THE CONDO BOOK PROJECT

1251 Pacific Street Condominium

1251 Pacific Street, Brooklyn, NY 11225

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Overview

Units
4 residential
Subway
5 min walk to Nostrand Av A CFranklin Av C S, 8 min
Principals
Jerome Shlomo Berdugo, Michael Journo, Philippe Edmond Cohen
Average $/sf
$1,609Homes in Schedule A, as first offered
Common charges
$511–$613 a monthSponsor's first-year estimate in Schedule A, January 1, 2024 To December 31, 2024
Offering price
$6.4 million total

The sponsor of record is 1251 Pacific Bh LLC, represented by Eial Girtz, PC. The offering plan runs 267 pages. The sponsor has filed 2 amendments, the latest in May 2025. The nearest other condo plan on file is 1263 Pacific Street Condominium, next door.

Plan CD230067 · New · accepted Feb 9, 2024 · AG record ↗

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FigureThis building1747 Dean24 units · 0.8 miaccepted 2024442 3rd34 units · 1.6 miaccepted 2023
Common ChargesPer Square Foot / Month$0.55Highest$0.40$0.30
Average Offering PricePer Apartment$1.6MLowest$2.02M$2.44M
Average PricePer Square Foot$1,609In line$1,756$1,605
Property TaxesPer Square Foot / Month$0.70In line$1.05$0.39
Average Unit SizeSquare Feet995 SFSmaller1,153 SF1,519 SF

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Unit mix, closings, budgets, finishes and the team, against 747 Dean and 442 3rd, 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 closed25% of the homes in Schedule A1 of 4
Closing prices vs. Schedule A1 home: $1,145,000 at closing against $1,600,000 in Schedule A (p. 37)−28.4%
Average closing price1 home, on their Schedule A square feet$1,145 / SF
Closingsfirst and latest recordedJul 2, 2025

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 1 closings
HomeRecordedClosing priceSchedule ADifference
3Jul 2, 2025$1,145,000$1,600,000 p. 37−28.4%

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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
1251 Pacific Bh LLC
Principals
Jerome Shlomo Berdugo, Michael Journo, Philippe Edmond Cohen
Tax estimate
RE Tax Service, LLCPrepared the first-year real estate tax projection
Construction lender
FM Home Loans

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

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