adjacent tax blocks here rather than along a clean avenue line, which means neighbouring properties on the same street can sit in different districts with different review histories. For 92 Horatio the answer is settled and unambiguous: Greenwich Village Historic District, Certificate of Appropriateness required, verified lot by lot in the Commission's own building database rather than inferred from PLUTO's district field.
Third, and most useful to a buyer, this is a co-op that documents itself. The audited financial statements on file establish what public records cannot: 76 apartments rather than PLUTO's 66; 23,300 shares outstanding; a 1 percent transfer fee; a 2006 underlying mortgage of $3 million at 5.91 percent maturing in 2036, amortised to roughly $1.86 million and about $80 per share by year-end 2023. Per-share debt at that level is low. The building's exposure is not leverage — it is taxes and capital.
Because the fourth fact is that the corporation has been running a capital cycle. A monthly façade assessment ran from January 2021 through December 2022; a $25-per-share assessment for balcony repair, façade work and reserve replenishment was imposed in January 2023 and collected over nine months; balcony restoration was contracted in September 2023; and a further $10-per-share capital assessment took effect in January 2024 alongside a 4 percent maintenance increase. Reserves stood at roughly $648,000 at the end of 2023 — modest for a 76-unit landmarked building of this age — and the corporation has not commissioned a reserve study. None of that is alarming on its own. Together it describes a house that funds capital work by assessment rather than from reserves, which is a legitimate model and one a buyer should price.
Architecture and unit composition
The corner building is a five-story brick-and-stone apartment house of 1871 with the two later Washington Street houses of 1887–88 folded in behind it. LPC records no defined style for any of the three, which is honest: this is vernacular nineteenth-century Village fabric rather than a set-piece. The commercial character of the Washington Street base is original — 787 and 789 were built as store-and-apartment buildings — and it is why the elevation changes register as it turns the corner.
Inside, the apartments run on lettered lines across five floors, from A through S depending on the floor, which is a great many small lines for a 44,385-square-foot building: the median residence here is compact by current West Village standards. That has driven a long, well-documented history of combinations, several of them across floors — 1L with 2P, 1R with 1S, 2C with 2DE, 1J and 1K with 2R, 3R with 3S, 4F with 4G. The result is a stock that ranges from genuinely small one-bedrooms to duplexes and cross-line combinations of real size, inside the same maintenance and share structure. Ceiling heights, light and layout vary accordingly, several ground-floor lines carry private garden access, and roof decks have been permitted in three separate cycles. There is no such thing as a representative apartment at 92 Horatio; there is only the specific one.
Building operations
Elevator, live-in superintendent, central laundry room, bike room and private storage. The lobby, hallways and laundry room have been renovated and the windows replaced. Staffing is light by design — payroll ran about 9 percent of the corporation's expenses in 2023, against real estate taxes at 54 percent — and the building is not a full-service house and does not price like one. Utilities are billed to the corporation for heat, water and common areas in the usual co-op pattern; confirm what is included at your line before comparing carry against a condominium.
Policy framework
Financing to 80 percent is the headline, and it is unusually permissive for a Village co-op — many peers cap at 70 or 75 percent. Subletting is permitted after three years of ownership with board approval, and the corporation's own accounts show sublet fees collected annually, so this is a live policy rather than a theoretical one. Pets, pied-à-terre use and parent purchases are all considered case by case with board approval, which means the board reserves discretion in each instance and a package should be built to persuade rather than to satisfy a checkbox. The transfer fee is 1 percent of gross sales price, subject to exemptions set out in the corporate documents. Trust, LLC and non-resident purchase structures are not published; treat them as board-discretionary and raise them before you bid.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $19,099/yr
- Per unit / month range
- $0 – $24
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 →Recent sales
The building trades as West Village co-op inventory rather than as loft or new-development product: prewar bones, compact original lines, a wide spread between untouched estate apartments and gut-renovated combinations, and pricing that is driven far more by condition, light and outdoor space than by floor. Because so many of the larger residences here are combinations, per-room comparison across the building is unreliable — the honest comparison set is the specific line and the specific renovation. Indexed to the last complete year, the block's pricing sits below the Greenwich Street and Horatio Street loft conversions nearby and well below the new-development condominiums on the Meatpacking side, which is the trade a buyer is making: older fabric and a co-op's approval and financing framework, in exchange for a location that cannot be replicated. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers 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 | vs. Ask |
|---|---|---|---|---|
| Aug 4, 2026 | 2S | $550,000 | +0.0% | |
| Jul 23, 2026 | 2F | 1 BR · 1 BA | $1,180,000 | -1.3% |
| May 21, 2026 | 5B | 1 BR · 1 BA | $1,185,000 | -0.8% |
| Oct 14, 2025 | 2L | 1 BA | $580,000 | -7.2% |
| Oct 9, 2025 | 5F | 1 BR · 1 BA | $1,350,000 | -15.6% |
| Feb 13, 2025 | 1J | 2 BR · 2 BA | $2,690,000 | -3.8% |
| Feb 10, 2025 | 1I | 1 BR · 1 BA | $700,000 | -6.7% |
| Jan 23, 2025 | 2G | 1 BR · 1 BA | $1,055,250 | -4.1% |
Market read. $/sf is measured on the latest sales with reliable square footage (2023): a median $1,303/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 1.8% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Oct 29, 2003 | 5E | $279,000 |
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 1-00642-0042) 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.
What to know if you’re buying
Read the financials before you read the listing. The audited statements settle the unit count, the share count, the transfer fee, the mortgage and the assessment history — all of which the public record gets wrong or omits. Your attorney should have the two most recent years plus the current budget.
Price the assessments, not just the maintenance. Capital assessments have run in some form in 2021, 2022, 2023 and 2024, and the corporation funds capital work by assessment rather than out of reserves. Ask the managing agent what is scheduled next and what the façade and balcony programme still has left to run.
Understand the holder of unsold shares. An entity held roughly 22 percent of the corporation's shares across 15 rented apartments at the most recent year-end on file. That affects board composition, lender review, and how a future capital vote is likely to go. It is not a defect, but it is a fact your lender's counsel will find, so find it first.
80 percent financing is real, but the board still underwrites. Run the Co-op Board Qualification Calculator before you offer, and ask what post-closing liquidity the board has been looking for. That figure is not published and is only obtainable from the managing agent.
Landmark review governs anything you can see from the street. Windows, storefront-level work, railings, terrace and roof-deck alterations all require a Certificate of Appropriateness in the Greenwich Village Historic District. Budget the time, not just the cost.
What to know if you’re selling
Correct the age in your own materials. Marketing this as a 1920s building is both wrong and a missed argument. An 1871 corner house inside the Greenwich Village Historic District is a stronger story than a generic prewar one, and it is documented in the Commission's own file.
Lead with the financing ceiling and the sublet policy. Eighty percent financing and a three-year sublet seasoning are competitive advantages against most Village co-ops. Say so plainly in the first paragraph.
Document the capital work. The façade and balcony programme, paid for by assessment, is a completed-work story rather than a deferred-maintenance story — but only if the paperwork is in front of the buyer's attorney early. We supply the underlying documents from The Roebling Research Library to serious counsel.
Comparable buildings
If you're considering 92 Horatio Street, also evaluate:
- 822 Greenwich Street — the 1984 loft cooperative one block east on the same tax block; the loft alternative at the same corner of the Village
- 77 Horatio Street — the twelve-residence 1986 condominium in a pair of 1830s row houses directly across the street; the condominium alternative on the same block
- 14 Horatio Street — postwar cooperative at the Greenwich Avenue end of the same street; the postwar alternative on Horatio
- 2 Horatio Street — the Greenwich Avenue corner of Horatio Street; a 1929–31 cooperative at the Village end
- 708 Greenwich Street — West Village cooperative a few blocks south; similar prewar fabric
- 720 Greenwich Street — block-through West Village cooperative converted from an 1898 building; the step up in services
- 725 Greenwich Street — walk-up garden cooperative complex on the same stretch of Greenwich Street; the no-elevator alternative
- 122 Greenwich Avenue — the 2010 condominium a few blocks east; the new-construction alternative in the same neighbourhood
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across West Village — read The Roebling Team Guide to West Village.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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 Horatio Arms?
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A Private Pricing Opinion — what your apartment at Horatio Arms 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.