1 Brooklyn Bay Condominiums
1524 Sheepshead Bay Road (Aka 1501 Voorhies), Brooklyn, NY 11235
Overview
- Units
- 56 residential · 43 parking
- Subway
- 1 min walk to Sheepshead Bay B QNeck Rd Q, 13 min
- Developer
- Muss Development LLC
- Principals
- Joshua L. Muss, Jason A. Muss
- Offering price
- $75.4 million total $63.2 million when first offered
- Floor plans
- Pages 310–320 of the plan
The sponsor of record is Md Sheepshead Bay LLC, represented by Belkin Burden Wenig & Goldman, LLP. The offering plan runs 613 pages. The sponsor has filed 18 amendments, the latest in January 2024. The nearest other condo plan on file is 2617 East 16th Street Condominium, next door.
Plan CD160373 · New · accepted May 1, 2017 · AG record ↗
Compare
| Figure | This building1 | Onyx Square256 units · 1.6 miaccepted 2017 | Q355 units · 1.4 miaccepted 2020 |
|---|---|---|---|
| Average Offering PricePer Apartment | $1.13MHighest | $650,446 | $382,036 |
Free Account
See the Full Comp
Unit mix, closings, budgets, finishes and the team, against Onyx Square and Q, cited to the offering plans. No credit card required.
Create a free accountHow 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 the plan | 56 of 56 |
| Closingsfirst and latest recorded | Mar 22, 2018 – Sep 30, 2025 |
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 56 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 22E | Mar 22, 2018 | $1,237,174 | — | — |
| 21C | Mar 23, 2018 | $967,338 | — | — |
| 21B | Mar 28, 2018 | $560,038 | — | — |
| 23D | Mar 28, 2018 | $1,025,099 | — | — |
| 24D | Mar 28, 2018 | $1,045,704 | — | — |
| 22C | Mar 30, 2018 | $768,779 | — | — |
| 20H | Apr 6, 2018 | $1,120,075 | — | — |
| 21G | Apr 11, 2018 | $982,611 | — | — |
| 20C | Apr 19, 2018 | $1,216,809 | — | — |
| 21H | Apr 20, 2018 | $1,145,531 | — | — |
| 22A | Apr 20, 2018 | $1,359,364 | — | — |
| 20G | Apr 30, 2018 | $1,023,341 | — | — |
| 23B | May 1, 2018 | $1,125,166 | — | — |
| 20A | May 23, 2018 | $534,581 | — | — |
| 24C | May 30, 2018 | $1,094,619 | — | — |
| PH28A | May 30, 2018 | $1,512,101 | — | — |
| PH28C | May 30, 2018 | $2,240,150 | — | — |
| 25C | May 31, 2018 | $1,135,349 | — | — |
| PH29D | Jun 4, 2018 | $1,512,101 | — | — |
| 20F | Jun 6, 2018 | $743,323 | — | — |
| 21A | Jun 6, 2018 | $560,038 | — | — |
| 21F | Jun 6, 2018 | $743,323 | — | — |
| PH28D | Jun 7, 2018 | $1,435,733 | — | — |
| 24A | Jun 8, 2018 | $1,400,094 | — | — |
| 26E | Jun 20, 2018 | $1,400,094 | — | — |
| 20D | Jun 21, 2018 | $1,400,094 | — | — |
| 23E | Jun 28, 2018 | $1,313,543 | — | — |
| PH29B | Jul 9, 2018 | $1,476,463 | — | — |
| 20B | Jul 11, 2018 | $554,946 | — | — |
| 25E | Jul 13, 2018 | $1,349,181 | — | — |
| 25B | Aug 6, 2018 | $1,074,254 | — | — |
| 24E | Aug 9, 2018 | $1,323,725 | — | — |
| 24B | Nov 2, 2018 | $972,429 | — | — |
| 25A | Dec 5, 2018 | $1,330,000 | — | — |
| 21D | Feb 28, 2019 | $1,107,838 | — | — |
| 20E | Oct 23, 2019 | $916,426 | — | — |
| 26B | Nov 7, 2019 | $962,246 | — | — |
| 26C | Jan 21, 2020 | $987,703 | — | — |
| 27E | Jun 9, 2020 | $1,191,353 | — | — |
| PH29A | Jul 9, 2020 | $1,272,814 | — | — |
| PH28B | Mar 11, 2021 | $1,318,634 | — | — |
| 25D | Dec 17, 2021 | $926,608 | — | — |
| 27B | Jan 27, 2022 | $936,790 | — | — |
| 21E | Feb 11, 2022 | $895,000 | — | — |
| 26A | Apr 11, 2022 | $1,262,630 | — | — |
| 26D | May 10, 2022 | $875,000 | — | — |
| 27D | Aug 9, 2022 | $999,000 | — | — |
| 27A | Sep 27, 2022 | $1,272,813 | — | — |
| 23A | Sep 30, 2022 | $1,267,721 | — | — |
| 23C | Oct 19, 2023 | $977,520 | — | — |
| PH30B | Dec 21, 2023 | $2,439,600 | — | — |
| PH30A | Mar 7, 2024 | $2,443,800 | — | — |
| 22B | Sep 18, 2024 | $1,311,863 | — | — |
| 27C | May 6, 2025 | $934,703 | — | — |
| PH29C | Jul 31, 2025 | $1,725,934 | — | — |
| BASE | Sep 30, 2025 | $74,176,848 | — | — |
Pro
Closings are for subscribers
Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.
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
- Md Sheepshead Bay LLC
- Developer
- Muss Development LLC
- Principals
- Joshua L. Muss, Jason A. Muss
- Tax estimate
- Marcus & Pollack LLPPrepared the first-year real estate tax projection
- Construction lender
- Sheepshead Bay Road Lender$126.4 million loan stated in the plan
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
- 2617 East 16th Street Condominiumnext door · 8 units · 2006
- 2615-2621 East 17th Street Condominiumnext door · 29 units · 21 parking · 2006
- 2646 East 14th Street Condominiumnext door · 2 units · 2001
- 2640 East 14th Street Condominium0.1 mi · 5 units · 5 parking · 2015
- 2654 East 18th Street Condominium0.1 mi · 18 units · 2022
- 1702 Avenue Z Condo0.1 mi · 10 units · 2008