THE CONDO BOOK PROJECT

1829 & 1833 East 13th St. Condominium

1829 & 1833 East 13th Street, Brooklyn, NY 11229

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Overview

Units
12 residential · 4 commercial
Subway
7 min walk to Kings Hwy B QAvenue U Q, 11 min
Principals
Sam Rychik
Average $/sf
$448Homes in Schedule A, as first offered
Common charges
$86–$187 a monthSponsor's first-year estimate in Schedule A, January 1, 2005 - December 31, 2005
Offering price
$11.4 million total

The sponsor of record is East 13th Street Tifereth Place, LLC, represented by Harold Gruber, P.C.. The offering plan runs 187 pages. The sponsor has filed 2 amendments, the latest in March 2005. The nearest other condo plan on file is Royal Court Condominiums, next door.

Plan CD040106 · New · accepted Sep 10, 2004 · AG record ↗

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FigureThis building11765 East 19th211 units · 0.3 miaccepted 2007Lawn Court Condominium III36 units · 1.5 miaccepted 2004
Common ChargesPer Square Foot / Month$0.08Lowest$0.31$0.12
Average Offering PricePer Apartment$715,250Highest$483,000$441,667
Average PricePer Square Foot$448In line$455$322
Property TaxesPer Square Foot / Month$0.20Highest$0.01$0.01
Average Unit SizeSquare Feet1,597 SFLargest1,061 SF1,373 SF

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See the Full Comp

Unit mix, closings, budgets, finishes and the team, against 1765 East 19th and Lawn Court Condominium III, 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 closed50% of the homes in Schedule A8 of 16
Closing prices vs. Schedule A8 homes: $4,471,658 at closing against $5,722,000 in Schedule A (p. 16)−21.9%
Average closing price8 homes, on their Schedule A square feet$350 / SF
Closingsfirst and latest recordedJul 21, 2005 – Jan 20, 2006

Sales recorded with the Department of Finance (ACRIS) through May 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
1BJul 21, 2005$741,780$1,060,000 p. 16−30%
PHBJul 21, 2005$682,228$805,000 p. 16−15.3%
PHAJul 25, 2005$702,593$805,000 p. 16−12.7%
1AJul 28, 2005$530,579$1,060,000 p. 16−49.9%
3AAug 8, 2005$425,880$486,000 p. 16−12.4%
3BAug 8, 2005$413,277$486,000 p. 16−15%
2BSep 9, 2005$455,940$510,000 p. 16−10.6%
2AJan 20, 2006$519,383$510,000 p. 16+1.8%

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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
East 13th Street Tifereth Place, LLC
Principals
Sam Rychik
Tax estimate
Moseson & AssociatesPrepared the first-year real estate tax projection

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

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