92 Horatio St Unit 4C

Horatio Arms

Horatio Street is the epitome of a picturesque West Village block: a quiet side street lined with historic townhouses and low-rise brick-clad apartment buildings. Shaded by massive overhanging oak trees, Horatio Arms is an unassuming five-story red brick building with casement windows framed by Neoclassical-style friezes. Completed in 1920, the ground floor facade is swathed in brown stucco. The location couldn’t be more idyllic. According to Lauren Pepin, a broker at Compass, although it is “cliché,” the area is one of the main reasons people move into the building. “And it is next to some of the most expensive real estate in the city,” she says. “[The co-op] is situated on the corner of Washington [Street], down the block from Greenwich [Street],” which is “central West Village.” The co-op offers basic apartments starting at $650,000, which is a steal considering the average sale price in the West Village is $2,987,775. Sixty-six apartments across five stories range from studios to three-bedrooms. According to Pepin, people “fall in love” with the building because each unit is unique. “Some have private garden spaces, others are duplexes, and just a few have been renovated into larger combined units,” she says. Some of the residences, she says, have the original fireplaces, which had to be excavated from previously sealed walls. Her unit, #1L/2P, is the amalgam of two studios split between an upper and lower floor; it sold for $1.7 million in December 2024. The gut-renovated apartment features matte white kitchen cabinets, the latest appliances, a writer's desk by a window and a tiny spiral staircase. The highlight, however, is the 20-by-12-foot private garden, which is landscaped and comfortably fits a large grill, a bench and a table big enough to fit eight people. “It is extremely rare to get your own garden, especially in a one-bedroom,” she says. “I usually only see this in townhouses or bigger, more expensive units.” The layouts are petite yet efficient, featuring space-optimizing features like built-in bookcases and custom floor-to-ceiling storage cabinets. Prewar architectural detailing adorns apartment interiors, including flourishes like wainscotting, arched doorways, eleven-and-a-half-foot ceilings and floor molding. As is typical in prewar West Village buildings, some units have strangely shaped rooms that aren’t 100% square or rectangular. A ground-floor studio, #1B, with a lofted bed and exposed brick walls, sold for $665,000 in January 2024. Unit #1I, a one-bedroom with an open living and kitchen area and a kitchen and bathroom that could use a renovation, sold for $650,000 in December 2024. A rare gem, #1J, is a two-bedroom, two-bathroom duplex with an additional home office/guest room, a wood-burning fireplace and an 18-by-25-foot landscaped patio; it was listed for $2.8 million in October 2024. The co-op board allows buyers to finance up to 80% of the purchase price. Pets, pieds-a-terre, and parents buying for children are approved case-by-case. Subletting is permitted after 3 years of ownership upon board approval. Horatio Arms is an elevator building with a long-time live-in superintendent and part-time maintenance staff. “It is meticulously clean, especially considering it is an older building,” says Karen Bressler, a broker at Douglas Elliman. “The super has been there for decades and is famously attentive to the cleanliness and upkeep of the building.” All the common areas have recently been renovated, including the upgraded entryway outfitted with new mailboxes and package lockers, shiny mosaic floor tiles and a bespoke lighting fixture. In the basement, residents can find rentable personal storage (currently waitlisted), a bike room and a spacious laundry room with folding tables. “Every five years, they get new washers and dryers,” Bressler says. She adds that, like the unit she represented, residents can get an in-unit washer/dryer upon board approval. Plus, the co-op has been outfitted with a new digital security system that patrols the entrance’s double security doors and manages package delivery and guest entry. “If you are looking for an apartment in the area, this is a great building,” says Pepin. “The scale is smaller, so you feel like you’re a part of the community.” On the cusp of the West Village and Meat Packing district, Horatio Street is a quaint residential block where neighborhoods refer to each other on a first-name basis. To the north, there are high-end designer boutiques, the Whitney Museum and a stretch of the Highline along cobblestone streets. To the south, quaint streets are lined with townhouses, jazz clubs and historically artsy piano bars, cabarets and theaters. For a bit of green space, residents can go to Hudson River Park. Residents can shop at nearby grocery stores: Brooklyn Fare, D'Agostino and Westside Market. Being located near 14th Street provides ample public transit options, including three walking-distance subway stations along 14th Street (with the same name). One avenue east at 7th Avenue, the station provides access to the 1, 2 and 3 lines. Less than two blocks north at 8th Avenue, the station services the A, C, E, and L trains. Additionally, the station at 6th Avenue has the F and M tracks. Meanwhile, major thoroughfares — 14th Street, Hudson Street, and West Street — make getting around Manhattan easy.