THE CONDO BOOK PROJECT

Bensonhurst Condominium

1807 66th Street, Brooklyn, NY 11204

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Overview

Units
20 residential · 10 parking · 4 commercial
Subway
3 min walk to 18 Av N20 Av N, 8 min
Developer
FSA Capital
Principals
Brian Pun, Alan C. Yao
Average $/sf
$1,097Homes in Schedule A, as first offered
Offering price
$29.6 million total

The sponsor of record is 651923 18 Ave LLC And Ae & Ly Holdings, LLC, represented by Starr Associates, LLP. The offering plan runs 508 pages. The sponsor has filed 6 amendments, the latest in November 2025. The nearest other condo plan on file is 1766 Condominium, next door.

Plan CD220154 · New · accepted Mar 14, 2023 · AG record ↗

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FigureThis building1Ocean 24224 units · 1.7 miaccepted 2022571 Ocean Parkway329 units · 1.5 miaccepted 2022
Common ChargesPer Square Foot / Month$1.67 ⚠Highest$0.42$0.45
Average Offering PricePer Apartment$743,270In line$844,167$616,207
Average PricePer Square Foot$1,097Highest$941$934
Average Unit SizeSquare Feet678 SFIn line897 SF660 SF

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Unit mix, closings, budgets, finishes and the team, against Ocean 24 and 571 Ocean Parkway, 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.

⚠ Read from a partly legible Schedule B.

Closings Pro

Homes closed45% of the homes in Schedule A9 of 20
Closing prices vs. Schedule A9 homes: $6,487,080 at closing against $6,666,000 in Schedule A (p. 59)−2.7%
Average closing price9 homes, on their Schedule A square feet$1,069 / SF
Closingsfirst and latest recordedMar 28, 2025 – Aug 21, 2026

Sales recorded with the Department of Finance (ACRIS) through Sep 30, 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 9 closings
HomeRecordedClosing priceSchedule ADifference
6DMar 28, 2025$676,850$687,500 p. 59−1.5%
5DApr 25, 2025$686,014$682,000 p. 59+0.6%
6BMay 6, 2025$907,500$907,500 p. 590%
3AJun 10, 2025$714,766$709,500 p. 59+0.7%
3CJun 10, 2025$660,000$676,500 p. 59−2.4%
3BSep 8, 2025$693,000$693,000 p. 590%
4CMay 26, 2026$610,950$687,500 p. 59−11.1%
5BMay 29, 2026$860,000$902,000 p. 59−4.7%
7BAug 21, 2026$678,000$720,500 p. 59−5.9%

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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
651923 18 Ave LLC And Ae & Ly Holdings, LLC
Developer
FSA Capital
Principals
Brian Pun, Alan C. Yao
Tax estimate
Korngold Powers LLPPrepared the first-year real estate tax projection

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

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