THE CONDO BOOK PROJECT

1811 Menahan Street Condominium

1811 Menahan Street, Queens, NY 11385

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Overview

Units
6 residential
Subway
5 min walk to Seneca Av MMyrtle-Wyckoff Avs L M, 10 min
Principals
David Elbaum, Israel Atik
Average $/sf
$1,174Homes in Schedule A, as first offered
Common charges
$526–$702 a monthSponsor's first-year estimate in Schedule A, January 1, 2026 to December 31, 2026
Offering price
$4.6 million total $4.4 million when first offered

The sponsor of record is 1811 Menahan St LLC, represented by Eial Girtz, PC. The offering plan runs 271 pages. The sponsor has filed 1 amendment, the latest in November 2025. The nearest other condo plan on file is Belvedere Lxxxvi Condominium, next door.

Plan CD250098 · New · accepted Oct 24, 2025 · AG record ↗

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FigureThis building1Sunny View210 units · 2.6 miaccepted 20251904 Harman37 units · 0.2 miaccepted 2023
Common ChargesPer Square Foot / Month$0.94Highest$0.54$0.61
Average Offering PricePer Apartment$733,333Below peers$928,000$779,286
Average PricePer Square Foot$1,174Above peers$1,099$1,140
Property TaxesPer Square Foot / Month$0.70Lowest$0.85$1.05
Average Unit SizeSquare Feet625 SFSmaller844 SF683 SF

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Unit mix, closings, budgets, finishes and the team, against Sunny View and 1904 Harman, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Queens 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 closed33% of the homes in Schedule A2 of 6
Closing prices vs. Schedule A2 homes: $2,160,000 at closing against $2,000,000 in Schedule A (p. 39)+8%
Average closing price2 homes, on their Schedule A square feet$1,223 / SF
Closingsfirst and latest recordedJul 17, 2026 – Aug 7, 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 2 closings
HomeRecordedClosing priceSchedule ADifference
4Jul 17, 2026$1,075,000$1,000,000 p. 39+7.5%
1Aug 7, 2026$1,085,000$1,000,000 p. 39+8.5%

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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
1811 Menahan St LLC
Principals
David Elbaum, Israel Atik
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
Manhattan Bridge Capital$2.2 million recorded

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

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