THE CONDO BOOK PROJECT

100 Franklin Street Condominium

100 Franklin St & 3 Avenue Of The Americas, Manhattan, NY 10013

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Overview

Units
10 residential · 2 commercial
Subway
2 min walk to Franklin St 1Canal St A C E, 3 min
Principals
Christopher J. Prokop, Joseph A. McMillan, Jr.
Average $/sf
$2,349Homes in Schedule A, as first offered
Common charges
$1,868–$5,433 a monthSponsor's first-year estimate in Schedule A, October 1, 2019 - September 30, 2020
Offering price
$47.6 million total

The sponsor of record is Ddg 100 Franklin LLC, represented by Goldfarb & Fleece, LLP. The offering plan runs 538 pages. The sponsor has filed 16 amendments, the latest in April 2026. The nearest other condo plan on file is 101 Franklin Condominium, next door.

Plan CD180350 · New · accepted Apr 2, 2019 · AG record ↗

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FigureThis building13 East Third25 units · 0.9 miaccepted 2018175 Chrystie314 units · 0.7 miaccepted 2020
Common ChargesPer Square Foot / Month$1.37Above peers$0.61$1.24
Average Offering PricePer Apartment$4.75MAbove peers$4.58M$3.98M
Average PricePer Square Foot$2,349In line$2,410$2,339
Property TaxesPer Square Foot / Month$1.80Highest$1.44$1.02
Average Unit SizeSquare Feet2,021 SFLarger1,901 SF1,703 SF

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Unit mix, closings, budgets, finishes and the team, against 3 East Third and 175 Chrystie, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Manhattan plans on size, $/SF and launch date, within 2 miles when possible.
  • Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
  • Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
  • Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.

Closings Pro

Homes closed90% of the homes in Schedule A9 of 10
Closing prices vs. Schedule A9 homes: $33,181,825 at closing against $42,915,000 in Schedule A (p. 64)−22.7%
Average closing price9 homes, on their Schedule A square feet$1,810 / SF
Closingsfirst and latest recordedFeb 10, 2022 – May 14, 2026

Sales recorded with the Department of Finance (ACRIS) through May 31, 2026: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.

All 9 closings
HomeRecordedClosing priceSchedule ADifference
2 SFeb 10, 2022$2,087,413$2,995,000 p. 64−30.3%
4 SMar 3, 2022$2,240,150$3,295,000 p. 64−32%
PH NApr 25, 2023$8,676,375$9,995,000 p. 64−13.2%
3 SJun 15, 2023$2,341,975$3,150,000 p. 64−25.7%
3 NMay 28, 2025$3,200,000$3,995,000 p. 64−19.9%
4 NAug 27, 2025$3,300,000$4,195,000 p. 64−21.3%
2 NFeb 13, 2026$2,950,000$3,945,000 p. 64−25.2%
5 NFeb 25, 2026$3,435,275$4,350,000 p. 64−21%
PH SMay 14, 2026$4,950,638$6,995,000 p. 64−29.2%

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Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

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Budget

From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size

Team

Sponsor
Ddg 100 Franklin LLC
Principals
Christopher J. Prokop, Joseph A. McMillan, Jr.
Tax estimate
Marcus & Pollack LLPPrepared the first-year real estate tax projection
Construction lender
Bank OZK$20.1 million loan stated in the plan

From our research: Do NYC Developers Rehire the Same Firms?

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