THE CONDO BOOK PROJECT

1835 East 14th Street Condo

1835 East 14th Street, Brooklyn, NY 11219

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Overview

Units
7 residential · 7 parking · 7 storage
Subway
7 min walk to Kings Hwy B QAvenue U Q, 10 min
Principals
Haim Pinhas, Steve Laniado
Average $/sf
$551Homes in Schedule A, as first offered
Common charges
$214–$326 a monthSponsor's first-year estimate in Schedule A, January 1,2008- December 31, 2008
Offering price
$4.76 million total

The sponsor of record is Judah Empire Inc., represented by Harold L. Gruber, P.C.. The offering plan runs 233 pages. The sponsor has filed 5 amendments, the latest in August 2009. The nearest other condo plan on file is Royal Court Condominiums, next door.

Plan CD070416 · New · accepted Dec 3, 2007 · AG record ↗

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FigureThis building1Cunningham Park212 units · 0.1 miaccepted 20071765 East 19th311 units · 0.3 miaccepted 2007
Common ChargesPer Square Foot / Month$0.19In line$0.18$0.31
Average Offering PricePer Apartment$680,000Highest$476,306$483,000
Average PricePer Square Foot$551Above peers$550$455
Property TaxesPer Square Foot / Month$0.03Highest$0.02$0.01
Average Unit SizeSquare Feet1,235 SFLargest866 SF1,061 SF

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Unit mix, closings, budgets, finishes and the team, against Cunningham Park and 1765 East 19th, 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 A7 of 7
Closing prices vs. Schedule A7 homes: $3,400,356 at closing against $4,760,000 in Schedule A (p. 64)−28.6%
Average closing price7 homes, on their Schedule A square feet$393 / SF
Closingsfirst and latest recordedNov 9, 2009

Sales recorded with the Department of Finance (ACRIS) through Mar 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
2ANov 9, 2009$425,000$625,000 p. 64−32%
2BNov 9, 2009$425,000$625,000 p. 64−32%
3ANov 9, 2009$450,000$635,000 p. 64−29.1%
3BNov 9, 2009$450,000$635,000 p. 64−29.1%
4ANov 9, 2009$405,000$645,000 p. 64−37.2%
4BNov 9, 2009$476,580$645,000 p. 64−26.1%
5ANov 9, 2009$768,776$950,000 p. 64−19.1%

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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
Judah Empire Inc.
Principals
Haim Pinhas, Steve Laniado
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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