92 Horatio Street (Horatio Arms)

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, but the line labels and 44,385-square-foot gross building area do not establish median private apartment size. There is a 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.

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 those dated expense shares do not establish a current price difference from full-service buildings. 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.

Financing to 80 percent is the headline. 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 audited statements on file report a transfer fee of 1 percent of gross sales price, subject to exemptions; confirm the current formula, payer and exceptions in the corporate documents. Trust, LLC and non-resident purchase requirements are not established in the materials reviewed; obtain the current governing rules before bidding.

Recent sales

Recent transfers 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. $/sf is measured on the latest sales with reliable square footage (2023): a median $1,303/sf (floor-adjusted) 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.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00642-0042). 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.

Read the financials before you read the listing. The audited statements provide dated unit and share counts, fee terms, mortgage information and assessment history. Reconcile those with current corporate and municipal records; neither source settles every present fact. 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. Depending on the voting terms in the bylaws and proprietary lease, that can affect board composition and capital votes, and it affects lender review. 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 established in the materials reviewed; request current written requirements from the managing agent or board.

Check the landmark permit requirements for the proposed work. Windows, storefront-level work, railings, terrace and roof-deck alterations may require LPC approval in the Greenwich Village Historic District; a Certificate of Appropriateness is not universal, and visibility alone does not determine the permit category. Budget the time, not just the cost.

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. State eighty percent financing and the three-year sublet seasoning plainly in the first paragraph.

Document the capital work. The façade and balcony programme was paid for by assessment; put the paperwork showing its completion and the current condition in front of the buyer's attorney early. We supply the underlying documents from The Roebling Research Library to serious counsel.

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