THE CONDO BOOK PROJECT

184 Huron Street Condominium

184 Huron Street, Brooklyn, NY 11222

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Overview

Units
6 residential
Subway
2 min walk to Greenpoint Av GNassau Av G, 12 min
Developers
Emma Group, Emma Group Management Inc.
Principals
Moran Machtey, Shalev Yishai Barkai
Average $/sf
$786Homes in Schedule A, as first offered
Offering price
$5.88 million total $4.15 million when first offered

The sponsor of record is 184 Huron St Myb LLC, represented by The Law Office Of Jay Lichtman, P.C.. The offering plan runs 336 pages. The sponsor has filed 2 amendments, the latest in July 2021. The nearest other condo plan on file is Belvedere Iv Condominium, next door.

Plan CD200002 · New · accepted Mar 3, 2021 · AG record ↗

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FigureThis building1383 Manhattan26 units · 1.1 miaccepted 2021Belvedere Xc38 units · 0.3 miaccepted 2020
Common ChargesPer Square Foot / Month$0.37Below peers$0.46$0.38
Average Offering PricePer Apartment$691,667Lowest$1.13M$1.07M
Average PricePer Square Foot$786Lowest$1,334$1,212
Average Unit SizeSquare Feet880 SFIn line824 SF882 SF

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Unit mix, closings, budgets, finishes and the team, against 383 Manhattan and Belvedere Xc, 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 A6 of 6
Closing prices vs. Schedule A6 homes: $6,011,933 at closing against $4,150,000 in Schedule A (p. 32)+44.9%
Average closing price6 homes, on their Schedule A square feet$1,139 / SF
Closingsfirst and latest recordedOct 4, 2021 – Mar 9, 2022

Sales recorded with the Department of Finance (ACRIS) through Nov 30, 2023: 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 6 closings
HomeRecordedClosing priceSchedule ADifference
3AOct 4, 2021$782,072$500,000 p. 32+56.4%
4Oct 12, 2021$1,276,543$850,000 p. 32+50.2%
2BOct 26, 2021$799,000$500,000 p. 32+59.8%
1Jan 14, 2022$1,846,699$1,300,000 p. 32+42.1%
3BJan 26, 2022$842,619$535,000 p. 32+57.5%
2AMar 9, 2022$465,000$465,000 p. 320%

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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
184 Huron St Myb LLC
Developers
Emma Group, Emma Group Management Inc.
Principals
Moran Machtey, Shalev Yishai Barkai
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
Bayport Funding

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

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