THE CONDO BOOK PROJECT

Patagonia

11-13 West 116th Street, Manhattan, NY 10026

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Overview

Units
30 residential · 1 commercial
Subway
3 min walk to 116 St 2 3116 St 6, 7 min
Principals
Hugo Subotovsky, Pablo Federico Kralj
Average $/sf
$1,225Homes in Schedule A, as first offered
Common charges
$269–$981 a monthSponsor's first-year estimate in Schedule A, July 1, 2022 and Ending June 30, 2023
Offering price
$42.7 million total $43.2 million when first offered

The sponsor of record is West 116 Acquisition LLC**, represented by D'Agostino, Levine Landesman, Etal, L.L.P.. The offering plan runs 735 pages. The sponsor has filed 9 amendments, the latest in December 2025. The nearest other condo plan on file is 1400 Fifth Avenue Condominium, next door.

Plan CD210219 · New · accepted Feb 25, 2022 · AG record ↗

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FigureThis building1Parc North225 units · 0.3 miaccepted 2020One St. Nicholas Park317 units · 1.1 miaccepted 2021
Common ChargesPer Square Foot / Month$0.44Lowest$1.05$0.83
Average Offering PricePer Apartment$1.44MHighest$904,000$912,235
Average PricePer Square Foot$1,225In line$1,171$1,322
Property TaxesPer Square Foot / Month$0.87In line$1.27$0.87
Average Unit SizeSquare Feet1,176 SFLargest772 SF690 SF

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See the Full Comp

Unit mix, closings, budgets, finishes and the team, against Parc North and One St. Nicholas Park, 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 closed7% of the homes in Schedule A2 of 30
Closing prices vs. Schedule A2 homes: $1,899,000 at closing against $2,170,000 in Schedule A (p. 75)−12.5%
Average closing price2 homes, on their Schedule A square feet$959 / SF
Closingsfirst and latest recordedDec 8, 2023 – Feb 2, 2024

Sales recorded with the Department of Finance (ACRIS) through Jul 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 2 closings
HomeRecordedClosing priceSchedule ADifference
4DDec 8, 2023$599,000$755,000 p. 75−20.7%
5CFeb 2, 2024$1,300,000$1,415,000 p. 75−8.1%

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Closings are for subscribers

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
West 116 Acquisition LLC**
Principals
Hugo Subotovsky, Pablo Federico Kralj
Tax estimate
Korngold Powers LLPPrepared the first-year real estate tax projection

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

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