THE CONDO BOOK PROJECT

Hastings House

1066 Jefferson Avenue, Brooklyn, NY 11221

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Overview

Units
10 residential · 6 storage
Subway
4 min walk to Halsey St JGates Av J Z, 9 min
Principals
Nigel Boyden
Average $/sf
$1,039Homes in Schedule A, as first offered
Common charges
$263–$1,053 a monthSponsor's first-year estimate in Schedule A, July 1, 2022- June 30, 2023
Offering price
$7.64 million total $7.39 million when first offered

The sponsor of record is 1066 Jefferson 2018 LLC, represented by Jeffrey Zwick & Associates, P.C.. The offering plan runs 327 pages. The sponsor has filed 4 amendments, the latest in May 2024. The nearest other condo plan on file is 1060 Jefferson Condominium, next door.

Plan CD210247 · New · accepted May 24, 2022 · AG record ↗

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FigureThis building11060 Jefferson210 units · 0 miaccepted 202268 Eldert310 units · 0.2 miaccepted 2022
Common ChargesPer Square Foot / Month$0.80Highest$0.58$0.50
Average Offering PricePer Apartment$753,000In line$711,900$873,500
Average PricePer Square Foot$1,039In line$1,047$1,021
Property TaxesPer Square Foot / Month$0.21Lowest$0.59$0.97
Average Unit SizeSquare Feet725 SFIn line680 SF856 SF

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Unit mix, closings, budgets, finishes and the team, against 1060 Jefferson and 68 Eldert, 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 A10 of 10
Closing prices vs. Schedule A10 homes: $6,713,000 at closing against $7,530,000 in Schedule A (p. 30)−10.8%
Average closing price10 homes, on their Schedule A square feet$927 / SF
Closingsfirst and latest recordedFeb 16, 2023 – Dec 4, 2023

Sales recorded with the Department of Finance (ACRIS) through Nov 30, 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 10 closings
HomeRecordedClosing priceSchedule ADifference
1AFeb 16, 2023$675,000$725,000 p. 30−6.9%
2BFeb 23, 2023$538,000$525,000 p. 30+2.5%
3AFeb 23, 2023$335,000$350,000 p. 30−4.3%
2AFeb 28, 2023$367,500$375,000 p. 30−2%
3CMar 10, 2023$760,000$795,000 p. 30−4.4%
3BApr 4, 2023$507,500$525,000 p. 30−3.3%
4BMay 11, 2023$785,000$895,000 p. 30−12.3%
2CMay 17, 2023$795,000$895,000 p. 30−11.2%
4ASep 28, 2023$995,000$1,295,000 p. 30−23.2%
1BDec 4, 2023$955,000$1,150,000 p. 30−17%

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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
1066 Jefferson 2018 LLC
Principals
Nigel Boyden
Tax estimate
The Mazursky Group, Inc.Prepared the first-year real estate tax projection
Construction lender
S3 Capital$3.7 million recorded

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

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