THE CONDO BOOK PROJECT

1043 Halsey Street Condominium

1043 Halsey Street, Brooklyn, NY 11207

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Overview

Units
5 residential
Subway
4 min walk to Halsey St JChauncey St J Z, 9 min
Developers
Five Horsemen Construction, Highwater Capital Group
Principals
Joon Hwang, Ronald Chien
Average $/sf
$882Homes in Schedule A, as first offered
Common charges
$339–$670 a monthSponsor's first-year estimate in Schedule A, April 1, 2020 - March 31, 2021
Offering price
$3.62 million total $3.23 million when first offered

The sponsor of record is Cgpd Halsey Street LLC, represented by Jeffrey Zwick & Associates, P.C.. The offering plan runs 317 pages. The sponsor has filed 1 amendment, the latest in July 2020. The nearest other condo plan on file is 1261 Bushwick Avenue Condominium, next door.

Plan CD190250 · New · accepted Dec 31, 2019 · AG record ↗

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FigureThis building154 Himrod26 units · 0.8 miaccepted 2020803 Quincy38 units · 0.7 miaccepted 2020
Common ChargesPer Square Foot / Month$0.56Highest$0.33$0.47
Average Offering PricePer Apartment$724,000In line$616,500$780,500
Average PricePer Square Foot$882In line$915$853
Property TaxesPer Square Foot / Month$0.41Lowest$0.87$0.78
Average Unit SizeSquare Feet821 SFIn line804 SF915 SF

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Unit mix, closings, budgets, finishes and the team, against 54 Himrod and 803 Quincy, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Brooklyn 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 closed100% of the homes in Schedule A5 of 5
Closing prices vs. Schedule A5 homes: $3,247,881 at closing against $3,620,000 in Schedule A (p. 29)−10.3%
Average closing price5 homes, on their Schedule A square feet$791 / SF
Closingsfirst and latest recordedAug 31, 2021 – Jan 4, 2022

Sales recorded with the Department of Finance (ACRIS) through Aug 31, 2025: 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 5 closings
HomeRecordedClosing priceSchedule ADifference
2BAug 31, 2021$499,000$585,000 p. 29−14.7%
4Sep 9, 2021$941,881$950,000 p. 29−0.9%
2ASep 24, 2021$594,000$615,000 p. 29−3.4%
3BDec 16, 2021$493,000$595,000 p. 29−17.1%
1Jan 4, 2022$720,000$875,000 p. 29−17.7%

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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
Cgpd Halsey Street LLC
Developers
Five Horsemen Construction, Highwater Capital Group
Principals
Joon Hwang, Ronald Chien
Tax estimate
Metropolitan Realty ExemptionsPrepared the first-year real estate tax projection

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

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