THE CONDO BOOK PROJECT

156 Tompkins Avenue Condominium

156 Tompkins Avenue, Brooklyn, NY 11206

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Overview

Units
8 residential · 1 commercial
Subway
6 min walk to Myrtle-Willoughby Avs GBedford-Nostrand Avs G, 11 min
Principals
Alan Waintraub
Average $/sf
$1,040Homes in Schedule A, as first offered
Common charges
$338–$583 a monthSponsor's first-year estimate in Schedule A, January 1, 2025 - December 30, 2025
Offering price
$7.51 million total $6.39 million when first offered

The sponsor of record is Tompkins Mazal Bh 101 LLC, represented by The Law Office Of Jay Lichtman, PC. The offering plan runs 348 pages. The sponsor has filed 3 amendments, the latest in March 2026. The nearest other condo plan on file is 568 Willoughby Avenue Condominium, next door.

Plan CD240035 · Rehab · accepted Nov 4, 2024 · AG record ↗

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FigureThis building153 Stanhope28 units · 1.1 miaccepted 2024131 Madison38 units · 0.7 miaccepted 2025
Common ChargesPer Square Foot / Month$0.53Below peers$0.60$0.69
Average Offering PricePer Apartment$761,625Above peers$729,250$676,000
Average PricePer Square Foot$1,040Below peers$1,091$1,097
Property TaxesPer Square Foot / Month$0.42Highest$0.19$0.32
Average Unit SizeSquare Feet732 SFLarger668 SF616 SF

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Unit mix, closings, budgets, finishes and the team, against 53 Stanhope and 131 Madison, 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: $6,531,604 at closing against $6,093,000 in Schedule A (p. 34)+7.2%
Average closing price8 homes, on their Schedule A square feet$1,115 / SF
Closingsfirst and latest recordedMay 15, 2025 – Sep 10, 2026

Sales recorded with the Department of Finance (ACRIS) through Sep 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 9 closings
HomeRecordedClosing priceSchedule ADifference
4BMay 15, 2025$800,000$699,000 p. 34+14.4%
5AJun 24, 2025$1,215,000$1,200,000 p. 34+1.2%
3BAug 20, 2025$793,000$699,000 p. 34+13.4%
2BOct 23, 2025$754,826$699,000 p. 34+8%
C1Jun 18, 2026$250,000——
3AJul 2, 2026$725,000$699,000 p. 34+3.7%
2AAug 12, 2026$695,000$699,000 p. 34−0.6%
4AAug 21, 2026$768,779$699,000 p. 34+10%
1BSep 10, 2026$780,000$699,000 p. 34+11.6%

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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
Tompkins Mazal Bh 101 LLC
Principals
Alan Waintraub
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection

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

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