THE CONDO BOOK PROJECT

Lumina

179 20th Street, Brooklyn, NY 11232

Compare

Overview

Units
26 residential · 3 commercial
Subway
4 min walk to Prospect Av R25 St R, 6 min
Principals
John A. Russo, Christopher Pizzirusso, John Pizzirusso, Joseph Pizzirusso
Average $/sf
$1,316Homes in Schedule A, as first offered
Common charges
$826–$1,470 a monthSponsor's first-year estimate in Schedule A, For the Period of January 1, 2025 to December 31, 2025
Offering price
$41.4 million total $37.6 million when first offered

The sponsor of record is 651 4th Ave LLC, represented by Moritt Hock & Hamroff, LLP. The offering plan runs 378 pages. The sponsor has filed 5 amendments, the latest in September 2026. The nearest other condo plan on file is 639 4th Avenue, next door.

Plan CD240042 · New · accepted Oct 9, 2024 · AG record ↗

Compare

FigureThis building1Ainsley228 units · 0.4 miaccepted 2025Wanlong321 units · 0.2 miaccepted 2025
Common ChargesPer Square Foot / Month$1.05Highest$0.51$0.73
Average Offering PricePer Apartment$1.29MIn line$1.7M$835,267
Average PricePer Square Foot$1,316Below peers$1,563$1,402
Property TaxesPer Square Foot / Month$0.96In line$1.45$0.39
Average Unit SizeSquare Feet981 SFIn line1,086 SF596 SF

Free Account

See the Full Comp

Unit mix, closings, budgets, finishes and the team, against Ainsley and Wanlong, cited to the offering plans. No credit card required.

Create a free account
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 closed27% of the homes in Schedule A7 of 26
Closing prices vs. Schedule A7 homes: $8,444,530 at closing against $8,886,350 in Schedule A (p. 51, p. 52)−5%
Average closing price7 homes, on their Schedule A square feet$1,237 / SF
Closingsfirst and latest recordedMar 30, 2026 – Jul 27, 2026

Sales recorded with the Department of Finance (ACRIS) through Aug 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 7 closings
HomeRecordedClosing priceSchedule ADifference
6AMar 30, 2026$1,175,000$1,161,525 p. 51+1.2%
10AMar 31, 2026$1,680,113$1,867,600 p. 52−10%
7AApr 2, 2026$1,365,000$1,352,775 p. 51+0.9%
8AApr 10, 2026$1,195,000$1,161,525 p. 51+2.9%
8BMay 5, 2026$1,325,000$1,297,500 p. 51+2.1%
3CMay 21, 2026$804,418$1,003,750 p. 51−19.9%
5CJul 27, 2026$900,000$1,041,675 p. 51−13.6%

Pro

Closings are for subscribers

Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

Subscribe to seeAlready a member? Sign in

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
651 4th Ave LLC
Principals
John A. Russo, Christopher Pizzirusso, John Pizzirusso, Joseph Pizzirusso
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
Preferred Bank$16 million recorded

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

Nearby