THE CONDO BOOK PROJECT

177 Greenpoint Avenue Condominium

177 Greenpoint Avenue, Brooklyn, NY 11213

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Overview

Units
8 residential
Subway
2 min walk to Greenpoint Av GNassau Av G, 9 min
Principals
Meir Daus, Elad Ben-Kimon
Average $/sf
$1,754Homes in Schedule A, as first offered
Common charges
$222–$903 a monthSponsor's first-year estimate in Schedule A, January 1, 2025 To December 31, 2025
Offering price
$16.3 million total

The sponsor of record is Greenpoint Condominiums LLC, represented by Eial Girtz, PC. The offering plan runs 273 pages. The sponsor has filed 3 amendments, the latest in March 2025. The nearest other condo plan on file is 198a Kent Street Condominium, next door.

Plan CD230295 · New · accepted Feb 26, 2024 · AG record ↗

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FigureThis building1205 Java26 units · 0.1 miaccepted 202458 Dupont34 units · 0.4 miaccepted 2024
Common ChargesPer Square Foot / Month$0.45Below peers$0.51$0.61
Average Offering PricePer Apartment$1.88MBelow peers$2.09M$2.1M
Average PricePer Square Foot$1,754Below peers$1,792$1,763
Property TaxesPer Square Foot / Month$1.34Above peers$0.87$1.33
Average Unit SizeSquare Feet1,072 SFSmaller1,167 SF1,190 SF

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Unit mix, closings, budgets, finishes and the team, against 205 Java and 58 Dupont, 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 A5 homes: $7,488,754 at closing against $7,180,000 in Schedule A (p. 39)+4.3%
Average closing price5 homes, on their Schedule A square feet$1,594 / SF
Closingsfirst and latest recordedFeb 7, 2025 – Jun 24, 2025

Sales recorded with the Department of Finance (ACRIS) through Jul 31, 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 8 closings
HomeRecordedClosing priceSchedule ADifference
7Feb 7, 2025$1,875,000$1,895,000 p. 39−1.1%
6Feb 24, 2025$973,806$950,000 p. 39+2.5%
5Feb 25, 2025$1,295,000$1,200,000 p. 39+7.9%
3Feb 28, 2025$1,395,000$1,285,000 p. 39+8.6%
GARDEMar 21, 2025$2,443,800——
PENTHApr 29, 2025$2,937,651——
TOWNHMay 28, 2025$2,725,000——
4Jun 24, 2025$1,949,949$1,850,000 p. 39+5.4%

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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
Greenpoint Condominiums LLC
Principals
Meir Daus, Elad Ben-Kimon
Tax estimate
RE Tax Service, LLCPrepared the first-year real estate tax projection
Construction lender
Genesis Capital$8.29 million loan stated in the plan

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

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