THE CONDO BOOK PROJECT

164 South Oxford Street Condominium

164 South Oxford Street, Brooklyn, NY 11217

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Overview

Units
7 residential · 7 storage
Subway
2 min walk to Lafayette Av CFulton St G, 5 min
Principals
Jody Kriss, Joseph Cohen
Average $/sf
$1,363Homes in Schedule A, as first offered
Offering price
$11.6 million total $13.1 million when first offered

The sponsor of record is Fort Greene Homes LLC, represented by D'Agostino, Levine, Landesman & Lederman, LLP. The offering plan runs 420 pages. The sponsor has filed 16 amendments, the latest in April 2019. The nearest other condo plan on file is 171 South Portland Avenue Condominium, next door.

Plan CD150217 · New · accepted Jan 8, 2016 · AG record ↗

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FigureThis building1132 Cambridge Place24 units · 0.5 miaccepted 2017210 Pacific38 units · 1 miaccepted 2014
Common ChargesPer Square Foot / Month$0.50In line$0.36$0.57
Average Offering PricePer Apartment$1.84MIn line$1.62M$3.1M
Average PricePer Square Foot$1,363In line$1,370$1,363
Average Unit SizeSquare Feet1,349 SFIn line1,179 SF2,274 SF

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Unit mix, closings, budgets, finishes and the team, against 132 Cambridge Place and 210 Pacific, 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 A7 of 7
Closing prices vs. Schedule A7 homes: $11,254,684 at closing against $12,870,000 in Schedule A (p. 48)−12.6%
Average closing price7 homes, on their Schedule A square feet$1,192 / SF
Closingsfirst and latest recordedOct 31, 2017 – Jul 24, 2018

Sales recorded with the Department of Finance (ACRIS) through Sep 30, 2022: 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 7 closings
HomeRecordedClosing priceSchedule ADifference
1BOct 31, 2017$1,849,735$2,100,000 p. 48−11.9%
2BNov 1, 2017$1,375,000$1,485,000 p. 48−7.4%
3BNov 3, 2017$1,500,000$1,565,000 p. 48−4.2%
3ANov 13, 2017$1,449,000$1,505,000 p. 48−3.7%
1ADec 8, 2017$1,810,449$2,295,000 p. 48−21.1%
2AMar 2, 2018$1,267,500$1,425,000 p. 48−11.1%
PHJul 24, 2018$2,003,000$2,495,000 p. 48−19.7%

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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
Fort Greene Homes LLC
Principals
Jody Kriss, Joseph Cohen
Tax estimate
Aaron Valuations, Inc.Prepared the first-year real estate tax projection
Construction lender
First Niagara Bank

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

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