THE CONDO BOOK PROJECT

112 India Street Condominium

112 India Street, Brooklyn, NY 11222

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Overview

Units
3 residential
Subway
1 min walk to Greenpoint Av GNassau Av G, 11 min
Principals
Itzhak Maman, Christine Blackburn, Lior Barak
Average $/sf
$1,857Homes in Schedule A, as first offered
Common charges
$349–$1,117 a monthSponsor's first-year estimate in Schedule A, July 1, 2023- June 30, 2024
Offering price
$8.55 million total $7.95 million when first offered

The sponsor of record is 112 India LLC, represented by The Law Office Of Jay Lichtman, PC. The offering plan runs 361 pages. The sponsor has filed 2 amendments, the latest in November 2023. The nearest other condo plan on file is 114 India Condominium, next door.

Plan CD220056 · New · accepted Aug 11, 2022 · AG record ↗

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FigureThis building184 Meserole23 units · 0.4 miaccepted 202278 Eagle33 units · 0.2 miaccepted 2022
Common ChargesPer Square Foot / Month$0.60Highest$0.45$0.37
Average Offering PricePer Apartment$2.65MHighest$2.3M$2.2M
Average PricePer Square Foot$1,857Highest$1,437$1,434
Property TaxesPer Square Foot / Month$1.15Highest$0.80$0.26
Average Unit SizeSquare Feet1,427 SFSmaller1,601 SF1,535 SF

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Unit mix, closings, budgets, finishes and the team, against 84 Meserole and 78 Eagle, cited to the offering plans. No credit card required, and it also connects to ChatGPT and Claude, with limited access.

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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.

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Closings Pro

Homes closed100% of the homes in Schedule A3 of 3
Closing prices vs. Schedule A3 homes: $7,548,400 at closing against $7,950,000 in Schedule A (p. 34)−5.1%
Average closing price3 homes, on their Schedule A square feet$1,764 / SF
Closingsfirst and latest recordedMay 24, 2023 – Apr 5, 2024

Sales recorded with the Department of Finance (ACRIS) through Apr 30, 2024: 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 3 closings
HomeRecordedClosing priceSchedule ADifference
2May 24, 2023$990,000$900,000 p. 34+10%
1Jun 15, 2023$3,300,000$3,250,000 p. 34+1.5%
3Apr 5, 2024$3,258,400$3,800,000 p. 34−14.3%

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

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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
112 India LLC
Principals
Itzhak Maman, Christine Blackburn, Lior Barak
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
1st Constitution Bank$2.6 million recorded

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

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