THE CONDO BOOK PROJECT

16 2nd Place Condominium

16 2nd Place, Brooklyn, NY 11231

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Overview

Units
4 residential
Subway
6 min walk to Carroll St F GSmith-9 Sts F G, 12 min
Developer
Iliad Research and Trading, L.P.
Principals
Carolyn Bever, Donald Brennan, John M. Fife
Average $/sf
$1,589Homes in Schedule A, as first offered
Common charges
$444–$471 a monthSponsor's first-year estimate in Schedule A, July 1, 2022 - June 30, 2023
Offering price
$12.7 million total $10.9 million when first offered

The sponsor of record is 16 Second Place, LLC, represented by The Law Office Of Claudia V. Murdoch, P.C.. The offering plan runs 237 pages. The sponsor has filed 6 amendments, the latest in March 2026. The nearest other condo plan on file is 11 Second Place Condominium, next door.

Plan CD210003 · Rehab · accepted Nov 1, 2021 · AG record ↗

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FigureThis building1279 Sackett24 units · 0.3 miaccepted 2021446 Clinton35 units · 0.1 miaccepted 2022
Common ChargesPer Square Foot / Month$0.27Lowest$0.34$0.50
Average Offering PricePer Apartment$2.74MHighest$2.2M$1.76M
Average PricePer Square Foot$1,589Below peers$1,760$1,669
Property TaxesPer Square Foot / Month$0.38In line$0.49$0.37
Average Unit SizeSquare Feet1,723 SFLargest1,249 SF1,055 SF

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Unit mix, closings, budgets, finishes and the team, against 279 Sackett and 446 Clinton, 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 closed0% of the homes in Schedule A0 of 4

Sales recorded with the Department of Finance (ACRIS) through Aug 31, 2021: 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.

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Closings are for subscribers

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
16 Second Place, LLC
Developer
Iliad Research and Trading, L.P.
Principals
Carolyn Bever, Donald Brennan, John M. Fife
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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