THE CONDO BOOK PROJECT

1155 46th Street Condominium

1155 46th Street, Brooklyn, NY 11219

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Overview

Units
8 residential
Subway
3 min walk to Fort Hamilton Pkwy D50 St D, 5 min
Principals
Anne Welz
Average $/sf
$1,161Homes in Schedule A, as first offered
Common charges
$288–$480 a monthSponsor's first-year estimate in Schedule A, July 1, 2023 - June 30, 2024
Offering price
$3 million total

The sponsor of record is 1155-46 Street LLC, represented by Law Offices Of Hershy Itzkowitz, P.C.. The offering plan runs 306 pages. The sponsor has filed 1 amendment, the latest in January 2024. The nearest other condo plan on file is 1156 45th Street Condominium, next door.

Plan CD220179 · New · accepted Mar 17, 2023 · AG record ↗

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FigureThis building1182 Minna26 units · 0.5 miaccepted 20224720 15th36 units · 0.5 miaccepted 2023
Common ChargesPer Square Foot / Month$0.33In line$0.34$0.25
Average Offering PricePer Apartment$1.25MIn line$1.43M$1.16M
Average PricePer Square Foot$1,161In line$1,178$1,000
Property TaxesPer Square Foot / Month$1.03Highest$0.33$0.12
Average Unit SizeSquare Feet1,077 SFSmaller1,210 SF1,160 SF

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Unit mix, closings, budgets, finishes and the team, against 182 Minna and 4720 15th, 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 A8 of 8
Closing prices vs. Schedule A8 homes: $9,976,230 at closing against $10,000,000 in Schedule A (p. 36)−0.2%
Average closing price8 homes, on their Schedule A square feet$1,158 / SF
Closingsfirst and latest recordedMay 28, 2024 – Feb 27, 2025

Sales recorded with the Department of Finance (ACRIS) through Aug 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 8 closings
HomeRecordedClosing priceSchedule ADifference
1BMay 28, 2024$1,900,000$1,850,000 p. 36+2.7%
3AJun 18, 2024$997,885$1,050,000 p. 36−5%
2AJul 11, 2024$1,125,000$1,050,000 p. 36+7.1%
3BAug 14, 2024$999,000$1,050,000 p. 36−4.9%
1ANov 14, 2024$1,700,000$1,850,000 p. 36−8.1%
4BDec 9, 2024$1,079,345$1,050,000 p. 36+2.8%
4AJan 9, 2025$975,000$1,050,000 p. 36−7.1%
2BFeb 27, 2025$1,200,000$1,050,000 p. 36+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.

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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
1155-46 Street LLC
Principals
Anne Welz
Tax estimate
RE Tax ServicePrepared the first-year real estate tax projection

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

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