THE CONDO BOOK PROJECT

Dupont Villas

161 Dupont Street, Brooklyn, NY 11222

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Overview

Units
6 residential
Subway
7 min walk to Greenpoint Av GVernon Blvd-Jackson Av 7, 11 min
Principals
Rafi Manor
Average $/sf
$1,491Homes in Schedule A, as first offered
Common charges
$220–$706 a monthSponsor's first-year estimate in Schedule A, January 1, 2018 - December 31, 2018
Offering price
$8.84 million total $6.96 million when first offered

The sponsor of record is Dupont Villa LLC, represented by Law Offices Of Hershy Itzkowitz, P.C.. The offering plan runs 286 pages. The sponsor has filed 5 amendments, the latest in November 2020. The nearest other condo plan on file is Dupont Plaza Condominium, next door.

Plan CD160269 · New · accepted May 17, 2017 · AG record ↗

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FigureThis building1Bayard Pointe25 units · 1.2 miaccepted 2017Miramar I36 units · 1.4 miaccepted 2017
Common ChargesPer Square Foot / Month$0.52In line$0.63$0.40
Average Offering PricePer Apartment$1.47MIn line$1.79M$1.14M
Average PricePer Square Foot$1,491In line$1,662$1,186
Property TaxesPer Square Foot / Month$0.78In line$0.60$0.81
Average Unit SizeSquare Feet988 SFIn line1,075 SF960 SF

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Unit mix, closings, budgets, finishes and the team, against Bayard Pointe and Miramar I, 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 A6 of 6
Closing prices vs. Schedule A6 homes: $5,770,000 at closing against $8,839,000 in Schedule A (p. 25)−34.7%
Average closing price6 homes, on their Schedule A square feet$973 / SF
Closingsfirst and latest recordedMar 31, 2020 – Nov 3, 2020

Sales recorded with the Department of Finance (ACRIS) through Oct 31, 2023: 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 6 closings
HomeRecordedClosing priceSchedule ADifference
3Mar 31, 2020$1,035,000$1,475,000 p. 25−29.8%
2Apr 17, 2020$970,000$1,435,000 p. 25−32.4%
4May 26, 2020$1,020,000$1,495,000 p. 25−31.8%
1May 27, 2020$1,100,000$1,825,000 p. 25−39.7%
6Oct 23, 2020$1,135,000$1,950,000 p. 25−41.8%
5Nov 3, 2020$510,000$659,000 p. 25−22.6%

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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
Dupont Villa LLC
Principals
Rafi Manor
Tax estimate
LAW OFFICES OF HERSHY ITZKOWITZ, P.C.Prepared the first-year real estate tax projection
Construction lender
Houtex$3.25 million recorded

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

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