Office parks · New York

99 John Street

Imported, unreviewedReinhabitedRetrofit builtNew York City, NY

Office-to-housing/retail conversion in Manhattan Financial District, 335k sqft, median rent $2,132, 4,463 units permitted (2024). · summary, model-written

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Site profile8 elements · what this site is built with · tap a chip for the evidence

Place

3+ other atlas sites within 10 km

This site: 28 within 10 km computed · all sites with this

County lost 10%+ of retail establishments since 2012

This site: -21% census-cbp · all sites with this

County permitting 2,000+ apartment units a year

This site: 4,463 units, New York County census-bps · all sites with this

County typical rent $2,000+

This site: $4,779/mo zillow · all sites with this

Shrinking county

This site: -0.3% census-acs · all sites with this

Strategy

Reinhabited

This site: record · all sites with this

New use

Housing

This site: …new_use field record · all sites with this

Retail (continued)

This site: …new_use field record · all sites with this

All elements and lists · Trends

Now

Status	Retrofit builtWikipedia no source
Strategy	ReinhabitedWikipedia no source
New uses	housing, retailWikipedia no source
Developer	Rockrose Developmentnewtypes-extraction

Links out

Every link is built from an id this record holds (parcel number, filer CIK, Wikidata item, Census tract, coordinates) or from the name and city typed into a search. Nothing here is a guessed address. Search links are marked search in their source note; commercial listing links are marked for search engines not to follow. Hover a link for why it is here.

Official records (3)

government and regulatory records for this site, built from ids on the record

New York County (36061) profile (data.census.gov)from data.census.gov
FEMA flood map (NFHL) at this point (search)from msc.fema.gov
EPA ECHO facilities within 1 milefrom echo.epa.gov

Reference (5)

encyclopedic and research references

Wikipedia articlefrom en.wikipedia.org
Wikidata item Q5818141from wikidata.org
Wikimedia Commons photos within 500 mfrom commons.wikimedia.org
Retrofitting Suburbia (book site)from retrofittingsuburbia.com
New York City on Wikipediafrom en.wikipedia.org

Place (8)

map and street views by coordinates

Google Mapsfrom google.com
Street Viewfrom google.com
Bing Mapsfrom bing.com
Apple Mapsfrom maps.apple.com
OpenStreetMapfrom openstreetmap.org
Walk Score at this pointfrom walkscore.com
Transitland mapfrom transit.land
USGS National Mapfrom apps.nationalmap.gov

Market (1)

listings and owner pages; commercial, so search engines are told not to follow

LoopNet: for sale in New York City, NY (search)from city search

News (2)

news searches and archived pages

Google News: “99 John Street” (search)from name search
Bing News: “99 John Street” (search)from name search

History and original facts

Gross leasable area	335,000 sq ftnewtypes-extraction reported
Original developer	Insurance Company of North Americanewtypes-extraction reported
Anchors	Insurance Company of North America
County	New York County
Census division	2 · Mid-Atlantic
Notes	Draft from Wikipedia, model-extracted, unreviewed: The Insurance Company of North America Building, an office tower opened in 1933, was converted to residential use with 442 apartments and a supermarket by Rockrose Development in 1999.

Not yet recorded: acres, year opened, what is there now, retrofit year. Know it? Tell us.

Planning

No zoning change, subsidy or policy tool recorded for this site.

Before and after

Before: the mall

Architect	Shreve, Lamb & Harmonquote

After: the retrofit

Nothing extracted yet.

Hover "quote" to see the sentence each value came from. Planned figures are labelled planned. Method.

Site context

Housing permits, New York County (NY), 2024	4,463 units in 5+ unit buildings, 4 in 2–4, 0 single-family; 2023: 3,018 in 5+Census BPS
Other atlas sites nearby	28 within 10 km, 36 within 25 km: 111 Wall St. (0.4 km); Flatiron Building (0.5 km); Hudson Terminal shopping concourse (0.6 km); The Mall at the World Trade Center (0.6 km); 25 Water St. (0.6 km)computed
Retail trade in the county, 2025 (BLS QCEW)	123,585 jobs in 9,169 establishments; average annual pay $79,593; employment location quotient 0.50; employment +1.2% on the yearBLS QCEW 2025, NAICS 44-45, private
Jobs located in the tract, 2022	28,041 jobs; 383 in retail trade, 1,694 in accommodation and food (workplace blocks summed to tract 36061001502)Census LEHD LODES8 WAC 2022
Upward mobility (Opportunity Atlas, 2010 tract)	children of low-income (25th percentile) families reached the 42nd income percentile as adults; 1.2% incarcerated at the 2010 count (63 children in the sample); born 1978–83, measured 2014–15Opportunity Insights
Food access (USDA FARA 2019, 2010 tract)	not a low-access tract at 1 mile; poverty rate 9.5%; median family income $185,357; 22 SNAP householdsUSDA ERS
Schools	New York City Department Of Education (PK-12); 33 public schools within 1 mile: JOHN V LINDSAY WILDCAT ACADEMY CHARTER SCHOOL; LEADERSHIP & PUBLIC SERVICE HIGH SCHOOL; HIGH SCHOOL OF ECONOMICS & FINANCE; MURRY BERGTRAUM HIGH SCHOOL FOR BUSINESS CAREERSNCES EDGE
Elevation	21 ft above sea level at the site pointUSGS 3DEP
Storm events in the county, 2016-2025	45 county-logged events: 20 flash flood, 19 thunderstorm wind, 4 hail, 2 lightning; $114,073,500 property damage reported; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events
Homes for sale in ZIP 10038, 2026-09	median list price $1,282,500 (+14.0% on the year); 71 active listings; median 61 days on market; 8% with a price cutRealtor.com Research
Retail trade in the county, 2012 to 2023	9,268 establishments (-21%); 115,257 jobs (-21%)Census CBP
Housing market in the county	typical home value $1.2M (+3% 1 yr, -10% 5 yr); typical rent $4,779/mo (+6% 1 yr), 2026-09Zillow Research
Traffic on the busiest road within 600 m (2024)	13,812 vehicles a day on SLIP RAMP FROM PEARL ST TO RAMP FOR 907L; 1,067 trucks; 40 counted segmentsFHWA HPMS

Summary, model-written

Converted from office to housing/retail (originally Insurance Co. of N. America building, built 1930s per narrative).

Why. Retrofit already built (record states status 'built' for conversion). Median rent $2,132 (per opp_reasons). Housing confirmed in new_use.

Where it stands. In Manhattan Financial District, 0.8km from 21 West St (built), 0.6km from Hudson Terminal (operating).

For a planner

335k sqft GLA (office-park type).
Housing market: ZHVI $1.25M (2026-09), ZORI $4,779 (2026-09).
2024 permits show 4,463 units (5+ bedrooms) valued at $690M.

For a developer

No adaptive reuse needed (retrofit built).
Peer projects (e.g., 21 West St) use 'reinhabit' strategy.
Retail trend: 2012–2023 retail establishments down 20.7% (county data).

What we do not know yet

Exact retail mix unknown (only 'retail' listed in new_use).
No current tenant data or occupancy rates provided.
Art Deco building details (narrative) not tied to current use.

Generated by qwen3-30b-a3b-64k:latest on Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b) from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.

Similar sites

21 West Street, New York City, NY · Office parks · same strategy: reinhabit; also in NY; 1 km away
Buford Clairmont Mall, Chamblee, GA · Malls · similar GLA (350,000 sq ft); same strategy: reinhabit
Westgate Mall, Bangor, ME · Malls · similar GLA (311,440 sq ft); same strategy: reinhabit
Arsenal Mall, Watertown, MA · Malls · similar GLA (311,000 sq ft); same strategy: reinhabit

Elsewhere on the web

Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar

Multifamily screen

retrofit already built
median rent $2,132
housing in the record

Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.

Background

99 John Street, originally the Insurance Company of North America Building, is a residential building on John Street in the Financial District of Manhattan, New York City, United States. It was designed by Shreve, Lamb & Harmon in the Art Deco style. The building rises 28 stories high, with a height of 338 feet (103 m); there is a shorter four-story annex on Gold Street, which was built after the main building. The exterior contains chamfered corners, a massing with five setbacks tapering to a two-story penthouse, and granite and limestone decorations. The building was constructed as a steel frame structure and sits on 434 steel piles.

Excerpt from Wikipedia (authors and history), CC BY-SA 4.0. May be older than the record above.

Sources

99 John Street · CC BY-SA 4.0
1 quoted sentence
99 John Street

Cite

Retrofit Atlas (2026). "99 John Street, New York City, NY." Record n-63ff88de26, imported, unreviewed. Built on the public Retrofitting Suburbia map (Dunham-Jones and Williamson) and the sources listed. https://retrofitatlas.org/office-parks/ny/new-york-city-99-john-street/ (accessed 2026-10-21).

BibTeX

@misc{retrofitatlas_newyorkcity99johnstreet,
  title = {99 John Street, New York City, NY},
  author = {{Retrofit Atlas}},
  howpublished = {\url{https://retrofitatlas.org/office-parks/ny/new-york-city-99-john-street/}},
  year = {2026},
  note = {Record n-63ff88de26, release 2026-10-21, tier: draft. Built on the Retrofitting Suburbia map (Dunham-Jones and Williamson) and the sources listed on the record. Accessed 2026-10-21}
}

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