THE CONDO BOOK PROJECT

134 West End Avenue Condominium

132-134 West End Avenue, Brooklyn, NY 11235

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Overview

Units
9 residential · 1 commercial
Subway
10 min walk to Brighton Beach B QSheepshead Bay B Q, 12 min
Principals
ALEXANDER NED, BERTA GURFEL, HELEN GURFEL
Average $/sf
$592Homes in Schedule A, as first offered
Common charges
$296–$643 a monthSponsor's first-year estimate in Schedule A, First Year of Operation July 1, 2007 to June 30, 2008
Offering price
$6.28 million total

The sponsor of record is Captain 132 LLC, represented by Allen, Morris, Troisi & Simon LLP. The offering plan runs 251 pages. The sponsor has filed 9 amendments, the latest in May 2017. The nearest other condo plan on file is 104 West End Avenue Condominium, next door.

Plan CD060425 · New · accepted Oct 19, 2006 · AG record ↗

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FigureThis building1Marina Plaza212 units · 0.9 miaccepted 2005Cunningham Park312 units · 1.9 miaccepted 2007
Common ChargesPer Square Foot / Month$0.39Highest$0.13$0.18
Average Offering PricePer Apartment$635,556In line$685,546$476,306
Average PricePer Square Foot$592In line$649$550
Property TaxesPer Square Foot / Month$0.04Highest$0.03$0.02
Average Unit SizeSquare Feet1,074 SFLarger1,056 SF866 SF

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Unit mix, closings, budgets, finishes and the team, against Marina Plaza and Cunningham Park, 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 A9 of 9
Closing prices vs. Schedule A7 homes: $3,295,330 at closing against $4,450,000 in Schedule A (p. 20)−25.9%
Average closing price7 homes, on their Schedule A square feet$443 / SF
Closingsfirst and latest recordedMar 19, 2009 – Dec 20, 2017

Sales recorded with the Department of Finance (ACRIS) through Apr 30, 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 10 closings
HomeRecordedClosing priceSchedule ADifference
2AMar 19, 2009$385,320$600,000 p. 20−35.8%
3BApr 14, 2009$506,493——
7AJun 29, 2009$595,710$800,000 p. 20−25.5%
4ASep 9, 2009$501,930$640,000 p. 20−21.6%
3ADec 10, 2009$476,580$620,000 p. 20−23.1%
5ADec 14, 2009$496,860$660,000 p. 20−24.7%
5BApr 8, 2010$446,160——
2BJul 28, 2010$268,710$450,000 p. 20−40.3%
6AMay 23, 2011$570,220$680,000 p. 20−16.1%
1ADec 20, 2017$200,000——

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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
Captain 132 LLC
Principals
ALEXANDER NED, BERTA GURFEL, HELEN GURFEL
Tax estimate
R.P.T.E Consulting Ltd.Prepared the first-year real estate tax projection
Construction lender
The Community Preservation Corporation$2.2 million loan stated in the plan

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

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