THE CONDO BOOK PROJECT

181 Jackson Street Condominium

181 Jackson Street, Brooklyn, NY 11211

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Overview

Units
4 residential
Subway
4 min walk to Graham Av LGrand St L, 8 min
Principals
Guy Mor
Average $/sf
$1,672Homes in Schedule A, as first offered
Common charges
$692–$1,066 a monthSponsor's first-year estimate in Schedule A, January 1, 2024- December 31, 2024
Offering price
$7.45 million total

The sponsor of record is 181 Jackson Capital LLC, represented by The Law Office Of Jay Lichtman, P.C.. The offering plan runs 363 pages. The sponsor has filed 1 amendment, the latest in January 2024. The nearest other condo plan on file is 179 Jackson Street Condominium, next door.

Plan CD230100 · New · accepted Oct 17, 2023 · AG record ↗

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FigureThis building1232 South 2nd24 units · 0.9 miaccepted 2023207 North 8th Street Condominiums34 units · 0.6 miaccepted 2023
Common ChargesPer Square Foot / Month$0.78Highest$0.49$0.48
Average Offering PricePer Apartment$1.86MIn line$1.85M$3.08M
Average PricePer Square Foot$1,672Below peers$1,768$1,746
Property TaxesPer Square Foot / Month$0.98In line$0.99$0.95
Average Unit SizeSquare Feet1,114 SFIn line1,046 SF1,761 SF

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Unit mix, closings, budgets, finishes and the team, against 232 South 2nd and 207 North 8th Street Condominiums, 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 A4 of 4
Closing prices vs. Schedule A2 homes: $3,300,000 at closing against $3,200,000 in Schedule A (p. 33)+3.1%
Average closing price2 homes, on their Schedule A square feet$1,587 / SF
Closingsfirst and latest recordedJun 20, 2024 – Feb 24, 2025

Sales recorded with the Department of Finance (ACRIS) through Feb 28, 2025: 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 4 closings
HomeRecordedClosing priceSchedule ADifference
1Jun 20, 2024$2,011,044——
2Jun 27, 2024$1,650,000$1,600,000 p. 33+3.1%
3Aug 27, 2024$1,650,000$1,600,000 p. 33+3.1%
4Feb 24, 2025$2,245,000——

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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
181 Jackson Capital LLC
Principals
Guy Mor
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
Lakeland Bank$3.2 million recorded

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

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