THE CONDO BOOK PROJECT

Spencer Street Condominium

175 And 192 Spencer Street, Brooklyn, NY 11205

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Overview

Units
82 residential · 42 parking
Subway
7 min walk to Bedford-Nostrand Avs GMyrtle-Willoughby Avs G, 9 min
Developer
Black Spruce Management LLC
Principals
Joshua Gotlib
Offering price
$60.4 million total $59.8 million when first offered

The sponsor of record is Bsp Spencer LLC, represented by Spolzino Smith Buss & Jacobs LLP. The offering plan runs 384 pages. The sponsor has filed 9 amendments, the latest in November 2025. The nearest other condo plan on file is 175 Spencer Street Condominium, next door.

Plan CD180448 · Conversion · accepted Feb 4, 2020 · AG record ↗

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FigureThis building1Crown 12285 units · 1.8 miaccepted 2018475 Washington360 units · 0.8 miaccepted 2019
Average Offering PricePer Apartment$729,024Lowest$891,095$1.15M

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Unit mix, closings, budgets, finishes and the team, against Crown 12 and 475 Washington, 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 the plan0 of 82

Sales recorded with the Department of Finance (ACRIS) through Aug 31, 2017: 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
Bsp Spencer LLC
Developer
Black Spruce Management LLC
Principals
Joshua Gotlib
Tax estimate
Metropolitan RealtyPrepared the first-year real estate tax projection
Construction lender
Investors BankLender on the mortgage and building loan agreement recorded November 2015 in ACRIS; $40.3 million recorded

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

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