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    Manhattan Retail Showroom in SoHo Title is generated by Realmo AI

    138 Greene Street, Manhattan, NY 10012

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    Claim this Listing
    For Sale
    $10,500,000

    Multi-Unit (2-4) - Manhattan, NY

    Property size:
    6,050 SF
    Price / SF:
    $1,735/SF
    Added:
    Mar 13, 2026
    Days on Market:
    61
    Last Refresh:
    May 12 at 12:06 am

    Property Features for 138 Greene Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    Size
    6,050 SF

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Greg Corbin
    Greg Corbin

    Listing agent Greg Corbin

    Listing office Northgate Real Estate Group 1633 Broadway, New York, NY

    Listing date Mar 13, 2026

    MLS# 11742000 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime SoHo location in the Cast Iron Historic District, surrounded by high‑end retailers.
    • Substantial 6,050 SF retail space with ground floor and lower‑level.
    • Impressive 15'+ ceiling height on the ground floor.
    • High visibility with 25' of frontage.
    • Features a rear skylight and a lift.
    • Convenient access to multiple subway lines (N/R/W, B/D/F/M, 6, C/E).

    Overview

    This property features a ground floor retail space with a lower level, totaling 6,050 square feet, situated within a cooperative building. The location is exceptional, positioned between W Houston Street and Prince Street in SoHo's Cast Iron Historic District. The ground floor boasts soaring 15+ foot ceiling heights. The space includes 25 feet of frontage, a rear skylight, and a lift. Currently, it serves as the flagship showroom for Poggenpohl, a luxury kitchen brand. Neighboring tenants include the Apple Store, Brunello Cucinelli, Polo Ralph Lauren, Design Within Reach, Warby Parker, Louis Vuitton, AG Jeans, Stella McCartney, Dior, Bottega Veneta, Balenciaga, Cartier, and Tiffany & Co. The property offers easy access to multiple subway lines, including the N/R/W, B/D/F/M, 6, and C/E trains.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Poggenpohl New York ... Kitchen & Bath Showroom

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

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    Location Insight

    • Map
    • Local Demand
    City
    Manhattan
    County
    New York
    State
    New York
    Longitude
    -73.998618
    Latitude
    40.725547

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    FAQs

    What type of property is this?
    Showroom - 6,050 SF retail space in SoHo's Cast Iron Historic District.
    Where is this showroom located?
    The property is located at 138 Greene Street Manhattan, NY.
    What is the asking price?
    The asking price for this property is $10,500,000.
    What are key features of this property?
    This property features: Prime SoHo location in the Cast Iron Historic District, surrounded by high‑end retailers.; Substantial 6,050 SF retail space with ground floor and lower‑level.; Impressive 15'+ ceiling height on the ground floor.
    (212) 369-4000
    We can help!
    Listing Contact
    Greg Corbin
    Greg Corbin
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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