THE CONDO BOOK PROJECT

1406 Ocean Parkway Condominium

1406 Ocean Parkway, Brooklyn, NY 11230

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Overview

Units
7 residential · 5 parking
Subway
9 min walk to Avenue N FAvenue P F, 10 min
Principals
Michael Mishal
Average $/sf
$1,526Homes in Schedule A, as first offered
Common charges
$254–$1,512 a monthSponsor's first-year estimate in Schedule A, January 1, 2022 - December 31, 2022
Offering price
$22.4 million total $20 million when first offered

The sponsor of record is 1406 Ocean Pkwy LLC, represented by The Law Office Of Claudia V. Murdoch, P.C.. The offering plan runs 252 pages. The sponsor has filed 5 amendments, the latest in September 2025. The nearest other condo plan on file is Azrad Condominium Association, next door.

Plan CD210133 · New · accepted Dec 8, 2021 · AG record ↗

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FigureThis building11415 6728 units · 1.7 miaccepted 20202350 W. 11th Street Condominum39 units · 1.8 miaccepted 2021
Common ChargesPer Square Foot / Month$0.47In line$0.38$0.53
Average Offering PricePer Apartment$2.85MHighest$957,500$650,100
Average PricePer Square Foot$1,526Highest$1,037$900
Property TaxesPer Square Foot / Month$0.31Lowest$0.77$0.56
Average Unit SizeSquare Feet1,870 SFLargest924 SF722 SF

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Unit mix, closings, budgets, finishes and the team, against 1415 67 and 2350 W. 11th Street Condominum, 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 closed57% of the homes in Schedule A4 of 7
Closing prices vs. Schedule A4 homes: $10,765,142 at closing against $10,605,000 in Schedule A (p. 32)+1.5%
Average closing price4 homes, on their Schedule A square feet$1,326 / SF
Closingsfirst and latest recordedDec 28, 2023 – Aug 5, 2026

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 4 closings
HomeRecordedClosing priceSchedule ADifference
4ADec 28, 2023$5,409,997$3,540,000 p. 32+52.8%
1AApr 23, 2026$2,749,275$2,900,000 p. 32−5.2%
2AApr 23, 2026$202,800$625,000 p. 32−67.6%
3AAug 5, 2026$2,403,070$3,540,000 p. 32−32.1%

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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
1406 Ocean Pkwy LLC
Principals
Michael Mishal
Tax estimate
MGNY ConsultingPrepared the first-year real estate tax projection

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

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